Archived decisions

HAMPSHIRE COUNTY COUNCIL

Decision Report

1. Executive Summary

1.1. This report considers an application for a permanent facility for recycling of construction and demolition waste and an extension to the existing recycling site located just north of the A303 off Drayton Road near Longparish and Barton Stacey. The proposal includes the construction of earth screening bunds using on site and recycled inert material; the construction of a new waste building measuring approximately 50 metres x 30 metres x 12 metres (to the ridge) and the construction of new waste plant and a picking station approximately six metres high.

1.2. The existing facility which is operated entirely in the open, was granted in 2007 for a temporary period of five years and appears to have been operating without causing any significant environmental impact or impact to the local community supported by the fact no objections have been received to this current application by the Parish Council or local residents. The existing facility was granted for a temporary period of five years because the land, although disturbed ex Ministry Of Defence (MoD) land, is designated as countryside in the Test Valley Local Plan and was therefore, like the current application, a minor departure from the Development Plan. Since the temporary recycling facility was granted in 2007 the County Council has granted additional bunds for the adjacent Owls Lodge Shooting Club to ensure it can be used for Olympic Trap/Clay pigeon shooting training for the 2012 Olympics. The existing recycling site is supplying the recycled soil/material to create these additional bunds for the Shooting Club.

1.3. The recycling site is already surrounded to the north and east by earth bunds and is served via a private access track owned by the applicant. There is a lorry routing agreement attached to the existing facility which ensures that all lorries entering and egressing the site do so via the A303 with the exception of local deliveries and collections.

1.4. The nearest residential properties to the site are located approximately 580 metres to the south-west on the southern side of the A303 and approximately 780 metres to the north. The site is well screened and the only part of the site that could likely be viewed were the proposal to go ahead, would be the very top of the ridge of the proposed building from distant views to the south taken from higher ground of Barton Stacey village to the south of the A303. Planting of proposed bunds and sensitive colouring of the building and non-reflective materials are proposed to guard against any significant impact the development might otherwise have.

1.5. The key issues of impacts upon local amenities by way of noise and dust particularly are also considered together with any matters relating to visual impact and highway safety. On balance it is considered that the need for the proposal outweighs any adverse impact it may cause and accordingly it is recommended that permission is granted.

1.6. It is considered that whilst part of the site is technically a minor departure from the development plan because it is still classified as countryside in the local plan, in all other respects the proposal would be in accordance with the development plan (summary attached) in that it would not materially harm the character of the area (DC3), cause any adverse highway impact (DC6), or adverse amenity impacts (DC8 ). The office, buildings and plant proposed would not have any adverse impact on the environment (DC22), and the proposal re-uses disturbed land (DC13).

2. The Site and Planning History

2.1. The application site, as shown on the attached location plan, extends across a total area of approximately 3.8 hectares, and comprises an existing recycling facility (2.7 hectares) which was granted a temporary planning permission for five years in May 2007 and a new operational area of 1.27 hectares which includes proposed screening bunds. The new operational area would be created by extending the existing site to the west and north.

2.2. The site is located just north of the A303 near the Barton Stacey slip road and approximately 1.5 kilometres south of the village of Longparish. The village of Barton Stacey is located approximately 1.8 kilometres to the south on the other side of the A303. The existing site and the proposed site would be accessed by a private road owned by the applicant across which all other users in the immediate vicinity, including the Owls Lodge Shooting Club to the north and east, have a right of access. Beyond the private road to the south, is land owned by the MoD used as a training ground for plant, helicopter and firing manoeuvres. A gas `pig' station is located to the south-east. The existing site is currently screened by five metre earth bunds to the north grading downwards to the east. These bunds separate the existing facility from the Owls Lodge Shooting Club which was recently granted permission for the development of additional earth screening bunds and traps to provide clay pigeon shooting training for the 2012 Olympic Games.

2.3. The proposed extension area is screened by scrub and native hedgerow to the north, west and south. A private access track to the shooting ground borders the application site to the west outside of the application boundary. The nearest residential properties to the site are located approximately 580 metres to the southwest on the southern side of the A303 and, approximately 780 metres to the north.

2.4. The proposed northern extension area currently comprises partly developed screening bunds forming part of the Owls Lodge Shooting Ground. The western extension area comprises vegetated land surrounded by hedgerows and scrub. The applicant states the western extension area is former MoD land which had become vegetated over time. The applicant states it had been used over 10 years ago for many years as a military training ground. In the last two to three years it was used to implement the construction of screening bunds for the adjacent shooting ground under a Test Valley Borough Council permission. Some old plant left over from this is still located on the site.

2.5. The existing recycling facility, as approved, is limited to the processing of construction and demolition wastes in the open, with associated outdoor storage of containers. It is of a restricted size and subject to a temporary consent. It was granted a temporary consent because at the time it was granted it was proposing a recycling facility in the countryside. Since then the surrounding land has become further developed by additional high bunds forming part of the Owls Lodge Shooting Club. The western extension site is on partly disturbed land and accordingly the proposal is considered to be a minor departure from the Development Plan.

2.6. The site is located within local airfield Safeguarding Zones and is near to Drayton Down Site of Importance for Nature Conservation (SINC) to the south-east.

2.7. There is a lorry routing agreement attached to the existing permission ensuring that all lorries, except local village deliveries and pick-ups in Longparish village, enter and exit the site via the A303.

3. The Proposal

3.1. Planning permission is sought for a Permanent Facility for Recycling Construction and Demolition Waste and an extension of the existing site including the construction of screening bunds, erection of recycling building and waste recycling plant, and importation of aggregates for re-sale including the erection of storage bays at the A303 Recycling Facility, Drayton Road, Barton Stacey. (Application No: 09/01292/HCCN).

3.2. The applicant states it has purchased the additional land for the extension for the sole purpose of improving and upgrading the existing facility. The upgrading is intended to achieve the following aims:

(i) increasing the percentage of materials recycled and reducing materials sent to landfill in line with County and National policies;

(ii) improving operational conditions by providing a recycling building to enable some indoor processing;

(iii) increasing the site area to accommodate the building and additional plant, and provide sufficient space for the outdoor uses - principally the crushing, screening and storage of recycled aggregates.

3.3. The applicant adds that subject to planning permission, a grant has been awarded by the Waste and Resources Action Programme for the development on the basis that it is innovative and seeks to stretch the percentage of material recycled from the typical `builders skip' waste stream. The applicant highlights that the required capital expenditure and investment for the site works, new building and additional plant can only be justified on the basis of a permanent planning permission being granted.

3.4. The proposal involves a physical extension of the existing site to the north and west including the relocation of existing shooting club screening bunds to the north and provision of additional screen banks to the north-west, west and south-west. The new bunds to the west would be approximately six metres high tapering down to two metres high along the southern boundary. The bunds would rise to 10 metres to the north to tie in with the existing shooting club bunds. The bunds would be graded and planted.

3.5. The proposal would also involve the construction of a new enclosed recycling building principally for receiving skip wastes. The building would measure 30 metres x 50 metres and would measure 10 metres high to the eaves and 12 metres high to the central ridge of a pitched roof. The building would be located within the new western extension area and would be open on its eastern side. Waste grab lorries and skips would deposit construction and demolition waste on the floor of the building where it would be mechanically sorted. The majority of waste would be hardcore and rubble. The sorted aggregate materials would be subject to further processing on site by screening and crushing in the open yard. Soils would also be recovered and screened. Where appropriate materials would be baled or shredded within the building for ease of onward handling and to ensure they remain dry. Mixed materials requiring further treatment would be moved from the building for processing through the proposed trommel and picking station. The building would be fitted with water misting sprays and be ventilated. It would have a matt external finish and be coloured to the satisfaction of the County Council.

3.6. The waste recycling plant for mixed inert wastes including a trommel and picking station would be constructed on a partly existing concrete hardstanding along the southern boundary of the existing yard. This plant would extend to 50 metres in length and would be up to six metres high. The western 22 metres of the plant `line' would be covered by a canopy to keep materials dry in wet weather and the canopy would be seven metres high. The picking station is the only part of the plant that is enclosed and would be operated by three staff. The proposed in-line plant would comprise a conveyor, hopper, trommel and picking station. Materials for recycling would be returned to the building for storage.

3.7. Four bays would be provided on the existing concrete pad close to the site entrance for sand, gravel and aggregates. Minerals would be imported from the company's own quarries or other local sources to be sold either in bulk or in `dumpy' bags. The applicant states there is a market demand for land won aggregates to be supplied which enables a mix of recycled and natural aggregates to be supplied to a customer's construction site. This would be provided simply to meet customer demand for a `one stop shop' for the range of aggregates they require. It is estimated that approximately 100 tonnes would be sold a week/approximately 5000 tonnes per year.

3.8. The applicant states that it is not proposed to extend the range of waste materials that can be processed on the site which currently comprise inert and commercial wastes, timber, wood, glass, metals and farm wastes.

3.9. The proposed hours of working would be as for the existing site notably 0730-1800 Monday to Friday and 0730-1400 Saturday, with no working on Sundays or recognised public holidays.

3.10.The existing access and offices would remain in the current location on the eastern edge of the site by the access and aggregates recycling comprising crushing and screening would continue in the open yard. Stockpile heights would be limited to five metres. Provision would be made for storing skips and lorry parking. The site has a vehicle operators licence for 14 lorries.

3.11.Currently, due to the economic recession, the total annual throughput is only approximately 30,000 tonnes. There are no planning restrictions on the throughput but the Environmental Permit issued by the Environment Agency allows for up to 75,000 tonnes throughput per annum. It is envisaged with the new proposal that the annual tonnage would increase to 100,000 tonnes. The applicant states this to be the maximum long term volume of waste available to the company within the catchment area. This would comprise approximately 40,000 tonnes of bulk Commercial and Industrial waste directly for crushing and screening and 60,000 mixed commercial and industrial skip waste initially processed in the recycling building.

3.12.It is estimated that the existing operation generates approximately 40 HGV movements per day. The planned increase in throughput to 100,000 tonnes would generate an average of 45 loads per day (90 movements). The applicant highlights that the existing permission was based on 140 HGV movements per day. The applicant states that if 50% backhauling can be achieved, which is a typical amount, then movement would be reduced by five per day.

3.13.The land in the western extension area would need to be regraded slightly to level it and the chalk generated from this would be used in the proposed bund construction.

3.14.The following topic reports have been submitted in support of the application: Ecological Survey; Landscape Appraisal; Flood Risk Assessment and a Landscape Appraisal.

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

4. Development Plan Policies

4.1. Hampshire Core Strategy (adopted July 2007) - Policy S9 (Recycling and Secondary Aggregates); DC1 (Sustainable Waste Development); DC3 (Impact on landscape); DC6 (Highways); DC8 (Quality of Life and Amenity); DC13 (Waste Management and Recycling); DC14 ( Landfill [earth bunds]); DC22 (Additional Plant, Buildings, and Minor Development).

5. Consultations

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

5.2. Barton Stacey Parish Council raise no objections. The site has not caused any problems and the erection of a bund is considered to be favourable

5.3. Longparish Parish Council expresses its thanks to the applicant for arranging open days at the site. It raises no objection to the application as long as the applicant provides signage on the A303 that would direct all lorries directly to the site; and, as a gesture of goodwill to the village, the Parish Council asks that the applicant considers the establishment of a Trust Fund whereby the company would pay an amount each time a lorry transgresses through the village of Longparish. The Parish Council state there is already a similar agreement with Vitacress.

5.4. Environment Agency raise no objection to the proposal and highlights that the applicant should ensure it has the necessary Agency permits in place before any work commences relating to the application.

5.5. Highway Authority raises no objection to the proposal.

5.6. Test Valley Borough Council comments have yet to be received.

5.7. Environmental Health state that to its knowledge the existing facility has been operating without any complaints against the operations. It states that because the throughput is expected to increase to 100,000 tones per annum from 30,000 tonnes an increase in noise levels and other impacts could be expected to increase. The Environmental Health Officer suggests that the existing Environmental Management Scheme be reviewed in line with the new proposals and if necessary a condition attached to any permission that may be granted formalising the commitment to a noise monitoring programme. Hours of working should remain as existing as should the maximum stockpile heights.

5.8. DE Safeguarding Plans raises no objection.

5.9. Popham Airfield has been informed of the proposal.

6. Representations

6.1. As at 24 September 2009 no public representations have been received to the application.

7. Site Visit

7.1. Ten Members of the Committee, Councillors Mrs Bailey, Bryant, Cooper, Hockley, James, Neal, Pearce, Price and Wall, with Councillor Beagley in the Chair, undertook a visit on Monday 21 September to the A303 Recycling Facility at Drayton Road, Barton Stacey which is the subject of the application.

7.2. Members were introduced to the application and the key features of the existing facility were outlined. In 2007 a temporary five year planning permission was granted for commercial and demolition waste recycling for five years. The applicants Raymond Brown Minerals and Recycling Limited had now applied for permission for a permanent facility to extend the site, and erect a waste building, waste plant and earth screening bunds in addition to the existing facilities on site.

7.3. Members toured the site and viewed the area where the recycling facility, the Owls Lodge Shooting Ground and the former MoD land which was where the extension would be sited. The proximity to nearby housing was 780 metres in a northerly direction (Owls Farm) and properties to the south west approximately 580 metres away on the other side of the A303.

7.4. Members noted that the proposal would involve the construction of a new enclosed recycling building for skip wastes which would be screened by landscaped earth bunds and that it would only be in winter when there were no leaves on the trees that the roof of the building could be glimpsed from the road. It was considered important that the ridge of the building would be against a green background of trees and not a blue/grey sky background. The existing bund would be moved and the land levelled and the material used to create new bunds.

7.5. Members noted that the existing planning permission had been granted on the basis that it could generate a maximum of 140 lorry movements per day, but it was estimated that there were currently only 40 per day. The increase to 100,000 tonnes of waste would generate a realistic figure of around 90 lorry movements per day.

8. Commentary

8.1. The application is a minor departure from the development plan in relation to only that part of the site which is proposed to be extended to the west, because although disturbed ex MoD land, it is still designated as countryside in the Test Valley Local Plan. The land has not been used for MoD training purposes in a significant number of years, but has been used in the early 2000s by contractors implementing a Test Valley Borough Council permission for earth bunds around the Owls Lodge Shooting Ground before the waste recycling facility was implemented. Without prejudice and on balance it is considered that the principle of the proposed waste use of the western extension land is acceptable in policy terms. It is noted that the Parish Council have raised no objection to the proposal and no objections have been received to it to date.

8.2. The following additional key issues are raised by the application:

(i) need for the facility;

(ii) traffic and highway safety impacts;

(iii) lighting, noise and dust impacts;

(iv) visual impacts.

8.3. The existing site has demonstrated that it can operate efficiently and without any significant impacts on the local community. The site has a number of benefits from the point of view of its location in that it is hidden from public view, remote from residential properties, re-uses redundant MoD land and most importantly has good and close proximity to the Hampshire Strategic Lorry Route network. Such a site would enhance the existing waste infrastructure in the County and is already processing construction waste from Household Waste Recycling Centres.

8.4. Whilst the new extension and proposed changes to the layout of the site with new plant and waste buildings will enable the site to process more waste the proposal will not increase the lorry movements above what was initially envisaged at the time of the existing operation. It is noted that no objection is raised to the proposal from the Highway Authority nor from the Parish Council. The Parish Council's request for a Trust Fund to be set up with the applicant relating to any traffic that goes `through' the village is being considered privately by the applicant outside of the planning application process. The lorry routing agreement subject of the existing facility will continue to apply to the new facility. All traffic accesses the site in accordance with this agreement by way of the A303 slip roads. The only traffic that enters the village is for the purpose of delivering or collecting a skip to local village properties.

8.5. With regard to lighting, noise and dust the temporary permission currently has conditions controlling these matters which would be carried forward on any new permission that may be granted for the proposed development the subject of this report. It is noted that the Environmental Health Officer suggests that the existing Environmental Management Scheme is updated to reflect the new proposal and the applicants are currently undertaking this revision. A condition would be attached also to any permission granted ensuring that this will take place. The operation of the current site has shown that even in the open and without buildings in which to process waste, it can operate without detrimentally impacting on the local environment and local community.

8.6. Visually the site will only be able to be glimpsed in Winter when driving along the A303 when the leaves have fallen from some surrounding trees. This would be a distant view taken whilst driving a vehicle. The only static view of the site would be a very distant view from Barton Stacey Village on the higher ground to the south looking across to the very top of the newly proposed waste building before the proposed tree planting around it has matured. The applicant proposes that the building and southern elevation in particular would be constructed in a matt material and coloured to best blend in with the background when viewed from this location. This matter could be controlled by way of a planning condition attached to any permission that may be granted.

8.7. On balance having assessed all issues raised by the application, it is considered that the need for the proposal outweighs any environmental impacts it may cause and it is recommended that permission for the development be granted subject to conditions.

9. Recommendation

9.1. It is recommended that permission for a permanent facility for recycling construction and demolition waste and extension of existing site including construction of a screening bund, erection of recycling building and waste recycling plant, importation of aggregates for re-sale including erection of storage bays at the A303 Recycling Facility, Drayton Road, Barton Stacey (Application No: 09/01292/HCCN) (Site Ref: TV231) be granted subject to the conditions appended to this report.

Links to the Corporate Strategy

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CONDITIONS

Commencement

1. The construction of the bunds and regrading of the land 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.

Timing

2. No construction of the new waste building or picking plant subject of this permission shall take place until the perimeter screening bunds hereby approved have been fully constructed, graded, surface soiled and seeded within approved time scales to the satisfaction of the Waste Planning Authority.

Reason: In the interests of local amenities.

Layout

3. The site shall be set out in accordance with the approved layout plan No. 210 and cross section plan Nos.215 and 216 unless otherwise agreed by the Waste Planning Authority in writing.

Reason: To ensure the site is set out in the manner applied for in order to minimise any adverse impacts on local amenities.

Hours of Working and construction hours

4. Unless otherwise agreed in writing by the Waste Planning Authority no heavy goods vehicles shall enter or leave the site and no plant or machinery shall be operated except between the following hours: 0730-1800 Monday to Friday and 0730-1400 on Saturday. There shall be no working on Sundays or recognised public holidays. Construction of the development hereby permitted shall also take place during these specified hours.

Reason: In the interests of local amenity.

Landscape

5. Prior to existing bund removal and any grading operations subject of this permission commencing, a detailed scheme and programme of landscaping for the perimeter of the site shall be submitted to the Waste Planning Authority for approval in writing and thereafter implemented in accordance with that approval. The scheme shall specify the types, sizes and species of all trees and shrubs to be planted; details of all trees to be retained; details of fencing/enclosure of the site, timing of planting with relation to implementation of the development, and provision for future maintenance. A scheme of planting for the southern boundary where land is not being regraded, which should include extra-heavy standards as appropriate to create some instant screening, shall take place prior to the construction of the picking station commencing or within six months of the date of this permission whichever is the sooner. Planting on any of the other boundaries, shall take place within the first planting season following completion of the bund construction approved by way of this permission. Any trees or shrubs which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. The scheme shall be implemented as approved.

Reason: In the interests of visual amenity.

Protection of Water Environment

6. 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.

7. Details of areas where waste is stored, handled or transferred shall be submitted to the Waste Planning Authority for approval in writing and thereafter implemented in accordance with this approval. Such areas shall be underlain by impervious hard-standing with dedicated drainage to foul sewer or sealed tank.

Reason: To prevent pollution of the water environment.

8. Details of facilities for the storage of oils, fuels or chemicals shall be submitted to the Waste Planning Authority for approval in writing and thereafter implemented in accordance with this approval. Any such facilities 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.

Noise, Dust and Odour

9. 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.

10. Prior to bund removal and regarding of earth bunds subject of this permission commencing, an Environmental Management Scheme for the control of noise and dust 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.

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

Reason: In the interests of local amenities.

12. All vehicles, operated within the site shall be fitted with white noise type low tonal reversing alarms.

Reason: In the interests of local amenities.

Lighting

13. Prior to the new plant and waste building subject of this permission being commissioned, a lighting scheme shall be submitted to the Waste Planning Authority in writing. The scheme shall include details of all outside lighting, including floodlighting, safety lighting and illumination from within the plant, and measures to prevent light pollution. It shall be implemented within six months of approval unless otherwise agreed in writing by the Waste Planning Authority.

Reason: In the interests of local amenities.

Buildings and plant

14. The main waste building shall be constructed in the location shown on the approved layout plan No. 210 and shall be constructed to the dimensions and specification shown on elevation plan no. 10989/2 Rev. B.

Reason: In the interests of local amenities

15. Prior to construction of the main waste building subject of this permission details of the colour and specification for the cladding and roof material of the new waste building, the new picking plant and associated conveyors and canopies related to the picking plant system shall be submitted to the Waste Planning Authority for approval in writing and thereafter implemented in accordance with that approval. All cladding, roof materials, vents, flues and any part of the picking plant or building when viewed externally shall be of a matt finish and completely non- reflective. Any external components of the new building and picking plant structure that are not pre-treated with colour prior to construction with the approved colour shall be painted the colour approved by way of this condition within four weeks of the erection of the said plant or building unless otherwise agreed beforehand in writing by the Waste Planning Authority.

Reason: In the interests of local amenities.

16. The waste picking station and associated plant shall be constructed in the location shown on the approved layout plan No. 210 and to the dimensions and specification shown on Drawing No. 2528E Rev. E.

Reason: In the interests of local amenities.

Restriction of Permitted Development Rights

17. Notwithstanding the provisions of Parts 4, 8 and 25 Schedule 2 of 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

18. Stockpiles of waste and recycled material shall not exceed five metres in height unless otherwise agreed beforehand in writing by the Waste Planning Authority.

Reason: To control any adverse visual impact from the north and to help control windborne dust.

Types of Material

19. Material imported to the site shall be sourced from farms and demolition and construction sites and shall only include dry non-hazardous and non-putrescible wastes.

Reason: In the interests of pollution control and the amenities of the area.

Advice Note

The lorry routing agreement that is already in force for the existing site shall be carried forward and remain in force ensuring that lorries accessing and egressing the site, apart from local deliveries to and collections from nearby villages, do so via the A303.

Annexe to Reasons for Conditions

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

(General Procedure) Order 1995 - as amended)

Hampshire Core Strategy

Policy S9 (Recycled and Secondary Aggregates

By 2016, production capacity will be provided for the supply of recycled and secondary aggregates at a rate of 1.7 million tonnes a year, including provision for the reprocessing of 100,000 tonnes of incinerator bottom ash.

Policy DC1 (Sustainable 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)

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.

DC8 (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.

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 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.

DC14 ( Landfill [earth bunds])

Planning permission will be only be granted for landfill provided the site:

a. Is identified for landfill use, as part of the restoration of a mineral site, in the Hampshire Minerals Plan, or pending its adoption is an existing or proposed un-restored mineral void, and in the case of non-hazardous landfill is within the landfill potential area shown on the Key Diagram, and

b. Appropriate provision is made for the pre-treatment or sorting of waste, either on or off site, to substantially reduce its biodegradable and recyclable content, and

c. It does not pose an unacceptable environmental risk, including risk to groundwater, and

d. It is close to, and with good access to, the minerals and waste lorry route, as shown on the Key Diagram.

DC22 (Additional Plant, Buildings, and Minor Development)

Additional plant, buildings and minor developments at active minerals and waste sites, or the exploration of minerals (except oil and gas), will be permitted provided, where appropriate, they do not extend the timescale for completion of the development, they are ancillary to the operation of the site or they provide for the co-location of complementary minerals and waste activities