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

1. Summary

1.1 Planning permission is sought for the importation, short-term storage, shredding and distribution of green waste for use as a soil improver for agricultural benefit at West End Farm, Upper Froyle, Alton. The application is a departure from the Core Strategy because it is a waste development in the countryside that is not within the curtilage of a redundant farm building. The development would take green waste sourced from household waste recycling centre (HWRC) sites, such as Alton, nearby, which would be delivered by one single waste operator with whom the applicant would enter into a contract.

2. Recommendation

That permission for the importation, short-term storage, shredding and distribution of green waste for use as a soil improver for agricultural benefit at West End Farm, Upper Froyle, Alton (Application No F22111/028/CMA) (County Council Ref: EH155) be granted subject to a Section 106 financial contribution towards highway maintenance and improvements towards the local road network, and the conditions set out in Appendix 1, for the following reason:

Reason for Approval

Whilst the proposal would not be in accordance with the development plan (summary attached in Appendix 2) it is considered 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 Planning History

3.1 The application site extends across an area of 0.15 hectares within an arable farm of approximately 320 hectares. The site is located approximately 600 metres west of the nearest residential property on the western edge of Upper Froyle. It is situated on high ground in the corner of an agricultural field due south of a hay barn and screened to the east and south by Round Wood, a Site of Importance for Nature Conservation (SINC).

3.2 The site would be accessed by a long haul route linking West End Farm with the site as shown on the attached plan. Traffic would enter the farm from the west via the A31 and Ryebridge Lane, which links with the existing farm access off Colthouse Lane (public footpath No. 15) . It would then run past the farm buildings and two farmhouses where it would divert into the adjacent agricultural field.

3.3 The haul route would then run across the edges of two fields until it linked with Footpath 27, an agricultural track used by the farm. At this point the haul route would turn 90 degrees west and follow the line of the track uphill to the proposed site.

3.4 This application is a re-submission of one that was withdrawn last year by the applicant which proposed using the total length of Footpath 27 as the haul route. Whilst Footpath 27 is a current agricultural access it goes past houses north of West End Farm. Local residents raised objections and accordingly the applicant withdrew the application. The current application has been revised since its submission. The applicant is now proposing a new agricultural private track as part of the haul route instead of using a steep section of Colthouse Lane (Footpath 15), which is also an ancient Holloway (track in a cutting).

3.5 The following planning constraints directly affect the site:

(i) SINC Round House Wood; and

(ii) Rights of Way - Footpath No. 27 and Footpath No. 15 (Colthouse Lane).

3.6 The site itself is countryside and is therefore a departure from the development plan. The location of the site means that the compost can be distributed radially across the 320 hectare farm holding.

4. The Proposal

4.1 Planning permission is sought for the importation, short-term storage, shredding and distribution of green waste for use as a soil improver for agricultural benefit at West End Farm.

4.2 The proposal would include the following activities:

(i) the receipt of 25,000 tonnes per annum of segregated green waste from HWRCs kerbside collections;

(ii) the construction of an internal haul roads;

(iii) the on-site storage of green waste for a limited period prior to being shredded;

(iv) the shredding of green waste using a mobile shredder;

(v) screening of the shredded green waste using a mobile screen;

(vi) the loading and transportation/distribution of the shredded green waste to the head of recipient agricultural fields within the farm unit, using tractors and trailers;

(vii) installation of a weighbridge and small office at the site entrance;

(viii) earth bunding up to four metres in height on the north and western boundaries using soils stripped from the site;

(ix) native hedgerow and woodland planting to either side of the proposed haul routes and Footpath 27; and

(x) a parallel path to the part of Footpath 27 used as a haul route for walkers.

4.3 There would be no export of product or waste outside the farm as a result of these proposals.

4.4 Green waste would be delivered to the site by heavy goods vehicles (HGVs) on a daily basis from Monday to Friday. HGVs would consist mainly of roll on/off container type vehicles with a typical 25 tonne pay load.

4.5 The imported green waste would be stockpiled on hardstanding within the site for a period no longer than 24 hours prior to shredding. Following shredding the green waste would be passed through a mobile screen, with all oversized material being fed back into the shredder and the <50 millimetre fraction being temporarily stockpiled for a period of no more than three days.

4.6 Samples of processed green waste material would be collected and sent for chemical analysis to assess its properties and establish the appropriate application rates.

4.7 Suitably shredded and sized green waste would then be exported from the application site by farm tractors and trailers and deposited at various headlands within the farm unit - in readiness to plough and harrow into the soils. This would occur every other day on average. There would be no export of product or waste outside the curtilage of the farm as a result of these proposals.

4.8 The equipment would be stored within the site and would comprise:

(i) a mobile shredding machine - a Jenz AZ 660 or similar;

(ii) a mobile screen - a Doppstadt 518 trommel or similar; and

(iii) a mobile loading shovel - CAT 938G or similar.

4.9 Fuel would be supplied to the mobile plant using the existing farm equipment. A small portable office building (similar to a Portacabin) and surface mounted weighbridge would be erected on the site.

4.10 The proposal would employ up to four full-time farm employees.

4.11 Vehicular access to the site to join with Colthouse Lane would be routed via the A31 and the U229 road at Upper Froyle. It is anticipated that the average rate of import to the site would be 5 loads (10 movements) per day with a maximum number of 8 daily deliveries (16 vehicle movements) to the site per day.

4.12 Routing off the A31 would entail the use of the C96 Ryebridge Lane and the `Hen and Chicken' junction with the A31.

4.13 The applicant states that sewage sludge has been applied to the land at West End Farm for many years and it is recognised that this practice has contributed to the generation of unpleasant odours experienced by local residents. It is proposed that the importation and processing of green waste would replace the practice of applying sludge and the consequential tanker traffic which could be up to 40 HGV movements a day.

4.14 The applicant states that the total number of vehicle movements during 2006 associated with the delivery of sewage sludge was 1,320 vehicle movements over a period of 33 days. During this period maximum daily vehicle movements were 132 vehicle movements (3 April 2006) and average vehicle movements during periods of application were 40 vehicle movements per day.

4.15 The site would operate during the following hours:

Monday to Friday - 0730 hours to 1730 hours with no working on Saturday, Sunday or public and bank holidays.

4.16 The applicant highlights that the aim of the proposal is to facilitate agricultural improvement by introducing organic material to improve the agricultural soils and hence increase crop yields and variety of crops and decrease use of synthetic ameliorants. By introducing shredded green waste to the agricultural soils the moisture-holding capacity of the soils will be increased, which will assist during drought conditions and projected long-term water shortages. Treatment by the spreading of green waste is additionally valuable for its provision of organic material in slow-release form together with physical soil structure benefits. The cost, both environmental and financial, of applying synthetic soils additives may also be reduced in this way. As an arable farm there is minimal benefit to be derived from the application of manures.

4.17 The applicant adds that power for the facility's relatively minor electrical requirements will be provided by a combination of two sources:

(i) photo-voltaic cells mounted on the office roof; and

(ii) a small petrol engine-powered electrical generator.

4.18 The proposal is not an EIA Development under the Environmental Impact Assessment Regulations 1999 and an Environmental Statement has not been submitted.

5. Development Plan Policies

5.1 Hampshire Minerals and Waste Core Strategy DPD 2007 Policies DC1 (sustainable development), DC3 (landscape), DC4 (archaeology/historic heritage), DC6 (highways), DC7 (biodiversity), DC8 (amenity) and DC13 (recycling) apply.

6. Consultations

6.1 The local Member, Councillor Kemp-Gee, has been informed of the proposal.

6.2 Froyle Parish Council had an objection to the initial submission that proposed the use of the Holloway on the grounds of amenity, traffic, historic and landscape impacts that is contrary to East Hampshire Development Plan Policy. The Parish Council's comments on the revised proposal are awaited.

6.3 Environmental Health advises with relation to the original submission that in general the dust and odour impact management plans submitted with the application address concerns, subject to the control measures being implemented and permission being conditioned accordingly. With regards to noise, the Environmental Health Officer concludes that permission should be granted, subject to conditions on hours of working, no exportation of waste, sheeting of lorries, vehicles/containers and control of lorry movement numbers. The Environmental Health Officer's comments on the revisions are awaited.

6.4 Environment Agency has assessed the application as having a low environmental risk.

6.5 Highways Authority states that the A31 is part of Hampshire's Lorry Route Network and so the site's location in relation to the network is deemed acceptable. The proposed lorry routing would be via the C96 Ryebridge Lane.

6.6 The proposals will add a regular additional turning movement through the A31/C96 Ryebridge Lane junction, at the `Hen and Chicken' public house. Should permission be granted an appropriate financial contribution should be secured towards further and future improvements at this junction. Additionally, a financial contribution of £1,000 a year in perpetuity should be secured towards the maintenance of Ryebridge Lane between the access to the site and the A31.

6.7 Subject to the financial contributions and agreement on the nature of surfacing of those parts of the haul route that are designated Rights of Way, and appropriate passing places being provided, the Highway Authority has no objection.

6.8 Rights of Way comments that surfacing of that section of Footpath 27 to be used as a haul route needs to be agreed, and would object to any tarmacing or concreting of footpath. It should also be secured through any permission granted that the applicant is responsible for maintenance of that section of Footpath 27 to be used as a haul route.

6.9 East Hampshire District Council - comments awaited.

7. Representations

7.1 Three representations have been received about the original application on grounds of traffic impact and impact on the historical and landscape character of the area. The authors of these representations have since been notified of the revised plans avoiding the use of the Holloway and comments are awaited.

8. Commentary

8.1 The location of the proposed site within the corner of an agricultural field means that the development does not accord with criteria (b) of Core Strategy Policy DC13 which requires that such a waste proposal `re-uses/ re-develops previously developed land and/or redundant agricultural and forestry buildings (including their curtilages).' However the proposed planting does comply with Policy DC7 of the Strategy, because it would increase biodiversity and Hampshire Biodiversity Action Plan (BAP) Priority. Most importantly, it would implement national, regional and local policy on sustainable waste management and the protection of soils. Finally, it re-uses green waste produced locally, such as at the Alton HWRC, to facilitate agricultural improvement in an organic manner, avoiding the need for synthetic ameliorants.

8.2 The other issues raised by the proposal are whether there are any adverse amenity, visual or traffic impacts created by the development.

8.3 It is noted that the site is bunded and located a significant distance away from the nearest property and it is considered unlikely that if there were to be any noise impact other than from the more regular use of HGV traffic on the track way on Footpath 27, the proposed tarmac surfacing of the new purpose-built haul route would help to reduce noise and dust from traffic using it. Moreover, the surfacing of that part of Footpath 27 to be used as a haul route needs, should be agreed with the Rights of Way Officer.

8.4 With regards to landscape impact, the hedge planting either side of the haul route and the bunds and planting to the west and north of the site will be adequate screen in due course. The only part of the route that would be visible permanently from the western edge of Upper Froyle would be part of the agricultural track way (also Footpath 27) which runs uphill towards the site.

8.5 The comments of the Highway Authority with regards to traffic impact are noted. It is recommended that if permission is granted it be subject to a Section 106 Agreement securing a contribution in the region of £4,000 towards further and future improvements at the `Hen and Chicken' junction, and £1,000 a year in perpetuity towards any maintenance costs of Ryebridge Lane between the access to the site and the A31.

8.6 To conclude, the principle of this development to re-use green waste as an agricultural fertiliser on fields, as opposed to non-organic sewage sludge (which contains metal compounds and causes an odour nuisance) is supported.

8.7 It is acknowledged these latter matters arise from the HGV traffic. However, the proposed haul route and new planting largely mitigate these impacts. It is also noted the numbers of HGVs can be limited and planning conditions used to adequately control the development.

1567/JD

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.

Hours of Working

(2) 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: 0730-1730 Monday to Friday. There shall be no working on Saturday, Sunday or recognised public holidays.

Reason: In the interests of local amenities.

(3) 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 the 0800 or after 1730 Monday to Friday and not at all on Saturday, 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.

Landscape

(4) Within three months of development commencing a detailed scheme of landscaping for the perimeter of the site, and hedgerow and woodland planting either side of the haul route as shown on concept Drawing No. 1R (revised February 2008) 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.

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.

(8) 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.

(9) Prior to waste importation commencing a detailed scheme for the drainage and disposal of surface water shall be submitted to the Waste Planning Authority for approval in writing The scheme shall be implemented as approved.

Reason: To ensure adequate drainage of the site.

Noise and Dust

(10) 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.

(11) Prior to commencing operations details of noise and dust suppression measures shall be submitted to and approved by the Waste Planning Authority in writing. The approved measures shall be implemented for the duration of the development.

Reason: In the interests of local amenities.

(12) All lorries entering the site shall be sheeted.

Reason: In the interests of local amenities.

Lighting

(13) No lighting shall be installed on the external areas of the site.

Reason: In the interests of local amenities.

Highways

(14) No delivery of green waste shall take place until those sections of the haul road from Ryebridge Lane to the site comprising parts of Footpaths 27 and 15 and the new haul road, have been surfaced and drainage installed and aligned with passing bays in accordance with a scheme and specifications to be agreed in writing with the Waste Planning Authority.

Reason: In the interests of highway safety.

(15) Lorry movements to and from the site shall be restricted to a maximum of 16 movements (8 in and 8 out) per day. A daily record of lorries entering and leaving the site shall be kept at the site and made available to the Waste Planning Authority on request.

Reason: To limit the volumes of traffic in the interests of the amenity of residents on and near the approaches to the site.

(16) Prior to the commencement of the development details of measures to be taken to prevent mud from vehicles leaving the site being deposited on the public highway shall be submitted to the Waste Planning Authority and approved in writing. The measures shall be implemented as approved for the duration of the development and 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) All lorries entering the site for the purposes of delivering waste as part of the approved development shall do so via the A31/Ryebridge Lane/Colthouse Lane and exiting via Colthouse Lane/Ryebridge Lane/A31.

Reason: In the interests of highway safety.

Storage

(18) Storage of green waste shall take place for no more than 72 hours on the area shown on Plan A unless otherwise agreed in writing beforehand with the Waste Planning Authority.

Reason: In the interests of local amenities and to ensure that composting does not occur on the site.

Rights of Way

(19) Prior to development commencing, details of any crossing points with public rights of way and the alignment of the approved alternative permissive route parallel to and south of Footpath 27 shall be submitted to the Waste Planning Authority for approval in writing, and implemented. The details shall also include signs warning lorry drivers of the presence of public rights of way.

Reason: To safeguard public rights of way.

(20) Those sections of Footpath 27 and Footpath 15 to be used as haul routes shall be maintained in accordance with the construction specifications approved under condition to ensure the safety of pedestrians using the footpath, the protection of hedgerows either side of the footpath/haul route.

Reason: In the interests of pedestrians using the footpaths, lorries using the haul routes and protection of hedgerows either side of the haul routes.

Other

(21) Prior to the commencement of the development details of the office/portacabin and weighbridge shall be submitted to the Waste Planning Authority for approval in writing.

Reason: In the interests of local amenities.

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 DPD 2007

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 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.

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 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 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.