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

1. Summary

1.1 Planning permission is sought to construct a new Motor Control Centre Kiosk and vent pipe as part of a scheme to prevent internal sewer flooding to two properties in Winchester (Application No. 07/01064/HCS).

1.2 The elements of the scheme that require planning permission do not give rise to significant concerns and are considered to be acceptable. However, the other elements of the scheme, which are permitted development, will result in the closure of Romsey Road for between eight and ten weeks.

1.3 Notwithstanding the obvious traffic impacts, the planning authority has no control over the permitted development works and therefore the recommendation is that planning permission be granted subject to conditions.

2. Recommendation

That planning permission for the construction of a new Motor Control Centre and vent pipe as part of a scheme to prevent internal sewer flooding to two properties at Norfolk House, 1 Romsey Road, Winchester, be granted for the following reason, subject to conditions set out in Appendix 1.

Reason for Approval

It is considered that the proposal would be in accordance with the development plan (summary attached as Appendix 2), 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.

3. Site and Proposal

3.1 The application site, as shown on the attached plan, comprises 1.6 square metres in the garden of Norfolk House, 1 Romsey Road, Winchester. The site is located adjacent to an Archaeologically Sensitive Area. Access to the site is from Romsey Road.

3.2 The proposal is to construct an underground pumping station at Motor Control Centre (MCC) kiosk and vent pipe in the garden of Norfolk House to alleviate flooding in two properties on Romsey Road. Currently flooding is caused when the sewer on Romsey Road becomes full due to increased surface water run-off during periods of heavy rainfall. This results in local sewerage flows backing-up, causing internal flooding in the two properties.

3.3 The pumping station will be connected to the existing sewer, which lies under the centre of Romsey Road. A temporary construction compound will be erected in Romsey Road. These works will necessitate the closure of Romsey Road for between eight and ten weeks.

3.4 The majority of the proposed scheme is `permitted development' and does not require a planning permission. The elements of the proposal that require planning permission are the MCC kiosk and the vent pipe.

3.5 The MCC kiosk is required to house the control panel for the mechanical equipment within the proposed underground pumping station. The kiosk will measure 2 metres x 0.6 metres x 1.10 metres high and will be constructed of green glass-reinforced plastic. The vent pipe is also associated with the underground pumping station and will be 0.60 metre high with a diameter of 0.10 metre. It is proposed to construct the vent pipe in cast iron with a black finish.

4. Development Plan

4.1 The Hampshire County Structure Plan Review (adopted 2000) Policy MW2 concerns environment and other impacts.

4.2 The Hampshire Minerals and Waste Core Strategy: Policy S7 concerns specialist facilities.

5. Consultations

5.1 Winchester City Council raises no objection to the proposal.

5.2 The Environmental Health Officer (Winchester City Council) raises no objection subject to a condition to restrict hours of construction.

5.3 The Environment Agency raises no objection to the proposal.

5.4 The Highways Authority raises no objection to the proposal subject to conditions to control access to the site and to secure a suitable traffic management plan prior to development commencing.

5.5 The local Member, Councillor Mrs Dickins, has been informed of the proposal.

5.6 The adjacent local Member, Councillor Peskett, has been informed of the proposal.

6. Representations

6.1 There has been one letter of representation about the proposal. The main issues raised are the height and colour of the vent pipe and the archaeological sensitivity of the area.

7. Chief Planning Adviser's Comments

7.1 The proposal is necessary to alleviate sewage flooding into two properties in Romsey Road during periods of heavy rain. Policy S7 of the Hampshire Minerals and Waste Core Strategy states that provision will be made for new sewerage treatment sites where needed.

7.2 The proposal is needed to alleviate flooding in two properties and therefore, in principle, the proposal accords with Policy S7.

7.3 A local resident is concerned that the height of the vent pipe should be the minimum required and that a grey pipe would be less visually intrusive than the black that is proposed. The pipe is only 0.6 metres high and therefore it is not considered that it will have a significant visual impact.

7.4 The proposal is located within the curtilage of a Listed Building and requires demolition and rebuilding of wall, which is part of the Listing. The proposed kiosk and vent stack are not considered to adversely impact the setting Listed Building. It is proposed to rebuild the wall using reclaimed materials and using traditional techniques. This is considered acceptable. However, the demolition of the wall will require Listed Building Consent from Winchester City Council. This can be controlled by condition and advice note.

7.5 The elements of the scheme that require planning permission do not give rise to significant concerns and are considered to be acceptable.

7.6 However, there is likely to be a significant impact resulting from the permitted development works. The installation of an underground pumping station requires new and replacement underground pipework, including connection to the existing sewer which is located in the centre of the road. Furthermore, a temporary construction compound is needed and it is proposed to locate this in Romsey Road between the railway bridge and Crowder Terrace. It is proposed to close Romsey Road at this location for a period of between eight and ten weeks.

7.7 There will inevitably be a traffic impact in Winchester resulting from closing Romsey Road. However, as the works relating to the road closure are permitted development the planning authority has no control over these impacts.

7.8 This impact can be partially mitigated through a traffic management plan, which will need to be approved by the Highways Authority prior to any temporary road closure order being issued. It is understood that the principle of the traffic management plan has already been agreed. However, the applicant has not completed consultation with major employers on Romsey Road, such as the Hospital, Prison, Police Headquarters and University. It is hoped that Members can be advised at the meeting about the views of these major employers.

7.9 In conclusion, the elements of the scheme that require planning permission are considered acceptable, and therefore the recommendation is that planning permission be granted subject to conditions. There will be traffic impacts associated with the permitted development works, although this is matter for the Highways Authority to mitigate through a traffic management plan. Not withstanding this, advice will be given about the plan so that Members can comment on this aspect of the development.

1416/NC

APPENDIX 1

Conditions

(1) The development hereby permitted shall be begun before the expiration of three years from the date on which this planning permission was granted.

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

Highways

(2) A traffic management plan shall be submitted to and approved in writing by the Waste Planning Authority prior to development commencing.

Reason: In the interests of highway safety and convenience.

(3) Details of the means of access shall be submitted to and approved in writing by the Waste Planning Authority prior to development commencing. The agreed details shall be implemented prior to the use hereby approved becoming operational.

Reason: In the interests of highway safety and convenience.

Archaeology

(4) No development shall take place until a programme of archaeological works has been implemented in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Waste Planning Authority.

Reason: In the interests of archaeology.

Miscellaneous

(5) The materials to be used to rebuild the wall on the boundary of the site shall match as closely as possible in type, colour and texture to those on the original wall. Details of materials and construction techniques shall be submitted to the Waste Planning Authority prior to any demolition of the wall.

Reason: To secure a satisfactory development.

(6) No development shall commence until Listed Building Consent has been granted in respect to the demolition of the wall on the boundary of the site.

Reason: To secure a satisfactory development and appropriate restoration.

(7) No work relating to the construction of the development approved, including works of preparation prior to operations, the delivery of construction materials, skips or machinery, nor the removal of waste materials, shall take place before 0800 or after 1800 hours Monday to Friday inclusive, before 0800 hours or after 1300 hours on Saturday and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing with the Waste Planning Authority.

Reason: To protect the amenities of occupiers of nearby properties.

Advice Note

The proposal requires Listed Building Consent (LBC). The applicant must apply to Winchester City Council for LBC. No development within the curtilage of the Listed Building should take place prior to being granted LBC.

APPENDIX 2

Annexe to Reasons for Condition

(as required by Article 22 of the Town and Country Planning

(General Procedure) Order 1995 - as amended)

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Hampshire County Structure Plan (Review) 2000

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 Minerals and Waste Core Strategy

Policy S7 - Specialist Facilities

Hazardous waste management capacity will be increased by reviewing and revising the capacity and potential of existing treatment and landfill sites.

Provision will be made for the following specialist waste operations:

a. Biological processing, capable of handling 385,000 tonnes a year of biowaste, and

b. Soil Hospitals (for remediation of contaminated soils) capable of treating 35,000 tonnes a year, and

c. Recycling (or Treatment) of Air Pollution Control Residues capable of handling at least 20,000 tonnes a year, and

d. Energy Recovery from Waste Biomass (inc. Wood) capable of handling a minimum of 50,000 tonnes a year of contaminated waste wood, and

e. If needed, disassembly plants capable of handling 35,000 tonnes a year of waste electrical equipment, and

f. Facilities on farms for the storage/processing and recycling of farm waste, and

g. If needed, expansion of existing sites or new sites for the treatment of sewage and trade effluent.