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

1. Summary

1.1 Planning permission is sought for the development of a Waste Recycling Facility for farm, construction and demolition wastes, including soil screening, concrete crushing, material and container storage at land off A303, near Longparish, Andover.

1.2 The application is a departure from the development plan.

1.3 The application was reported to the Regulatory Committee on 29 November 2006 - copy attached - and deferred for more clarification on the layout of the site and details of stockpiles, parking, offices and other associated information. The applicant has submitted additional information in response to these issues.

1.4 The recommendation is to grant temporary permission for a period of five years, subject to conditions and a lorry routing agreement to route lorries accessing the site via the A303.

2. Additional Information

2.1 The applicant has submitted the following information for clarification purposes as requested by Members at the 29 November meeting.

Site Layout

2.2 Detail of the site layout is shown on the plan attached to this report and a description of the various areas is provided below.

Inert Material Storage

2.3 The pre-processed and processed soils and concrete and bricks would be stockpiled in `cone' type storage mounds. They would be 20 metres in diameter and no more than 5 metres in height (about 15 feet). The applicant states the reason for restricting the height to 5 metres is that the adjacent soil screening bunds are 6 metres high and the storage of materials will be lower than the bunds. However, the applicant also adds that the site has the advantage of not being visible from any public vantage points.

2.4 The areas for storing and processing these inert materials would be on a hardcore base. The applicant states that there would be no need for the area to be concreted, as the materials proposed would be inert.

2.5 The size of the areas mentioned above will provide ample storage for the proposed throughput.

Concrete Areas

2.6 The areas of the site to be concreted are:

(i) the plant and vehicle parking and container storage areas with drainage to an interceptor tank;

(ii) the farm waste container area and quarantine area with drainage to a sealed tank;

(iii) the staff and visitor parking area and base of the office; and

(iv) the site plant fuel store.

2.7 The applicant states the concreting of these areas and drainage arrangements would ensure that there is no opportunity for any potential pollution to occur.

Container Storage and Lorry Parking Area

2.8 Empty container storage would be located in the area identified on the attached plan. The rolonof containers (the same as used on household waste recycling centre sites) cannot be stacked, would only be stored one in height and are approximately 2.4 metres tall (8 feet). Four empty skips may be stacked on top of one another, but these would be no higher than a single rolonof container.

2.9 Alongside the container storage area would be a specific plant/lorry parking area for up to six lorries. This would also be the washdown and check area for vehicles as required. The applicant states that both of these areas would be concreted and would have their own dedicated drainage system.

Farm Waste Storage Area

2.10 This area would have its own dedicated drainage area to a sealed tank, which would be emptied as required. All materials in this area would be held within containers (either rolonof or skips). The applicant states there would be sufficient space to have at least eight containers for different types of materials. Any batteries received from farms would be placed in a sealed and lidded container ensuring that any leaks from batteries are contained. A quarantine area would also be provided.

Site Office

2.11 The site office, as shown on the attached plan, would comprise a portacabin type office (approximately 8 metres long by 3 metres wide by 2.7 metres high) which would be secured just above base level with one step up to the office door.

Wheelwash

2.12 The applicant states that, due to the length of the private access road and the fact that vehicles would be on hard surfaces when on the site, it is not considered that mud will get onto the highway. However, under circumstances where this may occur the applicant adds that the washdown area would be used to clean the vehicles prior to leaving site.

2.13 Since the meeting on 29 November 2006 the comments of Longparish Parish Council have been received. The Parish Council objects to the application on the grounds of adverse impacts of dust, working hours, general pollution, noise and the impacts of vehicle movements, including some through the village. Also on the grounds of short acceleration and deceleration lanes onto the A303.

2.14 The Parish Council adds that, should the County Council see fit to approve the development, fines should be imposed for vehicle movements through the village similar to those in place with Vitacress lorries.

3. Chief Planning Adviser's Comments

3.1 Although the application - as explained in the previous report - is a departure from the development plan, there are exceptional circumstances in this case, which merit its support. Moreover, the additional information further demonstrates that the site can be developed without adverse impact on amenity, traffic and the environment.

3.2 The comments of the Parish Council are noted, but these issues are satisfactorily addressed. The concern about extraneous traffic in the village is considered an unwarranted fear as the site has such good access onto a trunk road. There would be no reason to think the lorries would use minor roads and the applicant has given an undertaking to avoid these routes.

3.3 Accordingly, planning permission is recommended for a temporary period.

Recommendation

That, subject to completion of development plan `departure' procedures, planning permission to develop a waste recycling facility for farm, construction and demolition wastes, including soil screening, concrete crushing, material and container storage at land off A303, near Longparish, Andover (Application No. 06/02870/CMAN) be granted for a temporary five year period, subject to conditions.

Reason for Approval

It is considered that, although the proposal would not be in accordance with the development plan (summary attached), it 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.

(2) The development hereby permitted shall be for a temporay period expiring within five years of the date of its commencement, by which time all plant and buildings shall be removed from the site, all hardstandings broken up and all stockpiles removed and the land restored in accordance with a scheme to be agreed by the Waste Planning Authority under Condition (16) below, unless a further planing permission has been granted by the Waste Planning Authority before the permitted end date to allow a continuation of the use subject of this permission.

Reason: The permission is for temporary use and the land should be returned to a beneficial use which, given its location, can only be forestry.

Hours of Working

(3) 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: 0730-1800 Monday to Friday and 0730-1400 on Saturday. There shall be no working on Sunday or recognised public holidays.

Reason: In the interests of local amenity.

Landscape

(4) Prior to the development commencing a detailed scheme of landscaping for the perimeter of the site shall be submitted to the Waste Planning Authority for approval in writing. The scheme shall specify the types, sizes and species of all trees and shrubs to be planted; details of all trees to be retained; details of fencing/enclosure of the site, and provision for future maintenance. A scheme of planting for the southern boundary shall take place prior to the development commencing, and planting if appropriate on any of the other boundaries shall take place within the first planting season following commencement of the development. Any trees or shrubs which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. The scheme shall be implemented as approved.

Reason: In the interests of visual amenity.

Protection of Water Environment

(5) No solid matter shall be deposited so that it passes or is likely to pass into any watercourse.

Reason: To prevent pollution of the water environment.

(6) All areas where waste is stored, handled or transferred shall be underlain by impervious hardstanding with dedicated drainage to foul sewer or sealed tank.

Reason: To prevent pollution of the water environment.

(7) 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.

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) Prior to development commencing an Environmental Management Scheme for the control of noise and dust at the site shall be submitted to the Waste Planning Authority for approval in writing. The Scheme shall be implemented as approved for the duration of the site's operation.

Reason: In the interests of local amenity.

Lighting

(10) Prior to the plant being commissioned a lighting scheme shall be submitted to the Waste Planning Authority in writing. The scheme shall include details of all outside lighting, including floodlighting, safety lighting and illumination from within the plant, and measures to prevent light pollution.

Reason: In the interests of visual highway safety.

Restriction of Permitted Development Rights

(11) Notwithstanding the provisions of Parts 4, 8 and 25 Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order):

(i) fixed plant or machinery, buildings, structures and erections or private ways shall not be erected, extended, installed or replaced at the site without the prior agreement of the Waste Planning Authority in writing; and

(ii) no telecommunications antennae shall be installed or erected without the prior agreement of the Waste Planning Authority in writing.

Reason: To protect the amenities of the area as the site itself is restricted in size.

Storage

(12) Stockpiles of waste and recycled material shall not exceed five metres in height unless otherwise agreed beforehand in writing by the Waste Planning Authority.

Reason: To control any adverse visual impact from the north and to help control windborn dust.

Types of Material

(13) Material imported to the site shall be sourced from farms and demolition and construction sites and shall only include dry non-hazardous and non-putrescible wastes.

Reason: In the interests of pollution control and the amenities of the area.

Layout, Plant and Machinery

(14) Plant and machinery on the site will comprise a 360 degree excavator, a concrete crusher, a screener, and a front end loader unless otherwise agreed beforehand in writing with the Waste Planning Authority.

Reason: To ensure the plant and machinery used at the site reflects the spirit, scale and level of the local recycling facility permitted and in the interests of local amenities.

(15) The site shall be set out in accordance with the approved layout plan no. CIR/BAR/LAY/01, unless otherwise agreed by the Waste Planning Authority. Fencing shall also be erected with gates at the site access on the southern boundary and fencing on the south-eastern boundary to prevent unauthorised access.

Reason: To ensure the site is set out in the manner applied for in order to minimise any adverse impacts on local amenities.

Restoration

(16) The site shall be restored to forestry in accordance with a scheme to include five years aftercare to be submitted to the Waste Planning Authorty in writing within two years of the date of this permission. The site shall be restored in accordance with this approval within six months of the permanent cessation of the use hereby permitted.

Reason: The permission is for temporary use and the land should be returned to a beneficial use which given its location can only be forestry.

1134/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.

Hampshire Minerals and Waste Development Framework - Core Strategy

Policy DC13 - Waste Management and Recycling

Waste management developments (excluding landfill) will be permitted provided that the site:

a. Is identified as a site, or within an area suitable for waste management uses, in the Hampshire Waste Management Plan, or

b. Re-uses/redevelops previously developed land and/or redundant agricultural and forestry buildings (including their curtilages), or

c. Is within a planned area of large-scale development, or

d. Is on employment land, preferably co-located with complementary activities, and

e. Has good access to, the minerals and waste lorry route as shown on the Key Diagram, and where possible, the site enables the use of waterborne and rail freight, and

f. In the case of recovery and treatment sites, incoming waste shall be subject to pre-treatment, either on or off site to maximise the potential for recycling, and where technically possible, energy will be generated and used and the by-products, including heat, will be reused or recycled, and

g. In the case of sites providing public access, the site shall be accessible for use by disabled people.