APP 07

Application Number: 13/00148/MIN Major Sand and gravel extraction from land off Haversham Road, New Bradwell with restoration to flood plain meadow and open water

AT Land To The East of, Haversham Road, Wolverton

FOR Hanson Quarry Products Europe Ltd

Target: 19th April 2013

Ward: Wolverton Parish: New Bradwell Parish Council

Report Author/Case Officer: James Kirkham Contact Details: 01908 252039 [email protected]

Head of Team: Jackie Fox Contact Details: [email protected]

1.0 INTRODUCTION (A brief explanation of what the application is about)

1.1 The main section of the report set out below draws together the core issues in relation to the application including policy and other key material considerations. This is supplemented by an appendix which brings together, planning history, additional matters and summaries of consultees’ responses and public representations. Full details of the application, including plans, supplementary documents, consultee responses and public representations are available on the Council’s Public Access system www.milton- keynes.gov.uk/publicaccess. All matters have been taken into account in writing this report and recommendation.

1.2 The Site

The application site is located to the north of New Bradwell and to the south of Haversham. The site forms part of the Ouze Valley linear park and is currently used for grazing of animals. It is approximately 20 hectares in size. A central hedgerow, running north-south, currently separates the two halves of the site. The Great Ouze and riverside footpath exists to the north and west of the site. The site lies within an Area of Attractive Landscape and also within Flood Zone 3 (risk of flooding is 1% or greater of happening each year). The areas of the site closest to the River Ouse are also located in the wildlife corridor. Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report.

1.3 The Proposal

The current application seeks permission to extract sand and gravel from the application site. This would comprise of soil stripping, localised dewatering, mineral extraction, restoration and aftercare. The site would be accessed from the existing Haversham roundabout where Grafton Street meets Haversham Road.

1.4 The application is submitted by Hanson who operates the existing mineral workings at Manor Farm Quarry approximately 300 metres to the west of the current application site. The mineral reserves at Manor Farm are due to be exhausted in 2013 and the current application would allow Hanson to continue extraction of minerals in the local area. The current application is being considered alongside planning application 13/00983/FUL which seeks permission for sand and gravel extracted at the current application site to be processed at the existing processing facilities at the Manor Farm site in Old Wolverton. This means with the exception of portable welfare facilities for staff there will be no mineral processing buildings on the current application site. During the excavation works the site would have perimeter bunds around part of the site, as shown on the submitted drawings, which would be 3 metres high.

1.5 Site investigations undertaken by the applicant have indentified that the site contains approximately 340,000 tonnes of saleable sand and gravel. It is proposed to extract 140,000 tonnes per annum (125,000 tonnes of which would be saleable) over a period of 3 years. The time scales for the development would be 3 month initial site establishment, 3 years of mineral extraction, completion of restoration land forming 6 months after mineral extraction, 1 year of restoration period extending beyond landforming and a restoration aftercare period of 5 years.

1.6 A progressive restoration scheme in 5 phases would be undertaken at the site. The final restoration for the site would include new water bodies and flood meadow with grazing land. It is not proposed to import any new material to the site for the restoration and the original topsoil and overburden for the restoration would be stored on site during the works. Following the restoration of the site it would continue to be managed by the Parks Trust.

1.7 Details of the proposal as described above can be seen in the plans appended to this report.

2.0 RELEVANT POLICIES (The most important policy considerations relating to this application)

2.1 National Policy

National Planning Policy Framework, March 2012: Section 11: Conserving and enhancing the natural environment Section 12: Conserving and enhancing the historic environment Section 13: Facilitating the sustainable use of minerals

Technical Guidance to the National Planning Policy Framework, March 2012 National and Regional Guidelines for Aggregates Provision in England, 2005- 2020

2.2 Local Policy

Minerals Local Plan 2001-2011 (saved policies)

MLP1: Allocations MLP2: Area of Search MLP7: Matters to be Resolved MLP8: Information Required MLP9: Restoration and Aftercare MLP11: Mineral Development in areas of attractive landscape MLP13: Transport

Core Strategy

CS19: The Historic and Natural Environment CS20: Minerals

Adopted Milton Keynes Local Plan 2001-2011 (saved policies)

S1: General Principles S10: Open Countryside S11: Areas of Attractive Landscape S12: Linear Parks D1: Impact of Development Proposals on Locality D8: Temporary Buildings HE1: Protection of Archaeological Sites NE2: Protected Species NE3: Biodiversity and Geological Enhancement NE4: Conserving and Enhancing Landscape Character T3: Pedestrians and Cyclists T10: Traffic

3.0 MAIN ISSUES (The issues which have the greatest bearing on the decision)

3.1 1. The principle of the extraction of sand and gravel. 2. The impact on the landscape and ecology. 3. The impact on the amenity of neighbouring residential occupiers. 4. The impact on the highway. 5. The impact on flood risk. 6. The acceptability of the proposed scheme of restoration.

4.0 RECOMMENDATION (The decision that officers recommend to the Committee)

4.1 It is recommended that permission be granted subject to the conditions set out at the end of this report.

5.0 CONSIDERATIONS (An explanation of the main issues that have lead to the officer Recommendation)

5.1 Principle

Minerals can only be worked where they naturally occur and therefore extraction sites are limited. Although working often takes place over a long period of time, it should not be regarded as a permanent land use and in this case the extraction period would be 3 years. Working often has adverse effects; all costs and benefits need to be considered and adverse environmental impacts mitigated or controlled during the process of extraction. When work stops at a site the land requires treatment to make it suitable for beneficial after-use and to avoid dereliction.

5.2 The objectives for sustainable development for minerals planning include: to conserve minerals as far as possible, whilst ensuring an adequate supply to met needs; to ensure that the environmental impacts caused by minerals operations and the transport of minerals are kept, as far as possible, to an acceptable minimum; to encourage sensitive working, restoration and aftercare practices so as to preserve or enhance the overall quality of the environment; and to protect areas of designated landscape or nature conservation value from development. Paragraph 142 of the NPPF states that minerals are essential to support sustainable economic growth and our quality of life and paragraph 144 goes onto state that local planning authorities should give great weight to the benefits of mineral extraction in making planning decisions.

5.3 The Milton Keynes Minerals Local Plan is still extant, and all the policies within the plan (with the exception of MLP12 Agricultural Land) were saved by the Secretary of State in 2009. Following the revocation of the South East Plan the Government recommends that authorities continue to plan for the levels of aggregate extraction proposed in the South East Plan Partial Review, unless an alternative apportionment can be justified. For Milton Keynes this would mean a level of aggregate provision more than double the previous adopted target of 0.12 million tonnes per annum (mtpa) (which the existing Minerals Local Plan is based on) to 0.28 mtpa. The supporting text to Core strategy policy CS20 considers this level of extraction to be unsustainable and unrealistic for Milton Keynes and therefore work is underway on the viability and sustainability testing for an alternative apportionment which would come forward as part of the new Minerals Local Plan. The NPPF (paragraph 145) requires that all Minerals Planning Authorities hold a landbank of at least 7 years of permitted reserves for sand and gravel (para 145). As the Policy Officer has noted, the Council are now getting to the point where existing sites allocated in the MLP are reaching the end of their operations and the landbank of permitted reserves is significantly lower than the 7 years that the NPPF requires. The Council is looking to allocate additional sites for extraction through a new Minerals Local Plan, however this application is running ahead of that process, and needs to be considered in accordance with the policies in the existing Minerals Local Plan and the NPPF. 5.4 Policy MLP1 states planning permission for the extraction of proven economic mineral reserves will be granted only where it is necessary in order to ensure that adequate supplies are available and/or to maintain a landbank of sand and gravel in accordance with government policy. Policy MLP2 allows for planning permission to be granted for sand and gravel extraction within the Area of Search indentified on the proposals map, subject to other local plan policies, when the permitted reserves have been exhausted and it is required to meet an essential need, in this case the 7 year landbank of permitted reserves required by the NPPF. In this case the Council has a significant shortfall in their permitted landbank and therefore the proposal should be considered against Policy MLP2 and other plans in the Minerals Local Plan and Saved Policies of the Milton Keynes Local Plan.

5.5 The application site is not specifically allocated for minerals development; however, it does fall within the Area of Search Policy under policy MLP2. As outlined above this policy allows for sites to come forward (further to those that were allocated in the plan) after the plan period when the permitted reserves do not provide an adequate landbank. Therefore, the principle of mineral extraction on this site is acceptable and would support the requirement to maintain a landbank of seven years worth of permitted reserves. However, the proposal must be considered in terms of acceptability of the proposed restoration and aftercare proposals and the impact on residential amenity, the landscape and ecology, highways, flood risk and archaeology. These are discussed below.

5.6 Impact on landscape and ecology

The site lies within the Areas of Attractive Landscape of the Ouse Valley which is largely concurrent with the Area of Search designation due to the riverine nature of sand and gravel deposits in the Borough. This is a local landscape designation. Saved policy S11 of the Local Plan seeks to protect the special character of the area. Policy MLP11 intends to protect the landscape quality of this area from detrimental impact unless it is shown to be necessary to meet an essential need which cannot be met by other means. As outlined above the Council has a significant shortfall in the permitted landbank of sand and gravel and the site is therefore required to meet the need. It is therefore necessary to assess whether the proposal would have a significant impact on the landscape and visual amenity of the area.

5.7 This site is positioned within the urban fringe area of the Ouse Valley landscape character area. This area has previously been subject to mineral extraction which has largely been restored as lakes for either recreation or nature conservation use. The existing operations at Manor Farm quarry are also present in the landscape and landforming for the final restoration scheme is currently underway. In that respect, much of the landscape is an artificially created landscape through mineral workings and agriculture. The impact on landscape should be considered in terms of the impact during the extraction phases and also the completed restoration of the site. The extraction of sand and gravel is a temporary activity and this balances in favour of the scheme during the extraction phase. In this case the extraction phase would be 3 years with the restoration of the final phases following on from this. Given the presence of historic and existing mineral workings within the landscape, the temporary nature of the use, and the progressive restoration of the site it is considered that the impact on the landscape would be low adverse during extraction. The impact on the landscape following the restoration of the site to floodplain meadow and water bodies is considered to be beneficial.

5.8 As well as the impact on the overall landscape, the potential visual effects of the scheme need to be considered. The site is generally well screened from distant views by topography and intervening vegetation. Therefore the visual impacts of the scheme are considered to be more localised. The northern and eastern boundaries of the site are defined by a post and rail fence and public footpath along the River Great Ouse which is well used by members of the public. The site is relatively flat with a central hedgerow with trees acting as a screen between the two parts of the site. To the south of the site an area of tree planting exists which screens views into the site. Haversham Road exists beyond the western boundary of the site and the southern part of this boundary has a number of trees and hedges which screen views into the site from Haversham Road however views of the site are more exposed from the bridge over the River Great Ouse on Haversham Road where the road is on higher ground and the planting is less dense. Views will be available of the site from the properties in Haversham to the north of the site however many of these will be filtered through intervening vegetation between the application site and these properties.

5.9 During construction there would be adverse impact on the visual amenity of the area. This will be most apparent from the footpath along the Ouse Valley Way to the north and east of the site and pedestrians and drivers travelling along Haversham Road to the north and west of the site where there is limited vegetation screening. Clear views of the site would be available from the footpath along the river where very limited screening exists. Some of the visual impact from the footpath will be mitigated by screen bunds however these only continue along part of the boundary of the site due to flood risk constraints meaning they cannot continue along the whole boundary. Views from The Crescent, other properties on the edge of Haversham and Haversham Road will be partially filtered through vegetation however there will be some clear views of the site. To attempt to mitigate some of the visual impact of the development during extraction the applicant proposes a phased excavation and progressive restoration approach as shown on the plans. They also propose the retention of the central hedgerow which runs across the site until the later phases of the extraction to help screen the works from different approaches along the Ouse Valley Way and to ensure the expanse of the extraction site is not so apparent from the other view points until the later phases. Overall whilst it is acknowledged there will be an adverse impact on the visual amenity of the area and properties in Haversham during excavation weighing this impact against the need for the site to provide sand and gravel and also the temporary nature of the impact it is considered that the impact would not be significant enough to warrant a refusal of permission.

5.10 The restoration of the site to floodplain meadow for grazing and waterbodies for wading birds will be done progressively in phases as shown on the phasing plans. Planning conditions can be imposed to require progressive restoration, such as restricting a phase of mineral extraction until a certain phase has been restored. No material will be imported for the restoration and it will be restored using the stripped topsoil and overburden from the site stored in bunds during excavation. The proposal will involve the removal of the central hedgerow which is currently a landscape feature of the site and the formation of water bodies with flood meadow which will be used for grazing. The applicant originally submitted the scheme with a replacement central hedgerow to replace this landscape feature. However following consultation responses from the Councils Countryside Officer, the Wildlife Trust and the RSPB this has been removed as the main water body in the restoration scheme is designed to enhance the biodiversity of the site by providing a wetland site for breeding wader birds and provide a habitat which supports the Buckinghamshire and Milton Keynes Biodiversity Action Plan (BAP) in accordance with Policy CS19 and MLP9. Concerns were raised that the new planting around the water bodies and in the centre of the site (i.e. the centre hedgeline) would deter wading breeding birds from the site and would significantly increase risk of predation from animals. It was also considered that the provision of a hedgerow in this location would not help create a coherent ecological network across the site as it has waterbodies either end of it. Whilst the loss of the hedgerow will increase the openness of the site and will result in the removal of a landscape feature in the immediate area, this is considered to be outweighed by the biodiversity enhancements that the proposed scheme would provide over the existing pasture land and hedgerow. The applicant has also amended the island on the main water body in accordance with the Countryside Officers comments to provide more opportunities for wildlife on the site. The wildlife consultees now consider scheme to be acceptable.

5.11 Once the site has been restored the site should be subject to a 5-year aftercare period to allow the site to be brought to a satisfactory standard. The ultimate aim of restoration and aftercare proposals should be for the land to be brought to a standard whereby it does not have to be treated differently from undisturbed land. Details of the proposed restoration scheme have been outlined above. The applicant has also provided an outline of the 5 year aftercare period for the land to ensure that the habitats have time to establish which is deemed to be acceptable. The long term management of the site with be undertaken by the Parks Trust and will be used for a mix of hay cropping and animal grazing. Full details of this are proposed to be conditioned.

5.12 Overall the impact of the restored site is considered to be acceptable and in accordance with local and national planning policy. The proposal will lead to the loss of the central hedgerow however the biodiversity benefits of doing this are considered to outweigh any harm to the landscape.

5.13 Flood Risk

Almost the entire application site is situated within Flood Zone 3 at risk of fluvial flooding. Flood Zone 3 is identified as having an annual probability of flooding of 1% or greater. Minerals working for sand and gravel are classified as ‘water compatible development’ in the NPPF technical guidance.

5.14 The application has been accompanied by a site specific Flood Risk Assessment which has been assessed by the Environment Agency and is considered to be acceptable subject to conditions. The proposed development would extract the minerals under dry conditions and would therefore require ‘dewatering’ to lower ground water within the site to allow the minerals to be worked in dry conditions. This is similar to operations already undertaken at the adjacent Manor Farm quarry. The water from the dewatering activities and run off from the site would be pumped into a silt settlement lagoon and then discharged to the River Great Ouse at rates which have been agreed with the Environment Agency. To ensure the development and de-watering activities do not increase the risk of flooding, working will cease when river levels reach certain trigger levels which the Environment Agency have agreed and will only recommence once levels have receded below all these levels. The Environment Agency has also advised that the amount of water discharged for the site to the river should be controlled in accordance with the Flood Risk Assessment. It is recommended that both these are subject to a planning conditions to ensure the development does not increase the risk of flooding elsewhere and that the proposal complies with the NPPF.

5.15 The restored levels of the site will be no higher than the existing ground levels and the flood storage capacity of the site will not be reduced either during operation or restoration. The site would continue to act as functional floodplain. The screening bunds to the site have also been positioned with their long axis aligned parallel to flow into the River Great Ouse and would have gaps between them to ensure they do not adversely impact on flood flows and allow the movement of flood waters around them between the river and the flood plain. The bunds will be removed in the restored scheme. The applicant has also agreed to a 30 metre stand off between the rivers near bank and the riverward wall of the quarry. The EA consider this is adequate to mitigate any possible issues regarding bank stability and watercourse maintenance. The Environment Agency and Internal Drainage Board have been consulted on the application and has raised no objection to the application subject to conditions. The proposed development is therefore considered acceptable with regards to flood risk.

5.16 Highways and Access

The site will be accessed from a spur off the Haversham Road roundabout. This has an existing agricultural access which runs through trees into the main body of the site. The route will be slightly widened and realigned to provide HGV access for two way traffic from the roundabout to the lorry loading point at the end of the access track. At this point HGVs will be loaded with dug sand and gravel for transport to Manor Farm Quarry for processing and sale. This will mean HGVs do not have to access the minerals working area. It is proposed to hard surface the access road from the roundabout to the wheel wash. Beyond the wheel wash and further into the site the road would be a raised hardcore/aggregate haul road. It is recommended that full details of the wheel washing facility be conditioned. Subject to conditions the highway engineer has no objection to the proposed access.

5.17 The application has been accompanied by a Transport Statement which provides an assessment of the impact of the scheme on the highway. The proposed development will result in lorries leaving the site to transport excavated sand and gravel to the existing processing plant in Old Wolverton approximately 0.6km to the west of the application site. As outlined elsewhere in this report it is proposed to operate the site on a campaign basis (i.e. 4 extraction periods over a year lasting 6 weeks each). In addition to this, the movement associated with the sales of minerals at the existing Manor Farm site also has to be considered. Following the mineral reserves at the Manor Farm site being exhausted the amount of minerals sold at the processing plant will be reduced from 135000 tonnes per annum to 125000 tonnes per annum. This equates to a reduction from 48 HGV movements to 44 HGV movements per day associated with the sale of goods. The applicant has also undertaken a traffic count on Old Wolverton Road to see how HGVs associated with this development compares with current levels of HGVs and background traffic.

5.18 Whilst the proposal will lead to an increase in HGVs on the highway this is not considered to be significant and the highway engineer has no objection. The proposal would result in 58 lorry movements in and 58 lorry movements out of the site per day with movements occurring throughout the working day. This would equate to a maximum of 12 two-way trips in any one hour. The traffic count information shows that on the projected trips generated from the Haversham Road Quarry extraction work there will be a maximum 3.6% increase in the overall vehicles on the local network and a maximum 15.8% increase in HGV movements on the local network. The highway engineer considers this to be acceptable especially as the extraction and transporting of the sand and gravel is to be undertaken in 4 stages during the year lasting for 6 weeks each. This will mean that for much of the year there will be no additional HGV movements from the Haversham Road Quarry site onto the local network.

5.19 Impact on amenity of neighbouring residential occupants

MLP7 sets out indicative buffer zone widths to ameliorate nuisance to protect residential areas from the adverse effects of mineral working such as noise, vibration, dust, fumes and visual intrusion. Where this is across open land, as it would be in this case, the indicative buffer zone is 200m for Mineral Extraction only as is proposed in this application. The closest residential buildings are located approximately 220m to the north of the site on The Crescent in Haversham and also the properties in Beech Tree Close 220 metres to the north west of the site. There are also properties located on the northern side of Newport Road approximately 300 metres to the south east of the site. The closest properties in Wolverton are located in the Wolverton Park development and separated from the site by the main railway line. There are no residential buildings within 200 metres of the working area so the development complies with MLP7.

5.20 Notwithstanding this it is important that the impact on residential amenity is fully considered and the application has been submitted with a Noise Assessment. Given that no mineral processing will take place on the site (this will take place on the existing Manor Farm site and is governed by the existing planning consent), the noise impacts of the development will not be as great as would normally be expected on a minerals site. Paragraph 143 of the NPPF notes that when developing noise limits for sites, local authorities should recognise that some noisy short-term activities, which may otherwise be regarded as unacceptable are unavoidable to facilitate mineral extraction. The proposed hours for operation of the site are 0700 to 1800 hours Monday to Friday and no operations at the weekend or bank holidays. Whilst the Environmental Health Officer has requested the hours be restricted to 08:00- 17:30, the hours the applicant proposes are within the normal working hours as defined by paragraph 30 of the Technical Guidance to the National Planning Policy Framework and therefore subject to meeting the noise limits in the Technical Guidance at the closest residential properties are considered to be acceptable. Furthermore there will be no operations at the weekends. The applicant has stated that in practice it is unlikely that there will be operations taking place everyday and it is more likely that operations will be undertaken on a campaign basis covering 6 week periods with breaks in between. There are likely to be 4 such campaigns over a 12 month period.

5.21 The Noise Assessment outlines the existing representative noise levels at the closest nearby sensitive receptors (dwellings). Paragraph 30 of the NPPF Technical Guidance states that subject to a maximum of 55dB(A)LAeq 1 hour, minerals planning authorities should establish a noise limit at noise sensitive properties that does not exceed the background level by more than 10dB(A). The Noise Assessment demonstrates that the proposals will not exceed 10dB(A) above background level or 55dB(A) at all the surrounding residential properties. This has been assessed by the Environmental Health Officer and is considered to be acceptable subject to conditions restricting the noise limits so it does not significantly impact on neighbouring properties amenity in terms of noise. Paragraph 31 of the NPPF allows for the noise limits to be increased for periods up to 8 weeks in a year up to 70dB(A) LAeq 1h where it allows for site preparation, bunds or restoration which might bring longer term environmental benefits. This would require notification and agreement in writing and is recommended to be conditioned. Overall the impact of noise is therefore considered to be acceptable in line with the NPPF technical guidance.

5.22 The potential impact on air quality has been assessed by the Environmental Officer and is deemed acceptable. Extraction of sand and gravel will not give rise to significant dust emissions and the screening of extracted material is a wet process. Soil and overburden stripping and storage activities are likely to have the greatest potential for dust emissions; however, these activities are short lived and infrequent provided double handling is avoided and mounds or bunds are left in place until needed for restoration purposes. Subject to condition requiring a dust management plan, a wheel wash facility and investigation in case of a complaint, the proposal is considered to be acceptable in this regard.

5.23 Conclusion on main issues

Whilst the proposal is not an allocated site in the Minerals Plan the site is located in the area of search within the Minerals Local Plan which is intended to provide guidance to applicants once the allocated sited sites no longer provide adequate levels of mineral landbank. The Council does not have a 7 year land bank as required by the NPPF and therefore subject to other matters the principle of development is considered to be acceptable.

5.24 The landscape around the application contains a number of former minerals sites and also an existing minerals site which has largely been restored for leisure or nature conservation. Whilst the proposal will result in an adverse impact on the visual amenities of the area for the duration of the application, this would be restricted to a relatively small locality and given the extraction period of 3 will be limited in time. The proposed restoration scheme would result in the creation of a landscape which was in keeping with the surrounding landscape. The loss of the central hedgerow will result in the site being more open however given the comments of the wildlife bodies this is considered to be outweighed by the bio-diversity enhancement the restoration would provide to the site.

5.25 The submitted Flood Risk Assessment has been assessed by the Environment Agency and it is not considered that the proposal will result in increased flooding either on the application site or elsewhere in the area subject to planning conditions. The proposed dust and noise impacts have been assessed and are considered to be acceptable in light of the Technical Guidance to the NPPF and can be controlled through conditions.

5.26 Overall whilst the proposal will result in some adverse impacts these are considered to be within acceptable limits and are considered to be outweighed by the benefits of proposal given the Council does not have the required landbank in accordance with the NPPF.

6.0 CONDITIONS (The conditions that need to be imposed on any planning permission for this development to ensure that the development is satisfactory. To meet legal requirements all conditions must be Necessary, Relevant, Enforceable, Precise and Reasonable )

1. The development to which this permission relates shall be begun not later than the expiration of 3 years beginning with the date of this permission. Written notification of the date of commencement shall be sent to the Mineral Planning Authority within 7 days of such commencement.

Reason: To prevent the accumulation of planning permissions; to enable the Local Planning Authority to review the suitability of the development in the light of altered circumstances; and to comply with section 51 of the Planning and Compulsory Purchase Act 2004.

2. The mineral to be extracted and removed from the site shall be confined to sand and gravel and shall only be processed at the Manor Farm site in Old Wolverton.

Reason: To specify the mineral to be extracted and sold from the site and to avoid any doubt as to the scope of this permission and to ensure highways impacts are acceptable.

3. The total amount of sand and gravel leaving the site shall not exceed a level of 140,000 tonnes per calendar year.

Reason: In the interests of highway safety.

4. The development hereby permitted is restricted to the area shown red on plan no. 47063805.ES.003 . The sand and gravel extraction boundary is restricted to the area shown by an orange line on plan no. 47063805.ES.007 Mineral Resources. Notwithstanding the detail on this plan no extraction shall take place within 30 metres of the banks of the River Great Ouse.

Reason: To specify the area for mineral extraction and to avoid doubt as to the scope of this planning permission.

5. From the commencement of the development to the cessation of the use hereby permitted a copy of the terms of this planning permission including all documents hereby permitted and any documents subsequently approved in accordance with this permission (or amendments approved pursuant to this permission) shall be on site during working hours and held in a location which is readily accessible to any person undertaking development.

Reason: To enable an easy reference and to encourage compliance with the requirements of this permission (so as to ensure the orderly operation and restoration of the site).

6. Prior to the commencement of each phase the boundary as identified on the approved application plans shall be clearly identified by the insertion in the ground of wooden stakes of minimum one metre height at approximately 50 metre intervals, or by other suitable boundary identification markers or fencing as may be approved in writing by the Mineral Planning Authority.

Reason: To delimit the boundary of mineral extraction operations and ensure the safety of users of the locality.

7. The working and restoration of the site shall be carried out only in accordance with the working program and phasing plans as shown on plan numbers 47063805.ES.008, 47063805.ES.009, 47063805.ES.010, 47063805.ES.011, 47063805.ES.012, 47063805.ES.013 and 47063805.SS.014 Rev A.

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

8. An annual topographical survey of the site shall be prepared and submitted to the Mineral Planning Authority by 31 October each year, or such date as maybe agreed with the Mineral Planning Authority. The survey shall indicate the areas where extraction has taken place, the locations and volumes of any subsoil topsoil bunds/stores; areas currently being restored; and areas restored and under management and aftercare.

Reason: To ensure the proper restoration of the site within a reasonable time in a progressive and orderly manner in the interests of local amenity and to ensure there is no increase in land levels as required by the Environment Agency.

9. Prior to the commencement of the operations hereby permitted, details of the arrangements and method of operation of the wheel cleaning system to ensure all vehicles exiting the development use the wheel cleaning facility shall be submitted to and approved in writing by the Mineral Planning Authority. The approved wheel cleaning facilities shall be provided on site with appropriate drainage prior to commencement and thereafter maintained to the satisfaction of the Mineral Planning Authority. No commercial vehicles shall enter the public highway unless their wheels and chassis have been cleansed of mud and other debris by the use of such facilities to the fullest extent reasonably practicable to prevent mud being carried onto the highway.

Reason: In the interests of highway safety and to prevent mud and dust falling on the highway.

10. Upon completion of the restoration operations, the vehicular access and haul route shall be reinstated in accordance with a scheme to be submitted to and agreed in writing by the Mineral Planning Authority.

Reason: To ensure that the site is satisfactorily restored and in the interests of highway safety

11. Public rights of way shall be safeguarded and maintained from quarry operations on the site by suitable boundary fencing to the satisfaction of the MPA. Appropriate signs shall be erected warning members of the public of the presence of the Mineral workings and deep water.

Reason: To safeguard the interests of users of the public highway.

12. The location, dimensions and extent of all screening bunds and soil storage areas shall be laid out in accordance with those shown on the following plans and cross sections:

Plan numbers 47063805.ES.009, 47063805.ES.010, 47063805.ES.011, 47063805.ES.012, 47063805.ES.013

All bunds will stand off any public footpath by at least 3 metres from the toe of the bund and will be demarcated with appropriate fencing. Soil storage plans shall be periodically revised after each phase of soil stripping storage or placement and submitted to the Mineral Planning Authority in order to show the actual locations and contents of all soil stores on site, following each stripping and placement operation.

Reason: To safeguard the visual amenities of the area and walkers of noise and dust. To ensure that all soil bunds are located in accordance with the planning application plans and to ensure that following actual soil stripping and placement operations on site, the content of these various bunds is recorded for future reference.

13. (a) Before mineral extraction operations are commenced in each phase of the development, all available topsoil shall be stripped and stored separately for reinstatement or used in the progressive restoration.

(b) Before mineral extraction operations are commenced in each phase of the development, all available subsoil and overburden shall be stripped and either stored for ultimate replacement or used for the progressive restoration.

(c) All operations referred to in (a) and (b) of this Condition shall only be undertaken during suitable dry weather conditions.

(d) As soon as is practicable, the stored materials shall be sown with grass seed and subsequently maintained to prevent weed accumulation.

(e) In any event no soil stripping operations should be undertaken during the months November to March inclusive unless otherwise agreed in writing by the Mineral Planning Authority. The Mineral Planning Authority shall be notified in writing 7 working days before any soil stripping operations commence.

Reason: To enable the reinstatement of insitu soils once extraction has finished.

14. Except as may otherwise agreed in writing by the Mineral Planning Authority, topsoil, subsoil, overburden and the storing of minerals shall be placed at the locations indicated on the submitted plans.

(a) Topsoil storage shall be confined to bunds not exceeding 3 metres in height.

(b) Subsoil and overburden shall be confined to bunds not exceeding 4 metres in height.

(c) Mineral stockpiles shall not exceed 5 metres in height. Reason: To safeguard the visual amenities of the vicinity and enable satisfactory restoration.

15. All stockpiles or stores of minerals, mineral waste, overburden, topsoil or subsoil shall be removed by the last date referred to in Conditions 35 and 36 of this permission and the land restored in accordance with the conditions of this permission.

Reason: To safeguard the visual amenities of the vicinity and enable satisfactory restoration to floodplain grassland and open water habitat.

16. No development shall take place until there has been secured the implementation of a mitigation scheme, or a programme of archaeological work and publication in accordance with a written scheme of investigation, which has been submitted in respect of the areas of archaeological significance and approved in writing by the Council's Archaeological Officer. The scheme shall include:

1. The programme and methodology of site investigation and recording 2. The outline programme for post investigation assessment 3. Provision for analysis of the site investigation and recording 4. Provision for publication and dissemination of the analysis and records of the site investigation 5. Provision for archive deposition of the artefacts and records of the site investigation

Reason: To ensure that a proper record is produced of any archaeological remains affected by the development pursuant to paragraph 141 of the National Planning Policy Framework.

17. Soil handling shall take place in accordance with Sheets 1-4 of MAFF's Good Practice Guide for Handling Soils.

Reason: To enable the reinstatement of in-situ soils once extraction has finished.

18. The mitigation measures for the control of dust contained within the approved Air Quality and Dust Assessment and appended Dust Management Scheme shall be implemented in accordance with and be complied with at all times. Seven working days notice shall be given in writing to the Mineral Planning Authority of any soil stripping, and bund construction activities including submitting details of the location(s) and duration of such activities.

Reason: To protect the amenities of the locality.

19. No part of the development shall commence until such time as the means of access as shown on drawing number 47063805.PS.001 (electronically registered on 22/05/2013) has been laid out and constructed in accordance with the approved plan. Throughout the operation and restoration of the quarry vehicular access and egress to the site shall be via the approved means of access only.

Reason: In order to ensure a satisfactory standard of access to the proposed development in the interest of road safety and convenience.

20. Heavy Goods Vehicle movements into and out of the site associated with the development shall not exceed 116 per day (in total) and no loaded lorries shall leave the site unsheeted.

Reason: In the interests of highway safety and safeguarding the local environment.

21. The applicant shall operate the Heavy Goods Vehicle movements to and from the application site in accordance with the document submitted as part of the planning application entitled 'Manor Farm Quarry-local work instruction 1-Heavy Commercial Vehicle Access to Haversham Road Site' or any subsequent amendment as approved in writing for approval by the Local Planning Authority.

Reason: In the interests of highway safety

22. Prior to the commencement of the operations hereby permitted, details of boundary treatment to safeguard and maintain public rights of way from quarry operations on the site shall be submitted to and approved in writing by the Mineral Planning Authority. The approved boundary treatment and appropriate signs warning members of the public of the presence of the Mineral workings shall be installed and retained for the duration of the working and restoration of the quarry.

Reason: To safeguard the interests of users of the public highway.

23. With the exception of limits under other conditions of this consent the LAeq (60 mins) specific noise levels associated with the development shall not at the nearest noise sensitive properties exceed an increase in 10 dB(A) above the background noise levels agreed by the Mineral Planning Authority. In any circumstance the operational specific noise level shall not exceed 55 dB.

Should the agreed maximum specific noise levels be exceeded the operator shall immediately implement remedial measures to rectify the situation and the Mineral Planning Authority shall be notified in writing of the remedial measures undertaken within TWO DAYS.

If the levels continue to exceed the agreed maximum specific noise level and subsequent written notice is given by the Mineral Planning Authority then all operations on site shall cease within TWO DAYS of such a written notice. No operations shall re-commence on site until a programme of remedial action has been agreed in writing by the Mineral Planning Authority.

Reasons: To ensure that operations on site are carried out so as to minimise the noise disturbance to local residents and to pre-determined levels of noise above which an unreasonable degree of disturbance is being caused.

24. For temporary operations, the free field noise level at noise sensitive properties shall not exceed 70dB Laeq, 1 hour. Temporary operation shall not exceed a total of eight weeks in any continuous 12 month period for work affecting any noise sensitive property. Temporary operations shall include site preparation, bund formation and removal, site stripping and restoration and other temporary activities agreed in writing beforehand with the Mineral Planning Authority.

Reason: To protect the amenities of local residents.

25. Except as may otherwise be agreed in writing by the Mineral Planning Authority, monitoring of noise levels at the noise sensitive properties identified in the submitted noise assessment shall be carried out every 6 months for the life of the site. The results of noise monitoring shall be submitted to the Mineral Planning Authority within 1 month of such monitoring having taken place.

Reason: To ensure that operations on site are carried out so as to minimise the noise disturbance to local residents.

26. All mobile plant on site shall be fitted with and shall utilise a low noise warning system which complies with the Health and Safety Executive's requirements relating to when all mobile plant is reversing.

Reason: In the interest of health and safety and to protect the amenities of local residents from noise disturbance.

27. All vehicles, plant and machinery operated within the site shall be fitted with and use effective silencers.

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

28. Except in emergencies to maintain safe quarry working (which shall be notified to the Mineral Planning Authority as soon as practicable) or unless the MPA has agreed otherwise in writing:

(a) no operations, other than water pumping, servicing, environmental monitoring, maintenance and testing of plant shall be carried out at the site and no heavy vehicles shall enter or leave the site outside of the following times:

07.00 hours and 18:00 hours Monday to Friday

(b) No operations, other than those excluded above shall be carried out on bank or public holidays.

Reason: To protect the amenities of local residents.

29. Discharge from the site shall not exceed 390 litres per second. Discharge from the site shall not exceed 10,00m3 per 24 hour period. Discharge must cease immediately at the first trigger level reached by water in the River Great Ouse and shall not recommence until the water levels have fallen below all trigger levels (as outlined below):

60.128m AOD measured at Haversham Gauging Station 60.013m AOD measured at Haversham Road Bridge Gauge Board 59.853m AOD measured at Haversham Road Quarry discharge point.

Reason: To reduce the risk of flooding to and from the proposed development.

30. Notwithstanding any details of the approved plans there must be an easement (stand-off distance) of at least 30m between the bank of the River Great Ouse and the start of extraction.

Reason: To reduce the risk of bank de-stabilisation and to maintain a suitable easement to ensure access for maintenance.

31. Prior to the commencement of development a flood plan for the development which shall include the method of flood warning and evacuation to ensure safe use of the development in extreme circumstances should be submitted and approved in writing by the local planning authority. In undertaking this the applicant should take advice from the emergency services. The development shall thereafter be operated in accordance with the approved details.

Reason: To ensure adequate provision is in place in case of emergency.

32. Prior to commencement of any phase of the development full details of how retained hedgerows and trees within and adjacent to the site are to be protected during works shall be submitted and approved in writing by the local planning authority. The proposed development shall thereafter be carried out in accordance with the approved details.

Reason: To protect the trees and hedgerows within and adjacent to the site.

33. With the exception of sand and gravel extraction shown in Phase 1 on the approved plans, no further extraction of sand and gravel shall take place on the application site until the extraction activities at the adjacent Manor Farm quarry (approved under planning references 02/01711/MIN and 09/00282/MIN) have ceased.

Reason: To limit the visual impact on the area and highway safety.

34. Before the commencement of each phase of restoration, a landscaping and restoration working scheme shall be submitted to and agreed in writing by the Mineral Planning Authority. The scheme shall be in accordance with principles contained in the submitted application and should include details of:

(a) the positions, species and sizes of all existing trees, shrubs and hedgerows to be retained, and the proposals for their protection throughout the operations;

(b) the positions, species, density and initial sizes of all new trees and shrubs. and details of grassland planting;

(c) any hard landscaping proposed; the programme of implementation of the scheme;

(d) details of the depth and profile of water features where appropriate

Following approval this scheme shall be implemented in accordance with the agreed scheme.

Any planting which within 5 years of planting die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the Mineral Planning Authority.

Reason: In the interests of the amenity of the local area

35. In the event of a cessation of winning and working of minerals prior to the achievement of the completion of the approved scheme, which in the opinion of the Minerals Planning Authority constitutes a permanent cessation within the terms of paragraph 3 of Schedule 9 of the Town and Country Planning Act 1990, a revised scheme, to include details of reclamation and aftercare, shall be submitted in writing for approval to the Minerals Planning Authority, within 3 months of the cessation of winning and working. The approved revised scheme shall be fully implemented within 1 year of the written approval unless otherwise agreed in writing with the Minerals Planning Authority.

Reason: To enable the Minerals Planning Authority to adequately control the development and to ensure that the land is restored to a condition capable of beneficial use.

36. This permission shall be for a period of 5 years from the date of commencement of work on site, which shall be notified to the Mineral Planning Authority in writing. This period shall include three years of extraction with an additional 18 months for restoration of the site in accordance with the conditions but excludes aftercare. In the event that no such notification is given within 4 weeks of such commencement, the works shall be deemed to have started on the date of this decision notice. On the expiry of the permission or on the termination of use of the site, whichever is sooner, full restoration shall be completed in accordance with the conditions

Reason: To ensure that the restoration of the land is achieved within a reasonable timescale and to enable the Mineral Planning Authority to review the situation in light of altered circumstances and to comply with the requirements of Schedule 5, Part 1 of the Town and Country Planning Act 1990.

37. a) The outline strategy for aftercare as submitted with the planning application and further detailed within the submitted 'Additional Restoration and Aftercare Detail' (received 10 July 2013) requiring such steps as may be necessary to bring each phase of the land reclaimed to the required standard for use for floodplain grassland and open water habitat shall be implemented in accordance with that scheme or such amended scheme as may be agreed with the Mineral Planning Authority. b) The aftercare scheme shall run for a period of 5 years for each phase following the completion of the restoration works in that phase. c) In April of each year, unless otherwise agreed with the Mineral Planning Authority an annual aftercare meeting will be convened between the developer and the Mineral Planning Authority to review the restoration and aftercare works undertaken and to agree the restoration and aftercare works to be undertaken during the following 12 month period. d) No later than November 30th of each year during the five year aftercare period a detailed programme for aftercare of the restored land shall be submitted to the Mineral Planning Authority.

Reason: To comply with the requirements of Schedule 5 of the Town & Country Planning Act 1990. To ensure that the reclaimed land is correctly husbanded and to bring the land to the standard required for agricultural and amenity use and to ensure that the aftercare provisions are revised to take account of any problems identified at the annual aftercare meeting.

Appendix to 13/00148/MIN

A1.0 RELEVANT PLANNING HISTORY (A brief outline of previous planning decisions affecting the site – this may not include every planning application relating to this site, only those that have a bearing on this particular case)

A1.1 12/01658/EIASCO - Scoping opinion request for the proposed mineral extraction of approx 20Ha of land located to the north of Old Wolverton Road, to the east of existing Manor Farm Quarry – EIA required 12.09.2012

A1.2 MK/308/84 – Sand and gravel extraction with conveyors and plant – Refusal. This included the adjacent Manor Farm site which is currently now being worked for minerals and is nearing completion.

A2.0 ADDITIONAL MATTERS

(Matters which were also considered in producing the Recommendation)

A2.1 Archaeology and Heritage The closest listed structure to the site is the grade II listed Wolverton Viaduct 250 metres to the west of the site. The site is separated from the Wolverton Conservation Area by existing road and railway. Given the distance to the neighbouring heritage assets and the relatively localised visual impacts of the development the proposal is not considered to significantly impact the setting of any heritage assets to a degree which would justify refusal of the application.

A2.2 There are no recorded archaeological sites within the development boundaries however there is potential for the presence of unrecorded archaeology on the site. The Councils Archaeologist has therefore requested that a condition be imposed on any consent securing a programme of work.

A2.3 Other matters There are no public rights of way across or within the site that would be affected by the proposed development. There is a public right of way which runs along the north and east boundaries of the site alongside the river. Whilst the proposed development will make this less attractive for the duration of the excavation there is no proposed alteration to this right of way and it will remain open. New Bradwell Parish Council have requested that a new redway be provided adjacent to Haversham Road, a footpath be provided across the southern edge of the site and the applicants provide a new footbridge over the River Ouse. As application site is not currently publicly accessible and does not directly affect any public rights of way it is not considered that these requests are required to make the development acceptable in planning terms. It is therefore not considered that they would meet the tests relating to planning obligations as set out in paragraph 204 of the NPPF.

A3.0 CONSULTATIONS AND REPRESENTATIONS (Who has been consulted on the application and the responses received. The following are a brief description of the comments made. The full comments can be read via the Council’s web site)

Comments Officer Response

A3.1 Haversham Parish Council The Parish Council have concerns. These related to the feelings that this application Noted see 5.1- 5.5 had not gone through due process and scrutiny of the Local Plan.

A3.2 The removal of some of the bunds would increase the noise levels particularly with Noted see 5.19 -5.21 and 5.13-5.15 regard to homes within 220 meters of the extraction site. The channelling effect was likely to cause severe scouring despite reassurances from Hansons.

A3.3 The proposed working times between 7am and 7pm are not acceptable, particularly Noted see 5.19 -5.21 during the summer months as they would impact on the relaxation of residents. A more reasonable 8hours per day would be more reasonable.

A3.4 New Bradwell Parish Council Object to the application and would rather the land remains undisturbed. If MKC are minded to approve request the following is taken into consideration:

1. We would like the central hedge to be retained. The hedge is a significant visual feature in a large flat expanse. Even if it is replaced, after its removal and the Noted. See 5.9-5.10 extraction of the gravel beneath it, it would take several years to re-establish and even longer for the trees in the hedgerow to mature. It also acts a wildlife corridor. This hedge is only planned to be removed in the final phase so it is not essential to the extraction of the earlier phases. The amount of gravel that would be lost by the retention of the hedge is not great but the visual impact of its removal would be significant.

2. The pond/lagoon at the north end of the central hedge should be shifted about 50m to the west so that the north end of the central hedge can be retained. It could still use the existing outfall ditch.

3. There should be no bunds alongside the river Gt Ouse. Those at Old Noted see 5.9 and 5.15 Wolverton give a very cramped feel to the footpath and blocked views across the valley. We are also concerned about their possible impact on flooding. There are plenty of other parts of the site where materials can be stored without blocking views or interrupting flood flows.

4. We wish to see a Redway or Leisure route parallel to Haversham Rd. The See A2.3 footway alongside Haversham Rd is narrow and is adjacent to high speed traffic. Due to the speed of traffic Haversham Rd is not safe or pleasant for cyclists. We therefore want a route suitable for use by pedestrians and cyclists to link the Redway at Haversham rdbt to the bridge over river Gt Ouse. This could run alongside the access track and then along the east side of the tree belt alongside Haversham Rd. It could use the existing wooden walkway to get up to Haversham Rd at the river bridge.

5. We would also like to see a footpath across the southern edge of the site to link the above path to the path alongside the river where it diverges away from the river near the Drill Hall allotments. This would provide a circular walk around the restored area.

6. There should be a footbridge constructed over river Gt Ouse near the Drill Hall allotments. This is to help complete the missing section of the Ouse Valley Way. The Gardens of houses on the north side of Newport Rd, New Bradwell prevent a footpath along the south bank of the river at this point. The only way to complete the Ouse Valley Way is to cross the river twice with a footpath along the north bank of the river linking the two bridges. This was proposed as part of the Oakridge Park development with one bridge near the ruins of St Peters church. The farmer who owns the land on the north side of the river was in agreement with footpath along the riverbank. However insufficient funds were allocated. This application should provide the western bridge or the S106 funds for the council to build it.

7. To avoid traffic congestion no HGVs from the site should use Haversham rdbt See 5.16-5.18. during the morning or evening peaks.

A3.5 Parish – Wolverton and Greenleys On the original proposals objected as the will be an increase in lorries going in and See 5.16-5.18. from the site. However if the application is granted the Council seek benefits from the contractor (Hanson) that residents of Wolverton and Greenleys will have free The use of the Hanson Centre is not access to this amenity. Also support the comments of New Bradwell Parish. No considered to meet the planning objection to the amended details. obligations test as it is not required to make the development acceptable in planning terms.

A3.6 Planning Policy The Milton Keynes Minerals Local Plan is still extant, and all the policies within the See 5.1-5.5 plan (with the exception of MLP12 Agricultural Land) were saved by the Secretary of State in 2009.

A3.7 The Haversham Road site is not specifically allocated for minerals development in the Minerals Local Plan. However, it does fall within the Sand and Gravel Deposits designation, which relates to the Area of Search Policy MLP2. This policy allows for sites to come forward (further to those that were allocated in the Plan) after the plan period when the permitted reserves would have been exhausted. Policy MLP2 also raises the issue of need, and in accordance with NPPF, it is intended that all Minerals Planning Authorities hold a landbank of seven years of permitted reserves.

A3.8 As stated in the Supporting Statement to the proposal, we are now getting to the point where our existing sites are reaching the end of their operations and our landbank of permitted reserves is significantly lower than the seven years that the NPPF requires. The Council will be looking to allocate additional sites for extraction through a new minerals local plan, however this application is running ahead of that process, and needs to be considered in accordance with the policies in the existing Minerals Local Plan and the NPPF.

A3.9 The site is within the Area of Search, as an area of known (or at least inferred) resource. It also falls within the Area of Attractive Landscape designation, which is largely concurrent with the Area of Search designation due to the riverine nature of sand and gravel deposits in the Borough. Policy MLP11 (and Milton Keynes Local Plan Policy S11) intends to protect the landscape quality of this area from detrimental impact unless it is shown to be necessary to meet an essential need which cannot be met by other means. This site is, however, positioned within a landscape that has previously been subject to mineral extraction which has largely been restored as lakes for either recreation or nature conservation use. In that respect, it is an artificially created landscape. While operations on this site would need remediation measures to ensure there are not unacceptable impacts on nearby residential amenity, the use would only be temporary and the future restoration proposals appear to align with the landscape character that now exists in this area.

A3.10 As above, the supporting text of Policy MLP2 states “It is considered that the permitted reserves fulfil the apportionment requirements and this policy provides flexibility for sites to come forward after the plan period”. Proposals such as this therefore need to be considered against the other relevant policies in the Minerals Local Plan, in particular MLP7 and the need to mitigate against any unsatisfactory side-effects, and MLP9 in relation to restoration and aftercare. I have no further comments to make in relation to these policies, assuming that your other consultees are satisfied that any concerns they have are addressed by the detail of the applicant’s proposals.

A3.11 Highways The application is to commence operations at the Haversham Road Quarry site in See 5.16-5.18 2013 as the sand and quarry reserves at the Manor Farm Quarry are exhausted. The applicant has submitted a Transport Statement and this sets out the projected trip generation from the proposed new quarry off Haversham Road, New Bradwell. The methodology for the assessment of the traffic impacts on the local network has been agreed prior to the submission of this transport statement. The applicant has produced figures for the HGV movements to show that a full Transport Assessment is not required and I accept this argument. The applicant has carried out an Automatic Traffic Count (ATC) survey on Old Wolverton Road to ascertain background traffic flows in the area.

A3.12 From the information provided by the applicant in the transport statement there will be an increase in HGV movements on the network from the Haversham Road quarry to the Manor Farm Quarry processing plant and a reduction in the HGV movements from the Manor Farm Quarry processing plant onto the highway for sales of sands and gravels. The Haversham Road Quarry will add 58 (2way) HGV movements per day over a 12 hour period onto the highway. The Manor Farm Quarry processing plant is estimated by the applicant to have reduced annual sales of sands and gravels from 135000 tonnes to 125000 tonnes. This equates to a reduction from 48 HGV movements to 44 HGV movements over a year. The ATC information shows that on the projected trips generated from the Haversham Road Quarry extraction work there will be a maximum 3.6% increase in the overall vehicles on the local network and a maximum 15.8% increase in HGV movements on the local network. These are acceptable bearing in mind that the extraction and transporting of the sand and gravel is to be undertaken in 4 stages during the year lasting for 6 weeks each. This will mean that that for 54% of the year there will be no additional HGV movements from the Haversham Road Quarry site onto the local network.

A3.13 The applicant has produced information on the local highway network that shows a low level of accidents in the area and no measures are required to be carried out by the applicant.

The applicant has submitted an access plan and has confirmed that the restoration of the site will not involve material being transported to or from the site. These matters are considered to be acceptable. No objection subject to conditions.

A3.14 Network Rail The applicant should improve the bridge strike mitigation for bridge (LEC1/177) such Noted. See 5.16-5.18. as provision of chevron to the bridge elevations, chord marking for the arch and road marking to channel the HGV movement to the centre of the road. Also road cleaning facility to ensure the road is adequately clean to ensure good visibility of the road marking.

A3.15 Environmental Health – Noise The noise assessment has been conducted using appropriate guidance and See 5.19-5.21 considers the baseline noise levels measured to be those expected for this location and the method of modelling noise from plant and machinery is appropriate. Notes that a bund is proposed and will assist with noise attenuation to achieve acceptable levels of noise (less than 55dB LAeq 1 hour). Raises no objection to the application, but recommend the conditions are applied if planning permission is granted.

A3.16 Environment Agency Originally objected to the application. Following receipt of further information in See 5.13 -5.15 relation to hydrology and flood risk they has removed objection and state the proposed development will only meet the requirements of the NPPF if the following measure detailed in the FRA(and demonstrated by modelling report) are implemented by way of a planning condition:

CONDITION (1) Discharge from the site shall not exceed 390 litres per second Discharge from the site shall not exceed 10,000 m3 per 24-hour period Discharge must cease immediately at the first trigger level reached by the water in the River Great Ouse and shall not recommence until the water levels have fallen below all trigger levels (as confirmed below):

60.128m AOD measured at Haversham Gauging Station 60.013m AOD measured at Haversham Road Bridge Gauge Board 59.853m AOD measured at Haversham Road Quarry discharge point.

Reasons: To reduce the risk of flooding to and from the proposed development.

CONDITION (2) The must be an easement (stand-off distance) of at least 30m between the bank of the River Great Ouse and the start of extraction.

Reason: To reduce the risk of bank de-stabilisation and to maintain a suitable easement to ensure access for maintainace

In addition to the above it is recommend that the LPA append a condition for the provision of a flood plan for the development, which should include the method of flood warning and evacuation to ensure the safe use of the development in extreme circumstances.

A3.17 Councils Countryside Officer This site falls within the Manor Farm Biological Notification Site, a railway corridor, See 5.10-5.11 the River Great Ouse wetland corridor, an Area of Attractive Landscape and the River Great Ouse Biodiversity Opportunity Area (BOA). Wildlife corridors are considered to be of county importance in the MK Local Plan. BOAs have been identified as key areas for wildlife conservation in Bucks and Milton Keynes and aim to maintain, restore and create BAP habitats to make improvements for biodiversity on a landscape scale. The development zone currently has little conservation value as it is predominantly short cut improved grassland. After appropriate restoration, this scheme has the potential to provide enhanced habitat opportunities for a number of BAP priority species, link up existing and newly created habitats in the wildlife corridors and improve the site’s contribution to the AAL.

A3.18 The Extended Phase 1 Habitat Survey undertaken in April 2011 was reviewed in September 2012. The surveys showed that the most valuable habitats are close to but outside the site, with the exception of the hedgerow that bisects the site and a single crack willow that was not able to be fully surveyed for bat potential. During development phases, habitats outside the development zone will be protected by stand-off zones. No notable or protected species have been recorded on the site, though the desk study returned several otter records from the River Great Ouse on the northern and eastern boundaries of the site. Several burrows which may be used by water vole were recorded on the northern bank of the river close to the ditch outfall from the proposed water settlement lagoon. After restoration, the site will offer greater habitat opportunities for several protected and locally important species.

A3.19 The amended Restoration Master Plan and Lake Section Plan have addressed most of the issues raised in previous comments. The inclusion of a re-profiled island is to be commended as it offers far more opportunities for wildlife and will be aesthetically more pleasing for visitors to the site.

A3.20 The re-planting of a limited number of trees along part of the old hedge-line is a satisfactory compromise which offers the greatest opportunities for the wader bird target species whilst retaining interest by providing some higher vegetation between the lakes. In the longer term, maintaining these trees in a traditional way as pollards will prevent them from dominating an open part of the site and having a negative effect on the target species. Re-positioning other trees away from the northern shoreline of the large lake and into the eastern and western parts of the site will mean that the overall quantity of new trees planted remains the same as previously planned. The trees on the eastern end of the site will provide cover for otters and small mammals to access the large lake and the more continuous tree-line at the western end will be attractive to bats.

A3.21 A Biodiversity Action Plan (BAP) is a recognized program addressing threatened species and habitats and is designed to protect and restore biological systems. There are national and local BAPs, which have been produced to provide a clear vision of habitats and species that are importantly nationally and locally. Lapwings, Redshanks, Ringed Plovers, Otters and all species of British bats are Species of Conservation Concern and are listed in both the UK BAP and the Buckinghamshire and Milton Keynes (BMK) BAP. Wading bird species, otters and bats are likely to be attracted by the habitats created during the restoration of the site. Habitats listed in both UK and BMK BAPs include standing open water, marsh, swamp, reedbeds, woodland and species-rich grassland/flood meadows.

A3.22 RSPB Having viewed plan numbers 47063805.PS2 and 47063805.SS.014 we are See 5.10-5.11 delighted to see that our previous recommendations have almost all been adopted by the applicant. The omission of the hedgerow and most of the trees from the centre of wetland area (compensated for by extra planting around the site edges), and the changes to shoreline and island profiles should mean this site has an excellent chance of attracting scarce and declining breeding waders and allowing them to nest successfully. Our only comment on detail now is to advise that the few remaining trees shown in centre of the site should be managed as pollards, if they are to remain a feature of the restoration. Pollarded willows or poplars would be entirely in keeping with the floodplain landscape being created here and would minimise the kind of risks to the breeding wading bird interest we detailed in our previous comments. This small point can however be addressed in the site management plan that would be needed and which the Council will, we hope, require as a matter of course.

A3.23 Berks, Bucks & Oxon Wildlife Trust Originally raised concerns with regard to the central hedgerow and other aspects of See 5.10-5.11 the restoration. Following receipt of the amended plans they state they are very pleased to see the incorporation of a number of the recommendations of ourselves and others. They concur fully with the response you have received from the RSPB and, as the RSPB do in their response we request that if the remaining few trees shown on the plans to the S and N of the small lake in the North are retained in the plans, that they are pollarded so that they do not attain a height where they would deter waders from breeding due to likely use by avian predators as detailed in previous responses. This can be addressed in the site management plan and/or through a condition.

A3.24 Councils Tree Officer Originally requested the replacement of the central hedgerow and trees. However See 5.10-5.11 fully discussions with the ecologist understands that the principles of replacing like for like within the proposals is not appropriate to create a specific habitat which enables bio-diversity enhancements. Therefore defers to ecologist to pass comments on the proposal.

A3.25 Buckinghamshire Internal Drainage Board From the information available it appears that it is main river that will be affected and See 5.13-5.15 therefore it is for the EA to comment. As the EA have stated the adjacent ordinary watercourses fall within the Board’s statutory district and so if it is the applicant’s intention to directly discharge stormwater runoff or other discharge to these watercourse rather than main river the Board’s statutory consent will be required. As the floodplain is under the influence of main river the Board deem the management of development within this floodplain to be the remit of the Environment Agency and therefore are content for this aspect to be assessed by them.

A3.26 Natural England No objection as the proposal is unlikely to affect protected species. Does not wish Noted to comment on detail however the proposal should be considered in light of the NPPF Technical Guidance.

A3.27 Air Quality Comments Emissions of dust will need to be controlled from the various activities associated See 5.22 with the proposed development. The environmental statement provides details of the potentially dusty activities on the site and the mitigation methods to control and reduce dust emissions (Annex H1). Reference has been made to National Planning Policy Framework (NPPF) Technical Guidance 2012. Although not current policy, more detailed guidance can be found in Minerals Policy Statement 2 “Controlling and Mitigating the Environmental Effects of Minerals Extraction in England Annex 1: Dust”. Any statutory nuisance attributed to the site can be dealt with under Part III of the Environmental Protection Act 1990 if it is not within the scope of an environmental permit.

A3.28 Dust from the site can be broadly categorised into two sizes:- large particles (“nuisance dust”) and fine particles or PM10 (less than 10 microns), which have an effect on health. There are health-based standards and objectives for PM10’s described in the Air Quality (England) Regulations 2000 and the Council monitors ambient concentrations of PM10’s. Activities on the site must not cause an exceedence of the objectives at sensitive receptors. There are currently no Air Quality Management Areas (AQMAs) designated in the Borough because of the exceedence of a PM10 objective.

A3.29 The site layout and phased extraction and restoration proposals need to be well planned. Extraction of sand and gravel will not give rise to significant dust emissions and the screening of extracted material is a wet process. Soil and overburden stripping and storage activities are likely to have the greatest potential for dust emissions. However, these activities are short lived and infrequent provided double handling is avoided and mounds or bunds are left in place until needed for restoration purposes. A condition requiring the operator to give advance warning of soil stripping activities and bund formation and to provide forecast weather data is advised so that the operation can be prevented in adverse weather conditions. Dust emissions from vehicles moving on haul roads can give rise to significant dust emissions. Frequently used roads should be hard surfaced (e.g. compacted sand and gravel), well maintained and sprayed with water when necessary to mitigate dust emissions from on-site transport movements. A wheel wash facility should be provided.

A3.30 There have been no complaints regarding dust from the existing Hanson site at Manor Farm Quarry to the west of this development. Good site management and the adoption of best working practices, particularly during prolonged dry weather and adverse wind conditions, should minimise dust emissions and prevent the occurrence of any dust nuisance. The operator must be prepared to undertake dust monitoring in the event of dust complaints being received by Milton Keynes Council.

A3.31 Conservation No comments See A2.1

A3.32 Councils Archaeologist No objection subject to condition. See A2.1

A3.33 Local Residents The occupiers of the following properties were notified of the application:

Units 1-4, Wesfailia Lodge Hanson Aggregates, 29, 43, Habig House, Benzone House, WH Barley Transport, The Lodge, Old Wolverton Road, Old Wolverton 52, 55, 61, GK Switchgear Ltd, Material Recycling Facility, Colts Holm Road, Old Wolverton 9, 25, 27, 29 Dickens Road, Old Wolverton 1, 2, 3A, 3B, 3C, 4, 5-6, 7, 8, 9A, 9B, 15A-C, 16, 17 Deans Road, Old Wolverton Units 1, 2, 3, 5, 5A, 6, 7 Waterside Park, Old Wolverton Road 6 Canons Road, Old Wolverton Unit 1- 7 Arden Park, Old Wolverton Road 1 – 12 Canons Road, Old Wolverton 4-11 Ashtead Plant Hire Company Limited, Bridgeturn Avenue, Old Wolverton 1-3 Bridgeturn Avenue, Old Wolverton Properties in Triangle Building, Wolverton Park Road 1-119 (all) Trevithick Court, Lonsdale, Wolverton 1-104 (all) Hamilton House, Lonsdale, Wolverton 1-31 (all) Royal Train Shed, Earlestown Way, Wolverton Mill Mead Hall, ACF Building, Wolverton Parks Bowl Club, Haversham Road, Wolverton 1-6, Willow Bank, New Bradwell Flats 1 -9 The Old County Arms , 189 Newport Road 2, 2A, 2B, 4, 4A St James Street, New Bradwell Flats at 199, 173, and 139 Newport Road, New Bradwell Flats 1-4 at 44 St Mary Street, New Bradwell Stonebridge House Farm, 83-99, 97B, 101-137(odds), 141-173 (odds), 162-170 (evens) 175A, 175B, 173-199 (odds), 174, 172, 131-133, 201-207 (odd), 217-221 (odd) Newport Road, New Bradwell 1 - 9 Queen Anne Street, New Bradwell 2 - 64 St Mary Street, New Bradwell 2-10 (evens) Wood Street, New Bradwell 1, 2, 4, 6 Caledonian Road, New Bradwell St James Church, Church Street, New Bradwell 1A,1B, 3A, 1-9(odds), 4- 28 (evens) Wolverton Road, Haversham 1-8 (all) Beech Tree Close, Haversham 1 -51 (odd) Brookfield Road, Haversham 9- 52 (all) The Crescent, Haversham

A number of site notices were also placed around the boundaries of the site.

A3.34 7 letters of comment have been received. This includes 3 letters of objection, 2 letters of support and 2 letters of comments. The responses can be summarised as follows:

- Noise and dust from the proposal will directly impact on residents and users of the See 5.19 – 5.22 allotment if appropriate mitigation measure are not employed or fail. - The proposal would destroy the pleasant riverside walk in terms of noise and See 5.19 – 5.22 and 5.6-5.12 visual impact for the duration of the works and this could extend for some years after as the site is re-stored and matures. - The noise bunding should be extended to the northern boundary of the site. See 5.15 and 5.19-5.22 Every possible means should be applied to limit the intrusion of noise towards properties. - The existing minerals site has decimated a large area of pasture land and Noted. See 5.6-5.12 promises of restoration have not been kept. This could happen to the current application site. - The site has flooded in recent years. Has adequate provision been made to See 5.13-5.15 ensure it does not create flooding issues elsewhere? - A footpath which exists to the outside of the south east corner of the site currently This is outside of the application site floods prevent residents walking along the river. What will be done to resolve this? and within the floodplain - The site opening hours of the site should be restricted to normal office hours on See 5.20 week days only. The operational ours 07:00 to 19:00 appear unreasonable and should be in line with the existing site. - Landscape conditions should be imposed to ensure the site is restored See conditions on restoration appropriately. - The proposal will lead to more traffic on the roads and also through New Bradwell See 5.16 - 519 whose roads are already in a poor state of repair. - The use mineral from the locality is far more economical than importing minerals. Noted. Also it keeps lorries off the main road.