Archived decisions

HAMPSHIRE COUNTY COUNCIL

Decision Report

1. Executive Summary

1.1. Planning permission is sought to operate a concrete crusher at an existing waste transfer facility at Aldershot Stubbs Industrial Estate, Hollybush Lane, Aldershot for a temporary period until 2018 to tie in with the end of waste operations at Homefield Quarry, Runfold, Surrey. The proposed crusher would crush concrete exported from Homefield Quarry as the applicant is not permitted by Surrey County Council to operate a crusher there. The company currently has to export concrete over 10 miles to the company's Slyfield Waste facility near Guildford, and would prefer to use the application site at Hollybush Lane, which is just over four miles from Homefield Quarry. The proposal would generate approximately two lorry loads (four movements) into the site per day. Aldershot Stubbs industrial estate is allocated for bad neighbour uses in the Rushmoor Local Plan (1996-2011).

1.2. Sixty-five letters of objection have been received from local residents, sixty-one of which are from residents in the North Town area of Aldershot, and objections have also been raised by Rushmoor Borough Council, Surrey County Council, Ash Parish Council and the Aldershot Garrison predominantly on grounds of amenity and pedestrian and highway safety issues caused by the increase of lorries on the local road network through North Lane, Aldershot. In addition the Aldershot Garrison has raised concerns about the weight restriction on the bridge on Government Road and the fact that this route is used by all of Hollybush Lane industrial estate but is not a public highway as it is a private Ministry of Defence (MoD) road which is in need of regular maintenance.

1.3. The site is within an industrial estate allocated for such uses, the proposal would only generate four lorry movements per day and the applicant has proposed a lorry route avoiding North Lane. Therefore it is recommended that permission be granted subject to conditions for a temporary period to tie in with the end of waste operations at Homefield Quarry, Runfold.

1.4. It is considered that the development is accordance with the development plan; the Hampshire Minerals and Waste Core Strategy Policies DC1 (Sustainable Development) in that the development would reduce carbon emissions and be more sustainable as the proposed crusher would be significantly closer to the source of the concrete than exists at present (four miles as opposed to the crusher near Guildford 10 miles from the source) and would reduce length of time vehicles are on the public highway; there would be no adverse visual impact (DC3) as the site is contained within the existing industrial estate or significant highways impact, as the proposal only involves an additional four lorry movements per day (DC6); it would have no significant adverse biodiversity (DC7) or Pollution and Amenity impacts due to its distance from naturally vegetated/ecologically rich land and its distance from the nearest residential properties; and its location within a busy industrial estate (DC13) allocated for bad neighbour uses in the Rushmoor Local Plan (E11.1) and the fact there would be no significant risk of flooding (DC11) means that the proposal complies with the Development Plan.

2. Site and planning history

2.1. Planning permission is sought to locate and operate a concrete crusher at Unit 1, Aldershot Stubbs Industrial Estate, off Hollybush Lane, Aldershot for a temporary period until 2018.

2.2. The site, subject of the application, as shown on the attached plan, extends across approximately 1500m2 comprising the northern half of the existing waste transfer site at Aldershot Stubbs Industrial Estate, Hollybush Lane, Aldershot. The northern half of the existing operational site is currently being used to store skips and waste containers and also has a single storey storage building in the north-east corner. It is bordered by a concrete wall to the west and north and a chain link fence to the east. The southern half of the site comprises the existing waste transfer building, external storage bays and the portacabin site offices. The application site is accessed from the south, off Hollybush Lane..

2.3. The site lies approximately 110 metres to the west of the county boundary between Surrey and Hampshire, which follows the line of the River Blackwater. Beyond the River Blackwater lies an area of open land designated as the Blackwater Valley strategic gap and the Guildford to Farnborough railway line. The closet properties to the east of the application site are located approximately 315 metres away at Ash and Ash Common in Surrey. The nearest residential properties to the west lie approximately 200 metres away on the other side of the A331 Blackwater Valley dual carriageway.

2.4. The site is located on the western edge of the Aldershot Stubbs Industrial Estate which is allocated for bad neighbour and other industrial uses in the Rushmoor Borough Council Local Plan Review. The industrial estate provides for a number of bad neighbour uses, including two end-of-life vehicle centres, and a total of three waste transfer and recycling centres, including the application site.

2.5. The existing waste transfer facility located in the southern half of the planning unit (as shown on the attached plan) was originally granted planning permission in 1995 (95/00478/CMA). The northern half subject of this application was permitted a change of use from B8 use to waste uses in 2008. The 2008 permission included an extension to the existing building; relocation of the sorting, recovery and recycling operations within the extended building and the construction of a trommel and a picking station in the building. One of the benefits to the applicant of incorporating the two adjacent sites as one was to provide an enlarged site to accommodate more vehicles within the facility rather than such vehicles parking or queuing on Hollybush Lane. The site layout that was granted in 2008 was to incorporate both a car parking and a lorry waiting area and included the retention of the existing sunken weighbridge and four exterior storage bays for recycled materials divided by concrete barriers and a skip storage area.

2.6. The building extension has not been implemented and the applicant has now stated that he has no intention of implementing fully the 2008 permission. The parts of the 2008 permission which have been implemented are the concrete wall to the north and west of the site; the storage of skips and a small external stockpile of recycled soils. The storage bays which were to be relocated from the front (west) of the existing building onto the north half of the site still exist in their original location. The picking station and trommel has not be implemented and neither have any car parking facilities been provided to the north half of the site nor any recycling bays separated by concrete walls.

2.7. Currently local waste comprising construction, demolition and commercial industrial arisings (mainly in the form of skip waste) is imported into the site, stored and recycled as appropriate. Waste is currently imported to the site using the applicant's fleet of skip vehicles.

2.8. The site currently serves a radius of approximately 20 miles. The final disposal points include suitably licensed sites which also fall within a 20 mile radius of the site.

3. Proposal

3.1. The current application proposes to import approximately 10,000 tonnes of concrete per annum in 32 tonne tipper lorries to the applicants site in Hollybush Lane, Aldershot. This oversized 80 millimetre concrete would be imported from the applicants sister company Chambers Runfold which operates Homefield Sandpit at Runfold, 4.6 miles from the site in Surrey. Currently the concrete is being exported from Homefield Quarry to a Chambers Waste Management facility at Westfield Road, Slyfield, near Guildford some 10 miles away, where it is crushed.

3.2. Surrey County Council granted temporary planning permission for the use of land for recycling, storage and export of soils from imported waste and the recovery of concrete, hardcore and tarmacadam for export and processing off site (WA04/1876 ) in April 2005. Condition 9 of planning permission WA04/1876 prevents crushing of concrete, hardcore or tarmacadam recovered from the recycling operation at Homefield Quarry.

3.3. It is proposed that the concrete when crushed at Hollybush Lane, would be taken back to the Homefield Quarry to be used in the quarry site restoration or exported for onward sale. It is proposed that only 300 tonnes of concrete would be stockpiled on site at any one time. The application also proposes to replace the chain link fencing along the eastern edge of the site with a three metre high concrete panelled wall.

3.4. The crusher would be sited in the centre of the northern half of the waste site at Hollybush Lane. The crusher would measure16.26 metres long and between 2.96 and 4.27 metres high.

3.5. The proposed hours of operation for the crusher would be 0630 to 1800 hours Mondays to Fridays and 0630 to 1300 hours on Saturdays.

3.6. The applicant adds that he would support a lorry routing arrangement (as shown on the attached routing plan as agreed at pre-application stage for Chambers own Heavy Goods Vehicles (HGVs) travelling between Hollybush Lane and Runfold Quarry. HGVs travelling from Hollybush Lane to Runfold Quarry would turn out of Hollybush Lane and over the Blackwater valley road in to Government Road. At the top of Government Road vehicles would turn right into Thornhill Road, along Alison Road to the A325 Farnborough Road where they would turn left towards Heathend. from here vehicles would go on to the A31 towards Guildford and exit at Runfold. HGVs would follow this same route in reverse to go from Runfold to Hollybush Lane.

3.7. The applicant states that the company is aware of the weight restriction on the canal bridge on Government Road and would ensure that it complies with all weight restrictions and any other restrictions such as height restrictions under bridges when accessing the site by the proposed lorry route.

3.8. The applicant is proposing only to store a few skips at the site as shown on the submitted layout plan. The majority would be stored at another site locally in the control of the applicant but not at Homefield Quarry.

3.9. The applicant has submitted a flood risk assessment with relation to the proposal.

4. Development plan

4.1. Hampshire Minerals and Waste Core Strategy - Policies DC1 (Sustainable Development); DC3 (Visual Impact); DC6 (Highways); DC7 (Biodiversity); DC8 (Pollution, Amenity); DC11 (Flooding); and DC13 (Waste Management and Recycling) apply.

4.2. Rushmoor Local Plan review (1996-2011) - Policy DC6; E11.1 (backyard industrial uses) applies. ENV16, ENV48, E8.1 and TR8

5. Consultations

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

5.2. Councillor Neal, adjacent Local Member, raises objection unless the following provisos are addressed in any permission that may be granted:

(i) the lorry route submitted by the applicant should be adhered to for vehicles accessing and agreeing the site between Chambers waste management facility in Hollybush lane and Homefield Quarry at Runfold. Such vehicles shall be used for delivering clean concrete to be crushed at the application site only;

(ii) lorries using the lorry route outlined in (i) above shall be marked in some way for enforcement purposes;

(iii) if permission is granted a liaison panel should be set up for the site that should meet every six months and local District Councillors for North Town, Aldershot should be invited;

(iv) a condition should be attached to any permission that may be granted stating that the crusher should be used for clean concrete imported from Homefield Quarry only;

(v) a temporary permission should be granted for an initial period of only five years only in order that the environmental impact of the proposal can be assessed.

5.3. Rushmoor Borough Council raises objection as it states that the proposal has not adequately demonstrated that it would have suitable access to and from a defined minerals and waste lorry route and that it has not adequately addressed the implications of the likely volume, nature and routing of vehicles travelling to and from the site on the local road network and in particular on the amenity and safety of residents and road users in North Lane. The proposals are therefore considered to be contrary to Policies DC6 and DC13 of the Hampshire Minerals and Core Strategy 2007 and Policies ENV16, ENV48, E8.1 and TR8 of the Rushmoor Local Plan review ( 1996-2011) .

5.4. Ash Parish Council comments that the site is too small, a Flood Risk assessment is required; concerns about noise and how impact is calculated; concern about dust; if approved the Parish Council states that conditions need to be imposed stating no sorting of materials on site; clean materials only; and only used for crushing concrete.

5.5. Environmental Health Officer (Rushmoor Borough Council) -states its comments form part of Rushmoor Borough Council's overall response.

5.6. Environment Agency - have no objections to the proposed development with respect fluvial flood risk as the site lies outside the 1 in 100 year floodplain with a 20% allowance for climate change. The Agency highlights that a flood risk assessment is required in accordance with PPS25.

5.7. Highway Authority comments that traffic surveys show that currently Government Road carries 6195 vehicles two-way over a 24 hour period, of which some 613 are HGV movements. The current proposal to locate and operate a concrete crusher would generate some four additional HGV movements each day, which when considered in context relates to an increase in traffic using local roads of 0.06%, or an increase in HGVs using Government Road of 0.6%. This minimal level of HGV increase, which equates to an HGV movement on average every 2.5 hours, would not constitute a significant increase and would be indiscernible from daily traffic flow fluctuations. There are no local accident issues identified by a review of the police accident records which would be likely to be exacerbated by the low level of traffic increase proposed as part of this application.

5.8. The applicant has now indicated that they would be prepared to route all HGV movements associated with the operation of this application from the site via Government Road onto Thornhill Road then Alisons Road, after which lorries would join the A325 Farnborough Road and travel south through Heathend and onto the A31. This routing would remove HGV traffic associated with this application from travelling through North Town along North Lane. The applicant has provided a commitment to adhere to this routing, and submitted a plan denoting this HGV route which should be referenced within any condition.

5.9. There is currently a 38 tonne weight restriction on the Government Road bridge across the Basingstoke Canal. The supporting statement submitted in support of the application states that HGV movements to the site would consist of 32 tonne tipper trucks bringing concrete to the site. A condition should be attached to any permission that may be granted to restrict access to and from the site to vehicles under 38 Tonnes in order that site vehicles may comply with the local traffic regulations, and to prevent damage to the bridge.

5.10.The Highway Authority concludes that taking into account the information above and the low level of traffic movements associated with the crushing operations proposed as part of this application, it is not considered that the proposals will have a significant or discernible impact upon the safety or operation of local roads leading to and from the site. It raises no objection subject to conditions being added to any permission granted relating to - adherence to HGV lorry route `dashed blue' on Drawing 4; no vehicle accessing the site pursuant to the permission shall exceed 38 tonne laden weight; no more than four total HGV movements into and out of the site each day for the purposes pursuant to the permission (two movements in/two movements out).

5.11.Surrey County Council objects to the proposal on the basis that it relies on unauthorised development (skip storage) in Surrey's green belt and the Areas of Outstanding Natural Beauty (AONB) draws Hampshire County Councils attention to the length of time the recycling operation at the Homefield Quarry is permitted for.

5.12.Guildford Borough Council raise no objection subject to suitable noise and operating hours condition being imposed and dust levels being controlled by way of an Environmental permit.

5.13. Blackwater Valley Countryside Partnership raise no objection in principle but has concerns about whether the crusher would increase noise to the Blackwater Countryside some 120 metres to the east. Suggests that if permission is granted conditions controlling noise and hours of working to avoid adverse recreational impacts should be attached.

5.14. Natural England raise no objection but states that the site is close to a Site of Importance for nature Conservation (SINC) and need to make sure no adverse impact would be caused and that proposal complies with any SINC related policies.

5.15. MOD Estates Project Allenby/Connaught raises objection on the following grounds summarised below:

(i) MOD infrastructure - the MOD owns all the approach roads that lead into Hollybush lane including Government Road, Alisons Road, Camp farm Road, Ordnance Road, and the canal bridge on Government Road that has a weight limit. This weight limit is regularly ignored by large lorries as there is no means to enforce the limit. The bridge already requires expensive maintenance works and the proposed intensification of use will only compound the situation. Private military roads can be closed at any time due to changing security threat situation, access at all times cannot be guaranteed nor would the MOD countenance giving any commitments in this regard. The MOD does not give consent to the proposed uplift in use. The Mod roads were never intended to cope with intense industrial use to the scale created by Hollybush Industrial park and they run through areas of land used for military accommodation. Whilst Alisons Road will eventually move out of MOD ownership to become a main artery road when the main Aldershot urban extension is delivered, this adds a further significant dimension and there will be in the region of an additional 4500 civilian families to take into consideration;

(ii) health and safety - of particular concern to Aldershot garrison is the danger currently presented by the canal bridge over Government Road. Service wives and children - frequently with babies in pushchairs have to use this route to walk from the camp farm quarter area to Aldershot town. The bridge operates on a give way/priority basis but there is no footpath across the bridge. This situation is extremely dangerous. Permitting the concrete crusher at Hollybush Industrial Park would mean an increase in the volume and size of the lorries making the already dangerous situation untenable. Aldershot garrison states it has to consider ways including a caged pedestrian bridge, traffic lights to and a final option that cannot be discounted is for the MOD to close government and Camp farm Roads to public traffic entirely as has been done at times in the past to control the volume of traffic- this is considered a last resort. A proper access is needed to access and egress the Industrial park directly from the A331 relief Road;

(iii) noise nuisance and disturbance - regards must be given to increase in environmental disturbance created by increase in traffic- these factors are taken into consideration when assessing the charges that service personal pay for their accommodation and are likely to result in a downgrading in condition resulting in a reduction in the rates paid and the financial impact of these factors can only be picked up by the MOD purse.

5.16. Rushmoor Borough Council Project Co-ordinator Aldershot Urban Extension Project (AUE) objects to the proposal on the grounds that:

(i) the proposal would have a detrimental impact on the flow of traffic around the area of the bridge at Government Road due to the need for the MOD to provide weight restriction measures; and

(ii) would provide a detrimental impact on the local road network , and in particular on the amenity of residents and road users in Alison's Road once the proposals are implanted to reduce to a single carriageway;

(iii) the proposals are considered to be contrary to Policies DC6 and DC13 of the Hampshire Minerals and Waste Core Strategy 2007 and policies EN16, EV48, E8.1 and TR8 of the Rushmoor Local Plan review.

5.17. Borough Councillors Keith Dibble, Sue Dibble and Frank Rust, Local Councillors working for North Town Ward, Aldershot raise objection to the application on the basis that they consider it has not been demonstrated that the proposal can guarantee that heavy goods vehicles associated with this development would not pass along North Lane.

6. Representations

6.1. Sixty-five letters of objection have been received to the proposal (several by more than one family member at the same address). Sixty- one of these representations are made on a standard objection template which states: "We would like to raise a formal objection to the proposal for the following reason: As residents of North Town we do not consider that it has been demonstrated that the proposal can guarantee that heavy goods vehicles associated with the development would not pass along North lane."

6.2. The remaining three letters have raised objection on the grounds summarised below:

(i) highways - lorries would have to use residential roads to access the site as do existing lorries from all businesses in Hollybush Lane and North Lane is being used even though it is an unclassified road; the Basingstoke canal bridge within these routes is being neglected; the humped back 'Victorian' `bridge has to be used to take all vehicles accessing Hollybush lane; foolhardy to allow plated weights in excess of 38 tones to use this bridge; Hampshire County Council promoting degradation of the local environment; the routes are maintained by Hampshire County Council at public expense but for what gain; the routes within the Military estate - part of North lane, Ordnance Road; and Government Road are maintained by that Authority and can be closed or restricted without notification;

(ii) site is too small; carrying more risk of dust and noise to local residents and the lease of the northern part of the site subject of this application has to be renewed by the applicant every five years; the land did not have a waste use until the 2008 permission was granted;

(iii) noise - impact from crusher;

(iv) should be condition of application if granted that only clean concrete is brought onto site;

(v) not clear from application if it is permanent or temporary permission being sought and the number of employees in total on the site.

6.3. The Lower Crooksbury Road Residents Association in Surrey has raised concern that the applicant may transfer skip storage from Hollybush lane site to Runfold Quarry.

7. Commentary

7.1. The principle of the development is in accordance with policy in that it is proposing a concrete crusher on a site allocated for bad neighbour uses in the Rushmoor Local plan review and on a site permitted for waste use. The proposal also is more sustainable and would reduce carbon output across the south-east region in that instead of concrete being transported over 10 miles by lorry from Runfold to Guildford it would be transported 4.5 miles from Runfold Quarry to Hollybush Lane.

7.2 The proposal would only generate two loads into the site (four movements per day). It is noted that the majority of objections received have raised concerns about lorries traversing through North Lane and the applicant has given an undertaking that it would not route vehicles along North lane. Other objections relate primarily to the wider issue of the use of Government Road by all businesses on Aldershot Stubbs Industrial estate, Hollybush Lane - including concerns raised by the MoD Aldershot Garrison and the Rushmoor Borough Council AUE Co-ordinator. It is appreciated Government Road is not a public highway but this application would only generate a total of four lorry movements along Thornhill Road/Alisons Road/Government Road per day. The level of traffic generated by the proposal balanced against the environmental gain of the application needs to be taken into consideration. Also it is a very significant consideration that the proposal is in accordance with adopted planning policy as it is located within an industrial estate specifically allocated for such use. The applicant has given an undertaking that all weight and traffic restrictions would be complied with along the proposed lorry route.

7.3. Concerns raised about noise are noted but the nearest residents in Hampshire are over 200 metres away on the western side of the A331 and the residents in Surrey 300 metres away to the east. The comments about noise to the Blackwater Valley recreational area to the east are noted but this site is on the western edge of Hollybush Lane with other backyard industrial uses to the east, north and south. It is not considered that the County Council could support a reason for refusal on noise for a site located in such a situation in the centre of an industrial estate. However a condition could be imposed on any permission granted for an environmental management scheme to be submitted to ensure that the site is operated in accordance with best practice. It is noted that the Environmental Health officers comments form part of Rushmoor Borough Council's reason for refusal but that the reasons for refusal do not include noise from the crusher.

7.4. The comments of Councillor Neal are noted. The proposal to attach conditions relating to the submitted lorry route and the use of clean concrete can be attached to any permission that may granted. The idea of marking the one or two vehicles used per day is not considered to be a matter which can be conditioned, although the purpose to enable enforcement of the lorry route is clearly understood. The number of lorry movements proposed are so low that in this instance it is considered that a five year temporary permission would not be appropriate or could be justified. No complaints have been received in recent years to operations on this site so a liaison panel would not be an appropriate use of resources.

7.5. To conclude the site is within an industrial estate allocated for such uses, the proposal only generates four lorry movements per day and the applicant has proposed a lorry route avoiding North Lane. It is considered that the crusher could be located within the site without causing any significant impacts to existing operations. Therefore it is recommended that permission be granted subject to conditions for a temporary period to tie in with the end of waste operations at Homefield Quarry, Runfold.

8. Recommendation

8.1. That planning permission in respect of the location and Operation of a Concrete Crusher at Unit 1 Stubbs Lane, Hollybush Lane, Aldershot (Application No: 09/00189) (Hampshire County Council Ref: RM025) be granted, subject to the conditions set out in Integral Appendix B.

Links to the Corporate Strategy

Other Significant Links

CONDITIONS

Commencement

1. The development hereby permitted shall be implemented within three years of the date of this certificate of planning permission in accordance with the plans and details hereby approved and shall be for a temporary period only until 31 December 2018 after which time the crusher shall be removed from site unless prior approval is obtained form the Waste Planning Authority in writing for an extended period of that use.

Reason: To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

Hours of Working

2. 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, including the crusher shall be operated on the site except between the following hours: 06.30-1800 Monday to Friday and 0630-1300 on Saturday. There shall be no working on Sunday or recognised public holidays.

Reason: In the interests of local amenity.

3. Construction of the crusher hereby permitted shall only be undertaken between the hours of 0630 and 1800 hours Monday to Friday and between 0630 and 1300 hours on Saturday. There shall be no construction on Sundays or recognised public holidays.

Reason: In the interests of operation of the existing site and to ensure the minimisation of any adverse environmental impacts within and outside of the site.

Protection of the Water Environment

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

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 greater. 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. Prior to discharge into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall pass through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor. No soakaway shall be constructed on contaminated land. Any soakaway should be constructed in natural ground such that its base is at least one metre above the highest seasonal water table and in any case no deeper than three metres.

Reason: To prevent pollution of the water environment.

Environmental Management

7. Prior to the commencement of the development a `Site Environmental Management Scheme' for the entire waste management complex the subject of this and previous planning permissions has been submitted to and approved in writing by the Waste Planning Authority. The Scheme shall incorporate procedures, including provisions for review, for controlling noise, dust, vibration, lighting, on-site vehicular movements, parking, white noise type vehicle reversing alarms and other amenity issues arising from operations on the site. Operations on the site shall not proceed except in compliance with the approved Scheme unless otherwise approved in writing by the Waste Planning Authority. The dust suppressions scheme shall include measures to reduce dust inside the building as well as outside the building. Vehicle reversing alarms should be the low tonal white noise type of alarm.

Reason: In the interests of the amenity of the locality.

8. 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.

Layout

9. The site shall be laid out and implemented in accordance with the approved layout plan for the duration of the development .

Reason: In the interests of highway safety.

Highways

10. No lorry shall leave the site unless its wheels and chassis have been cleaned sufficiently to prevent mud being carried onto the highway.

Reason: In the interests of highway safety.

11. No HGV movement associated with the permission shall be made otherwise than in accordance with the HGV Route `dashed blue' on Drawing 4 Revision 0

Reason: In the interests of highway safety.

12. No vehicle accessing the site pursuant to the permission shall exceed 38 tonne laden weight.

Reason: In the interest of highway safety.

13. There shall be no more than four total HGV movements into and out of the site each day for the purposes pursuant to the permission (two movements in/two movements out). A record of the HGV movements into and out of the site related to this permission shall be kept on site and shall be made available to the Waste Planning Authority upon request.

Reason: In the interests of highway safety.

Storage

14. Stockpiles of material, and skips stored externally on the site, shall not exceed three metres above existing ground level, unless otherwise agreed in writing beforehand by the Waste Planning Authority.

Reason: In the interests of local amenity.

15. External storage of materials shall only take place in the locations shown on the approved layout Plan.

Reason: To ensure that vehicle manoeuvrability is not compromised or impeded and in the interests of local amenities.

Other

16. The only access to the site shall be that existing access approved under planning permission No. 95/00478/CMA.

Reason: In the interests of highway safety.

17. Within three months of the date of this certificate. On the eastern boundary two metres high concrete or solid timber fencing shall be constructed also within three months of the date of this certificate.

Reason: In the interests of adjacent businesses and to guard against any impairment of current vehicular turning visibility.

18. Only clean uncontaminated concrete shall be crushed in the crusher approved by way of this permission.

Reason: In the interests of the local environment.

Annexe to Reasons for Conditions

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

(General Procedure) Order 1995 - as amended)

Hampshire Minerals and Waste Core Strategy DPD 2007

Policy 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.

Policy DC3 - Impact on Landscape and Townscape

Minerals and waste development will only be permitted if due regard is given to the likely visual impact of the proposed development and its impact on, and the need to maintain and enhance, the distinctive character of the landscape or townscape. If necessary, additional design, landscaping, planting and screening, including planting in advance of the commencement of the development,

should be proposed.

Policy DC6 - Highways

Major mineral extractions, landfills and `strategic' recycling, aggregate processing and recovery and treatment facilities, will be permitted provided they have a suitable access to and/or route to the minerals and waste lorry route as illustrated on the Key Diagram. In all cases, minerals and waste development will only be permitted if it pays due regard to the likely volume and nature of traffic that would be generated by the proposal and the suitability of the proposed access to the site and of the road network that would be affected. Consideration should be given to highway capacity, road and pedestrian safety, congestion and environmental impact, and whether any highway improvements are required and whether these could be carried out satisfactorily without causing unacceptable environmental impact.

Policy 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.

Policy DC8 - Pollution, Health, Quality of Life and Amenity

Minerals and waste development will only be permitted if due regard is given to the pollution and amenity impacts on the residents and users of the locality and there is unlikely to be an unacceptable impact on health and/or the quality of life of occupants of nearby dwellings and other sensitive properties. Where necessary minerals and waste developments should include mitigation measures, such as buffer zones between the site and such properties.

Policy 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.

Policy DC13 - Waste Management and Recycling

Waste management developments (excluding landfill) will be permitted provided that the site:

a. Is identified as a site, or within an area suitable for waste management uses, in the Hampshire Waste Management Plan, or

b. Re-uses/redevelops previously developed land and/or redundant agricultural and forestry buildings (including their curtilages), or

c. Is within a planned area of large-scale development, or

d. Is on employment land, preferably co-located with complementary activities, and

e. Has good access to, the minerals and waste lorry route as shown on the Key Diagram, and where possible, the site enables the use of waterborne and rail freight, and

f. In the case of recovery and treatment sites, incoming waste shall be subject to pre-treatment, either on or off site to maximise the potential for recycling, and where technically possible, energy will be generated and used and the by-products, including heat, will be reused or recycled, and

g. In the case of sites providing public access, the site shall be accessible for use by disabled people.

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.

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.