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

1. Summary

1.1 Planning permission is sought to change planning Condition 10 which restricts the delivery of waste to skips and states that no waste shall be delivered to the site in tipper lorries or refuse collection vehicles. The applicant comments that the nature of the operations have changed since the original permission was granted, such that waste is not only brought to the site in skips, but also by other vehicles. The recommendation is to change the condition, but to restrict the vehicles to preclude refuse collection vehicles.

2. Site and Proposal

2.1 The site, as shown on the attached location plan, lies within Farlington Redoubt and is enclosed by steep chalk faces through which there is a narrow entrance for access. A golf course adjoins the site to the north and `Field East of Farlington Redoubt Sites of Importance for Nature Conservation' (SINCs) (currently used for grazing) adjoins the site to the east. Transco owns the western part of the Redoubt and uses it operationally as a gas transfer station and a fire fighting training centre, and a small depot for its contractors. The applicant owns the eastern part of the site and uses it for vehicle storage, the operation of a skip waste business and a waste transfer and recycling facility. Access is onto Portsdown Hill Road. The nearest houses are on the other side of Portsdown Hill Road and about 140 metres from the site.

2.2 Planning permission was granted in November 2001 for waste transfer at Farlington Redoubt and in May 2003 permission was granted for recycling. The planning permissions include a condition requiring the routing of all lorries to and from the west, thus preventing vehicles going east towards Havant and passing the nearest houses which are on Portsdown Hill Road. In June 2004 planning permission was granted for a concrete crusher to operate at the site, and in December 2005 this was renewed.

2.3 The applicant says that the nature of the operations has changed since the original grant of planning permission and a wider variety of vehicles now bring in waste. Therefore consent is sought for relief from the restriction to the use of skips only to bring in waste. However, there is no increase proposed in the capacity of the site nor an increase in the number of lorries above that proposed in the original application. The Traffic Impact Assessment submitted with the original application was based on 194 lorry movements per day, the site currently operates at a level of between 140 and 150 lorry movements per day.

3. Development Plan

3.1 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (Adopted December 1998) Policy 46 concerns proposals for waste transfer and recycling.

4. Consultations

4.1 Havant Borough Council has been informed.

4.2 Environmental Health Officer (Havant Borough Council) raises objection unless conditions are included to prevent domestic and putrescible waste from being delivered to the site.

4.3 Portsmouth City Council raises no objection.

4.4 Environmental Health Officer (Portsmouth City Council) raises no objection.

4.5 Environment Agency raises no objection.

4.6 Highways Adviser raises no objection.

4.7 West Bedhampton Residents' Association objects to the application because the additional traffic will cause nuisance to residents living on Portsdown Hill Road.

4.8 Local Members, Councillors McIntosh, Buckley and Edwards have been informed.

5. Representations

5.1 Ten letters of objection have been received from local residents. These objections are on the grounds that the additional size of vehicles and increase in traffic volume will cause nuisance on this narrow and congested road.

6. Chief Planning Adviser's Comments

6.1 The development of the applicant's waste transfer and recycling business at Farlington Redoubt has widened the range of vehicles bringing waste to the site. These include roll-on/roll-off lorries, tipper lorries and grab lorries as well as skip lorries. Therefore to regularise the situation relief is sought from the restriction that only skip lorries can bring in waste. There is no change proposed to the volume or type of waste handled by the site.

6.2 The main issue concerns the routeing of the lorries to and from the site, in particular compliance with the approved routeing to prevent lorries passing the nearest houses on Portsdown Hill Road to the east of the site (these houses are within the Portsmouth City Council area). The applicant has taken measures to secure compliance with the routeing by installing clear signs at the entrance and informing drivers and companies which use the site. Whilst there have been allegations of lorries not complying with the routeing, unannounced monitoring has shown compliance with the routeing. However, it is inevitable that there will be occasions when there are local collections which would be an exception to the routeing. In addition, Portsdown Hill Road is used by waste vehicles, including the applicant's, not going to or from this site, and so not restricted in their routeing.

6.3 There is no proposed change to the nature of the waste, which is construction, demolition and commercial waste. The site is not licensed to take waste collected from households, and in response to Havant Borough Council Environmental Health Officer's concerns refuse collection vehicles should not be allowed to use the site. This can be secured by condition.

6.4 In conclusion, it is accepted that the site has developed and that waste is brought to the site not only in skips, but also by other vehicles. Provided the requirement for routeing remains, it is considered that allowing a wider range of vehicles to deliver waste would not increase the impact of the operation of the site on local residents. The recommendation is thus to change the condition, with the proviso that refuse collection vehicles are not permitted to use the site as the site should not accept household waste.

Recommendation

That planning permission in respect of change of Condition 10 of Permission 01/54301/007 (03/54301/009) to allow waste to be brought to the site by registered waste carriers at Farlington Redoubt, Portsdown Hill Road, Portsmouth (05/54301/014) 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

Reinstatement

(1) On cessation of the use of the land as a waste transfer station the buildings, plant and machinery shall be removed and the land reinstated to its former condition.

Reason: To secure the visual amenity of the area.

Highways

(2) The highway verge, at the site entrance with Portsdown Hill Road, shall be trimmed regularly to ensure that within the visibility splay no vegetation exceeds one metre in height.

Reason: In the interests of highway safety.

(3) The warning signs and lighting shall be maintained as approved in writing by the Waste Planning Authority for the duration of the use of the site.

Reason: In the interests of highway safety.

(4) No more than 16 lorries shall operate from the site.

Reason: To minimise the disturbance and in the interests of highway safety.

Protection of Water Environment

(5) All areas where waste is stored, handled or transferred shall be underlain by impervious hardstanding with dedicated drainage to foul sewer or sealed tank. Drainage shall be in accordance with the approved scheme for the duration of use of the site.

Reason: To prevent pollution of the water environment.

(6) 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.

Vehicle Maintenance

(7) No repairs or maintenance of vehicles shall be carried out on the site unless otherwise agreed in writing by the Waste Planning Authority.

Reason: In the interests of local amenity.

Hours of Working

(8) 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: 0700 to 1800 Monday to Friday and 0700 to 1400 on Saturday. There shall be no working on Sundays or recognised public holidays.

Reason: In the interests of local amenity.

Tonnage

(9) The site shall handle a maximum of 50,000 tonnes of waste per year. A monthly record of the tonnage of waste handled at the site shall be kept at the site and be made available to the Waste Planning Authority on request.

Reason: In order to control the scale of the development.

Waste Type

(10) The site shall only be used for the transfer and recycling of waste delivered to the site in lorries operated by registered waste carriers, but no Refuse Collection Vehicles should be permitted to enter.

Reason: In the interests of local amenity.

Noise and Dust

(11) The scheme approved by the Waste Planning Authority for controlling and monitoring dust shall be implemented for the duration of use of the site.

Reason: In the interests of local amenity.

(12) Noise attributable to operations at the site shall not exceed the existing background noise level by more than 5 dB(A) as measured at the monitoring locations shown on drawing no LSH/HAV/NSE/01.

Reason: In the interests of local amenity.

(13) The plant and equipment shall be operated in accordance with the approved noise specifications for the duration of the use of the site.

Reason: In the interests of local amenity.

Layout

(14) Bin storage shall only be within the area approved by the Waste Planning Authority.

Reason: In the interests of local amenity.

(15) The layout of the waste transfer and recycling facility shall be as shown on drawing no. LSH/HAV/SUR/02 unless otherwise agreed in writing by the Waste Planning Authority.

Reason: In the interests of local amenity.

Routeing

(16) For the duration of the operation of the site measures shall be taken to ensure that all lorries travelling to and from the site shall use the route identified on drawing no LSH/HAV/RTE/01, and shall prevent the use of prohibited roads identified on drawing no. LSH/HAV/RTE/01.

Reason: In the interests of local amenity and highway safety.

843/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 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.