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Application at Land at Pynesfield, Maple Cross, Rickmansworth, Herts

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Application at Land at Pynesfield, Maple Cross, Rickmansworth, Herts HERTFORDSHIRE COUNTY COUNCIL Agenda No. DEVELOPMENT CONTROL COMMITTEE 1 TUESDAY 21 JANUARY 2014 THREE RIVERS DISTRICT COUNCIL –APPLICATION FOR MINERAL EXTRACTION AND PROCESSING AND IMPORTATION OF SAND AND GRAVEL AND RECLAMATION MATERIALS (FROM DENHAM PARK FARM) FOR RESTORATION TO AGRICULTURE AND A SMALL WETLAND AREA, AND A NEW VEHICULAR ACCESS ON LAND AT PYNESFIELD, (OFF TILEHOUSE LANE), MAPLE CROSS, RICKMANSWORTH, HERTFORDSHIRE Report of the Chief Executive and Director of Environment Author: Ms Kim Harding Tel: 01992 555234 Local Member: Councillor Ralph Sangster 1 Purpose of Report 1.1 To consider planning application reference number 8/0761-13 for mineral development on Land at Pynesfield, Maple Cross, Hertfordshire. 2 Summary 2.1 This application seeks planning permission for mineral extraction, processing and importation of sand and gravel and reclamation materials (from Denham Park Farm) for restoration to agriculture and a small wetland area, and a new vehicular access on Land at Pynesfield, (off Tilehouse Lane), Maple Cross, Rickmansworth, Hertfordshire. The development is also considered under the Environmental Impact Assessment Regulations 2011 and is accompained by an Environmental Statement. 2.2 The application site is located in the Metropolitan Green Belt close to Junction 17 of the M25. The site is bounded to the east by the A412 known locally as Denham Way, to the north by arable land and the accessway to the Denham Park Farm site. To the south lies the South Bucks Way bridleway, houses and a wooded area. To the west lies more arable farmland. A site location and context plan is included at Appendix 1. 3 Conclusion 3.1 The proposed development is an acceptable use of green belt land. It will have some adverse impact upon the openness and landscape character of the site, but this will be short term in duration. There will be some noise impacts to adjoining residential properties but these are predicted to be within national level guidelines. 1 3.2 The location of the site in Source Protection Zone 1 means that it is unlikely that the effects of the proposal will be able to be mitigated to an acceptable level. It is considered that this impact is of sufficient scale and importance to recommend that the application be refused. 2 4 DESCRIPTION OF THE SITE 4.1 Pynesfield comprises an area of 17 hectares of arable land. The area to be worked is approximately 9 hectares of the 17 ha site. Topographic features 4.2 The Land at Pynesfield is steeply sloping to the western edge, with a gradient in the region of 1:1. The highest point of the site is 68 metres AOD in the south west corner near to Cedar Grange. There is a semi- mature tree belt along the eastern boundary with the A412. 4.3 The application site is the eastern half of a field which flatterns out along the 40 metre contour towards the eastern boundary. 4.4 It is this flat area which is the subject of the application as this is where the deposit is found. The sloping part of the field does not form part of the application site. Designations 4.5 The site has the following designations: Green Belt; Groundwater Source Protection Zone 1; Flood Zone 1 (low risk fluvial); Safeguarded area for HS2. 4.6 The Colne Valley Gravel Pits Local Wildlife Site 88/002 is immediately to the east of the application site and 350 metres to the south east is the Mid Colne Valley SSSI – designated of national significance for its breeding woodland and wetland birds and wintering wildfowl. A number of ancient woodlands are found to the south and south west of the site, including Juniper Wood and Great Halings Wood. Site Context 4.7 The site is surrounded by a mix of arable land and peri-urban1 uses. The application site lies 200 metres to the west of the Denham Park Farm minerals site (in Buckinghamshire) and 800 metres to the south of West Hyde village. The site is bounded to the east by the A412 known locally as Denham Way (North Orbital Road). This road was the main thoroughfare around London before the M25 was built about 1 kilometre to the west. 4.8 Pynesfield is situated on the western side of the Colne Valley. To the east of Denham Way are numerous waterbodies associated with previous sand and gravel extraction which spread for approximately 10 Peri-urban areas are zones of transition from rural to urban land uses located between the outer limits of urban areas and the rural environment. 3 km along the floor of the Colne Valley. A site context plan is included in Appendix 1. Photo 1: Looking north-eastwards across the site from the Tilehouse Lane end. Adjoining Neighbours 4.9 Residential properties are scattered along and beyond the A412 (Denham Way) to the east of the site, as well as industrial activities such as a recycling depot, stone product manufacturer and motor repair workshop. These properties all fall within Hertfordshire County. Residential properties are also scattered to the south of the site along Tilehouse Lane. These properties are in South Buckinghamshire District Council. 4.10 The neighbours most directly affected by the proposal are: Cedar Grange on Tilehouse Lane approximately 200 metres from the site boundary and 250 metres to the edge of the workings. Colne Cottages are directly opposite the site on the eastern side of the A412. The cottages lie about 45 metres to the site boundary and about 60 metres from the nearest soil screening bund. Troy House is located on the same side of the A412 as Colne Cottages but is set further back. Corner Hall is to the north-west of the site in the region of 140 metres from the site boundary. 4.11 The site context plan in Appendix 1 shows the location of the site, the Denham Park Farm site and the immediate neighbours. 4 5 Description of the proposed development 5.1 The proposal, as initially submitted, was for the extraction of a recoverable sand and gravel reserve of 0.350-0.400 Million Tonnes over an 8 to 10 year period with an on-site processing plant. The amount of recoverable reserve has since been reduced by approximately 50,000 to 70,000 tonnes so as to avoid the area required by HS2 Ltd for the Colne Viaduct construction. The timescale has also been reduced to 5 years in order to have completed the development by the time the site is required by HS2 for landscaping works (the embankment) in 2019. 5.2 The site is proposed to be worked in conjunction with the neighbouring Denham Park Farm site. This site is located in Buckinghamshire and permission for development granted in 2012 by Buckinghamshire County Council. Development under this planning permission has commenced and Denham Park Farm (DPF) was due to begin operating at the end of 2013. The applicants maintain that Pynesfield is uneconomic to develop in its own right as the small size of the reserve does not justify the cost of the infrastructure. Working the two sites together allows for the sharing of infrastructure costs and the restoration of Pynesfield with inert natural material (surplus clean clays and interburden) from DPF. 5.3 The combined mineral reserve warrants the installation of an on-site plant. This will enable material from Pynesfield and DPF to be processed on the Pynesfield site. The materials from the two sites will be blended into a high quality aggregate. Once operating, the material from the DPF site is to be taken to Harleyford’s South Harefield site for processing. 5.4 The proposed plant is to be located on the Pynesfield site because of the availability of water for processing. The material will be imported from DPF on a campaign basis, that is, in concentrated activity over short periods of time. Between these campaigns there will be no crossover movements on Tilehouse Lane. 5.5 Groundwater is found 1.5 m below ground level (at about 38.5 mAOD) and mineral depth has proved to be up to 8 metres below ground level to 34m AOD. No dewatering is proposed. It is proposed that the mineral is worked wet below the water table, creating a water filled void. The direction of working was originally proposed to be from north to south, with the area under the plant excavated last, but this has been altered to avoid HS2. Site Access 5.6 Access to the site will be off a section of Tilehouse Lane that was realigned as part of the Denham Park Farm application. A new bellmouth entrance will be constructed to gain access to Pynesfield and a new vehicle crossover will be constructed on the Tilehouse Lane. An internal haul road is proposed to link the Pynesfield site to the Denham Park Farm site and this will be subject to a separate planning application. 5 5.7 No traffic associated with the development will use Tilehouse Lane beyond the junction (that is to the west of the crossover). Once the reserve has been extracted from Pynesfield, the vehicle crossing on Tilehouse Lane and the bellmouth for access to the Pynesfield site will be removed. Vehicle movements 5.8 Initially, the Pynesfield development proposed no net increase in traffic movements to those already permitted from Denham Park Farm. It did however, extend the period of traffic movements by a further 2-3 years if assessed at the maximum level. The number of HGV movements predicted for the site were initially a maximum of 124 movements a day (62 in and 62 out) plus 30 movements for staff and visitors.
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