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

1. Summary

1.1 The proposal is for an extension to the existing waste transfer building, together with an outside storage bay, at the site. There are no proposals to change or intensify the activities at the site and no increase in throughput or traffic. Although within the Meon Gap and next to a Site of Importance for Nature Conservation (SINC), the site is wholly within the existing industrial estate and the proposed extension would not be visually intrusive nor harm the SINC. Therefore it is considered that the proposal is in accordance with policy and it is recommended to grant planning permission subject to conditions.

2. Recommendation

That planning permission in respect of extension to existing building and outside storage bay at 1 Pegham Coppice, Fontley Road, Funtley, (Application No 07/02914/HCS) be granted subject to conditions.

Reason for Approval

Although within the Meon Gap and next to a SINC, the site is wholly within the existing industrial estate and the proposed extension would not be visually intrusive nor harm the SINC. There are no proposals to change or intensify the activities at the site and no increase in throughput or traffic. Therefore 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.

3. Site and Proposal

3.1 The site, as shown on the attached plan, comprises an area of 0.32 hectares within the Pegham Coppice industrial estate. The neighbouring unit is in commercial use. The adjoining woodland is a SINC. The nearest houses are a bungalow immediately to the south of the site and a mobile home about 35 metres to the north of the site.

3.2 The site was formerly a scrap yard and has now developed as a waste transfer facility for a local skip hire company. Planning permission for the facility, which includes a waste transfer building was granted in 2005.

3.3 The proposal is for an extension to the waste transfer building by 378 square metres (18 metres by 21 metres), at the same height (8.6 metres to eaves) as the existing building. The colour and materials (olive green plastic coated galvanised steel) would be the same as existing.

3.4 The proposals are not intended to intensify activity at the site, there are no proposals to increase the lorry movements above the current restriction of 40 in and 40 out.

3.5 The intention is to extend the building to improve the operation of the site. The outside storage bay would be for inert material only.

4. Development Plan

4.1 Hampshire County Structure Plan Review saved Policy G1 (Meon Strategic Gap).

4.2 Hampshire Minerals and Waste Core Strategy Policies DC3 (visual impact), DC6 (highways), DC7 (biodiversity), DC13 (waste management and recycling).

4.3 Winchester District Local Plan Review Policies S16 (prevent expansion of existing commercial activities at Pegham Coppice), CE1 (Meon Gap), CE5 (landscape), CE10 (nature conservation), CE18 (criteria for development at existing sites), DP3 (criteria for development), DP4 (landscape), T1 (travel plan), T5 (highways).

5. Consultations

5.1 Winchester City Council raises objection on the grounds that the proposed developmjent is contrary to Policy G1 of the Hampshire Country Structure Plan Review and Policies S16, CE1, CE5, CE10, CE18, DP3, DP4, T1 and T5 of the Winchester District Local Plan Review, in that it would:

(i) result in the expansion of commercial activities at Pegham Coppice;

(ii) undermine the appearance and function of the Meon Strategic Gap;

(iii) fail to respect the character of the landscape and result in an intrusive feature in the countryside;

(iv) harm the adjacent Site of Importance for Nature Conservation;

(v) have an adverse impact on adjoining uses and residents of Fontley Road; and

(vi) could have significant transport implications for which no travel plan has been submitted.

5.2 Environmental Health Officer, Winchester City Council, raises no objection subject to a condition concerning unexpected contamination, given that the site has been used for a variety of industrial uses historically.

5.3 Environment Agency raises no objection.

5.4 Highway Authority comments that the proposal aims to enhance the facilities of the site and there will be no increase in activity at the site. Therefore has no objections.

5.5 Wickham Parish Council comments it has consistently objected to proposals to intesify use of this site without success. Raises objection on the same grounds as Winchester City Council.

5.6 County Councillors Allgood and Mrs Hindson have been informed.

6. Representations

6.1 No representations have been received.

7. Commentary

7.1 The proposal is for an extension to the existing waste transfer building, therefore the main issues are the impact of the proposed extended building visually, as the site is within the Meon Gap, the impact for the adjoining SINC and the planning policy context for the Pegham Coppice industrial estate.

7.2 The proposed extension does not extend the permitted waste transfer facility as it is wholly within the existing site, which itself is within the Pegham Coppice industrial estate. The site has woodland around it, and the extended building would not be visually intrusive. Therefore the proposal would not diminish the Meon Gap.

7.3 Whilst the site is next to woodland, which is a SINC, the existing building is about 1.2 metres from the boundary. The proposed extension would be the same distance away on an existing concrete pad. Therefore it is unlikely to have an adverse impact on the SINC.

7.4 The Pegham Coppice industrial estate has a complicated planning history arising from attempts by Winchester City Council to replace long standing scrap yard uses with what they would consider to be more appropriate uses for its countryside location. As a result Policy S16 of the Winchester District Local Plan Review states that development will not be permitted which will lead to the expansion of the existing commercial activities at Pegham Coppice. The proposed extension to the waste transfer building does not extend the commercial activities at the site as there are no proposed changes to the use nor to the restriction on lorry traffic. Therefore the proposal does not contravene this policy. Similarly as there are no changes proposed to the lorry traffic restriction, the proposal does not contravene the highways policies and there is no objection from the highway authority.

7.5 Although within the Meon Gap and next to a SINC, the site is wholly within the existing industrial estate and the proposed extension would not be visually intrusive nor harm the SINC. There are no proposals to change or intensify the activities at the site and no increase in throughput or traffic. Therefore it is considered that the proposal would be in accordance with the development plan.

1553/PDC

APPENDIX 1

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.

Noise, Dust and Odour

(2) The rear wall of the waste transfer station shall be noise insulated. Details of the materials and means of noise mitigation shall be submitted to the Waste Planning Authority for approval in writing prior to development commencing. The details shall be implemented as approved.

Reason: In order to minimise noise disturbance.

(3) Prior to construction a three metre high acoustic fence shall be installed on the northern boundary of the site between the workshop building and the western edge of the site, and along the western boundary of the site.

Reason: In order to minimise noise disturbance.

(4) Prior to construction, details of measures to control and monitor noise, dust and odour to prevent nuisance shall be submitted to the Waste Planning Authority for approval in writing. The measures shall be implemented, monitored and maintained as approved throughout the period the development is in use. In the event that nuisance is proved the site shall cease to accept waste until measures have been taken to remove the nuisance.

Reason: In the interest of local amenity.

(5) No waste or recycled material shall be stored outside the building, other than within the storage bay shown on Plan WIN247 Rev:A, unless previously agreed in writing by the Waste Planning Authority.

Reason: In the interest of local amenity.

Lighting

(6) Prior to construction, details of the lighting of the site shall be submitted to the Waste Planning Authority for approval in writing. The details shall be implemented and maintained as approved throughout the period the development is in use.

Reason: In the interest of local amenity.

Protection of Water Environment

(7) Soakaways shall not be located within areas identified as contaminated land. All surface water from roofs should be piped to an approved surface water system using sealed downpipes. Open gullies should not be used.

Reason: To prevent pollution of the water environment.

(8) 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.

(9) 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 greatest. 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.

(10) If, during any stage of the development, unexpected contamination is identified then no further development shall be carried out (unless otherwise agreed in writing with the Waste Planning Authority) until an assessment by a competent person has been completed and a scheme to deal with any additional contamination shall be submitted to and approved in writing by the Waste Planning Authority.

Reason: In order to secure satisfactory development and in the interests of the safety and amenity of future occupants.

Hours of Working

(11) 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: 0800-1800 Monday to Friday and 0800-1300 Saturday. There shall be no working on Sunday or recognised public holidays.

Reason: In the interest of local amenity.

Highways

(12) The total number of daily lorry movements associated with the site shall not exceed 80 (40 in and 40 out). A record of the number of lorry movements shall be kept at the site and made available to the Waste Planning Authority on request.

Reason: In the interest of local amenity.

APPENDIX 2

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 G1

To prevent neighbouring urban areas from merging into one another, strategic gaps, comprising land which has a predominantly open and/or rural appearance, will be maintained between:

Fareham/Stubbington and Fareham Western Wards/Whiteley (the Meon Gap).

The precise boundaries of these gaps will be defined in local plans with the objectives of preventing coalescence and protecting the separate identity and amenity of the urban areas they separate. Only land necessary to achieve these long term objectives will be included.

Permission will only be granted for development even in accordance with other policies in the Plan where:

(i) it cannot more suitably located elsewhere; or

(ii) it would not compromise, individually or cumulatively with other existing or proposed development, the integrity of the gap.

Hampshire Minerals and Waste Core Strategy

Policy DC3 - Impact on Landscape and Townscape

Minerals and waste development will only be permitted if due regard is given to the likely visual impact of the proposed development and its impact on, and the need to maintain and enhance, the distinctive character of the landscape or townscape. If necessary, additional design, landscaping, planting and screening, including planting in advance of the commencement of the development, should be proposed.

Policy DC6 - Highways

Major mineral extractions, landfills and `strategic' recycling, aggregate processing and recovery and treatment facilities, will be permitted provided they have a suitable access to and/or route to the minerals and waste lorry route as illustrated on the Key Diagram.

In all cases, minerals and waste development will only be permitted if it pays due regard to the likely volume and nature of traffic that would be generated by the proposal and the suitability of the proposed access to the site and of the road network that would be affected. Consideration should be given to highway capacity, road and pedestrian safety, congestion and environmental impact, and whether any highway improvements are required and whether these could be carried out satisfactorily without causing unacceptable environmental impact.

Policy DC7 - Biodiversity

Minerals and waste developments will only be permitted if due regard is given to the likely effects of the proposed development on biodiversity and, where possible, proposals should conserve and enhance biodiversity.

Development likely to adversely impact upon `regionally or locally designated sites or protected species' - designated in adopted Local Plans or Local Development Frameworks - (including Sites of Importance for Nature Conservation (SINCs), Species of Principle Importance for Biodiversity, Regionally Important Geological Sites and Local Nature Reserves) shall only be permitted if the merits of development outweigh the likely impact.

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.