Contact: Katherine Snell, ext 5938 email: [email protected]

1. Summary

1.1 The proposal is for a pumping station located on agricultural land to the west of the junction of Highbridge Road and Kiln Lane, Brambridge. The sewer upgrade works are required to prevent flooding during high rainfall to residential properties and three highways. There have been local objections on visual impact and highways issues. The visual impact of the development can be lessened with a sensitive and extensive planting scheme and the colour of the fence adapted to suit the surroundings. The impact on the highway is considered minor during construction, and negligible during operation. Moreover, there is an overriding need to protect a number of houses from sewage and flooding risk. Therefore, planning permission is recommended, subject to conditions.

2. Recommendation

That planning permission in respect of application for construction of a wastewater pumping station, including: change of use for land to be leased by Southern Water, construction of motor control centre kiosk, construction of two vent columns, steel palisade fence around area of the pumping station, permanent access road off Highbridge Road, change of ground levels at Highbridge Road Wastewater Pumping Station, Highbridge Road, Brambridge, Eastleigh (08/00958/HCS) be granted for the following reason, subject to the 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 proposed pumping station is located on agricultural land to the west of the junction of Highbridge Road and Kiln Lane. The area is currently used as rough pasture. The area within the fence line of the station is approximately 500 square metres. The station will be fenced off to restrict access to the site during normal operation. The access road to the development covers a further 600 square metres. A permanent access point is proposed off Highbridge Road to allow vehicular access for maintenance vehicles during normal operation of the station. There is substantial screening from hedgerows and trees to the north-east of the site (along Kiln Lane) and patchy hedgerow to the south-west (Highbridge Road). Brambridge House, a Grade II* listed building, is approximately 500 metres to the north-west. There is a footpath to the south of Highbridge Road.

3.2 The sewer upgrade works are required to prevent flooding to residential properties and three highways which occurs during high rainfall events. The current Combined Sewer Network is releasing untreated flows (sewage) to properties in Brambridge through hydraulic overload during heavy rainfall. The proposed works will remove 26 properties from the `flooding register' and stop flooding which affects three highways. The properties currently suffer from repeated internal flooding from escaping surcharged foul sewers during heavy rainfall events.

3.3 Therefore it is proposed to increase the storage capacity of the sewer network locally by installing off-line underground storage tanks in land to the north of Highbridge Road. This will be done by providing local storage capacity for untreated flows during storm events and by upsizing pipes in the local sewer network.

3.4 This scheme forms part of Southern Water's Asset Management Plan 4 (AMP4) Programme. This is a major programme of refurbishment and upgrading of various existing wastewater treatment works and associated sewer infrastructure required by the Office of Water Services (OFWAT) and the Environment Agency (EA), to be put in place between 2005 and 2010. Each of the schemes are required to be completed by dates specified by the EA and OFWAT.

3.5 The return of stormwaters to the main sewer network will require electrical equipment (control panels) to control the submersible pumps (located in the bottom of the tanks). The electrical control panels need to be located above ground and within a kiosk to provide protection from water and the

weather. The kiosk will also house telemetry equipment to measure water level and flow rates within the detention tanks. The kiosk, for operational reasons, needs to be close to the underground infrastructure. The tanks will be connected to a new take-off manhole in Kiln Lane.

3.6 The construction activities will be limited to between 07:30 and 18:00, Monday to Friday, and between 07:30 and 14:00 on Saturday. No work is to be carried out on Sunday or bank holidays. The works will take approximately 45 weeks to complete.

3.7 During the mobilisation period (setting up of the site compound and delivery of plant/equipment) there will be approximately 20 articulated vehicles, 100 tipper trucks and 150 light van/car movements over the course of a three week period. Vehicle movements during the remaining construction period will comprise approximately 100 articulated vehicles, 50 tipper trucks and 2,000 light van/car movements. On completion, there will be occasional visits, one approximately every three months, by operational staff in light vans. Visits will be made during normal working hours to ensure the system is operating correctly. In the case of a significant system failure, the system will be visited by operational staff in light vans.

4. Development Plan

4.1 Hampshire Minerals and Waste Core Strategy DPD (2007); Policy DC13 (Waste Management and Recycling).

4.2 Winchester District Local Plan (Adopted 2006); Policy DP.3 (General design criteria).

5. Consultations

5.1 The local Member, Councillor Mason, has no objection subject to screening.

5.2 Colden Common Parish Council has been informed.

5.2 Environmental Health Officer has no comment.

5.3 Winchester City Council raises objection on visual impact grounds.

5.4 Environment Agency has no objection subject to a working programme condition.

5.5 Natural England raises no objection.

5.6 Highway Authority has no objection subject to access and mud prevention conditions.

5.7 East Hampshire Area of Natural Beauty Officer has no objection.

5.8 Rights of Way has no objection.

6. Representations

6.1 There have been five letters of objection to the proposal, citing visual impact and highways issues as grounds for concern.

7. Commentary

7.1 Residents have raised concern over the potential visual impact of the development and questioned the need for the pumping station to be situated in the particular position.

7.2 The siting of the proposal is driven by the need to be located immediately downstream of the flow. The pipe in question runs along Kiln Lane, and the corner of the field is deemed the most suitable option to locate the development, as it offers screening and access. Unfortunately an alternative access through Kiln Lane would require removal of an expanse of hedging and traffic entering onto a 60 mph road, and this is not an option.

7.3 An extensive planting scheme, with a management programme for five years, has been conditioned. The colour of the fencing has also been conditioned to ensure the most effective screening possible. Winchester City Council also requested a contaminated land condition and the Environment Agency require a working scheme, in order to protect the physical environment fully.

7.4 There has also been concern from local residents over the entrance to the site in terms of highways safety and amenity. However, there is no objection from the Highways Authority subject to details of the access and visibility splays being supplied.

7.5 Potential impact on the setting of the listed building has been raised but, due to the distance and the immediate setting of Brambridge House (a large garden centre is adjacent), this is not considered significant.

7.6 In summary, the visual impact can be lessened with a sensitive and extensive planting scheme and the colour of the fence adapted to suit the surroundings. The impact on the highway is considered minor during construction, and negligible during operation. Notwithstanding these comments, there is an overriding need to protect a number of houses from sewage and flooding risk. Therefore, as there are no significant adverse environmental or amenity impacts, planning permission is recommended subject to conditions.

1750/KS

APPENDIX 1

Conditions

Timescale

(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 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 1800 Monday to Friday inclusive, before 0800 or after 1400 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.

Highways

(3) Details of the means of access, including the layout, construction, sight lines and treatment of security, shall be submitted to and approved in writing by the Waste Planning Authority before development commences. The agreed details shall be fully implemented as approved prior to development commencing.

Reason: To provide a satisfactory access.

(4) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the demolition works being deposited on the public highway. These measures shall be implemented before the development commences and thereafter maintained. No vehicle shall leave the site unless its wheels have been cleaned sufficiently to prevent mud being carried onto the public highway. In the event that any mud or spoil is deposited on the highway, it shall be cleaned off at the end of each working day.

Reason: In the interests of highway safety.

Landscaping

(5) Within 12 months of 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.

(6) Samples and/or details of the materials and finishes to be used for the palisade fence shall be submitted to and approved by the Waste Planning Authority in writing before the development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

Environment Control

(7) If any other previously undiscovered contamination is found during the development of the site, this shall be notified to the Waste Planning Authority immediately; along with a suitable risk assessment and where necessary a remediation scheme to be approved by the Waste Planning Authority.

Reason: To identify and appropriately deal with potential land contamination.

(8) Prior to development commencing a scheme for the method of working/construction shall be submitted to and approved in writing by the Waste Planning Authority. The scheme shall be implemented as approved during the development.

Reason: The proposed development is in a highly sensitive area, both for groundwater and surface water.

APPENDIX 2

Annexe to Reason for Conditions

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

(General Procedure) Order 1995 - as amended)

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Hampshire Minerals and Waste Core Strategy DPD 2007

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.

Winchester District Local Plan (Adopted 2006)

Policy DP.3 - General Design Criteria

Development which accords with other relevant policies of this Plan will be permitted, provided it:

(i) makes efficient and effective use of land or buildings;

(ii) in terms of design, scale and layout,

responds positively to the character,

appearance and variety of the local environment;

(iii) keeps parking provision to a minimum;

(iv) provides for ease of movement and local `permeability';

(v) maximises access to public transport;

(vi) facilitates the development of adjacent sites;

(vii) does not have an unacceptable adverse impact on adjoining land,

uses or property;

(viii) includes within the development sufficient amenity and recreational

space, appropriate to its size, design and function;

(ix) makes appropriate provision for the storage of refuse and recyclables.