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

1. Summary

1.1 The proposal is for a multi-purpose waste transfer station within Warren Farm Chalk Quarry. It is considered that the waste transfer facility would be well-located to serve the waste needs of south-east Hampshire and this benefit outweighs the loss of remaining permitted chalk reserve and therefore it is recommended that planning permission be granted, subject to conditions.

2. Site and Proposal

2.1 The site, as shown on the attached plan, is located within a predominantly rural area to the north of the M27 motorway between Fareham and Portchester. The site is 3.9 hectares in area and is accessed off Downend Road. The closest residential property on Downend Road south of the M27 is about 440 metres from the site. Monument Farm is approximately 600 metres to the north of the site. A Health and Fitness Club is situated beyond the M27 to the south of the site and the built-up areas of Fareham and Portchester lie further to the south and east.

2.2 The quarry has planning permission for chalk extraction, landfill, waste transfer and recycling, which expires in 2011. However, no chalk extraction has been carried out for several years. The site is accessed via a private haul road across to Boarhunt Road/Junction 11 of the M27. The planning permissions for waste transfer and waste recycling (including crushing and screening) are time limited by condition until 30 April 2009.

2.3 The proposal is for development and operation of a multi-purpose Waste Transfer Station within the quarry to accommodate a range of waste, including commercial, dry recyclables, domestic and civic amenity waste and an element of sorting and pre-treatment.

2.4 A waste transfer building would be in the base of the quarry, approximately five metres below the top of the existing quarry walls. The building will be approximately 54 metres x 42 metres x 15 metres, totalling 2,268 square metres. All the proposed storage, sorting, loading, etc activity will take place within this structure. The associated weighbridges and site office will be at the top of the quarry, adjacent to the road.

2.5 The proposed waste transfer station would handle about 150,000 tonnes of waste per year. There is also an inert waste recycling facility at Warren Farm, which would handle about 80,000 tonnes per year. This recycling would be reduced from its historic level of 165,000 tonnes per year.

2.6 The proposed facility will operate seven days a week, with an anticipated total of 97 daily two-way lorry trips.

2.7 The proposal is an Environmental Impact Assessment (EIA) Development under the EIA Regulations 1999 and an Environmental Statement has been submitted with the application. The Environmental Statement included a description of the site and proposal, transport, air quality, water resources, landscape and visual impact.

3. Development Plan

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

4. Consultations

4.1 Winchester City Council's Landscape Officer has put forward concerns over the visual impact.

4.2 The Highways Adviser does not raise any objection but recommends actions to make full use of the visibility at the Boarhunt Road/Haul Road junction, including: trimming of the vegetation along the highway; widening the access to at least 7.1 metres to allow two 24 tonne lorries to pass each other safely; and relocating the site gate to 20 metres from the highway, to allow a 24 tonne lorry to wait temporarily in the event that the site gate is shut.

4.3 Fareham Borough Council has raised objection on grounds of highway impact and congestion. Also, it is believed the operation will give rise to odour problems and create noise issues for local residents.

4.4 The Environmental Health Officer does not raise objection and recommends conditions to address any possible noise or odour concerns.

4.5 The Environment Agency has no objection subject to conditions to safeguard groundwater vulnerability.

4.6 Local Members have been informed.

5. Representations

5.1 At time of publication 56 letters of objection have been received from local residents, raising objection on grounds of traffic, odour, noise and visual impact.

6. Report of the Site Visit

6.1 A site visit took place on 13 November 2006 when Members of the Committee (Councillors Bryant, Mrs Buckley, Cartwright, Cooper, Hockley and Price with Councillor Heath) and met Councillors Allgood and Ellis, the applicant, representatives of Fareham Borough Council and others representing local people.

6.2 The Chief Planning Adviser introduced and outlined the key features of the proposed application for the development and operation of a multi-purpose Waste Transfer Station within the site.

6.3 The applicant stated that the site already had permission for the recycling of aggregates. There are now no landfill disposal facilities for non-burnable waste in the south so a site is needed to fill the gap. The site is already noisy due to the motorway close by. The site would be self-contained within a building with built-in noise, odour and dust suppression systems.

6.4 Members viewed the quarry and looked down into where the building would be located. The Chief Planning Adviser stated that the building would not rise above the edge of the pit ensuring that it would be out of sight.

6.5 Some of those present stated that Fareham Borough Council objected to the proposed application on the grounds that the strong westerly wind would carry dust and noise from the site towards properties lying to the west. Moreover, it was felt that the plan supplied with the briefing note may not show properties which were possibly closer to the site than Monument Farm, which was stated to be the closest at 600 metres. Another concern was that the site lies very close to Fort Nelson, a major tourist attraction.

7. Chief Planning Adviser's Comments

7.1 The proposal is for a large Waste Transfer Facility handling a range of industrial, commercial and household wastes. This would operate alongside the permitted construction waste recycling facility within the Chalk Quarry. The main issues are traffic, odour, noise and visual impact, which have been raised by local residents and Fareham Borough Council, and the effective sterilisation of the remaining chalk reserve.

7.2 In terms of traffic, the site benefits from a private haul road which links to Junction 11 of the M27. The purpose of the haul road is to give direct access to the strategic road network without the need to use the lower part of Downend Road. However, there is the need to use a short stretch of Downend Road between the site entrance and the haul road, but this does not affect any houses. The Highways Adviser considers this would be acceptable, subject to improvements to the access and visibility which can be required by condition. Whilst there are concerns from local residents about the increased use of Downend Road, resulting in increased traffic past residential areas in Fareham, this proposal would not add to this issue because of the use of the haul road.

7.3 The potential for odour has been raised as an issue. There is local sensitivity about possible smell because of the nearby Downend green waste composting facility, also operated by Veolia, on the south side of the M27, which has given rise to complaints about smell from residents in housing to the south and west. It is not considered that this proposed waste transfer facility would give rise to the same smell issues, primarily because it is intended that all wastes are handled within the proposed building. This enclosure enables effective odour control measures to be installed. Also, the type of waste and method of operation would reduce the potential for smell. A high proportion of the waste does not cause smell, and that ratio with most potential for smell, household and similar commercial wastes, would be removed from the site within 24 hours. There are several household waste transfer stations operated by Veolia in Hampshire and these do not suffer from complaints of smell from residents in their locality. The conditions recommended by Fareham Borough Council's Environmental Health Officer are appropriate for controlling this issue.

7.4 Potential noise has also been raised as an issue. As with potential smell, the fact that waste tipping, waste handling and loading for transfer are undertaken within the building and within the chalk quarry enables noise impact to be controlled. The site is not in a quiet countryside location, because of the impact of the M27 traffic noise. The nearest houses to the site - a plan will be displayed at the Committee meeting illustrating distances from the edge of the site to the nearer dwellings - are those on Downend Road to the south of the M27, which are closer than Monument Farm, identified by the application as the closest property. However, it is considered that there would not be an adverse impact at this distance. It is also relevant to considering this impact that there has been a major construction waste recycling facility operating within the quarry for many years without giving rise to noise complaints. As with smell, the conditions recommended by Fareham Borough Council's Environmental Health Officer are appropriate for the control of noise from the site.

7.5 Although a very substantial industrial building is proposed, it would be within the chalk quarry, below adjoining ground level. The visual impact which has given rise to concern is the potential view from Fort Nelson, which attracts many visitors. However, it is considered that the building is far enough below surrounding land that it would not be visible from Fort Nelson. There are no views of the site from housing to the south or from the west. Therefore there is not considered to be an adverse visual impact resulting from the proposed waste transfer building.

7.6 The development of this proposal would prevent the extraction of the remaining chalk reserve, as consent for this activity expires in 2011. This loss of chalk reserve needs to be considered in relation to the need for further waste facilities in south-east Hampshire, particularly following the closure of the landfill sites at Paulsgrove and Southleigh Forest. In this case the benefits that this facility would provide to meet the waste needs outweigh the loss of the remaining permitted chalk reserve. Moreover, it should be noted that there are still extant permitted reserves of chalk in Hampshire, and beyond that the geology of the county comprises a very large resource.

7.7 In conclusion, the proposed waste transfer facility within Warren Farm Chalk Quarry would be well-located to serve the waste needs of this part of Hampshire. It has excellent access to the M27 via the haul road and the combination of the location at the base of the chalk quarry and enclosing all waste activity within a large building ensures the proposal would not have an adverse visual or environmental impact for this locality in terms of smell or noise. Therefore, whilst it would result in the loss of the remaining permitted chalk reserve, this is outweighed by the benefit for waste planning in having a new major transfer facility for south-east Hampshire.

Recommendation

That planning permission in respect of the application for a multi-purpose waste transfer station at Warren Farm Quarry, Downend Road, Fareham (Application No. P/06/1124/MW) be granted, 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:

0700-1900 Monday to Saturday. There shall be no working on Sunday or recognised public holidays.

Reason: In the interests of local amenity.

Highways

(3) Measures shall be implemented for the duration of the development to ensure that no lorry shall leave the site unless its wheels and chassis have been cleaned sufficiently to prevent mud being carried onto the highway.

Reason: In the interests of highway safety.

(4) Vehicular access to and from the site shall be via the current access points onto Downend Road only. All lorries travelling to and from the site shall use the haul road to Boarhunt Road/Junction 11 of the M27.

Reason: In the interests of highway safety.

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) No sewage or trade effluent (including vehicle wash or vehicle steam cleaning effluent) shall be discharged to any surface water drainage system.

Reason: To prevent pollution of the water environment.

Landscaping

(7) All plant and machinery shall be sited such that no parts are above the original ground level of the quarry, and no stockpiles of waste or product shall be formed to a height above the original ground level of the quarry.

Reason: In the interests of visual amenity.

Noise and Dust

(8) 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.

(9) At all times during the operation of the site measures shall be taken, including use of water bowsers and water sprays, to ensure there are no dust emissions from the site.

Reason: In the interests of local amenity.

Working Programme

(10) Within three months of the date of this consent a site operational layout plan shall be submitted for the approval of the Waste Planning Authority in writing. Any future amendments to this layout shall be submitted for approval of the Waste Planning Authority in writing and thereafter implemented as approved.

Reason: For the avoidance of doubt and to control the development.

1156/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.