Archived decisions

HAMPSHIRE COUNTY COUNCIL

Decision Report

1. Executive Summary

1.1 This report considers an application for a development for the construction of a waste transfer and recycling facility (with a small wood waste biomass plant) at Lynchford Lane, Farnborough for the processing of commercial, industrial and construction wastes. Part of the development lies within the County of Surrey

1.2 The applicant, Econometric Limited, specialises in these types of waste operations and relocated to Farnborough in 2006 after its site in Stratford, London was subject of compulsory purchase by the London Development Agency as part of the acquisition programme for the 2012 Olympic Games.

1.3 The whole site comprises 0.54 hectares of disused industrial land within a small industrial area off Lynchford Lane, Farnborough, 0.44 hectares within Hampshire and 0.1 hectares within Surrey. The site is allocated in the Rushmoor Local Plan Review 1996-2011 as Employment Land (Policy E3).

1.4 The site is directly bordered to the east by a partly-canalised section of the River Blackwater. This was diverted west away from the site many years ago leaving an unusual situation whereby random parts of the site along the eastern boundary are within the County of Surrey. A duplicate application in respect of this land has been submitted to Surrey County Council.

1.5 Two semi-detached cottages, Nos.1 and 2 Lynchford Lane, are located within the industrial area to the west of the site. The A331 dual carriageway is located, at a higher level than the cottages, approximately 45 metres to the west of the cottages. A concrete batching plant is in operation adjacent to the rear cottage gardens. The site is accessed along via a private road owned by National Grid that also serves the cottages, the concrete batching plant, a steel company and other businesses.

1.6 The site would have a maximum throughput of 300,000 tonnes of waste a year giving rise to an average of 228 movements per day (114 in and 114 out) across an 11 hour day (0700-1800 hours). This would equate to 21 movements (approximately 10 in and 10 out) per hour. There would be a small biomass generator located to the north-west of the site which would generate electricity and heat from the use of approximately 25 tonnes of wood waste per week. The proposal would involve the laying of concrete hardstandings and erection of a waste transfer building 39 metres x 32 metres with a height of 10.5 metres to the eaves. There would also be a two-storey office located to the south of the site which would measure 12 metres x 10 metres (with a height of 6.25 metres to the eaves). Two weighbridges, a weighbridge office and parking would also support the operation.

1.7 The main issues raised by the application are:

(i) compliance with Development Plan;

(ii) flood risk zone;

(ii) traffic impact and highway safety;

(iii) noise, dust and amenity impacts;

(iv) land contamination; and

(v) biodiversity.

1.8 Approval of the application is recommended, subject to conditions and a legal agreement securing a financial contribution towards highway improvement in the locality.

1.9 Reasons for decision:

The proposal is considered to be in accordance with the development plan and no material issues have been raised by the application that cannot be mitigated against through the imposition of conditions or would on balance cause any significant adverse social, economic or environmental impacts and would not be considered to cause any issues of highway safety.

2. The Site

2.1 The whole site, as shown on the attached plan, comprises 0.54 hectares of disused industrial land (0.44 hectares within Hampshire and 0.1 hectares in Surrey)within a small industrial area off Lynchford Lane, Farnborough. The site is allocated in the Rushmoor Local Plan Review 1996-2011 as Employment Land (Policy E3).

2.2 Historical maps confirm that the River Blackwater ran through the site until, in the late 1800s, two gas holder stations were developed on the northern half of the site. By 1961 a factory building was constructed in the centre of the site and in 1972 a further building to the southern end of the site, following which a plastics manufacturing business was established across the whole site. These buildings were demolished by the applicant last year.

2.3 The River Blackwater, the traditional boundary between Hampshire and Surrey, previously meandered within the proposed development site, but was diverted to its current location on the eastern boundary and the original course of the River progressively infilled and built on. This has resulted in approximately 0.1 hectares of the proposed development being within Surrey. A duplicate application is therefore being considered by Surrey County Council.

2.4 Approximately 13 metres east of the River Blackwater, at a higher level, lies the Farnborough to Guildford railway line. Beyond the railway line lies an area of open land designated as the Blackwater Valley Strategic Gap. Land in the Blackwater Valley is managed and maintained as an area of open space along the border of Surrey and Hampshire and managed by the Blackwater Valley Countryside Partnership.

2.5 The Environment Agency's Indicative Flood Map identifies most of the application site to be in Flood Zone 2, with the remainder within Zone 3a. The site is located approximately 100 metres south-east of the Farnborough Gas Holder Station, and is bordered to the west by a building that is seven metres high to the eaves for a steel business (Hirsteel). Beyond this is located a concrete batching plant. To the south the site is bordered by further industrial land and associated uses. To the east of the River Blackwater lies distribution and food warehouses (Penta Foods) in an industrial area known as the Royston Centre. The Ash Vale Sewage Treatment Works is situated to the south east of the site.

2.6 The nearest residential properties within Hampshire, are a pair of semi-detached cottages, Nos.1 and 2 Lynchford Lane, that are approximately 25 metres from the sites western boundary. The rear garden of these properties lie directly south of a concrete batching plant business operated by Tarmac Limited. The A331 dual carriageway is located approximately 45 metres to the west of the cottages at higher level. The access track to the steelyard and the concrete batching plant runs adjacent to the eastern boundary of the cottages. To the south of the cottages is a business car parking area. The closest residential property to the site in Surrey is The Cottage, Meadow Close, which lies some 175 metres from the site; other properties at Meadow Close are some 220 metres from the site. The Grove Farm Mobile Home Park in Surrey is situated some 290 metres to the north east.

2.7 The site is accessed by a private single track road, owned by the National Grid, which links, via an industrial estate road and the public highway to the south, to the roundabout with direct access to the A331 and the B3165.

2.8 The Land Registry refers to a gas pipeline but other records do not reveal such a feature near Lynchford Lane. Nevertheless the relevant companies have been consulted.

2.9 An electric substation is located to the south of the residential cottages and an overhead electricity line crosses the very southernmost part of the site heading towards the Penta Foods distribution centre.

2.10 The application site at Lynchford Lane for the proposed waste recycling and transfer facility is not covered by any statutory nature conservation or landscape designations at the local, national or higher levels. The Mytchett Mere Site of Importance for Nature Conservation (SINC) in Surrey is situated some 480 metres to the northeast. The site is located within 2.5 kilometres to the Ash to Brookwood Heaths Site of Special Scientific Interest (SSSI) in Surrey, which is a constituent part of the Thames Basin Heaths Special Protection Area (SPA) and Thursley, Ash, Pirbright and Chobham Special Area for Conservation (SAC). The Thames Basin Heaths SPA and Thursley, Ash, Pirbright and Chobham SAC sites are designated `European sites' and protected under the European Directive "Council Directive 92/43/EEC on the Conservation of natural habitats and of wild fauna and flora" (EU Habitats Directive).

2.11 The application site lies within the Western Corridor and Blackwater Valley Sub Region, one of a number of sub regions identified in the South East Plan 2009 to be a focus for growth and regeneration

3. The Proposal

3.1 Planning permission is sought to construct a waste transfer and recycling facility at Lynchford Lane, Farnborough for the processing of commercial, industrial and construction wastes described in the application as typically wood, green waste, cardboard, hardcore, metals and plastics etc. Although part of the development is within Surrey, which they will determine, the description is for the totality of the proposal that Members are provided with a complete picture.

3.2 The applicant, Econometric Limited, specialises in these types of waste operations and relocated to Farnborough in 2006 after its site in Stratford, London was subject to compulsory purchase by the London Development Agency as part of the acquisition programme for the 2012 Olympic Games.

3.3 The site would have a maximum throughput of 300,000 tonnes of waste a year and the operations would be governed by an Environmental Permit issued by the Environment Agency. The proposed throughput would give rise to an average of 228 movements per day (114 in and 114 out). across an 11 hour day (0700-1800 hours). This would equate to 21 movements (approximately 10 in and 10 out) per hour. In practice, the applicant states that movements would be significantly lower than this, especially whilst the business is becoming established. Waste would be delivered to the site in a mix of skip lorries (seven tonne payload) and eight wheel roll-on-off Heavy Goods Vehicles (HGVs) (20-22 tonne payload). Processed materials and waste residue would be removed in similar vehicles plus larger articulated vehicles with a 25-27 tonne payload. and anticipates serving a market area over a 20 mile radius of the site within both Hampshire and Surrey. The application estimates that the previous development on the site (plastics factory) generated some 187 traffic movements per day (some 93/94 in and 93/94 out). Measures are proposed to re-emphasise the existing priority on Lynchford Lane for vehicles travelling northwards, these include the erection of a traffic priority sign on the site boundary fence and erection of signs within the site to advise drivers exiting the site that traffic travelling northwards has priority.

3.4 There would be a small biomass generator located to the north-west of the site which would generate electricity and heat from the use of approximately 25 tonnes of chipped wood waste per week.

3.5 The proposal would involve the laying of concrete hardstandings and erection of a waste transfer building some 1126 square metres (m²) 39 metres x 32 metres with a height of 10.5 metres to the eaves. There would also be a two-storey office some 124.3 square metres located to the south of the site which would measure 12 metres x 10 metres (with a height of 6.25 metres to the eaves). This would house administration and welfare facilities, including showers. A weighbridge would be located just north of the entrance and south of the waste transfer building, there would be two weighbridges and weighbridge office car parking (18 spaces), together with erection of perimeter fencing including acoustic fencing along the western boundary.

3.6 All waste handling and processing other than the biomass plant would be undertaken within the proposed waste transfer building. Waste delivered to the site would be taken into the building and emptied into a tipping hall. Waste would then be put over a trommel screen for mechanical separation before passing onto a conveyor for transport to a picking station for handpicking by operatives. In addition to the trommel screen and picking station the operation would involve use of two 360⁰ excavators fitted with waste sorting grabs and a wheeled loading shovel. Waste to be imported would also involve green waste that would be segregated on arrival and wood waste that would be chipped for the biomass plant.

3.7 Apart from skip storage to the north of the building (skips stored in stacks up to 10 skips high, some 3.5 metres in height) external areas would be used for vehicle access and manoeuvring and car parking. The application anticipates a maximum of 100 skips would be present at the site at any one time and the site could accommodate some 250 skips if necessary.

3.8 The proposed hours of operation would be 0700-1800 hours Monday to Friday and 0700- 1300 on Saturday. There would be no working on Sundays or recognised public/bank holidays. The proposed biomass plant would operate on a 24 hour basis.

3.9 The existing concrete wall would be removed, with installation of sheet piling along much of the river frontage with planting to provide ecological enhancement along the river bank. In the southern part of the site adjacent to the proposed car parking area in the vicinity of the electricity power line the existing concrete wall would be retained as sheet piling would not be possible. The application proposes planting along the river bank and provision of a reed bed area in the south eastern part of the site to improve the ecology of the river bank. Existing sycamore trees and a birch tree in the south eastern corner of the site in the vicinity of the electricity power cable would be removed.

3.10 The proposal would create employment opportunities for a maximum of 25 staff, including 8-10 drivers and 5-6 operatives. The current proposal provides 10 car parking spaces but more parking spaces can be provided, if necessary.

3.11 The applicant states the proposal would facilitate recycling at local and regional level and therefore would help reduce and re-use waste otherwise destined for landfill.

3.12 The development falls within Schedule 2 of the Environmental Impact Assessment (EIA) Regulations 1999. However, an EIA screening opinion has concluded that with regard to the conclusions of the individual topic assessments submitted with the application, the development is unlikely to cause any significant environmental effects. Accordingly, an Environmental Statement under the 1999 EIA Regulations is not required.

3.13 Floor levels within buildings are above the 1:100 year flood level, plus 20% climate change adjustment (Q100+20%), implementing Sustainable Drainage Systems (SUDS) and attenuation devices to reduce peak discharges. These could include swales, filter drains, rainwater harvesting and use of permeable pavements in car parking areas. Water from the roof drainage of the proposed waste transfer building would be captured and reused in the operation of the mist-air system within the building and vehicle wash down. Water from the roof drainage of the office building would be discharged to the River Blackwater via the existing discharge point. Surface water drainage from the external yard and parking areas would be discharged to the river via an interceptor and grit trap. Foul drainage would be to the foul sewer.

3.14 Lighting with low energy fixed lights would be provided around the site perimeter.

3.15 The submission is accompanied by the following individual assessments which have each concluded that no significant environmental impacts would be caused subject to mitigation measures:

(i) a Riverbank Stability Report;

(ii) a noise assessment;

(iii) a land contamination assessment;

(iv) a flood risk assessment;

(v) a traffic assessment;

(vi) a design and access statement; and

(vii) a visual assessment-

3.16 Since submission of the application, clarification of certain matters and additional information has been submitted:

(i) Air Quality Assessment - February 2009; clarifying no significant adverse impacts would be caused by the operation of the development with the proposed mitigation

(ii) Supplementary Assessment of Contaminated Land Reports - March 2009;

(iii) water vole survey along that section of the River Blackwater near the application site concluded, none having been found, that this stretch of the River Blackwater had negligible to low potential to support water voles and negligible potential to support otters- April 2009;

(iv) Flood Risk Addendum report No. 1 - May 2009;

(v) Revised Site Layout Drawing Number 3 (Drawing No. ECO/A041936-2/PLA/01 Rev B; - including moving north=-west corner of building away from the River Blackwater;

(vi) Drainage System Drawing No. ECO/A041936-2/PLA/18 and revised Site Layout Drawing Number 3 (Drawing No. ECO/A041936-2/PLA/01 Rev B) - June 2009; ( attached as an Appendix to this report); and accompanying correspondence

(vii) additional information on Biomass Specification and Emissions July 2009;

(vii) clarification information on noise; and

(vii) Visual Impact cross section information relating to building heights.

3.17 At the Committee's site visit in April 2009 (see section 6 of this report) Members requested clarification of issues relating to drainage and as well as the plan detailed in Para. 3.17(vi) above the applicant has clarified the following:

(i) the site would be engineered with impermeable hardstanding and a raised kerb around the entirety. Surface water from the yard would run into gullies and then into an interceptor and grit trap before being discharged to foul sewer;

(ii) surface water drainage from the parking areas would run into a drain and then be channelled into the interceptor and grit trap via gullies and then discharged to foul sewer;

(iii) the main access and emergency access would be fitted with drains to collect surface water which would then run into the interceptor and grit trap and then into foul sewer;

(iv) the site offices would be connected to the foul sewer. Roof water from the office building would be discharged to the river via soakaway;

(v) internal drainage from the transfer building would run into drains and then to foul sewer via the interceptor. Roof water from the transfer station building would run into an underground storage tank which would then be re-used in the operation of the mist-air dust suppression system within the building and also for vehicle washdown in the yard.

3.18 With regards to noise the applicant has clarified that background noise surveys were undertaken at the boundary of the proposed development site directly opposite the nearest properties (nos. 1 and 2 Lynchford Lane). The applicant states the noise monitoring equipment was set up here for reasons of security but the location is considered to be less noisy due to the increased distance from the A331 which is the dominant noise source in the area and therefore represents a worse case assessment. The acoustic model of the activities on site has included the noise associated with the additional HGV movements on site. The assessment indicates that the noise from site related activities and HGV's will be lower than the measured background levels at all time and therefore the applicant concludes that there is considered to be a negligible noise impact associated with the proposals. The assessment has also concluded that the noise from the biomass generator would be significantly lower than the background level at all times and hence as well as day time there would no night-time noise impact.

3.19 At the Site Visit Members also requested information showing the height of the proposed waste buildings to the adjacent buildings. These sections have been submitted and are attached as an appendix to this report.

4. Development plan

4.1 South East Plan 2009 The Regional Spatial Strategy for the South East Region: Policy W2 (Sustainable Design, Construction and Demolition); W3 (Regional Self Sufficiency); W4 Sub-Regional Self Sufficiency; W5 (Targets for Diversion from Landfill; W6 Recycling and Composting; W7 Waste Management Capacity Requirements; W11(Biomass); W17 (Location of Waste Management Facilities); M2 (Recycled and Secondary Aggregates); NRM13 (Regional Renewable Energy Targets); NRM 14 (Sub-Regional Targets For Land-Based Renewable Energy); NRM15 (Location of Renewable Energy Development); NRM16 (Renewable Energy Development Criteria)

4.2 Hampshire Core Strategy - Policies DC1 (Sustainable development), DC3 (Impact on landscape), DC6 (Highways), DC7( Biodiversity), DC8 (Pollution, Health, Quality of Life and Amenity), DC9 (Public Safety), DC10 (Water Resources), DC11 (Flooding) and DC13 (Waste Management and Recycling).

4.3 Rushmoor Borough Council Local Plan Review 1996-2011 - Policies ENV16 (Development criteria), ENV48 (Environmental damage), TR8 (Location/transport/parking), ENV52 (Lighting), ENV51 (Air Quality), ENV49 (Contaminated land), E3 (Employment land) and E8 (Bad neighbour policy).

5. Consultations

5.1 The Local Member, Councillor Wall, has been informed of the proposal.

5.2 Environmental Health - Rushmoor Borough Council raise no objection to the application subject to conditions covering noise, lighting, dust, and odour .

5.3 Environment Agency South East raise no objection to the proposal as revised subject to conditions relating to landscape management and planting of banks, land contamination provisions, lighting and surface water drainage.

5.4 Ash Parish Council object to the application, but would like a condition to require traffic to enter and exit the site from the A331 only and not via Ash Vale.

5.5 The Blackwater Valley Countryside Partnership states it welcomes the proposals to improve the adjacent river channel in a naturalistic manner to improve its ecological vale. The Partnership states the site can be viewed from the busy Guildford Reading railway line and measures should be taken to minimise the visual impact of the new building and its associated development.

5.6 Blackbushe Airport has been informed of the application and it's comments are awaited.

5.7 Highway Authority raises no objection subject to a financial contribution (already agreed with the applicant) and subject to conditions relating to implementation of access arrangements and a restriction on lorry movements so that no more that 230 HGV movements taking place in any one day. The Highway Authority states that whilst the site is accessed in its final 115 metres by a lane of single width, this widens towards the actual site entrance where there is sufficient space to enable two HGVs to pass and manoeuvre. The final 115 metres of Lynchford Lane used to access the site is not public highway, however the Highway Authority states there is good forward visibility along its length; and industrial operations and HGV movements are well established without serious incidents being reported in the last three years. The applicant is proposing to put in place signage to give priory to northbound traffic which is considered acceptable by the Highway Authority. The option to widen the single width has been investigated, but it has not been possible to obtain the land required. The access arrangements are not considered to be ideal but the highway authority considers that this involves issues of inconvenience and operational efficiency rather than highway safety. The good level of forward visibility and slow speeds mean that the HGVs will be able to assess any oncoming traffic and judge whether or not it is safe to proceed. It is therefore considered that the access proposals will not result in a significant or detrimental impact on the highway network and that any conflicting movements will be easily accommodated without significant consequences, including the application traffic. A traffic survey was carried out on Lynchford Lane south of the single width section which reported 410 vehicles on weekdays (over 24 hours), which includes traffic related to the adjacent industrial park. The total traffic using Lynchford Lane would be 640 of which 230 HGV movements would be associated with the site.

5.8 Rushmoor Borough Council raises objection to the application on the following grounds:

(i) having regard to the "fallback" position the proposal is considered to be detrimental to the amenities of adjoining residents by virtue of an increase in the number of vehicle movements and the pre-dominant use of heavy goods vehicles in terms of noise, activity and general disturbance which conflicts with the objectives of policies ENV16 and ENV48 of the Rushmoor Local Plan Review 1996-2011;

(ii) the proposal is unacceptable in that inadequate provision has been made for lorry movements along a single track private road which conflict with the objections of policy TR8 of the Rushmoor Local Plan Review 1996-2011.

5.9 Guildford Borough Council raises no objection to the application.

5.10 Surrey Heath Borough Council raises no objection subject to Hampshire County Council being satisfied that the proposal complies with relevant legislation and policy.

5.11 Surrey County Council is considering the same application and will be determining it at its committee on the 9 September 2009.

5.12 The Health and Safety Executive were consulted because of the nearby gas holder station and it has no objection on safety grounds but adds if the proposed development is within the Consultation Distance of a major hazard pipeline the County Council Authority should consider contacting any associated pipeline operator before determining the application.

5.13 Scottish and Southern Energy (Power Distribution) raises no objection to the proposals. The gas pipeline is laid outside of the application site. Attention is drawn to overhead power cables that cross the south-east extremity of the site and it is suggested that precautions are taken by all concerned as described in the HSE Guidance Notes GS6 for both the on site and off site locations of the over head cables.

5.14 National Grid PLC (pipeline consultation) raise no objection and state the proposal would have negligible impact on National Grid's operational gas and electricity transmission networks. It states it has no pipelines in the locality but that Southern Gas Networks (Scotia Gas Networks) should be consulted in case it has any in the locality.

5.15 Network Rail has been consulted on the application and its comments are awaited.

5.16 Farnborough Airport raises no objections provided the waste is construction waste and not food or domestic waste that would attract large number of birds.

5.17 Defence Estates raise no safeguarding objection as the site lies outside the Ministry of Defence safeguarding areas.

5.18 Southern Gas Networks (Scotia Gas Networks) comments are awaited.

5.19 District Councillor Mike Roberts has raised a holding objection to the application subject to clarification of some issues.

6. Report of Site Visit - 6 April 2009

6.1 Seven members of the Committee, Councillors Bryant, Cartwright, Cooper, Hockley, McIntosh, Price and Simpson undertook a visit on 6 April to the site at Lynchford Lane, Farnborough which is the subject of a proposed Waste Transfer and Recycling Facility. Members met a representative of Rushmoor Borough Council Planning Department and the applicant, Econometric Limited and his agents from White Young Green Consultancy.

6.2 The Head of Planning and Development introduced the application and outlined the key features of the proposed application for a waste and recycling facility on the site, which would comprise a large L-shaped building with a ridge height of approximately 12.5 metres within which all waste activities would be undertaken, a two-storey office building, a small biomass plant, and two weighbridges. It was also pointed out the nearby buildings including a steel fabrication company, a gas holding station, a concrete batching plant and two cottages . The Farnham to Guildford Railway line and River Blackwater were also pointed out to members together with industrial premises within the County of Surrey including business premises operated by Penta Foods.

6.3 Members toured the site and viewed the area where the buildings would be erected, the location of the weighbridges and proposed new entrance, and the area along the riverbank which would be regraded for biodiversity. Members also noted the proximity of nearby buildings and the river, railway and dual carriageway. The original concrete piling that once retained the western edge of the river bank, along with building foundations on the river edge, were pointed out to members. It was also noted that the vegetated area forming a very small `bank' to the western edge where piling was understood to have been, was likely to have been created over time by material falling from the once retained wall of the river

6.4 It was noted that final part of the access route to the site was a private pre-dominantly single track route owned by National Grid over which a number of industrial users has rights of access including the applicant. The Highway Authority had not objected in principle of the application but had made suggestions about improving visibility and controlling lorry movements when accessing and egressing the site including some white lining near the access. The applicant advised that he had been in positive discussion with National Grid about improvements to the track .

6.5 In respect of noise issues, it was noted that Rushmoor Borough Council's Environmental Health Officer had commented that the neighbouring cottages which were already subjected to noise from the nearby A331 dual carriageway and concrete plant were unlikely to suffer increased noise levels as a result of the proposed waste and recycling site.

6.6 It was highlighted to members that a boundary issue had recently come to light that meant part of the site was in Surrey County Council. This had resulted from the River Blackwater being realigned along its current route some decades previously. The result was the old county boundary runs where the river once meandered through part of the site.

6.7 Members asked for the forthcoming report to include the provision for dealing with water drainage, and in particular rain water, comparison of the height of the proposed recycling facility in relation to the neighbouring steelwork and further information about the nearby food operation.

7. Representations

7.1 Seven different sources of objection have been received to the application, notably five in Hampshire and two from businesses in Surrey :-

(i) in Hampshire- Hirsteel and Tarmac Limited, trading directly west of the site; and the residents of the two adjacent cottages west of the site; and Allday Systems Limited on Lynchford Lane;

(ii) in Surrey: the land owner (Pearlbeck Limited) of the Penta Foods site; Penta Foods Limited.

7.2. The objections are summarised as:

(i) need for facility as others nearby;

(ii) traffic - private road narrow and unsuitable, question whether applicant can legally do any works on a private road; lorries will not arrive at regular intervals and will block the road; already backup of vehicles onto slip road; road will deteriorate and who will repair it; lane needs to be updated to two lane highway and additional land purchased to enable this to happen; traffic would have serious negative impact on existing concrete business due to traffic delay and heath and safety due to not being able to access site in timely and safe fashion; if permission granted applicant should be required to enter a section 106 agreement to undertake essential road widening and improvements to Lynchford Lane; at peak times concrete plant generates 20 movements (10 in 10 out per hour);

(iii) bedrooms and living room in nearby cottages to west will have view of site;

(iv) noise - combined noise of dual carriageway and proposed traffic plus existing could be intolerable together with operational noise;

(v) contamination to food packaging and products;

(vi) pests will be attracted - concern with food warehouse and distribution nearby;

(vii) change in water flow will affect Penta Food Limited's site increasing risk of flooding and affect stability of land on Surrey side.

7.3 A letter has also been submitted from National Grid, landowner of Lynchford Lane, questioning the capacity of Lynchford Lane to take the proposed traffic and the potential safety implications of such an increased usage.

8. Commentary

8.1 The following key issues are raised by the application:

(i) compliance with development plan;

(ii) need for the facility;

(iii) traffic impact and highway safety;

(iv) flood risk zone and drainage;

(v) land contamination;

(vi) noise, dust and amenity impacts; and

(vii) ecological impacts/enhancement.

(viii) visual impacts

8.2 The principle of a waste use on industrial land, as the site at Lynchford Lane has been for a long time, is in compliance with the development plan. For the purposes of this development, the Hampshire Core Strategy is the most relevant part of the development plan, although the policies of the South east Plan and Rushmoor Bor.

8.3 The need for waste facilities is dictated by the market, the throughput of existing facilities and the drive from public policy, including that of the development plan, to increase recycling and energy from waste and reduce landfill. The nearest other principal waste facilities to the site are to be found approximately one mile to the south in Hampshire at Aldershot Stubbs Industrial Estate, Hollybush Lane, where two waste transfer and recycling facilities co-exist on the site operated by two separate waste companies (one with a small wood waste biomass plant) and also another soon to be implemented on the same Estate. The proposal would generate a throughput of 300, 000 tonnes (maximum) per year. It is considered there is a need for such a facility to assist in serving Aldershot, Farnborough and the surrounding area, which include Ministry Of Defense redevelopment schemes for housing and other uses. This proposal alone will create and increase demand for waste facilities as population and services expand.

8.4 In transport location terms it is considered the site is well placed to serve a large market as it is less than 200 metres from the A331 dual carriageway.

However, the immediate access is served over its last 115 metres by a pre-dominantly single track section of Lynchford Lane that is privately owned by National Grid and over which existing industries and businesses have a right of access. It is noted that residents, local businesses and National Grid have raised concerns about the capacity of the single track section to take the volume of traffic proposed and any associated safety issues resulting from this. The Highway Authority raises no objection to the proposal subject to conditions and a financial contribution for local transport improvements. It is satisfied from all the information submitted to date that there is no significant safety issue created by the proposal and that forward visibility is satisfactory with relation to the single section of road. Ash Parish Council in Surrey have objected and would like a condition to require traffic to enter and exit the site from the A331 only and not via Ash Vale.

8.5 Whilst some of the potential access routes could include roads in Surrey, the Highway Authority for Surrey does not consider it would be reasonable to impose the condition sought by Ash Parish Council to restrict access to the site to the A331. This view is supported by the Highway Authority for Hampshire. The comment about widening the lane raised by representations is noted and the applicant states he has tried to reach agreement with adjacent landowners, but unfortunately was unable to secure additional land for this purpose.

8.6 In summary, in relation to highway alignment, capacity and safety issues the Highway Authority advises there is no justifiable reason to recommend refusal of the application on highway safety grounds. In addition for staff employed at the site, the proximity to North Camp railway station mean it is served by alternative means of transport. The application makes provision for 18 car parking spaces for the development. It is considered that if planning permission were to be granted a planning condition would be appropriate to ensure the parking areas within the site remain available for parking.

8.7 With regards to flood risk, it is noted that since the original submission additional information for clarification purposes has been submitted to the County Council and the result of this is that the Environment Agency has raised no objection to the proposal, subject to conditions. It is noted that businesses in Surrey have raised concern about potential flooding due to the development but the Environment Agency clearly consider the is no justifiable reason to object to the application on flood risk grounds. With regards drainage at the site visit members requested clarification on how the site was going to be drained. Accordingly the applicants have submitted a drainage plan (attached to this report) and supporting correspondence. which is summarised in Section 3 of this report. It is noted that the Environment Agency has raised no objection on drainage grounds subject to conditions.

8.8 Similarly the Environmental Health Officer and the Environment Agency have raised no objection to the application on matters of land contamination grounds subject to standard conditions being imposed if permission is granted.

8.9 It is noted that those making representations have expressed concern and raised objection to the proposal on grounds of impacts to their amenity by way of noise and air quality including environmental impact of traffic. However, the Environmental Health Officer raises no objection to the application on these or any other grounds subject to conditions.

8.10 A number of meetings have taken place between the Environment Agency's biodiversity team and the County Council in relation to enhancing the ecology of the river bank and protecting the existing river and its banks. The River Blackwater is identified in the Rushmoor Local Plan (Review 1996 to 2011 adopted 2000) as a green corridor and Policy ENV5 seeks to conserve and enhance green corridors. It is considered that the proposed planting along the river bank would improve the ecological diversity along this currently ecologically sterile stretch of river and accordingly the Environment Agency are supporting the application.

8.11 Visually the site is screened to some degree from the Surrey border by trees along the edge of the railway line although there is a clear view line to Penta Foods to the east in Surrey. However this view line also exists currently with clear views from Surrey across to the industrial development adjacent to the site and to the gas holder station to the north west. Indeed, until the applicant demolished the previous industrial buildings, Surrey and Hampshire businesses adjacent to the site looked directly at these buildings. Since the applicant demolished the previous industrial buildings on the site the cottages which are situated side on to the site may have been able to look straight across the site to the river and representations have been made that this view would be blocked by the proposed office building. However having a right to a view is not a material planning consideration..

8.12 The proposed waste building, as shown on the attached sections, would be approximately 2-3 metres higher than the roof line of the adjacent Hirststeel building to the west. However, this would not materially affect the landscape or visual impact. However it is recommended that the colour of the external cladding/materials for the proposed building and fencing should be the subject of a planning condition.

8.13 To conclude, it is considered that there is no justifiable planning reason to refuse the application. It is noted that no objections have been received to the application from the Environmental Heath Officer, the Highway Authority, the Environment Agency or other technical bodies. Furthermore the impacts of the proposal can be mitigated and/or controlled by condition. It is further noted there is a clear need for such facilities.

8.14 Hampshire County Council can only determine the proportion of the development which is in Hampshire. Indeed the proposal cannot be carried out without a permission from Surrey County Council as well. Accordingly a condition is recommended that no part of the development may commence unless the associated application within Surrey is approved.

8.15 It is therefore recommended that permission be granted for the development in Hampshire, subject to a section 106 agreement being completed in respect of a financial contribution relating to transport improvements in the locality and subject to conditions.

Links to the Corporate Strategy

Other Significant Links

CONDITIONS

Pre-commencement

1. No part of this development shall commence until Surrey County Council has granted planning permission for application number GU09/P/0694 (the `sister' application submitted to Surrey County Council for waste uses on that part of the development subject of this planning permission which is within the County of Surrey).

Reason: To ensure the entire development subject of the application boundary within Hampshire and Surrey can be fully implemented, as the whole development needs to be implemented to enable efficient operation of the site and for appropriate mitigation to take place.

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.

Construction Programme

3. The development shall be constructed in accordance with a scheme to be submitted in writing to the Waste Planning Authority for approval within three months of the date of this permission or prior to the commencement of the development whichever is the sooner and thereafter the construction shall be implemented in accordance with this programme and scheme..

Reason: To enable the Waste Planning Authority to adequately control the construction of the development and to minimise its impact on the amenities of the local area and on the environment generally.

Site layout

4. The site shall be set out in accordance with layout plan no. ECO/AO4936-2/PLA/01 Rev. B ( March 2009).

Reason: To ensure the efficient and safe operation of the site and in the interests of local amenities.

Buildings

5. The waste building shall be constructed in accordance with approved plan no. ECO/AO4936-2/PLA/04 ( March 2009) and the office buildings in accordance with approved drawing no. ECO/AO4936-2/PLA/05 (March 2009).

Reason: To ensure the efficient operation of the site and in the interests of local amenities.

6. Prior to the buildings on the site being erected, the colours and materials shall be agreed beforehand with the Waste Planning Authority in writing and thereafter agreed in accordance with such approval.

Reason: In the interests of local amenities.

7. Prior to the standard fencing on the north, east and southern boundaries of the site and acoustic fencing along the entire western edge of the site, being erected, the details and specification and colour of this fencing and any accompanying gates shall be submitted to and approved in writing by the Waste Planning Authority and thereafter implemented in accordance with such approval, prior to the construction of the development taking place.

Reason: In the interests of local amenities.

Hours of Working

8.. Works relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall only take place between the hours of 0800 and 1800 hours Monday to Friday and 0800 and 1300 hours on Saturday. No piling on Saturdays and shall not take place on Sunday or recognised public holidays, unless otherwise agreed in writing by the Waste Planning Authority.

Reason: To protect the amenities of nearby properties during the construction period.

9. Unless otherwise agreed in writing beforehand by the Waste Planning Authority no heavy goods vehicles shall enter or leave the site and no plant (with the exception of the biomass plant) or machinery shall be operated except between the following hours: 0700-1800 Monday to Friday and 0730-1300 Saturday. There shall be no working on Sundays or recognised public holidays. The biomass plant will be operate by way of unmanned automatic transmission 24 hours a day seven days a week.

Reason: In the interests of local amenity.

Landscape/Biodiversity enhancement

10. Within three months of the date of this permission a Biodiversity and Landscape Management scheme for the eastern boundary of the site, (notably the western banks to the River Blackwater and all riparian and landscaped areas within the application site) and including such details provided in condition 10, shall be submitted to and approved in writing by the Waste Planning Authority before the development commences and thereafter implemented in accordance with such approval. The scheme shall include inter alia details of:

(i) planting scheme;

(ii) management responsibilities;

(iii) maintenance /management schedules;

(iv) duties for control of invasive species present on the site (ie Himalayan Balsam).

Reason: To conserve and enhance the natural features and character of the area.

11. The banks shall be reprofiled in accordance with the profile revetment details submitted by Riparian Revetments dated June 2009 and the accompanying letter from the applicant of 26 June 2009 unless otherwise agreed beforehand in writing by the Waste Planning Authority.

Reason: To try and increase the ecological value of this stretch of the River Blackwater.

Protection of Water Environment

12. 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.

13. All areas where waste is stored, handled or transferred shall be underlain by impervious hard-standing with dedicated drainage to foul sewer or sealed tank.

Reason: To prevent pollution of the water environment.

14. Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The bund capacity shall give 110% of the total volume for single and hydraulically linked tanks. If there is multiple tankage, the bund capacity shall be 110% of the largest tank or 25% of the total capacity of all tanks, whichever is the greatest. All filling points, vents, gauges and sight glasses and overflow pipes shall be located within the bund. There shall be no outlet connecting the bund to any drain, sewer or watercourse or discharging onto the ground. Associated pipework shall be located above ground where possible and protected from accidental damage.

Reason: To prevent pollution of the water environment.

15. 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.

16. The drainage and disposal of surface water shall be implemented in accordance with the approved scheme, the applicants letter of the 26 June 2009 and the Drainage System Plan No. ECO/AO41936-2/PLA/18 9 June 2009).

Reason: To ensure adequate drainage of the site.

17. No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Waste Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. Appropriate measures should be taken during construction to protect groundwater.

Reason: Made Ground is present across the site. It is necessary to ensure that no surface water is able to infiltrate into the ground as this has the potential to re-mobilise contaminants within the Made Ground/in-fill material that could then migrate to the nearby River Blackwater.  Appropriate measures should be taken during construction to protect groundwater.

Noise, Dust and Odour

18. Sufficient space shall be maintained around the  biomass plant so that  free airflow is maintained and the skips, or other items, at no time prevent access to the plant for normal operational use or in an emergency situation.

Reason: To ensure free airflow around the biomass plant is maintained for operational efficiency and to ensure vehicular access to the plant for emergency and maintenance purposes is possible at all times of the day and night seven days a week.

19. Sound levels from the operation of the biomass generator and other operations on site, including construction of the development, will not exceed 5dB below the ambient background noise levels at the boundary of the neighbouring residential properties as identified in Table 4 of the noise assessment report approved as part of this application

Reason: To prevent adverse noise impact to neighbouring residential properties.

20. Night-time sound levels from the operation of the biomass generator will not exceed 5dB below the ambient background night time noise levels at the boundary of the neighbouring residential properties as identified in Table 4 of the noise assessment report approved as part of this application.

Reason: To prevent adverse noise impact to neighbouring residential properties.

21. 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.

22. The access road to the site and Lynchford Lane in the vicinity of the site access near the cottages, shall be regularly brushed and watered and kept damp in dry weather to minimise dust .

Reason: In the interests of local amenities

23 All practical measures shall be taken, including (prior to commissioning use of the waste building) implementation of the automated internal dust suppression system, and outside areas to ensure no dust nuisance is caused to nearby businesses, their on site-employees and nearby residential properties and their occupiers. These measures shall be implemented for the duration of the development. measures shall also be undertaken during construction of the development to ensure no dust nuisance is caused to the same nearby businesses and residents. Additional measures as outlined in the applicants letter of 20.3.09 relating to dust suppression shall also be implemented as part of the dust control strategy for the site.

Reason: In the interests of local amenities.

24. All lorries entering and exiting the site carrying waste or recycled material shall be fully sheeted

Reason: To prevent spillage onto Lynchford Lane and not the public highway causing a danger to users of the lane or public highway network.

25. Measures to control odour and pests at the site shall be submitted to and approved in writing by the Waste Planning Authority and thereafter implemented in accordance with that approval prior to the commissioning of waste operations at the site.

Reason: In the interest of local amenities.

Lighting

26. Prior to waste operations being commissioned at the site a lighting scheme shall be submitted to and approved in writing by the Waste Planning Authority and thereafter implemented in accordance with such approval. The scheme shall include details of all outside lighting, including floodlighting, safety lighting and illumination from within the plant and building, and measures to prevent light pollution. Shields and appropriate fittings are to be used to prevent light from the site affecting neighbouring residents and businesses and the nearby railway line.

Reason: In the interests of local amenities and the efficient operation of neighbouring offices and to avoid strong light being directed at oncoming trains.

Highways

27. The site shall not be occupied for purposes pursuant to the planning permission until such time as the access arrangements as shown `in principle' on approved drawing `Figure 5' have been completed to the written satisfaction of the Waste Planning Authority.

Reason: In the interests of highway safety.

28. No more than 230 heavy goods vehicles (`HGV') two way movements (115 in and 115 out) shall take place in any one day. A log of HGVs entering and exiting the site shall be kept up to date at all times and shall be provided to the Waste Planning Authority upon request.

Reason: To restrict the level of traffic impact on Lynchford Lane.

29. The site shall be surfaced in accordance with a scheme to be agreed with the Waste Planning Authority in writing prior to any waste being imported to the site in accordance with this permission.

Reason: To assist in reducing noise and dust impacts emanating from the site operations approved by way of this permission.

30. The wheels of lorries shall be washed on site to ensure no mud is carried around the site from the unmade up privately owned section of Lynchford Lane nor carried from the site onto Lynchford Lane

Reason: In the interests of the amenities of nearby residents.

Restriction of Permitted Development Rights

31. Notwithstanding the provisions of Parts 4, 8, and 25 Schedule 2 to the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order):

(i) fixed plant or machinery, buildings, structures and erections or private ways shall not be erected, extended, installed or replaced at the site without the prior agreement of the Waste Planning Authority in writing;

(ii) no telecommunications antenna shall be installed or erected without the prior agreement of the Waste Planning Authority in writing.

Reason: To protect the amenities of the area.

Storage

32. There shall be no outside storage of waste, unless otherwise agreed beforehand in writing by the Waste Planning Authority.

Reason: To protect the amenities of the area.

33. Skips shall be stacked in the location shown on plan no. ECO/AO4/936-2/PLA06 and 08 and as described in the accompanying applicants letter dated 20.3.09 and to a height no greater then 3.5 m above approved ground level unless otherwise agreed beforehand in writing by the Waste Planning Authority.

Reason: In the interests of local amenities.

Land Contamination

34. Unless otherwise agreed in writing, no works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Waste Planning Authority:

(i) a desk top study carried out by a competent person documenting all previous and existing uses of the site and adjoining land, and potential for contamination, with information on the environmental setting including known geology and hydrogeology. This report should contain a conceptual model, identifying potential contaminant pollutant linkages;

(ii) if identified as necessary; a site investigation report documenting the extent, scale and nature of contamination, ground conditions of the site and incorporating chemical and gas analysis identified as appropriate by the desk top study;

(iii) if identified as necessary; a detailed scheme for remedial works and measures shall be undertaken to avoid risk from contaminants/or gas identified by the site investigation when the site is developed and proposals for future maintenance and monitoring, along with verification methodology. Such a scheme to include nomination of a competent person to oversee and implement the works;

(iv) a verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (iii) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Where step (iii) above is implemented, following completion of the measures identified in the approved scheme, a verification report that demonstrates the effectiveness of the remediation shall be submitted for approval in writing by the Waste Planning Authority.

Reason: To ensure that the site is safe for the development permitted and in the interests of amenity and pollution prevention.

35. In the event that unforeseen ground conditions or materials which suggest potential or actual contamination are revealed at any time during implementation of the approved development it must be reported, in writing, immediately to the Waste Planning Authority. A competent person must undertake a risk assessment and assess the level and extent of the problem and, where necessary, prepare a report identifying remedial action which shall be submitted to and approved in writing by the Local Planning Authority before the measures are implemented.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared and is subject to approval in writing by the Waste Planning Authority.

Reason - To ensure that the site is safe for the development permitted and in he interests of amenity and pollution prevention.

36. A monitoring and maintenance scheme to include monitoring the long-term effectiveness of the proposed remediation over a period of at least six months at quarterly intervals, and the provision of reports on the same must be prepared, both of which are subject to the approval in writing of the Waste Planning Authority.

Following completion of the measures identified in that scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced and submitted to the Waste Planning Authority.

Reason: To ensure that the site is safe for the development permitted and in the interests of amenity and pollution prevention.

37. Waste imported to the site shall comprise commercial, industrial and construction wastes (typically wood, green waste, cardboard, hardcore, metals and plastics) and green waste only. Under no circumstances shall putrescible wastes (food wastes) be imported to the site.

Reason: In the interests of local amenities, airport safeguarding and protection of the water environment.

Advice Notes

1. There is a legal agreement attached to this permission relating to a financial contribution towards transport improvements and highway maintenance in the locality.

2. All surface water should be collected and discharged to foul sewer, which would require a discharge consent from the Environment Agency

3. Under the terms of the Water Resources Act 1991, and the Southern Region Land Drainage and Sea Defence bylaw, Section 14, the prior written consent of the Environment Agency is required for any proposed works or structures, in, under, over or within 8 metres of the top of the bank of the River Black Water designated a `main river'.

4. The corridor adjacent to a watercourse provides important habitat for the terrestrial life-stages of many aquatic insects e.g. dragonflies. In order that this river corridor can be of benefit to wildlife it should remain undeveloped and in a natural state. Please contact the Environment Agency if you require information on river corridors for the benefit of wildlife.

5. This site contains Himalayan Balsam. This is an invasive plant, the spread of which is prohibited under the Wildlife and Countryside Act 1981. Care should be taken to prevent its spread during any operations relating to the proposal, such as mowing, strimming or soil movement. It should be hand pulled prior to flowering. Any soils brought to the applicant's site should be free of the seeds/root/stem of any invasive plant covered under the Wildlife and Countryside Act 1981.

6. The emissions from the biomass plant and exhaust from other plant & machinery on site shall not exceed the UK air quality objectives, set out in the Air Quality Regulations 2007. 

7. It is likely that the biomass generator would fall under the Environmental Permit issued by the Environment Agency who would regulate the waste management licence.

8. This permission relates to land shown as being within the County of Hampshire as marked on approved plan nos. ECO/Ao41936-2/PLA/12 and/13/

9. Desk top studies and site investigation reports dealing with Land Contamination should be prepared in accordance with guidance in Contaminated Land Research Report Nos. 2 & 3 and BS10175: 2001.

10. Assessment and remediation of Land Contamination should be carried out in accordance with DEFRA and Environment Agency's `Model Procedures for the Management of Land Contamination CLR11'.

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

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.

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.

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.

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.

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.

DC9 - Public Safety

Minerals and waste developments affected by `safeguarding zones' will only be permitted with due regard to public safety issues, in consultation with the appropriate bodies responsible for managing and/or regulating the relevant site(s).

DC10 - Water Resources

Non-hazardous landfill developments in areas that overlie major aquifers, and Groundwater Source Protection Zones I , II & III, and mineral extraction or inert landfill in areas that overlie major aquifers and Groundwater Source Protection Zone I will not be permitted.

All minerals and waste developments will only be permitted if they are unlikely to have an unacceptable impact on coastal, surface or ground waters and due regard is given to water conservation and efficiency.

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.

DC13 - Waste Management and Recycling (including Aggregate Recycling Facilities)

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 Minerals Plans, 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 water-borne 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.

Rushmoor Local Plan Review (1996-2011)

ENV16 Development on major sites, which is in accordance with

other policies of the local plan, will be permitted provided

that:-

(i) the development does not result in any demonstrable harm to amenity;

(ii) the scale, layout, materials and design are consistent with the character and appearance of the area and the relationship with adjoining development;

(iii) adequate consideration has been given to the design of spaces around and between buildings, with use of hard and soft landscaping;

(iv) existing landscape features are used to advantage and, where appropriate, new landscaping is included;

(v) existing and potential nature conservation value is considered in both design and future management;

(vi) an accurate and detailed site survey has been undertaken and submitted to the Council, including the location of all trees, hedges and groups of shrubs affected by the proposed development;

(vii) adequate provision is made for parking, highway and servicing arrangements without detriment to the quality of the environment;

(viii) the site is accessible to, or provision can be made for, a range of transport modes for public transport, cyclists and pedestrians;

(ix) the applicant has had regard to the need to conserve energy, by considering orientation and exposure to prevailing wind and incorporating design and construction features which will reduce energy demand; and

(x) The development would not harm water quality and adequate consideration has been given to the need to conserve water resources through measures to

reduce demand and increase efficiency.

ENV48 The Council will not permit development which is likely to be damaging to the environment, or which would adversely affect other land uses, or water quality, through noise, smoke, gases, fumes, odours, effluent, vibration, dust, accumulations and deposits, or which would generate volumes of traffic unsuited to the local area.

ENV49 The Council will not permit development of sites, which may be contaminated by previous activities or activities on nearby sites, unless contamination levels have been ascertained and plans agreed to either remove or treat any contaminated materials, prior to development.

ENV51 In locations close to sources of significant air pollution and/or noise, the Council will not permit development which is sensitive to these environmental impacts (such as housing, hospitals and schools), unless the Council is satisfied that there would be a satisfactory level of both internal and external protection.

ENV52 The Council will seek to minimise light pollution that causes sky glow, glare and light trespass. Where external lighting is required as part of a development proposal, full details of the proposed lighting scheme, demonstrating that the scheme proposed is the minimum required to undertake the task and that it minimises light pollution associated with sky glow, glare and spillage of light into neighbouring areas, should be submitted with the planning application.

E3 The Council will normally permit business, industrial and storage developments or redevelopment within the defined employment areas.

E8 Bad neighbour uses will normally be encouraged in the bad neighbour use area (shown on the proposals map), provided that it can be demonstrated that the proposed uses are not suited to sites available or allocated for general employment uses. The bad neighbour use area is at:- Hollybush Lane, Aldershot (2.5ha). E8.1 The Council will normally permit development in accordance with Policy E8 provided that:-

(i) it would not cause significant harm to the enjoyment of nearby uses, dwellings, recreation areas or the river environment;

(ii) buildings are not prominently sited;

(iii) any buildings are appropriate in scale, design, colour and texture to the character of the Blackwater Valley;

(iv) attention has been paid to the maximum height of any development, including storage areas, and materials to protect the setting of the Blackwater Valley and views from the surrounding area;

(v) it would not be detrimental to public health by the emission of excessive noise or fumes or other pollutants;

(vi) existing drainage systems are not over-loaded or exceeded; particular regard should be paid to drainage and ground levels in relation to the requirements of the water authority;

(vii) there is a satisfactory means of access, and traffic movements would not conflict with, or increase, danger to highway users including pedestrians;

and

(viii) new developments within Classes B1 (business) and Class B8 (warehousing) will not normally be permitted in the bad neighbour use areas. Class B2 (General Industrial Uses) will be permitted provided that it can be demonstrated that the proposed uses are not suited to sites available or allocated for general employment uses.

TR8 Development proposals which accord with other policies of this plan will normally be permitted provided that:

(i) within the existing or proposed built up areas, they are or could be served effectively by public transport, cycling and walking;

(ii) if likely to attract a large number of trips they are located where choice in transport mode can be provided, including a significant proportion by public transport; and

(iii) they make adequate provision for highway safety,

access and internal layout and parking.