Archived decisions
HAMPSHIRE COUNTY COUNCIL
Decision Report :
Decision Maker: |
Regulatory Committee | ||||
Date of Decision: |
11 March 2009 | ||||
Decision Title: |
Development and operation of facility for the recycling of waste wood and other recycled materials at Four Dell Farm, Poles Lane, Otterbourne | ||||
Decision Reference: |
481 | ||||
Report From: |
Head of Planning and Development, Environment Department | ||||
Contact name: |
Peter Chadwick | ||||
Tel: |
01962 846728 |
Email: |
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EXECUTIVE SUMMARY |
1) Background: |
1.1. Planning permission is sought for the development and operation of a facility for the recycling of waste wood and other recyclable material at Four Dell Farm, Poles Lane, Otterbourne. The proposed site includes an agricultural building constructed in 2002 and adjoining hard standing. The proposals are to import 32,000 tonnes of green waste, clean wood and waste pallets etc, the wood would be chipped and any soil, plastic, metal, stone or other foreign objects removed. It is estimated the proposals would generate about 36 HGV movements per day. The resultant wood chips would be used on the Farm for animal bedding and a soil nutrient, and exported for similar use on other farms and for use as a fuel for power generation. The shredding would take place on the hardstanding, the product would be stored within the building. Unprocessed material would be stored outside on the hardstanding. The proposals also include a weighbridge and portacabin style office. |
2) Issues: |
2.1. The main issues are whether the proposal is in accordance with policy concerning the re-use of redundant farm buildings and waste recycling, the impact of the proposal visually and in terms of noise, and the impact of the associated lorry traffic both at the site and along the route to and from the site, particularly through Otterbourne. |
2.2. In conclusion it is considered that the proposal does not comply with Policy DC13 as the building is still in agricultural use, but there are reasons provided why it would become redundant, and also that the proposed wood and green waste recycling would provide resources for the Farm in terms of animal bedding and soil improver. Consequently, it is considered to be an acceptable departure. There would not be a significant highway impact from the associated traffic and amenity concerns can be controlled by condition. However, as there is some uncertainty about the full impacts of this site operating alongside the neighbouring construction waste recycling facility it is recommended to grant a temporary consent to enable re-assessment in the light of the actual impacts. |
3) Recommendations: |
3.1. That planning permission in respect of the development and operation of a facility for the recycling of waste wood and other recycled materials at Four Dell Farm, Poles Lane, Otterbourne (08/02657/HCS) be granted for the following reason and subject to the conditions in Appendix 1. |
4) Reason for Decision: |
4.1. It is considered that the proposal would not be in accordance with the development plan (summary attached) because it does not comply with Policy DC13 as the building is still in agricultural use, but there are reasons provided why it would become redundant, and also that the proposed wood and green waste recycling would provide resources for the Farm. The proposal 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. Consequently for the reasons above it is considered to be an acceptable departure. |
MAIN REPORT
1) Site and Proposal: |
1.1. The site, as shown on the attached plan, comprises an area of 0.44 hectares within the Four Dell Farm building complex which forms part of Silkstead Farm. The site includes a large open sided barn in the centre surrounded by hard standing. This is the last remaining building and area which has not been granted planning permission for non-agricultural use. The adjoining land to the west and south is in industrial/commercial use, the land to the east is a hardstanding which has planning permission for waste recycling which has not yet been implemented and land to the north is a field in agricultural use. The nearest house is Four Dell Bungalow, about 50 metres from the site. There are further houses to the north and west about 500 metres away. The main village of Otterbourne is on the other side of the M3, to the east of the site. 1.2. The building and hardstanding were constructed in 2000/01 and were used for general agricultural storage including bedding straw, and also used seasonally as a lambing shed. Lambing practice on the Farm has changed to outside lambing later in the season, therefore the building is no longer needed for this purpose. The proposed wood recycling is intended to provide animal bedding which would replace the straw, and therefore there would not be the need for as much straw storage. In addition the high costs of potash and phosphates have caused a change in agricultural practice resulting in the straw from arable crops being ploughed back into the field to return nutrients into the soil, rather than the straw being removed, baled and stored. Planning History Site |
1.3. Permission for bulb drying building granted 1998 (W13437/01), restricted to bulb drying and other agricultural use only. Adjacent Sites |
1.4. Permission for B2/B8 uses granted 2004 (04/02560/FUL), restricted to no external storage, on adjoining site. |
1.5. Permission for B2/B8 uses granted 2007 (06/02429/FUL), restricted to no outside storage, on adjoining site. |
1.6. Permission for a waste recycling facility granted 2007 (07/01762/HCS), on adjoining site, the waste recycling has not yet been implemented. 1.7. Permission for variation of condition (removal of limit on vehicle movements) granted 2009 (09/00029/HCS), on adjoining site. Proposal 1.8. The proposal is for a facility for recycling waste wood and other recyclable material to produce animal bedding, a soil improver and a fuel. The anticipated tonnage would be about 32,000 tonnes per year. The wood would be from green waste, waste timber, waste pallets etc. The wood would be chipped on site and any soil, plastic, metal, stone or other foreign object would be removed and would also be recycled if possible. The waste reception area and the wood chipper would be located outside the building on the hardstanding. Processed material would be stored inside the building. It is also proposed to install a wood pelletiser, this machine would create pellets from the chipped wood for use as a fuel suitable for power stations or biomass power generation plants. The pelletiser would be located within the building. 1.9. Access to the site would be from the new entrance to Four Dell Farm from Poles Lane. The proposal is anticipated to generate 200 HGV movements per week, averaging 36 movements per day. Hours of operation would be 0700 to 1800 Monday to Friday and 0700 to 1400 hours on Saturday. However, it is proposed to extend the time for taking material out of the site to 2300 when it is for use within Silkstead Farm itself. 1.10. The storage and activity on the hardstanding would be screened by the construction of a four metre high bund on the boundary, which would be landscaped. 1.11. A Noise Report has been submitted. This considers noise information for both the proposed wood chipper and the pelletiser. This also takes into account the noise levels with the concrete crusher approved under the permission for waste recycling granted on the adjacent A J Blake site. The report specifies that the pelletiser would be within the barn and would be mounted on a concrete base. The report specifies the need for additional acoustic screening by walling the southern façade to eaves height and extending the wall to the east, and has assessed the impact to the north to include a four metre bund. These measures would ensure noise levels at Four Dell Bungalow would not exceed 70 dB LAEQ, 1hr. Regarding the impact for Shepherds Lane to the North, the following table is provided: At New Barn Farmhouse Blake's Predicted Current Proposal Existing 46.7 46.7-(2.1 to 5.0) 52-55 1.12. The proposal is not an EIA development and no Environmental Statement is required. |
2) Development Plan: |
2.1. Hampshire, Portsmouth, Southampton and New Forest National Park Minerals and Waste Core Strategy (2007) policies DC3 (landscape), DC6 (highways),DC8 (pollution, health, quality of life and amenity) and DC13 (waste management and recycling) apply. |
3) Consultations: |
3.1. Councillor Mrs Bailey comments that she would like the Committee to consider the following points: (i) The applicant suggests longer working hours for transporting pellets on his own land. Hours should match the hours set for the rest of Four Dell Farm and there should be no exceptions for internal transportation. (ii) If this application is allowed there may be a screener, a pelleter and a chipper all working at the same time together with screening and crusher noises on the adjacent site. I would wish to be assured that the accumulative effect will not exceed acceptable limits otherwise use should be limited to separate times. (iii) The bund should be at least four metres to match adjacent sites. (iv) I would like it made clear exactly what type of materials will be recycled. It quotes 'wood and other recycled materials'. It will be important that all loads should be predominantly wood and include minimal 'other ' materials. (v) Outside storage and parking should be linked to the whole application so subdivision of the site is not possible. (vi) From the location of this site and the proximity of the A J Blake site it will be easy to transfer material between sites. Therefore I would like a tonnage limit to be considered. (vii) Is this a redundant farm building? At the site visit it was full of farm related materials. |
3.2. Winchester City Council raises objection on the grounds that the development as proposed is contrary to policies CE5, CE12, CE16, CE17, DP3 and DP10 of the Winchester District Local Plan Review in that the Local Planning Authority is not satisfied that the scale and nature of the activity can be accommodated without detriment to the visual character of the locality and adverse affects upon good quality agricultural land; it has been designed to reduce the impact of noise to an acceptable level; and it would not harm the character of the adjacent roads as a result of additional HGV activity. |
3.3. Winchester City Council Environmental Health Officer raises no objection subject to conditions to control noise and hours of working. |
3.4. Environment Agency raises no objection. |
3.5. Highways Authority comments it is predicted that the annual throughput for the site will be 32,000 tonnes which equates to 640 tonnes per week. This will result in an average of 36 HGV movements per day. This level of additional traffic can be accommodated satisfactorily on the local network. This application will not have a significant impact on the local network, the Highway Authority therefore raises no objection to the proposal subject to a condition requiring a Construction Traffic Management Plan. |
3.6. Otterbourne Parish Council raises objection on the grounds of outside storage of waste wood and other recyclable material, visual pollution presented by large piles of waste wood, intensification of industrial activity, noise pollution presented by chipping procedure and vehicle movements and vehicle movements from 0700 to 2300 within the road network of the local community. 3.7. Hursley Parish Council raises no objection, but feel strongly that the use should be restricted to the precise use applied for only. |
3.8. Compton and Shawford Parish Council raises objection on the grounds of further intensification of uses at the site, and will be a source of visual and noise pollution and the proposed traffic increase will adversely affect the amenity of local residents. Also oppose the loss of the last agricultural building at Four Dell Farm which will adversely impact on the future agricultural management of the farm. Proposal is contrary to the County Councils waste policies and the City Councils countryside policies. 3.9. OCASSA does not raise objection for wood recycling subject to: (i) the bund should be four metres high and suitably landscaped and maintained; (ii) other recycled material' should only be that ancillary to the wood; (iii) limit operating hours; (iv) outside storage and parking should be ancillary to the building use and not be separable; (v) permission should be temporary and should operation cease revert to agriculture; and (vi) controls over noise, dust, light and odour. |
4) Representations: |
4.1. Letters of objection received from four local residents on grounds of increased traffic, and one letter received making comments. |
5) Commentary: |
5.1. The main issues associated with this application are whether the building and its curtilage are no longer required for agriculture and so are redundant and therefore complying with Policy DC 13 , or if not whether there are any reasons for departing from policy, and the amenity impact with regard to noise, dust and odour and the impact of the associated lorry traffic . |
5.2. The building, and its curtilage is currently in use for storage of hay and agricultural machinery used on the farm. Clearly it is not currently redundant and therefore the proposal cannot comply with the requirements of Policy DC13. However the applicant has argued that recent and proposed changes in agricultural practices will make the building redundant. In particular the change in lambing regime, with lambing carried out in the fields later in the year rather than in the building earlier and ploughing in stubble rather than collecting for hay. In addition the proposed wood recycling does have a close relationship with the management of the farm because the shredded wood is proposed to be partly used for animal bedding, and also the green waste and shredded waste to be used as a soil improver on fields within the farm. In these circumstances it is considered that there is a reason for departing from policy for this proposal. |
5.3. Notwithstanding the policy position it is also necessary to consider the amenity impacts of the proposals, including the impact of the associated traffic. 5.4. With regard to traffic there is no highway capacity or safety objection to the proposals, and no sustainable reason for refusal on highways grounds. Despite continued concern at traffic through Otterbourne, there is also no sustainable reason for refusal on the amenity impact of the traffic. 5.5. There is no change proposed for the appearance of the building and visual impact of the proposed stockpiles is proposed to be mitigated by a bund and planting. Provided the bund height is increased to four metres, then it is considered this would be effective. |
5.6. The shredding of wood and green waste does have the potential for issues of noise, odour and dust. With regard to odour and dust these can be controlled by suitable conditions. There has been concern raised about the impact of noise, both the noise from the proposed wood and green waste recycling activities and the cumulative impact with the future operation of the neighbouring construction waste recycling facility when it becomes operational. The noise levels have been assessed and a noise limit and other conditions can control this impact. However, there does remain an element of uncertainty as to the effectiveness of these measures when both facilities are fully operational. Consequently it is recommended that a temporary consent be granted. 5.7. In conclusion it is considered that the proposal does not comply with Policy DC13 as the building is still in agricultural use, but there are reasons provided why it would become redundant and also that the proposed wood and green waste recycling would provide resources for the Farm in terms of animal bedding and soil improver. Consequently it is considered to be an acceptable departure. There would not be a significant highway impact from the associated traffic and amenity concerns can be controlled by condition. However, as there is some uncertainty about the full impacts of this site operating alongside the neighbouring construction waste recycling facility it is recommended to grant a temporary consent to enable reassessment in the light of the actual impacts. |
Section 100 D - Local Government Act 1972 - background documents | |
The following documents discuss facts or matters on which this report, or an important part of it, is based and have been relied upon to a material extent in the preparation of this report. | |
(NB: the list excludes published works and any documents which disclose exempt or confidential information as defined in the Act.) | |
Document |
Location |
Development and operation of facility for the recycling of waste wood and other recycled materials at Four Dell Farm, Poles Lane, Otterbourne |
Environment Department |
1880/481/PDC
CONDITIONS: |
Commencement: 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. Timescale: 2) The development hereby permitted shall be for the recycling of wood, green waste and ancillary material only. The recycling shall cease, all plant machinery and stockpiles shall be removed and the site be reinstated to agricultural use by 30 March 2014 unless otherwise agreed in writing by the Mineral Planning Authority. Reason: To secure the satisfactory restoration of the site. Working Scheme: 3) No more than 32,000 tonnes of wood and green waste per year shall be imported to the site. A record of the quantity of waste brought to the site shall be sent to the Waste Planning Authority annually and shall also be made available to the Waste Planning Authority on request. Reason: In order to ensure there is not an intensification of use at the site which would lead to harm to the environment or local amenity. 4) The waste to be brought to the site shall be restricted to wood and green waste and ancillary material (such as nails, wire and packaging) only. Reason: In the interests of local amenity. 5) Stockpiles and storage of unproceessed and processed material shall be in the locations shown on drawing GV/A051981/LAY/01 only. No stockpiles shall exceed four metres in height. Reason: In the interests of local amenity and to reduce visual impact. Highways 6) The site shall not be operational until the existing access onto Poles Lane has been stopped up, the haul road removed and the access and haul road land restored to agriculture in accordance with a scheme to be submitted to the Waste Planning Authority and approved in writing. Reason: In the interests of highway safety and visual amenity. 7) Means of vehicular access to the site shall be from the road junction with Poles Lane only. Reason: In the interests of highway safety. Hours of Working 8) Unless otherwise agreed in writing by the Waste Planning Authority, other than movement of processed material within Silkstead Farm (as shown on Plan No SER 02397), no heavy goods vehicles shall enter or leave the site and no plant or machinery shall be operated except between the following hours: 0700-1800 Monday to Friday and 0700-1300 on Saturday. There shall be no working on Sunday or recognised public holidays. The movement of processed material within Silkstead Farm shall be restricted to between the hours of 0700 and 2300. Reason: In the interests of local amenity. 9) Notwithstanding condition 8 above, all mechanical chipping and pelletting operations shall only be conducted between the hours of 0800 and 1700 Monday to Friday with no work on Saturday, Sunday or recognised public holidays. Reason; In the interests of local amenity. Landscape 10) Prior to development commencing a detailed scheme of landscaping for the perimeter of the site shall be submitted to the Waste Planning Authority for approval in writing. The scheme shall specify the precise location, size and height of the bunds which shall be a minimum height of four metres. 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 and landscape character. Noise, Dust and Odour 11) The level of noise emitted from the site shall at no times exceed an LAeq (1 hour) of 70 dB measured, when facing the site, at the left hand point of the site entrance, as marked on submitted plan reference GV/A051981/LAY/01. Any such measurements shall be taken when adjacent industrial sites are not in operation. Reason: In the interests of local amenity. 12) Prior to development commencing the measures set out in the Environmental Noise Impact Statement Barnhawk Acoustics report No. 209/2. The measures shall include acoustic enclosure by walling the southern façade of the barn and extending the wall to the east as shown on Plan BA1, siting the pelletiser on a concrete base and the construction of a 4 metre bund on the northern boundary. Reason: In the interests of local amenity. 13) Prior to development commencing an Environmental Management Scheme for the control of noise, dust and odour at the site shall be submitted to the Waste Planning Authority for approval in writing. The Scheme shall be implemented as approved for the duration of the site's operation. Reason: In the interests of local amenity. Protection of Water Environment 14) Prior to development commencing a surface water drainage scheme shall be submitted to the Waste Planning Authority and approved in writing. The scheme shall be implemented as approved. Reason: To ensure protection of the water environment. |
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 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 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. |