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

1. Summary

1.1 The purpose of this report is to evaluate and form a recommendation on an application for a Waste Recycling and Waste Transfer Facility proposed at Unit 1A, Hollybush Industrial Park, Hollybush Lane, Aldershot.

2. Recommendation

That, subject to the applicant making a financial contribution towards improving the local road network in the vicinity of the site, planning permission for Waste Recycling and Waste Transfer Facility at Unit 1A, Hollybush Industrial Park, Hollybush Lane, Aldershot (Application No. 07/00897/HCC) be granted subject to conditions.

Reason for Approval

It is considered that, whilst the proposal would be a minor departure from the development plan (summary attached) due to an area of approximately 22 x 24 square metres of hardstanding currently outside the industrial estate boundary, 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.

3. Site and Proposal

3.1 The site, as shown on the attached plan, extends across 0.25 hectares of land on the eastern edge of the Hollybush Lane Industrial Estate, which is allocated for industrial use in the Rushmoor Local Plan apart from a few metres on the western boundary currently used as a hardstanding.

3.2 The site is the first unit located at the entrance to the Hollybush Industrial Estate on Hollybush Lane and is separated from the River Blackwater Site of Importance for Nature Conservation (SINC) to the east, and a footpath beyond, by an industrial fence and a tall screen of conifers. The conifers are understood to be in the control of the applicant and are within the red line submitted with the application. To the south, beyond a high fence and the conifers, lies a small parcel of disturbed waste ground. To the west the site is bordered by Hollybush Lane. Flood Risk Zone 3 lies close to the south-east corner of the application site.

3.3 To the north of the site are a number of other business uses (Units 1-5) that share the access off Hollybush Lane, including a tile warehouse and wholesale outlet and a vehicle recovery centre. The application site, Unit 1A, has its own gated entrance, being the only unit south of this shared access area. The shared access drive off Hollybush Lane is private and not an adopted highway. Beyond the site boundary to the south-west is a small roundabout where Government Road to the west and Lakeside Road (running south-eastwards) meet.

3.4 The industrial estate contains a number of `neighbour' uses, including two waste transfer stations and two used vehicle recycling sites with de-pollution bays.

3.5 The Surrey county boundary runs along the line of the River Blackwater to the east, beyond which lies a public footpath and houses some 190 metres at their nearest point from the site on the eastern side of the railway line.

3.6 The site is currently used for the parking of heavy goods vehicles (HGVs) and is an HGV Operating Centre. It is understood that no actual planning permissions currently exist for the site.

4. The Proposal

4.1 Planning permission is sought to erect a waste transfer building and construct storage and parking bays in the yard at the site for the purposes of waste transfer. The application includes a geotechnical report, a Flood Risk Assessment and Noise and Transport Assessment.

4.2 The site would be divided up into three areas: a bin storage area and staff car parking to the west; the weighbridge, office and site management building in the middle, where recycled materials would also be stored whilst awaiting distribution for re-use; and the proposed main waste transfer building to the east which would contain the sorting and crushing plant.

4.3 The proposed galvanised building would measure 9.8 metres high, 18 metres long and 18 metres wide to the eaves and would have solid steel clad walls on its north, east and south sides. The western elevation would be open, with a single large plastic door that would face west to prevent dust from entering the atmosphere whilst allowing vehicles to enter and exit the building.

4.4 The applicant states that building and demolition waste would be commonly sourced from house redevelopments and refurbishments, where the arisings of waste are limited in scale to skips. Waste would be brought to the site and emptied into the waste transfer building. Operatives would identify and separate metals and larger items and a specialist sorting machine would separate soils and hardcore. The materials would be separated and transported for re-use as a resource (soil and hardcore) or for recycling (metals and paper). Any non-inert materials, such as green waste and any materials that cannot be recycled, would be sent to appropriate composting facilities or, as a last resort, to landfill.

4.5 The applicant anticipates that approximately 90 lorries (180 movements) would enter the site per day. It would involve around 245 tonnes of waste being imported to the site on a daily basis. The applicant states that 80% (72 loads) would be one tonne loads; 15% (14 loads) would be 6 tonnes loads; and 5% (four vehicle loads) would comprise up to 20 tonne loads.

4.6 The proposed hours of operation are described in the Transport Assessment as being 0800 to 1800 hours Monday to Friday and 0900 to 1300 hours on Saturday.

4.7 The geotechnical study submitted with the application states that the historical maps and the walkover survey show that the site has been "in the past a sand and gravel pit that later became a landfill site taking generally builders' waste and household waste. On this basis there is a very low risk of any serious chemical contamination. There would be a moderate risk of landfill gas but we would characterise this as very low as the site has been redeveloped for many years and it is unlikely that this redevelopment would have taken place if there was a serious landfill gas situation." The report concludes that as the proposed development is for commercial and industrial waste " there is a low risk of any contact with the underlying soil by end users of the site and the site would be largely hard covered. From its past there is a conceivable risk of landfill gas and this should be checked for in any investigation."

4.8 The following planning constraints directly affect the site:

(i) close to Flood Zone 3 between the site and the River Blackwater to the east;

(ii) a SINC is located to the east on the opposite side of the River Blackwater to the application site; and

(iii) countryside - but only part of the site, an area measuring 22 x 24 metres.

4.9 The proposal is not an EIA Development under the Environmental Impact Assessment Regulations 1999 and therefore an environmental statement has not been submitted.

5. Development Plan

5.1 Hampshire Minerals and Waste Core Strategy - Policies DC1 (Sustainable Development); DC3 (Visual Impact); DC6 (Highways); DC7 (Biodiversity); DC8 (Pollution, Amenity); DC11 (Flooding); and DC13 (Waste Management and Recycling) apply.

6. Consultations

6.1 Councillor Kimber, local Member for the site, has been informed of the proposal.

6.2 Councillor Neal, adjacent local Member, raises objections to the application on the basis that the impact of traffic generated by the scheme on already congested roads would be unacceptable. Councillor Neal states that he does not disagree there is a need for facilities to recycle building/industrial waste and highlights that it is not the fault of the County Council that the Government does not provide sufficient finance for suitable infrastructure to accommodate this form of business. He does not agree with the applicant that there would not be any adverse impact on the road network.

6.3 Rushmoor Borough Council states it will be taking the application to its Planning Committee on 3 January 2008.

6.4 Environmental Health Officer (Rushmoor Borough Council) objects on grounds that the applicant has not demonstrated that a noise nuisance would not occur from the operation and that the site would be safe from contaminants and landfill gas. He says that the submitted geotechnical report states that there is a `conceivable risk' of landfill gas present on the site and recommends that this, along with a survey of level of contaminants, should be investigated.

6.5 Surrey County Council states it has no comment to make on the application.

6.6 Guildford Borough Council considers it unlikely that noise from the facility would impact on residents within Guildford Borough and therefore raises no objection in principle, subject to conditions to control noise as, despite its "no objection", it has raised concerns about the measurement positions of the submitted noise data.

6.7 Environment Agency raises no objection in principle to the application but adds that the development may require a Waste Management Licence or an exemption from the need to hold a Waste Management Licence.

6.8 Highway Authority states that, with the provision of the proposed access works, the site will be capable of being accessed in a safe and efficient manner and will not detrimentally impact on local traffic movements on Hollybush Lane. The Highway Authority states that it is, however, clear that the site will be capable of generating significantly greater levels of traffic than current site uses, which, if not properly mitigated, could adversely impact on the local highway network. A financial contribution of £40,000 to implement a number of local improvements has been agreed, which it is considered will be sufficient to implement a number of local schemes to improve the highway network and mitigate for the impact of the development.

7. Representations

7.1 Borough Councillors S and K Dibble raise objections to the application on grounds of traffic and amenity impacts. Councillors Dibble state that the absence of a traffic plan in the application states that there is no mechanism in place to prevent lorries using North Lane as a through route to the proposed location; North Lane is currently a favoured route for skip lorries going to Hollybush Lane; and the railway bridge in North Lane needs to have a formal height/weight restriction. Until this has been agreed and implemented by Hampshire County Council Councillors Dibble state that they and fellow ward councillors are unable to support the application.

7.2 The Blackwater Valley Countryside Partnership states that the site is on the other side of the River Blackwater's long distance footpath. It considers that the issue of noise needs to be addressed because existing backyard industries are already creating disturbance and loss of amenity to users of the footpath, so it is likely that this proposal will add to the cumulative impact. The site would need to be effectively screened. The Partnership acknowledges that a small part of the site extends into the Strategic Gap but, as it is currently not serving its intended function and is a small parcel of land sandwiched between the site and the road, the Partnership has no objection to the proposed use on this land. However, as this site is in the most sensitive location on the industrial park, the whole site would need effective screening. Clarification is needed of the height of stockpiles and building in relation to the road and Blackwater Valley path, by way of a cross-section plan.

7.3 Six other representations and a petition of 31 residents have been received on the proposal: the Hampshire Tile Warehouse premises adjacent to the site; Taurus Waste Recycling Limited, located on the same industrial estate; Aldershot Civic Society Planning Group; and a petition of 31 objectors submitted by Borough Councillors S and K Dibble and Councillor Rust (Borough Councillors for North Town ward) following a recent survey they undertook.

7.4 The petition related to two questions drafted for signing:

(i) "We are opposed to 100 extra lorries per day using North Lane and we are against the planning application for a Waste Transfer Station in Hollybush Lane"; and

(ii) "We support the proposal to restrict the height and weight of vehicles using the North Lane railway bridge."

7.5 Hampshire Tile Warehouse Distribution, adjacent to the north of the site on the industrial estate, raises concerns but states that it is happy to work with Courtstyle Limited (the landowner and applicant) and is sure that "our businesses can work well together. However this can only happen if Hampshire Tile Warehouse, its staff and customers are protected from excessive noise, dirt, visual impairment and inappropriate traffic flows and parking." Hampshire Tile Warehouse states its offices are 10 metres from the property and it has already had problems with noise from operations on the industrial estate that has prevented the company from working as normal. It adds that it employs 16 office workers who need to talk to trade and retail customers face-to-face and over the telephone or are involved in accounts, purchasing or complex IT work. Windows are open during summer months and it is important that noise levels are controlled so that concentration levels are not impaired or it becomes difficult to communicate with customers and staff. Provision needs to be made for vehicles waiting to unload. Hampshire Tile Warehouse states it has multiple deliveries of articulated lorries per working day plus three multi-drop 7.5 tonne and 2.22 tonne delivery vehicles, and McAllister's lorries, adjacent, range from medium to `huge'. McAllister's also recovers other lorries (including articulated) and needs access to its site with them. The Tile Warehouse states it looks out onto the site and considers there should be solid screening to prevent customers looking directly into the proposed waste site and to protect against litter blow. Controls would be needed also to prevent dust, vermin and flies.

7.6 Aldershot Civic Society Planning Group is very concerned that Hampshire County Council has `exempt the application from EIA', because it is concerned about potential for pollution of the River Blackwater.

7.7 Taurus Waste Recycling Limited states there is no need for the development as there are already two established waste recycling and transfer operations at the industrial estate which are both currently operating under capacity (Taurus and Chambers Waste Management). A third waste transfer station operates a short distance away at Ash Vale (Station Road West) operated by SITA UK. It states that the existing companies on the industrial estate already accept small vehicles and skip waste. It adds that the applicant is a company set up in January 2006 for `development and sell real estate' with no experience or material interests in waste management, and as such the applicant is unlikely to be granted a Waste Management Licence for the operation of the facility. The site's small size, infrastructure and layout of plant and size of building are commented on by way of inadequacy. The access is also inadequate. There is no reference in the application to the requirement to enter into a Legal Agreement with Surrey County Council to use the first part of Hollybush Lane which, along with the mini-roundabout, is understood to be in the ownership of Surrey County Council. Taurus says it had to enter into such an agreement when it acquired its site on Hollybush Lane. Taurus states the application is contrary to policy and is premature to the outcome of the `Waste Management Plan.'

8. Report of the Site Visit

8.1 Some Members of the Committee (Councillors Bryant, Cooper, Gurden, and Hockley), with Councillor Beagley in the Chair, undertook a site visit on 17 December 2007 to Hollybush Industrial Park. Councillor Kimber, as local Member, was present. Members met the applicant, the agent's applicant and officer representation from Rushmoor Borough Council.

8.2 The Head of Planning and Development introduced the application and outlined the key features of the proposal for a Waste Recycling and Waste Transfer Facility at Hollybush Industrial Park, which consisted of a Waste Transfer building 18 metres x 18 metres x 9.8 metres, bays for storage, office and parking. Inert waste would be brought onto the site, sorted, any recyclables taken out and stored and then taken off-site. A maximum of approximately 90 lorries (180 movements) would take place each day. The main issue was traffic.

8.3 Members noted the location of the site in relation to the Surrey county boundary running along the River Blackwater. Members viewed the site from the road running alongside. They also noted that the proposal was within the planning allocation for Hollybush Industrial Park which had a number of different businesses.

8.4 The applicant advised that the whole site would be concreted, a noise barrier would be constructed alongside the site and a sprinkler system would be provided in the buildings.

8.5 Members noted that Rushmoor Borough Council's Planning Committee would be considering the application on 3 January 2008.

9. Commentary

9.1 The principle of the proposal is supported by policy in that a waste recycling operation is proposed on the industrial estate at Hollybush Lane, which is allocated in the Rushmoor Local Plan as industrial development for "bad neighbour" uses. It is noted that a small area adjacent to Hollybush Lane, some 22 x 24 metres, is just outside the designated industrial estate boundary and is therefore a minor departure from the development plan. It is also noted that the land has been used for some years for external storage and parking, has a hard surface and is fenced.

It is further noted that last year, when a similar application was made on this same site, no objection was received from the Borough Council relating to the departure issue. Accordingly, the departure issue is not a major consideration.

9.2 The following other issues are raised by the application:

(i) traffic impact on the locality;

(ii) visual impact;

(iii) amenity impacts;

(iv) pollution/flood risk and land contamination issues; and

(v) need for the development

9.3 Traffic impact is the most significant issue. The concerns of local residents, businesses, Borough and County Councillors with relation to traffic issues are noted, including the concerns about the capacity and quality of the local road network outside the Hollybush Lane industrial estate (in the wider locality) and the impact additional traffic may have on highway safety and local residents. The Highway Authority is aware of all the concerns raised. It has concluded that it raises no objection in principle to the development, subject to the applicant entering into a Section 106 Agreement to secure a financial contribution of £40,000. This would be put towards the provision of improvements to the local highway network in the vicinity of the site, or on roads leading to and from the development site, which will contribute to the improvement of highway conditions on parts of the network affected by traffic associated with the development. The applicant has since agreed to enter into such an agreement and to contribute £40,000 towards the requirements of the Highway Authority. Accordingly, it is recommended that if permission is granted it should be subject to such a legal agreement.

9.4 The site is at the entrance to the industrial estate. It is screened from the River Blackwater and from residents in Surrey by a belt of existing conifers. These trees are within the control of the applicant and fall within the red line application boundary. The proposed building, whilst being higher than its immediate neighbours, including the Tile business adjacent, will be of equivalent height to other units within the industrial estate. It would be visible from the dual carriageway to the south and west, along with other industrial units. Overall it is not considered that landscape impact is significant in the context of its surroundings, and has an existing tree screen that significantly mitigates the view of the development from the River Blackwater and land beyond. However, the land to the south of the conifers is also within the applicant's ownership and it is advised that this area be planted with deciduous native tree species. Such tree planting would help screen the industrial estate to the north and would environmentally enhance the area. The applicant has indicated that he would be agreeable to a condition being imposed on any permission requiring such planting to take place.

9.5 Noise and amenity impacts on recreational use of the footpath on the opposite bank of the River Blackwater have been raised by the Blackwater Valley and Countryside Partnership, and noise impact to residents has been raised by the Aldershot Civic Society, Borough Councillors and local residents. It is noted that no objection from Surrey County Council nor the Environmental Health Officer for Guildford Borough Council has been received, although an objection has been received from the Environmental Heath Officer at Rushmoor Borough Council. It is noted that the nearest residential properties are located in Surrey and so the comments of the Environmental Health Officer for Guildford Borough Council are most applicable in this regard. Moreover, the Hampshire Tile Warehouse adjacent to the site is concerned about noise impact. It is recommended that, if permission is granted, a condition be imposed requiring that a solid fence/acoustic barrier be erected along the boundary separating the site from the adjacent business uses. Conditions should also be imposed to control noise and dust emanating from the site.

9.6 With regard to pollution, gas and other land contamination issues, it is noted that the Environment Agency raises no such comment on the application, has not required any conditions to be added to any permit that may be granted and has no objection in principle. The concern raised by Rushmoor Borough Council Environmental Health Officer in relation to the need for a contamination/landfill gas investigation is noted, and it is recommended that if permission is granted a pre-commencement condition is attached, requiring such a survey to be submitted with any proposed mitigation to be implemented prior to any development commencing.

9.7 The comment by Taurus Waste Recycling that there is no need for another waste management facility on the industrial estate because there are two that exist already is noted. However, it is not the role of the planning system to intervene in issues of competition and the market with regard to recycling infrastructure.

9.8 To conclude, it is considered that, subject to the applicant entering into a Section 106 Agreement to secure a financial contribution for improvements to the local road network, it is recommended that planning permission for the development be granted, subject to conditions.

1547/JD

APPENDIX 1

Conditions

Pre-Commencement

(1) Prior to the commencement of the development, details of the site access improvements as shown `in principle' on Drawing No 60810/02 shall be submitted to and agreed in writing by the Waste Planning and Highway Authority. The approved works shall be completed to the satisfaction of the Waste Planning and Highway Authority prior to the commencement of the development hereby approved.

Reason: To ensure that adequate access to the site is provided.

Commencement

(2) 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

(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 on the site except between the following hours: 0800-1800 Monday to Friday and 0900-1300 on Saturday. A record shall be kept logging the use of the crusher which shall be made available to the Waste Planning Authority to view on request. There shall be no working on Sunday or recognised public holidays.

Reason: In the interests of local amenity.

Protection of Water Environment

(4) 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.

(5) 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.

(6) 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.

(7) Prior to discharge into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall pass through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor. No soakaway shall be constructed on contaminated land. Any soakaway should be constructed in natural ground such that it's base is at least one metre above the highest seasonal water table and in any case no deeper than three metres.

Reason: To prevent pollution of the water environment.

(8) Inspection manholes shall be provided and clearly identified on foul and surface water drainage systems.

Reason: To prevent pollution of the water environment.

(9) 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.

(10) Prior to the commencement of the development, a detailed site investigation shall be carried out to establish the degree and nature of the contamination/gas present and to determine its potential for environmental harm/the pollution of the water environment. Details of appropriate measures to mitigate against any such pollution potential where found, including provisions for monitoring, shall then be submitted to and approved by the Waste Planning Authority before development commences. A validation report detailing any work carried out in compliance with any agreed remedial approach shall also be submitted to and agreed in writing by the Waste Planning Authority before any development commences.

Reason: To prevent the pollution of groundwater and environmental harm.

(11) No buildings or uses hereby permitted shall be occupied or uses commenced until details of the site drainage and sewerage system has been submitted to and approved by the Waste Planning Authority in writing and thereafter implemented in accordance with such approval.

Reason: To prevent pollution of groundwater.

Noise and Dust

(12) Prior to the commencement of the development a `Site Environmental Management Scheme' for the entire waste management complex the subject of the red line boundary shown on approved Plan No. [A] has been submitted to and approved in writing by the Waste Planning Authority. The Scheme shall incorporate procedures, including provisions for review, for controlling noise, dust, vibration, lighting, on-site vehicular movements, vehicle reversing alarms and other amenity issues arising from operations on the site. Operations on the site shall not proceed except in compliance with the approved Scheme unless otherwise approved in writing by the Waste Planning Authority. The dust suppressions scheme shall include measures to reduce dust inside the building as well as outside the building. Vehicle reversing alarms should be the low tonal white noise type of alarm.

Reason: In the interests of the amenity of the locality.

(13) 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.

(14) Noise from the operation of the development shall not exceed 55dBLAeq measured at the nearest residential property.

Reason: To prevent noise disturbance to the residents of the nearest houses.

Layout

(15) The site shall be laid out and implemented as approved on Plan Nos 60810/2 (Rev.A), 60810/TK05 (Rev.A) and 07/2272 (Rev.A) for the duration of the development.

Reason: In the interests of highway safety.

Highways

(16) 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.

(17) Prior to the commencement of the development details of provision to be made for the parking and turning of construction traffic and vehicles shall be submitted to and approved by the Waste Planning Authority in writing and fully implemented prior to the development commencing. Such measures shall be retained for the duration of the construction period.

Reason: In the interests of highway safety.

Storage

(18) Stockpiles of material, and bins stored on the site, shall not exceed four metres above existing ground level, unless otherwise agreed in writing beforehand by the Waste Planning Authority.

Reason: In the interests of local amenity.

(19) External storage of materials and bins shall only take place in the locations shown on the approved layout Plan No. 60810/02 (Rev. A) and 07/2272 (Rev. A).

Reason: To ensure that vehicle manoeuvrability is not compromised or impeded and in the interests of local amenities.

Lighting

(20) Prior to the commencement of the development, a Lighting Scheme for the site shall be submitted to the Waste Planning Authority for approval in writing and thereafter implemented in accordance with the approved Scheme within a further period of one month following construction of the waste transfer building.

Reason: In the interests of local amenities.

Landscaping

(21) The conifers bordering the development as shown on Plan No [A] along the southern site boundary shall be protected during the construction of the development and shall be retained permanently as a tree screen. Any of these trees which die or become diseased during the life of the development shall be replaced with a three metre high specimen of the same species within the nearest planting season following identification of the dead or diseased tree.

Reason: in the interests of local amenities.

(22) Prior to the commencement of the development details of acoustic screening/fencing and gates for the boundary of the site (including screening the picking plant exiting from the front elevation of the building) shall be submitted to the Waste Planning Authority for approval in writing, and thereafter implemented in accordance with this approval prior to commissioning of the site operations and any waste being imported to the site.

Reason: In the interests of adjacent offices.

(23) Within the first planting season following the issue of this certificate or the completion of access improvements detailed on Drawing No. 60810/02 of planning permission, whichever is the later, the western boundary of the site between Hollybush Lane and the bin storage and parking area shall be planted in accordance with a scheme to be submitted to the Waste Planning Authority in writing for approval.

Reason: In the interests of adjacent offices/businesses.

Building

(24) The waste transfer building shown on layout plan 07/2272 approved by way of this permission shall be constructed in accordance with the layout and elevation details approved by way of Plan No.`2' (revised) and shall include plastic panel screens within the only doorway on its front elevations, details of which are to be agreed with the Waste Planning Authority in writing before construction commences.

Reason: In the interests of local amenities and to prevent dust and light pollution of the surrounding area when working during winter months in particular.

(25) Prior to the commencement of the development, details of the texture and colour of the roof and cladding materials for the waste transfer and recycling building shall be submitted for approval by the Waste Planning Authority in writing and thereafter implemented in accordance with any such approval.

Reason: In the interests of local amenities.

(26) The retaining timber walls shown on approved Plan No. `1' shall be constructed prior to the approved use of the site commencing and shall be situated in the location shown on Plan No. 07/2272 .

Reason: In the interests of local amenities.

(27) The interior of the Waste Transfer Building shall comprise the plant and machinery located as shown on approved Plan No. 07/2272 Rev.A (crusher, picking station/rockranger recycling system) and shall comply with the specifications detailed on Drawing No. SR29768/L, Drawing No. 3 and shall be laid out in accordance with this Plan. The specification of the crusher shall be submitted to the Waste Planning Authority for approval prior to installation.

Reason: To control the built development in the interests of local amenities and to ensure the purpose of the development to manage waste and increase recycling is fulfilled in as practical a manner as possible.

(28) The portacabin offices shall be constructed in accordance with details submitted on approved Plan No. `1' and shall be located as shown on Plan 07/2272. The external walls of these offices shall be painted in a colour to be agreed in writing before they are erected on site with the Waste Planning Authority.

Reason: In the interests of the amenities of the site and the requirements for vehicle manoeuvrability on the site.

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 Minerals and Waste Core Strategy

Policy DC1 - Sustainable Minerals and Waste Development

Minerals and waste developments will only be permitted if they meet the standards outlined in Policy S1 and, in appropriate circumstances, are designed and constructed to use water and energy

efficiently.

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 Principal 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 DC8 - Pollution, Health, Quality of Life and Amenity

Minerals and waste development will only be permitted if due regard is given to the pollution and amenity impacts on the residents and users of the locality and there is unlikely to be an unacceptable impact on health and/or the quality of life of occupants of nearby dwellings and other sensitive properties. Where necessary minerals and waste developments should include mitigation measures, such as buffer zones between the site and such properties.

Policy DC11 - Flooding

Minerals and waste development will only be permitted in accordance with the conclusions of a Flood Risk Assessment. Moreover, landfill and hazardous waste facilities, in flood risk zones 3a and 3b, or development that is likely to create an unacceptable risk of off-site flooding, will not be permitted.

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.