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

1. Summary

1.1 Planning permission is sought to construct a wastewater treatment package plant in the grounds of Avington House, Avington. Currently wastewater is being discharged into the River Itchen without adequate treatment.

1.2 There is local concern about the need for the proposal, the increase in noise and odour, the removal of three trees, the impact on the Conservation Area, reduction in house prices and impact on the adjacent Grade 1 Listed Church. However, there is a clearly established need for the proposal and it is considered unlikely that it will give rise to any unacceptable impacts. Therefore, the recommendation is that planning permission be granted subject to conditions.

2. Recommendation

That planning permission for a change of use for land to be leased by Southern Water, construction of a control building to house motor control centre, blowers and generator, primary tank, biozone, humus tank and boundary fence at Avington Park, Avington, Winchester (Application No. 07/01310/HCS) (County Council Ref: WR209) be granted, 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) 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.

3. Site and Proposal

3.1 The site, as shown on the attached plan, comprises 0.335 hectares and is situated within the grounds of Avington Park, Avington. The nearest dwelling is approximately 10 metres from the edge of the application site.

3.2 The site is located within a Conservation Area and an Historic Park and Garden. The southern boundary of the site is defined by a three metre high Listed wall. To the east lies the village Church, which is also Listed. To the north of the site is Avington House and beyond lies the River Itchen, which is a Site of Special Scientific Interest (SSSI) and a Special Area of Conservation (SAC). The land around the River Itchen is also a flood plain.

3.3 It is proposed is to construct a wastewater treatment package as wastewater is currently being discharged into the River Itchen without adequate treatment.

3.4 The package plant will consist of a control building to house the Motor Control Centre (MCC) (7.86 metres x 3.81 metres x 3.79 metres high), blowers and an emergency generator; a primary tank (5.85 metres x 2.22 metres x 3.5 metres deep); a humus tank (5.5 metres x 2.22 metres x 3.5 metres deep); and a biozone filter (3.22 metres x 2.22 metres x 3.5 metres deep). The two tanks and the biozone filter will protrude 0.5 metres above ground level. A 1.5 metre close-boarded fence will be erected around the boundary of the site. A yew and box hedge will be planted to screen the fence.

3.5 A temporary constructor's compound will be located within the existing car park, adjacent to the plant, for the duration of the works.

4. Development Plan

4.1 Hampshire County Structure Plan Review 1996-2011 (Adopted March 2000) - Policy MW2 (concerns environmental and other impacts) applies.

4.2 Hampshire Minerals and Waste Core Strategy: Policy S7 (specialist facilities); and Policy DC4 (historic heritage) apply.

5. Consultations

5.1 Itchen Valley Parish Council objects to the proposal on the following grounds:

(i) the proposal does not fully address the issue of Avington's sewerage, including sewerage from Avington House, and a more sustainable solution should be found;

(ii) there has not been a proper analysis of alternative sites;

(iii) the site is located within a sensitive area and proper consideration has not been given to the impacts on the village; and

(iv) other plants that serve a similar number of residents are smaller - it is not clear why this plant is proposed.

5.2 Winchester City Council raises no objection to the proposal.

5.3 The Environmental Health Officer (Winchester City Council) raises no objections to the proposal subject to conditions to restrict the hours of construction, control noise and ensure no materials are burnt on the site.

5.4 The Environment Agency raises no objections to the proposal.

5.5 Natural England raises no objections to the proposal.

5.6 English Heritage has no comment on the proposal.

5.7 The Garden History Society has concerns about the impact of the proposal on the setting of the historic landscape. If permission is granted the Society recommends further (in addition to the proposed fence and hedge) mitigation by additional landscape works to screen the development.

5.8 The Highways Authority raises no objections to the proposal subject to a condition requiring a construction traffic management plan to be submitted prior to development commencing.

5.9 The local Member, Councillor Mrs Porter, has been informed of the proposal.

6. Representations

6.1 To date 17 letters of objection to the proposal have been received. The main reasons for objection are the questionable need for the proposal, the increase in noise and odour, the removal of three trees, the impact on the Conservation Area, reduction in house prices and impact on the adjacent Grade 1 Listed Church.

7. Report of the Site Visit

7.1 Some Members of the Committee (Councillors Cooper and Hockley), with Councillor Heath in the chair, undertook a site visit on 9 July 2007. Councillor Mrs Porter, as Local Member, was also present. Members met the applicant's agent, Itchen Valley Parish Councillors, a Winchester City Council Member and residents.

7.2 The Chief Planning Adviser introduced the application and outlined its key features. He displayed a detailed plan and Members noted the extent of the proposals. Members viewed the site and walked through the village into the churchyard to view the site from a different perspective.

7.3 Members noted from the owner of Avington House that the Forestry Commission had approved a licence to fell three dangerous trees which included a Sycamore and Yew. The Parish Council had raised objections and concerns about the location and visual impact of the buildings, need, and issues of noise and odour. The applicant's agent displayed drawings relevant to the structures and agreed that he would try to use recycled materials and those in keeping with the conservation area. Members noted from the applicant that under normal operation and for most of the time there would not be a problem with odour. The Chief Planning Adviser advised that a condition could be imposed to restrict emptying of the plant.

7.4 Members noted that the plant would be built to treat what is in the public sewers with potential input for the whole village, including Avington House, but it would not be compulsory for villagers to be connected. In the event of heavy rainfall, excess water bypasses the plant and flows into the River Itchen, which is common practice in all treatment facilities. Members agreed that there was a need to address flooding issues and requested further details at the Regulatory Committee meeting on 25 July 2007.

8. Chief Planning Adviser's Comments

8.1 Policy S7 of the Hampshire Minerals and Waste Core Strategy states that provision will be made for new sewage treatment sites where needed. The proposal is to treat the sewage arising from Avington which is currently discharged into the River Itchen without adequate treatment. There is a clearly established need for the proposal and therefore the principle of the proposal accords with Policy S7.

8.2 The main issues, therefore, are whether the proposal gives rise to any unacceptable environmental issues, including those relating to the historic environment.

8.3 Local residents and the Parish Council are concerned that the proposal will create an unacceptable noise impact. The elements of the proposed plant that are likely to generate noise are located within the building. The applicant has undertaken a noise survey to clarify the noise impact outside of the building. The survey concludes that the plant will be inaudible and the Environmental Health Officer raises no objection to the proposal. However, to protect local amenity it is recommended that any permission be subject to a condition requiring the plant be no louder than the existing background noise levels.

8.4 There is also concern that the sewage treatment plant will create an odour nuisance. The Environmental Health Officer has direct experience of the proposed plant and raises no objection. Odour is unlikely to be an issue except when the plant is being periodically emptied every six weeks. A condition can be imposed to restrict emptying of the plant to between 0900 and 1730 hours Monday to Friday, thus minimising conflict with residents. The plant may also release an odour in event of a malfunction. A notice will be erected at the site providing emergency contact details for Southern Water.

8.5 There is strong local concern that the site is inappropriately located close to the village of Avington and therefore any potential impacts on residents would be maximised. Avington is clearly a very sensitive area therefore suitable sites for the wastewater treatment plant are very limited. Alternative sites have been considered and rejected due to their impacts on designated sites, such as Avington Park and the River Itchen. Moreover, the proposal is considered unlikely to give rise to any significant impacts, for example noise and odour, that would justify a refusal of planning permission.

8.6 The Parish Council and the local community have questioned whether the plant is an appropriate size to treat sewage from Avington, particularly as many of the local residents have septic tanks. Legislation states that Southern Water must allow people to connect to the foul sewer should they wish. The proposed plant allows sufficient capacity for all existing residents to connect, thus avoiding the need to build a second plant in the future. The concern that the proposed plant does not treat sewage from Avington House is noted and there are discussions between Avington House and Southern Water to accommodate the Avington House flows. However, this is not directly a planning issue. The Environment Agency is responsible for monitoring discharge into the River Itchen and there are strict pollution prevention controls that any party discharging into the River must adhered to.

8.7 The impact of the proposal on the Conservation Area and the surrounding Listed structures, including the Church, has been raised by local residents and the Parish Council. The proposal has been located so as to minimise views of the site. It is acknowledged that the kiosk building will be visible from the Church. However, the construction materials being proposed are considered sympathetic to the historic surroundings and these can be the subject of a condition. There is unlikely to be any impact beyond the site boundary and therefore the impact on the Conservation Area will be minimal.

8.8 The proposal will result in the removal of three mature trees within a Conservation Area. The loss of mature trees is regrettable, however the removal of two of these trees has already been given the relevant consent and the area remains well covered with trees.

8.9 In conclusion, notwithstanding that the site is located within a sensitive area, the proposal is unlikely to have a significant impact on the environment or on local amenity. Furthermore, there is a clearly established need for the proposal. Therefore the recommendation is that planning permission be granted, subject to conditions.

1404/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.

Hours of Working

(2) No work relating to the demolition, construction and operation of plant and machinery, 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 the 0800 or after 1800 hours Monday to Friday inclusive, before 0800 or after 1300 hours on Saturday and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

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

(3) The sewerage treatment plant shall not be emptied except between 0900 and 1730 hours Monday to Friday and not at all on Saturday, Sunday or public holidays, except in the case of emergencies.

Reason: In the interests of local amenity.

Highways

(4) Prior to development commencing a construction traffic management plan shall be submitted and approved in writing by the Waste Planning Authority.

Reason: In the interests of highway safety.

Noise

(5) The Blower and Generator Room shall be constructed in accordance with the principles of the specification contained on Drawing 410/003660-293/44293/008/01903. Details of materials shall be submitted to and approved in writing by the Waste Planning Authority prior to development commencing.

Reason: In the interests of local amenity.

(6) During normal operation the level of noise emitted from the site shall not exceed the background noise level measured as a night time LA90 (5 minimum) at one metre from the façade of the nearest residential property.

Reason: In the interests of local amenity.

Landscape

(7) The trees to be retained shall be protected during building operations in accordance with a scheme that shall be submitted to and approved by the Waste Planning Authority in writing prior to development commencing. The existing trees shall not be lopped, topped, felled or destroyed without the prior approval in writing of the Waste Planning Authority.

Reason: To ensure the enhancement of the development by the retention of natural features.

(8) Prior to 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, size and species of all trees and shrubs to be planted; details of all trees to be retained; and details of fencing/enclosure of the site, phasing and timescales for carrying out the works, and provision for future maintenance. 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.

(9) Prior to development commencing details and samples of the materials to be used to construct the kiosk building shall be submitted to and approved in writing by the Waste Planning Authority.

Reason: In the interests of visual amenity and protecting the historic environment.

Miscellaneous

(10) No materials shall be burnt on site.

Reason: In the interests of local amenity and public health.

APPENDIX 2

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 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 aftercare 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.

Policy DC4 - Historic Heritage

Minerals and waste development will be granted if due regard is given to the likely effects on the need to protect and safeguard sites of archaeological, historical, and architectural importance, and the settings of these sites.