Archived decisions

HAMPSHIRE COUNTY COUNCIL

Decision Report

1. Executive Summary

1.1. Retrospective planning permission is sought to formalise unauthorised changes to the site layout and operations at Harts Farm, Harts Farm Way, Havant. The changes are:

(i) replacement of the original mobile site office and replacement with a smaller, 9.8 by three metre, more modern mobile office. Relocation of this office from the eastern boundary to the northern boundary alongside Harts Farm Way;

(ii) erection of a two metre high railway sleeper fence along the western boundary of the site.

(iii) replacement of approved litter netting on top of the railway sleeper fence with 2.6 metre steel sheeting panel along the southern and eastern boundary of the site;

(iv) reduction of car parking spaces on the eastern and northern boundary from 17 to six;

(v) creation of a waste wood storage bay on the eastern boundary of the site;

(vi) refurbishment of dilapidated electricity cabin close to the site entrance in the north eastern corner of the site;

(vii) replacement of mobile screener with a bespoke trammel and covered manual picking belt, 24 metres long, 4.5 metres at widest point and 5.5 metres high (to top of roof on the picking station);

(viii) installation of dust suppression sprays, lighting and Close Circuit Television cameras;

(ix) installation of a weighbridge within the northern section of the site (three metres x nine metres)

1.2. The main issues raised in relation to this proposal are the dust and litter impacts on neighbouring properties and the negative visual impacts the activities to the front of the site will have on the character of the area.

1.3. The recommendation is that the proposal is considered to be in accordance with the development plan (summary attached) as it would not materially harm the character of the area as the site is currently used for waste operations (Policy DC 13) or the amenity of local residents (Policy DC8). With the proposed landscape alterations it its not thought to significantly impact on the character of the area (DC3). It would be acceptable in terms of highway safety and convenience (DC6).

2. Site and proposal

2.1. The application site, known as Harts Farm, is an established Waste Transfer Station now operated by TJ Waste and Recycling Limited, which imports non hazardous, mixed recyclable waste ie wood, soils, plastics, metals etc, to segregate and bulk up, prior to export to specialised recycling facilities.

2.2. The site is 0.3 hectares immediately south of Harts Farm Way. To the east of the application site is an electricity sub station, and to the west are a number of small businesses on a small industrial estate. To the south of the site is Brockhampton Stream, and beyond the stream a sewerage treatment works. To the north is land allocated for Employment Development in the Havant Local Plan.

2.3. There are no ecological or landscape designations covering the site. There are no public rights of way across the site. According to the Environment Agency Flood Map, the application site has a 1 in a 1000 chance of being affected by a major flood each year.

2.4. Changes have occurred to the site layout in order to make more efficient use of the space available on site. The following changes have been made to the site and are subject to approval:

(i) replacement of the original mobile site office and replacement with a smaller, 9.8 by three metres, more modern mobile office. Relocation of this office from the eastern boundary to the northern boundary alongside Harts Farm Way;

(ii) erection of a two metre high railway sleeper fence along the western boundary of the site;

(iii) replacement of approved litter netting on top of the railway sleeper fence with 2.6 metre steel sheeting panel along the southern and eastern boundary of the site;

(iv) reduction of car parking spaces on the eastern and northern boundary from 17 to six;

(v) creation of a waste wood storage bay on the eastern boundary of the site;

(vi) refurbishment of dilapidated electricity cabin close to the site entrance in the north eastern corner of the site;

(vii) replacement of mobile screener with a bespoke trammel and covered manual picking belt, 24 metres long, 4.5 metres at widest point and 5.5 metres high (to top of roof on the picking station);

(viii) installation of dust suppression sprays, lighting and CCTV cameras;

(ix) weighbridge within the northern section of the site (three metres x nine metres).

3. Site History

3.1. Planning permission was originally granted in March 1997 for the use of the site as an Open Storage Waste Transfer Site (App No. 96/53532/4/HCC). A planning application was subsequently submitted in 2002 for `Retrospective modifications to existing waste transfer at Harts Farm, Havant' (Application No. 02/53532/005) permission was granted in September 2004 to Dudman Waste and Environment Limited.

4. Development plan

4.1. The most relevant part of the development plan is the Hampshire Minerals and Waste Core Strategy (2007); policies DC3 (Impact on Landscape and Townscape), DC8 (Pollution, health, quality of life and amenity), DC6 (Highways) and DC13 (Waste Management and Recycling).

5. Consultations

5.1. Councillor Bolton holds the same concerns as Havant Borough Council in that the proposal is contrary to DC3 of the Hampshire Minerals and Waste Core Strategy and D1 of the Havant Borough Local Development Framework due to the increased use of the northern section of the site leading to a negative impact on the character of the area and visual amenities.

5.2. Havant Borough Council raise objection to the retrospective planning application on the grounds that the proposal is contrary to DC3 of the Hampshire Minerals and Waste Core Strategy Policy and saved Policy D1 of the Havant Borough Local Development Framework. The proposed alterations to the front of the site in particular the site office, recycled wood storage and skip storage area would be prominent and intrusive in the street scene and would be harmful to the character and visual amenities of the area. It is also felt that the metal cladding to the eastern and southern boundaries would by reason of its design, height and materials be harmful to the character and appearance of the area.

5.3. Environmental Health have no objection to the proposal.

5.4. Environment Agency have no objection to the proposal.

5.5. Highway Authority have no objection to the proposal.

6. Representations

6.1. Two letters of objection have been received from businesses located adjacent to the site on the eastern boundary.

6.2. The issues that they raise are in relation to dust and litter being blown from the waste site resulting in a negative impact on the quality of life of those working in the industrial estate on the eastern boundary.

7. Commentary

7.1. The retrospective planning application accords with Policy DC13 as it is an existing waste transfer site.

7.2. The alterations proposed to the site seek to make more efficient use of the space available, consequently this has led to the rearrangement of storage facilities and activities in the northern section of the site. Havant Borough Council and Councillor Bolton object on these grounds. However, the site is within a general industrial area and improvements agreed with the applicant address these concerns. The improvements agreed include carrying out planting along the northern boundary of the site in front of the palisade fencing. This will effectively reduce the visual impact of the sites activities on the existing street scene. In addition to this, it is recommended that the palisade fencing, 5.6 metre high fencing facing the north and west of the site, and the stores x2 detailed on DRAWING 1 in the north-eastern corner of the site be repainted from the current blue to grey so that these features are more in keeping with the surrounding area. These improvements to the front of the site will satisfy Policy DC3 - Impact on Landscape and Townscape of the Hampshire Minerals and Waste Core Strategy.

7.3. With the increased use of the northern section of the site there is a requirement to tightly manage the activities which occur. In order to achieve this strict conditions are recommended which will enable effective control of the location and height of stockpile and skip storage areas.

7.4. Dust and litter has been identified as an issue with the current working of the site. Following receipt of these objections liaisons have occurred with the site operator, consequently the dust suppressor sprays have been relocated to target the problem areas and reduce the dust levels through dampening of the site. Netting has been erected over the trommel to lessen the potential for litter being blown from the site; the picking belt which is adjacent to the trammel is fully covered by a roof. These alterations along with the increase of the fencing height along the southern and eastern boundary by 2.6 metres is deemed sufficient to diminish the potential for wind blown dust and litter affecting adjacent sites. It is also proposed that the grab will be located at ground level to further reduce the visual impact above the fence and prevent dust and litter escaping from the grab mouth at height. With all of these improvements being made to the site dust and litter levels will be satisfactorily be reduced and satisfy Policy DC8 - Pollution, health, quality of life and amenity of the Hampshire Minerals and Waste Core Strategy.

8. Recommendation

8.1. It is considered that the proposal would be in accordance with the development plan (summary attached) as it would not materially harm the character of the area as the site is currently used for waste operations (Policy DC 13) or the amenity of local residents (Policy DC8). With the proposed landscape alterations it its not thought to significantly impact on the character of the area (DC3). It would be acceptable in terms of highway safety and convenience (DC6).

Links to the Corporate Strategy

CONDITIONS

Restriction of Permitted Development Rights

1. 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.

Hours of Working

2. No operations shall take place on the site except between the hours of: 0630-1800 Mondays to Fridays and 0700-1300 Saturday unless otherwise agreed in writing by the Waste Planning Authority. No delivery or processing of waste materials shall take place except between the hours of 0700 and 1730 hours Mondays to Fridays and 0700 and 1300 hours Saturdays. No operations shall take place on Sundays or recognised Bank holidays or Public holidays.

Reason: In the interests of local amenities.

Protection of Water Environment

3. No sewage or trade effluent (including vehicle wash or steam cleaning effluent), except site drainage shall be discharged to any surface water drainage system.

Reason: To prevent pollution of the water environment.

4. Prior to being discharged into any water course, surface water sewer or soakaway system, all surface water drainage from parking areas and hard standings shall be passed 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.

Reason: To prevent pollution of the water environment.

5. Any facilities for the storage of fuels shall be sited in 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 100% 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 minimise the risk of pollution of watercourses and aquifers.

6. A drainage system shall be installed and maintained to ensure that no slurry or water from the permitted area flows on to the public highway.

Reason: In the interests of highway safety and to prevent water getting on the highway.

7. All surface water from roofs should be piped to an approved surface water system using sealed down pipes. Open gullies should not be used.

Reason: To prevent pollution of the waster environment.

8. Any facilities for the storage of chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to 100% of the capacity of the largest tank, or 25% of the total combined capacity of the interconnected tanks whichever is the greatest. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filing points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

Reason: To prevent pollution of the water environment.

Storage

9. No storage of waste shall occur outside of the proposed skips/storage bins other than in the locations identified on DRAWING 1 received 30 November 2009.

Reason: In the interests of local amenities.

10. The storage of the empty skips awaiting collection shall only be located within the skip storage area illustrated on plan DRAWING 1 received 30 November 2009. The height of the skip stacks shall not exceed 2.2 metres in height.

Reason: In the interests of local amenities.

11. The storage of wood shall only be located within the recycled wood storage area illustrated on plan DRAWING 1 received 30 November 2009. The height of the stockpiles of wood shall not exceed 2.5 metres in height.

Reason: In the interests of local amenities.

12. All waste tipping that occurs shall take place within the tipping area and working area. All waste shall be moved to the working area illustrated on plan DRAWING 1 received 30 November 2009, by the end of each working day.

Reason: In the interests of local amenities.

Highways

13. No commercial vehicles shall enter the public highway unless their wheels and chassis have been cleaned to prevent material being deposited on the highway.

Reason: In the interests of highway safety and to prevent must and dust getting on the highway.

Noise

14. All vehicles, plant and machinery operated within the site shall be maintained in accordance with the manufacturer's specification at all times, and shall be fitted with and use effective silencers.

Reason: To minimise the adverse impact of noise generated by the operations.

Landscape

15. Within 1 month of permission being granted a detailed scheme of landscaping for the northern perimeter of the site shall be submitted to the Waste Planning Authority for approval in writing. The scheme shall specify the types, size and species of all trees and shrubs to be planted; details of all trees to be retained; and details of fencing/enclosure of the site, phasing and timescales for carrying out the works, and provision for future maintenance. Any trees or shrubs which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. The scheme shall be implemented as approved.

Reason: In the interests of visual amenity.

16. The existing blue palisade fencing along the northern site boundary, the 2.6 metre steel fencing facing the northern and western boundary of the site and the storage x2 units in the north-east corner of the site, identified on DRAWING 1 shall be repainted to a shade of grey. Details of the proposed shade shall be submitted to the Waste Planning Authority for written approval within one month of permission being granted, following approval the painting should then take place within on month.

Reason: In the interests of local amenities.

Advice Note

1. Under the terms of the Water Resources Act 1991, written approval of the Environment Agency is required for any discharge of sewage or trade effluent into controlled waters, and may be required for any discharge of sewage or trade effluent from buildings or fixed plant into or onto the ground or into waters which are not controlled waters. Such approval may be withheld. (Controlled waters include rivers, streams, underground waters, reservoirs, estuaries and coastal waters). The Applicant is advised to contact the Hants & IOW Area Office (Water Quality Consenting Team) to discuss this matter further.

2. The discharge trade effluent comprising site drainage to a watercourse or into the ground will require the consent of the Agency under the terms of the Water Resources Act 1991. The applicant/agent is advised to contact our Water Quality Consenting team to discuss this matter further.

3. Under the terms of the Water Resources Act 1991, the prior agreement of the Agency is required for discharging dewatering water from any excavation or development to a surface watercourse.

4. This site currently has the benefit of a Waste Management Licence, however the applicant will need to contact the Environment Agency's Waste Licensing Team to discuss this matter further. The applicant is strongly advised to discuss these proposals in detail with the Waste Licensing Team to ensure that the Waste Management Licence appropriately reflects the proposal.

5. The applicant should ensure that appropriate pollution prevention measure are taken to avoid any contamination to the watercourse. There should be no discharge of salty or dirty water to any watercourse during the proposed works.

6. Drainage from areas identified as high risk, eg workshops, refuelling area, vehicle wash down, and waste storage areas, shall not be discharged to any watercourse, surface water sewer or soakaway. The applicant should consider the risks associated with these areas, and incorporate appropriate pollution prevention measures at the design stage.

7. Where it is proposed to store more than 200 litres (45 gallon drum = 205 litres) of any type of oil on site it must be stored in accordance with the Control of Pollution (oil storage) (England) Regulations 2001. Drums and barrels can be kept in drip trays if the drip tray is capable of retaining 25% of the total capacity of all oil stored.

The applicant should be aware of the contents of the following Environment Agency Pollution Prevention Guidelines:

PPG 2 - Above ground storage tanks

PPG 3 - The use and design of oil separators in surface water drainage systems

PPG 5 - Works in, near or liable to affect watercourses

PPG 6 - Construction and demolition

PPG 11 - Industrial sites

PPG 13 - High pressure water & stream cleaners

PPG 20 - Dewatering underground ducts and chambers

PPG 21 - Pollution Incident Response Planning

PPG 26 - Drum storage

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 2007

Policy DC3 - Impact on Landscape and Townscape

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

Policy DC6 - Highways

Major mineral extractions, landfills and `strategic' recycling, aggregate processing and recovery and treatment facilities, will be permitted provided they have a suitable access to and/or route to the minerals and waste lorry route as illustrated on the Key Diagram.

In all cases, minerals and waste development will only be permitted if it pays due regard to the likely volume and nature of traffic that would be generated by the proposal and the suitability of the proposed access to the site and of the road network that would be affected. Consideration should be given to highway capacity, road and pedestrian safety, congestion and environmental impact, and whether these could be carried out satisfactorily without causing unacceptable environmental impact.

Policy DC8 - Pollution, health, quality of life and amenity

Minerals and waste development will only be permitted if due regard is given to the pollution and amenity impacts on the residents and users of the locality and these 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 (including Aggregate Recycling Facilities)

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

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

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

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

d. Is on employment land, preferable 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-bourne 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.