Archived decisions
HAMPSHIRE COUNTY COUNCIL
Decision Report
Decision Maker: |
Regulatory Committee | ||||
Date of Decision: |
11 November 2009 | ||||
Decision Title: |
Proposed blending of organic products and minerals to create high quality topsoils at Eversley Quarry, Fox Lane, Eversley. (Application No. 09/01592/CMA) (Site Ref: HR038). | ||||
Decision Reference: |
987 | ||||
Report From: |
Head of Planning and Development | ||||
Contact name: |
Julia Davey | ||||
Tel: |
01962 846732 |
Email: |
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1. Executive Summary
1.1. This report considers an application for the importation of compost material to Eversley Quarry to mix with as dug sand from Eversley quarry off Fox Lane, Eversley to create high quality topsoil. The application is for a temporary permission until 31 December 2014. This is to tie in with the termination of the mineral extraction at Eversley Quarry which is currently operating under the Mineral Review (ROMP) permission granted in 2001 (99/00359/CMA). The application is made by Freeland Horticulture Limited who until very recently, operated a soil blending facility nearby at Warren Heath recycling facility, Bramshill whereby sand was being imported from Eversley Quarry to blend with compost to create topsoil. The applicant has now stopped these operations having being requested to do so the County Council considers that the importation of compost was not covered by the existing recycling permission at Bramshill. The existing permission was not granted to the applicant but to another operator. The applicant leased the land for the purpose of operating the blending facility at Bramshill.
1.2. The proposed facility at Eversley would use compost to the Publicly Available Specification (PAS100) which is a high quality compost material certified by the Association for Organics Recycling (AFOR). The applicant wishes to re-locate the existing operation to Eversley Quarry. The applicant adds that this application provides the opportunity to co-locate complementary soil blending and mineral operations thereby leading to efficiencies in terms of infrastructure costs, transport/fuel and energy consumption to the benefit of the applicant, local environment and amenity. The proposed development is expected to produce around 44,000 tonnes of topsoil product per annum.
1.3. The site would be accessed along the existing, and part of a disused haul route leading to the site with the main highway access being the existing quarry access known as Hall's Way linking with Fox Lane and the B3272. The B3272 links directly to the west with the A327 part of the Strategic Lorry Route network. The access also serves ongoing restoration operations associated with Chandlers Farm Quarry, a sports facility and a long established water sports centre.
1.4. The proposal would generate approximately 24 HGV movements per day, which equates to around two vehicle movements each hour of the working day.
1.5. The main issues raised by the proposal are whether there would be any noise, dust, odour, traffic or other amenity impacts created by the implementation of the proposal.
1.6. It is considered that 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) and that the site could be satisfactorily restored in accordance with the existing Mineral Review Permission once any permission granted has expired (DC12). It is also considered that the small office portacabin proposed would not have any adverse impact on the environment (DC22) and that the principle of co-location of complimentary activities is to be encouraged (S17).
2. Site and proposal
2.1. The site, as shown on the attached plan, extends across approximately 0.4 hectares of flat land just north of the existing concrete and mineral processing plant at Eversley Quarry, Fox Lane, Eversley.
2.2. The southern boundary is partly demarcated by existing single storey quarry buildings; to the west by the existing mobile conveyor beyond which lies a lake, and to the north by earth bunds beyond which lies a drainage pond bordered by deciduous woodland. To the east the site is bordered by woodland . The area is temporarily being used for the storage of quarried minerals which are to be moved onto the main mineral stockpile area to the south of the plant.
2.3. The nearest residential properties, as shown on the attached plan, are located approximately 410 metres to the south of the site off Canberra Close, and 530 metres to the south-west at the corner of Fox Lane and Eversley Road. Fox Lane joins the B3272 at two points and the proposed traffic would use the southernmost access at the junction with the B3272 as currently undertaken by existing quarry traffic. There are no houses adjacent to this junction. The Conservation of Eversley Cross strides the B3272 to the west of the site; the Conservation area of Up Green, lies beyond the site to the south-west; and the conservation area of Yateley Green to the south-east.
2.4. There is a Site of Importance for Nature Conservation (SINC), a footpath and bridleway approximately 300 metres to the east of the site. There is also a footpath approximately 500 metres to the south west which joins with Fox Lane.
2.5. The site and the existing Quarry are within the Blackwater Valley Gap in the Hart District Local Plan.
2.6. Planning permission is sought to import compost to mix with as dug sands to create a high quality topsoil to British Standard BS3882. The application is made by Freeland Horticulture Limited, the main business centre of which is located at Rosedale Nursery in Hextable, Kent. The applicant states he has been operating an existing soil blending facility nearby at Bramshill and wishes to re-locate the operation to Eversley Quarry. He states he has now stopped operations at Bramshill because he received notification from the County Council that this use was not covered by the planning permission for secondary aggregate recycling facility at the site. However the applicant states that at the time that the land was offered to the company for the compost blending use it was believed that it was covered by the planning consent.
2.7. The applicant adds that this application at Eversley provides the opportunity to co-locate complementary soil blending and mineral operations thereby leading to efficiencies in terms of infrastructure costs, transport/fuel and energy consumption to the benefit of the applicant, local environment and amenity.
2.8. The site would be accessed along a haul route to the existing quarry access known as Hall's Way linking with Fox Lane and the B3272. The access also serves ongoing restoration operations associated with Chandlers Farm Quarry, a sports complex and a long established water sports centre. Hart District Council granted permission to Eversley Sports Association 2004 (03/01593/FUL) for the formation of playing fields, erection of changing rooms with car parking and extension to existing cricket pitch. Since this decision, further planning permission has been granted by the District Council, for the construction of an indoor sports facility on part of the site in 2008 (08/02596). This sports facility has been designed to accommodate cricket and football, and serve the local leisure need. Visitors use the same access junction with the B3272
2.9. At present, the Eversley Quarry exports about 180,000 tonnes of sand and gravel per annum, equating to approximately 84 HGV vehicle movements per day.
2.10.The proposed development is expected to produce around 44,000 tonnes of topsoil (equivalent to 35,000 m3) product per annum. To manufacture these volumes of topsoil approximately 8,000 tonnes of compost will be needed along with 36,000 tonnes of as-dug (on site) sand. With the relocation of the facility to Eversley Quarry (which provides the constituent sand required) only the compost needs to be imported as part of the manufacturing process. The manufactured topsoil is then exported from the site to variety of developments and locations around the region.
2.11.The proposal would generate approximately 24 Lorry movements per day of which about four movements would be articulated vehicles carrying compost to the site and the remainder (10 in and 10 out) would be standard 20 tonne payload HGVs exporting the blended soil material from the site. In terms of the proposed weekday working hours of operation this equates to an about of two vehicle movements per hour. (More detailed information on the traffic numbers and related highways issue is contained in the Update from the Highway Authority in Section 4 of this report which was undertaken at the request of members at the October Regulatory committee meeting).
2.12.The applicant states that the principle of HGV access has already been established and considers the minor and temporary increase in HGV movements would not affect the current arrangements and no changes to the existing highways or access arrangements for Eversley Quarry .
2.13.The only buildings would be a temporary mobile portacabin measuring 2.5 metres wide x 3.0 metres long x 2.5 metres high. This would be would located in the south-east corner of the site backing onto existing quarry mess buildings to provide shelter for the site operating staff. The only plant located at the site would be a single mobile screening plant.
2.14.The applicant states that in most cases the material would be sorted, processed and exported on the same day. Temporary stockpiling of small quantities of sand and compost and processed material may occasionally be required. Measures will be undertaken to reduce dust, noise and odour.
2.15. With regards to odour, the applicant adds that the compost material being transported has been through a green waste process off site and has achieved the Publicly Available Specification 100 (PAS 100) for composted materials which was sponsored by the Waste and Recycling Action Programme (WRAP) and developed in conjunction with AFOR. AFOR states that PAS100 compost improves confidence in composted materials among end-users, specifies and blenders, and helps producers differentiate products that are safe, reliable and of high performance. AFOR has adopted BSI PAS 100 as the specification that composted materials must meet in order to achieve the independently verified AFOR certification and use of the logo. The applicant states the majority of compost would be utilised on the same day of processing so there would not be a requirement for significant areas of stockpiling.
2.16.The proposed hours of operation would be the same as the existing quarry, Monday - Friday 0700-1800 and Saturday 0700-1300 hours.
2.17 The applicant states that it operates to the most stringent quality standards and accordingly it has recently secured a number of nationally Important contracts including providing soils for the 2012 UK Olympic stadium as well as undertaking many significant projects in the past such as providing the soils for the Eden project in Cornwall.
3. Development plan
3.1. Hampshire Minerals and Waste Core Strategy (2007). The relevant policies are: S17 (co-location), DC3 (landscape), DC6 (Highways), DC8 (Pollution, health, quality of life and amenity), DC12 (Restoration and Aftercare), DC13 (Waste Management and Recycling), DC22 (Additional Plant, Buildings and Minor Development).
3.2. Hart District Local Plan 1996-2006 - policies GEN1 (General) and CON20 (Blackwater Gap).
4. Update from Highway Authority following issues requiring clarification at the October Regulatory committee meeting.
4.1 The proposed topsoil blending facility would result in the export of some 44,000 tonnes of topsoil each year, comprising a blend of sand and compost material. In order to produce the anticipated levels of topsoil, it will be necessary to import compost onto the site, resulting in an additional 2-4 movements per day (40T loads - Articulated Bulk Trailers). The sand required to produce the topsoil material, should the blending facility be co-located on site with the quarry, would be taken directly from the existing reserves on site and would not result in additional traffic or lorry movements using local roads. Once produced, it is expected that some 3,750 tonnes of topsoil will be exported each month, which will result in around 20 HGV two-way movements each day (17T loads - 8 wheel tippers).
4.2. In total therefore, the proposal would generate some 24 HGV movements per day, equating to around two to three vehicle movements each hour of the working day. The table below sets out projected monthly and daily traffic movements.
|
Annual Tonnage |
Monthly Tonnage |
Monthly HGV Movements |
Daily HGV Movements |
|
|
|
|
|
Import of Compost |
8,000 |
670 |
34 (17 in/17 out) |
2-4 |
Import of Sand |
36,000 |
On-Site |
On-Site |
On-Site |
|
|
|
|
|
Export of Top-soil |
44,000 |
3750 |
440 (220 in/220 out) |
20 (10 in/10 out) |
|
|
|
|
|
Total Movements |
|
|
474 (237 in/237 out) |
24 (12 in/12 out) |
|
|
|
|
|
4.3. Sand is currently exported from the Eversley Quarry site to the existing topsoil blending facility at Bramshill Quarry (some 14 HGV movements per day - 8 wheel tippers). Should this application be successful that export would cease, reducing the level of local HGV traffic. There would however be nothing to prevent the operators of Eversley Quarry exporting additional material locally to satisfy commercial demand, and as such this assessment has been carried out based upon information which assumes that the existing quarry operations continue (as such does not attribute a reduction on the basis of the removal of these lorry movements from the network).
4.4. This increase in HGV traffic has been compared with existing traffic flow conditions on the main roads most local to the site during their busiest period, the A327 and B3272, and as can be seen from the table below the proposal results in a marginal increase in traffic on local roads, equating to an increase of 0.14% on the A327 and 0.22% on the B3272.
|
Total AM Traffic (HGV) |
Development Traffic (per hour) |
Percentage Impact (HGV) |
|
|
| |
A327 Eversley Street |
1388 (38) |
2 |
0.14% (5.2%) |
|
|
| |
|
|
|
|
B3272 Reading Road |
904 |
2 |
0.22% |
|
|
|
|
4.5. The cumulative impact of the proposed topsoil blending facility and the nearby Eversley Sports Association (ESA) facility has also been considered. The initial permission for change of use of part of the former quarry to sports facilities was granted in 2001 and then further amended in 2003. Any traffic associated with the operation of the site permitted under these historic permissions pre-dated the traffic surveys (2007 and 2009), and as such would be included within background traffic. More recently however, a further planning permission has been granted for the construction of an indoor sports facility on part of the site (08/02596). This sports facility has been designed to accommodate cricket and football, and serve the local leisure need. As this permission would not have been in place at the time of the traffic surveys, traffic associated with this use is additional to the baseline traffic surveyed here, and a such it is necessary to consider its impact.
4.6. Whilst little information is available, the indoor sports facility provides for up to five cricket nets, and makes assumptions for their usage. Based upon a maximum usage of seven people per net that would relate to a maximum of some 35 cricketers using the facility at any one time. Use of the facility for football is unlikely to produce larger numbers of visitors than these maximum cricket projections. In consideration of the potential for car sharing, and the use of walking and cycling by some locals to visit the facility, a robust estimate would suggest some 30 cars would likely occur in any one hour at the start or end of a session. The information available suggests this is very robust, and that normal usage would be in the region of 10-15 cars.
4.7. Assuming therefore, as a worst case, that the facility produced some 30 traffic movements in a peak hour (PM rather than AM being the Eversley Sports Association (ESA) busiest period), a basic assessment of the impact of topsoil production facility above a revised baseline traffic levels which include these ESA vehicle movements is shown in the table below.
|
Total PM Traffic (HGV) |
Development Traffic (per hour) |
Percentage Impact |
|
|
| |
A327 Eversley Street |
1181 (11) (+30ESA) |
2 |
0.17% (18%) |
|
|
| |
|
|
|
|
B3272 Reading Road |
701 (+30 ESA) |
2 |
0.27% |
|
|
|
|
4.8. As is shown above, when the additional traffic that may occur from the indoor sports facility is added, and assumed to be committed to the local network, the relative impact of the topsoil facility is again shown to represent a very low proportionate increase in traffic, far less than any variations of daily traffic flow that may be expected to occur each and every day. Additionally, the nature of the adjoining sports facility is such that the predominant usage is car traffic rather than HGV, and that any movements are normally contained off-peak and at weekends (ie outside of the busier highway network period and those times when the topsoil facility operates).
4.9. There are no significant capacity constraints on the local network which suggest that the cumulative impact of the committed Eversley Sports Association facility and the 2 additional traffic movements each hour the subject of this application will have a significant or adverse impact. Reference to the Design Manual for Roads and Bridges Capacity Flows demonstrates that, dependant upon how the B3272 was classified, it would be capable of carrying up to between 1900 and 2100 two-way vehicle movements per hour without reaching its practical capacity. With a combined two-way flow projected here of 554 it is clear that sufficient capacity remains within the local road network. Similarly, there are no accident trends or patterns, particularly none involving HGVs, that would be likely to be exacerbated by the modest increases in traffic resulting from this development.
5. Consultations
5.1. The Local Member, Councillor Simpson states that on the current information given he objects to the application on the grounds of the adverse environmental impact, particularly by way of noise and vibration, that would be caused by the extra HGV traffic generated by the proposal to residential properties, including listed buildings, within the Conservation Areas of Eversley Cross and Yateley. Councillor Simpson has asks for clarification of highway matters including impacts of traffic from the nearby Eversley Sports Association. Councillor Simpson adds that if members resolve to grant permission, it is imperative that a condition be attached to any such consent preventing the HGV traffic from using Marsh Lane which is currently used as a short cut by some HGV drivers.
5.2. Hart District Council raise no objection in principle to the development which it states it is in accordance with the relevant Hart District Council Local Plan policies GEN1 and CON20. It states that its view of no objection is subject to Hampshire County Council fully considering the implications of the increased HGV movements in the highway network and if appropriate securing adequate mitigation. The District Council also request that the land be restored after operations cease .
5.3. Wokingham Borough Council states the application site is approximately 300 metres from the Borough's boundary and therefore raise no objection to the application because it is considered there would be no adverse impacts caused to the Borough or any of its residents by the application.
5.4. Environmental Health Officer raises no objection to the application.
5.5. Environment Agency South East have assessed the application as having a low environmental risk.
5.6. Eversley Parish Council object to the application on the following summarised grounds:
(i) highways - dangerous junction of Fox Lane and B3272; roundabout at the B3272/A327 junction; the junction of Bramshill Road and the A327; significant increase of traffic through village in bigger lorries; the recent Hampshire County Council road management scheme included road narrowing making roads unacceptable for 40 ton vehicles;
(ii) impact on Church Green and Eversley Cross Conservation Areas and residents in Fox Lane, Eversley Centre and Eversley Cross;
(iii) increased industrialisation;
(iv) no significant benefit to village and will not create new jobs.
5.7. Yateley Town Council states it had concerns that the proposal has the potential to create an unacceptable environmental impact but the Town Council adds that `if any identifiable nuisance can be accommodated this should be controlled by effective and enforceable conditions. For example traffic, noise and smells.'
5.8. Highways Authority has outlined it's detailed highway assessment of the proposal in Section 4 of this report and concludes that the small increases in traffic movements on the local network as a result of this proposal, around 2 additional HGV movements per hour, which are not likely to be discernable from daily traffic flow fluctuations, are not considered likely to have an adverse impact on the safety or efficiency of the local highway network. To conclude, the Highway Authority raises no highway and transport objection to the proposed development.
5.9 .Defence Estates Safeguarding have no objection.
5.10.AG Farnborough Airport have no objection.
6. Representations
6.1. At the time of writing this report two letters raising comment and six objections have been received to the application (including from the Yateley Society). Objections are raised on the following grounds:
(i) highway safety: a new sports facility is opening soon, which will share part of the access road; the B3272 is a very busy road; the size of the lorries to be used will exacerbate existing dangers and Fox Lane is very narrow and therefore unsuitable;
(ii) noise impacts: reversing alarms; hours of working including Saturdays in addition to quarry noise; amenity impacts; noise and dust impacts when sports facilities beginning to be constructed and associated soils and rubble being screened (complaints made to Environmental Health Officer);
(iii) dust: sheeting of lorries does nothing to reduce dust from quarry; dust created from screening of rubble associated with nearby cricket and sports complex development;
(iv) odour: potential odour impacts;
(v) sustainability: moving from Bramshill to Eversley Quarry will not necessarily be more sustainable as could blight the Blackwater Conservation Area and the new amenities for Eversley Sports association;
(vi) industrialisation of countryside;
(vii) Grade 2 listed property nearby and village conservation area, to which this development will have negative impacts.
6.2. Concern have been raised about the need to obtain written clarification from the applicant that the only green waste that is imported to the site complies with the PAS100 standard; that the council should measure/monitor noise, dust and smells from a similar site within the 600 metre downwind radius; that Hampshire County Council may permit an extension of time for the plant site beyond 2014 and clarification that the lorries will be sheeted.
7. Commentary
7.1. The land use principle of this proposal is in accordance with the development plan notably the Hampshire Minerals and Waste Core Strategy (2007) in that it is co-location of a complementary activity within an existing quarry using mineral from that quarry to create topsoil through blending. It is also, as reinforced by Hart District Council, considered to be in accordance with the Hart District Local Plan in particular policies relating to the Blackwater Valley.
7.2. The other development plan issues raised by the proposal are whether there would be any noise, dust, odour, traffic or other amenity impacts created by the implementation of the proposal.
7.3. It is noted with relation to amenity issues such as dust, noise and odour that the Environmental Health Officer has raised no objection to the proposal. It is also noted that the nearest properties to the site itself are over 400 metres away to the south and therefore the proposed operations are highly unlikely to generate any noise or dust impacts at such as distance. It has been advised that the proposed five loads maximum going into and out of the site each day on top of the existing quarry traffic would be unlikely to cause any noise or dust impacts to the properties 150 metres from the site. If permission is granted conditions could be added to further control such potential impacts.
7.4. Objections have also been received regarding odour. The applicant's proposed mitigation to reduce and prevent odour nuisance has been detailed in paragraph 2.17 of this report. Odour, it is advised, can become a nuisance if material stockpiles of compost are left for a significant period of time and then moved. This is not proposed here where material has already been processed prior to arrival, will be blended soon after arrival and meets the PAS100 specification certified by the Association for Organics Recycling (AFOR). It is noted that the local properties are a significant distance away from the site. The prevailing winds move in a south west to north easterly direction taking any minimal odours that there may be away from the properties. To conclude on amenity issues, it is considered it would be highly unlikely based on the information submitted for any significant impact to be caused by the development caused to nearly residents. However it is considered that conditions could be added were planning permission to be granted controlling amenity issues including ensuing that the only compost to be imported to the site is that which meets the PAS 100 standard.
7.5. With regards landscape impact the County Council supports the view of Hart District Council that the proposal is unlikely to cause any significant landscape impacts to the Blackwater Valley Gap or the locality generally because it is sited on disturbed ground within an existing mineral working. Conditions can however be imposed on any permission granted ensuring that stockpile levels are kept to a reasonable height
7.6. Traffic objections and concerns have been raised by the local member Councillor Simpson, Parish Council, local residents and the Yateley Society. Also objections have been received from residents on the corner of Fox Lane, within the Conservation Area and occupiers of nearby listed buildings about being on the traffic route proposed and concerns raised that they would be affected by an increase traffic and the noise associated with this.
7.7. It is noted that the applicant has submitted clarification information to the County Council on highway matters as requested by the Highway Authority and, as requested by members at the October meeting of the Regulatory Committee, the Highway Authority has clarified highway issues relating to this proposal within Section 4 of this report. The Highway and Waste Planning Authority met with the local member Councillor Simpson to clarify highway matters raised at October's Regulatory Committee meeting prior to completing this report. It is noted that the Highway Authority raises no objection to the proposal. It is also noted that Councillor Simpson has stated that it is `imperative that a condition be attached to any such consent preventing the HGV traffic from using Marsh Lane which is currently used as a short cut by some HGV drivers.' Accordingly it is recommended that if consent is granted for the proposal a condition be added clarifying that lorries relating to the proposal can turn west or east out of the site at the junction with the B3272 but are not permitted to use Marsh Lane for the purpose of implementing the said development. With regards the impact of the proposed increase in traffic impacting on listed buildings within the Conservation areas along the traffic route, it is advised that the limited traffic increase proposed, would not cause any significant impacts by way of noise, dust or vibration to existing properties.
7.8. Local residents have also asked for assurance that if permission is granted for this proposal that the existing facility at Bramshill will close down. The applicant through his agent has confirmed that the importation of composted material has now stopped being imported to Bramshill.. The issue at Bramshill is that a temporary permission was granted for a secondary aggregate recycling facility and the importation of compost is not permitted under this permission.
7.9. To conclude, this proposal is for small scale development across a small site area within an existing quarry and proposing an operation ancillary to the mineral stocking area within the quarry plant site. Residential properties are some distance from the site itself and it is considered unlikely by the Environmental Health Officer that any adverse noise, dust, or odour impacts from the proposed development would cause any such nuisance to these properties. It is noted that concerns have be raised by the occupants of listed buildings adjacent and close to the junction of Fox Lane with the B3272 but it is considered that no significant impacts would be caused to the occupants of these properties or to the buildings themselves by way of the proposal. Co-location of facilities is promoted by the government and supported by the Hampshire Minerals and Waste Core Strategy.
7.10. On balance taking all matters into account, it is considered there is no justifiable planning reason to refuse the proposal and the development would provide a sustainable solution to creating a product that appears to be in demand for landscaping purposes. To conclude it is recommended that planning permission be granted subject to conditions.
8. Recommendation
8.1. That permission for proposed blending of organic products and minerals to create high quality topsoils at Eversley Quarry, Fox Lane, Eversley (Application No. 09/01592/CMA) (Site Ref: HR038) be granted subject to Conditions in Appendix 1.
Links to the Corporate Strategy
This proposal does not link to the Corporate Strategy but, nevertheless, requires a decision because: It proposes a sustainable solution to production of quality top soils by mixing recycled and processed green waste with on site minerals. |
Other Significant Links
Links to previous Member decisions: |
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Eversley Quarry ROMP mineral extraction permission |
Reference 99/00359/CMA |
Date 18 May 2001 | |
Direct links to specific legislation or Government Directives |
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Title PAS 100 Compost Specification |
Date | ||
http://www.wrap.org.uk/recycling_industry/information_by_material/organics/production.html |
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CONDITIONS
Commencement
1. The development hereby permitted shall be begun before the expiration of three years from the date on which this planning permission was granted.
Reason: To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.
Timescale
2. The soil blending and compost importation operations hereby permitted shall cease on or before 31 December 2014 or whenever the mineral extraction at Eversley Quarry terminates whichever is the sooner and the site shall be restored in accordance with the restoration scheme approved under permission No. 99/00359/CMA within a further period of six months or such longer period as the Waste Planning Authority may approve in writing.
Reason: To minimise the duration of disturbance from the tipping operations.
Hours of Working
3. Unless otherwise agreed in writing by the Mineral Planning Authority no heavy goods vehicles shall enter or leave the site and no plant or machinery shall be operated with relation to the development subject of this permission except between the following hours: 0700-1800 Monday to Friday and 0700-1300 Saturday. There shall be no working on Sundays or recognised public holidays.
Reason: In the interests of local amenity.
Protection of Water Environment
4. 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.
5. 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.
6. 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.
Noise, Dust and Odour
7. All mobile plant serving the composting facility and operating within the approved composting site shall be fitted with low tonal white noise reversing alarms.
Reason: In the interests of local amenity.
8. Best Available Techniques (BAT) shall be used on the site at all times to reduce the impact of dust from all operations and activities, including plant, equipment, vehicles and machinery.
Reason: In the interest of local amenity.
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.
Landscape
10. No work, nor plant or material stored shall take place within the crown spread of the existing boundary trees directly adjacent to the development site approved by way of this permission.
Reason: In the interests of the landscape character of the area.
11. No felling of existing boundary trees shall take place.
Reason: In the interests of the landscape character of the area.
12. The site boundary shall be pegged out and approved on site by the Waste Planning Authority prior to the development commencing following which a protective fence 2.0 metres high shall be erected along the line of the site boundary where it adjoins the woodland prior to commencement of development and maintained for the duration of the development.
Reason: In the interests of the landscape character of the area.
Highways
13. Measures shall be taken to ensure that no mud is deposited on any public highway. If, in the rare event this does happen, the mud must be thoroughly removed from the highway immediately following its deposition.
Reason: In the interests of highway safety.
14. All laden lorries entering and leaving the site shall be fully sheeted.
Reason: In the interests of highway safety and the amenities of the area.
15. HGV Lorries accessing and egressing the site with relation to this permission shall not use Marsh Lane.
Reason: In the interests of highway safety.
Type of material
16. Only composts that is certified by the Association for Organics Recycling (AFOR) as meeting the Publicly Available Specification 100 (PAS 100) for composted materials shall be imported to the site as part of this permission.
Reason: In the interests of local amenities.
17. Stockpiles of sand , compost and blended material on the site shall not exceed 4 metres above aground level unless previous agreed beforehand writing by the Mineral Planning Authority.
Reason: In the interests of local amenities.
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
S17 - Co-location, systems and Infrastructure
Minerals and waste developments should increase resource recovery and efficiency by the:
a. Co-location of compatible minerals and waste facilities, including where appropriate, with suitable reprocessing, manufacturing or industrial uses;
b. Use of `reverse logistics,' bulking and transfer for the movement of materials;
c. Optimisation of waste collection and handling systems to allow the joint collection and handling of similar types of municipal, commercial and industrial waste.
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.
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.
DC12 - Restoration and Aftercare
Mineral extraction, landfill and other appropriate developments will not be permitted unless there is satisfactory provision for the restoration of the site, within a reasonable timescale, for an after use consistent with the general planning objectives of the area.
The restoration and after care of sites should seek to meet two or more of the following planning objectives:
a. Improving public access to the countryside, including public access for disabled people and recreation;
b. Use for management of water resources and/or flooding management;
c. The improvement of biodiversity;
d. Use as back-up grazing;
e. Return to agriculture, forestry or other `open' use recreational facilities.
Proposals for mineral extraction and landfill must include provision for at least five years of aftercare following restoration of the site.
Restoration proposals for mineral workings in Aerodrome Safeguarding Zones should take account of the need for progressive working and restoration, to prevent open water bodies becoming bird roosts.
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.
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.
Hart District Council Local Plan
Condition 20
Within the Blackwater gap between the Blackwater Valley towns and the county boundary, permission will not be granted for development which would diminish the gap physically or visually, in order that the setting and separate identity of settlements on either side of the county boundary are retained. Proposals that retain the open nature of the Blackwater Valley, promote recreation as its primary use and have no detrimental effect on ecology or landscape will be permitted.
GEN 1
Proposals for development which accord with other proposals of this plan will be permitted where they:
(i) Are in keeping with the local character by virtue of their scale, design, massing, height, prominence, materials, layout, landscaping, siting and density;
(ii) Avoid any material loss of amenity to existing and adjoining residential, commercial, recreational, agricultural or forestry uses, by virtue of noise, disturbance, noxious fumes, dust, pollution or traffic generation;
(iii) Cause no material loss of amenity to adjoining residential uses, through loss of privacy, overlooking or the creation of shared facilities; (iv) Do not constitute ribbon or sporadic development, unrelated to existing patterns of settlement within the District;
(v) Include provision for the conservation or enhancement of the District's landscape, ecology and historic heritage and natural resources;
(vi) Where the public would reasonably expect to use the building, provide suitable access for people with impaired mobility, including those confined to wheelchairs;
(vii) Have adequate arrangements on site for access, servicing or the parking of vehicles;
(viii) Do not give rise to traffic flows on the surrounding road network, which would cause material detriment to the amenities of nearby properties and settlements or to highway safety;
(ix) Do not create the need for highway improvements which would be detrimental to the character and setting of roads within the conservation areas or rural lanes in the District;
(x) Do not lead to problems further afield by causing heavy traffic to pass through residential areas or settlements, or use unsuitable roads;
(xi) Include provision for any necessary improvements to infrastructure and utilities resulting from the development;
(xii) Take account of the proximity of overhead cables and power lines;
(xiii) Avoid the installation of lighting, which is visually damaging to the character of the area.
Hart District is a high quality environment in which to live, work and enjoy recreation. The District Council is committed to protecting the District's environment and the quality of life of its residents. This does not however mean that no change should take place. The control of development provides the opportunity to manage change positively by ensuring that new developments are sustainable, in keeping with the surrounding area, and that the overall quality of the environment is maintained. The local planning authority is only able to refuse planning permission where it would cause demonstrable harm, but when considering applications it will negotiate with developers in order to ensure the best standards of development possible. Landscaping schemes will be requested in conjunction with new developments, paying attention to the existing character of the landscape and to the provision of new wildlife habitats where appropriate. Standards of design in urban and rural areas will be a material consideration in determining planning applications.