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

1. Summary

1.1 Planning permission is sought to replace the approved two storey checker's and mess room (Application No. P/04/1239/CC dated 3 August 2004) with two single storey buildings, and to increase screen bunds at Rookery Farm Landfill Site, Botley Road, Swanwick. The majority of concerns do not relate to the proposal before the County Council but are evidence of more general concern about the impacts of the site as a whole, which cannot be addressed through this proposal. The recommendation is that planning permission be granted subject to conditions.

2. Site and Proposal

2.1 The application site is located on the existing access road to the Rookery Farm Landfill site, off Botley Road, Swanwick (see attached site plan). The landfill site is located between the M27 to the south and west, Botley Road to the east and Swanwick Lane to the north. The nearest residential property to the application site is approximately 70 metres to the north-west of the proposed buildings.

2.2 In December 2005 the existing two storey checker's office, which is used to monitor activity on the weighbridge, and the mess room were damaged beyond economic repair during an incident of vandalism at the site. The proposal is to replace the previous two storey checker's office and mess room building with two single storey, temporary buildings. It is also proposed to extend the bunds to the south of the proposed buildings to further screen the site from Botley Road.

2.3 The proposed checker's office is within the footprint of the previous building (i.e. adjacent to the existing weighbridge). The building to provide the mess facilities is proposed within the existing car park, the entrance to which will be realigned to provide for safer and more convenient access.

2.4 The proposed buildings are temporary, `portacabin' type structures. They are approximately 10 metres long, 3 metres wide and 2.5 metres high - some two metres lower than the previous checker's office. The reduction in height is possible because of the proposed installation of a Closed Circuit Television (CCTV) unit above the checker's office, which will enable the inspection of imported material.

2.5 It is also proposed to install four 500 watt floodlights on the roof of the checker's building and mess room. These will be positioned to focus exclusively on the weighbridge and car park area.

3. Development Plan

3.1 The Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted 1998) Policy 53 refers to ancillary development at waste sites.

4. Consultations

4.1 Fareham Borough Council raises no objections to the proposal.

4.2 The Environmental Health Officer (Fareham Borough Council) raises no objections to the proposal.

4.3 The Environment Agency raises no objections to the proposal.

4.4 The Highways Adviser raises no objections to the proposal.

4.5 The local Member, Councillor Woodward, has been informed of the proposal.

5. Representations

5.1 Two objections to the proposal have been received. The main grounds for objection are:

(i) that the applicant is expanding the landfill site illegally and without planning permission and that the proposal facilitates this expansion;

(ii) the proposed buildings are more permanent;

(iii) the proposal should not be considered in isolation and is in support of the recycling activity at Rookery Farm landfill (which was refused planning permission by the Regulatory Committee on 19 October 2005);

(iv) the access to the site is inappropriately located and should be moved closer to the motorway. Therefore, this application would need to be revised; and

(v) if the landfill was completed then the need for the buildings would be negated.

6. Chief Planning Adviser's Comments

6.1 There is public scepticism about the justification for the replacement buildings. It has been suggested that the proposal is being promoted to facilitate the recycling operation or an expansion to the landfill site. This is not the case. The remaining landfill void is in the region of one million cubic metres and consequently the proposed buildings are an essential requirement of the active landfill facility and are needed in the event that any proposal for a recycling was ultimately unsuccessful. Therefore, the proposal is considered to be development ancillary to the existing landfill site and accords with Policy 53 of the Minerals and Waste Local Plan.

6.2 The existing vandalised building could be replaced with an identical unit without the need for planning permission. However, the proposal is to replace the existing two storey buildings with two single storey buildings. This is considered an improvement in visual terms. Furthermore, the replacement checker's building and mess room will be screened from Botley Road by raising the height of an existing bund.

6.3 The local concern about the siting of the access road is noted. However, the proposal is solely for two replacement buildings and consequently this concern is immaterial.

6.4 The proposed replacement buildings are temporary - both in appearance and construction. The buildings are required in connection with the landfill and therefore it is reasonable to limit any permission for the buildings to the life of the landfill. This can be secured through condition.

6.5 In conclusion, notwithstanding any uncertainty as to the future of the recycling facility, the buildings can be justified as ancillary to the landfill site alone and therefore accord with policy. The buildings are temporary in design and construction and are proposed to replace the existing. The majority of concerns do not relate to the proposal before the County Council but are evidence of more general concern about the impacts of the site as a whole, which cannot be addressed through this proposal. Therefore, it is recommended that planning permission be granted subject to conditions.

Recommendation

That planning permission to replace the approved two storey checkers and mess room (Application No. P/04/1239/CC dated 03/08/04) with two single storey buildings, screen bunds to be increased at Rookery Farm Landfill Site, Botley Road, Swanwick, be granted permission 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

(1) The temporary buildings hereby permitted shall be sited for a limited period only, expiring when the Rookery Farm Landfill is restored. At the end of this period the buildings shall be removed and the land reinstated to its former condition in accordance with the restoration scheme approved under Permission No. 7803/4.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 and to secure the visual amenity of the locality, as the building is not considered suitable for permanent retention.

(2) Details of the materials and finishes to be used for the external walls and roofs of the proposed buildings shall be submitted to and approved by the Waste Planning Authority in writing before the development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

905/NC

Annexe to Reasons for [Refusal/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 53

The Waste Planning Authorities will permit plant, machinery, buildings and other development ancillary to waste disposal, processing and transfer facilities within the boundary of or adjacent to the facility, provided that:

(i) the development is required solely in connection with the operation, administration or servicing of the waste facility; and

(ii) any plant, machinery, building or other structure is to be designed, constructed and landscaped so as to minimise any adverse impact on the amenities of the area and, in any case, it would not be likely to give rise to any unacceptable environmental or traffic impact or other detrimental effect; and

(iii) the size, type and nature of the development are appropriate to the scale of the waste facility for which it is required; and

(iv) any plant, machinery, building or other structure would be removed as soon as the use of the waste facility has ceased and the site would be restored to a satisfactory condition suitable for an agreed beneficial after-use.