Committee and date Item
South Planning Committee (Bridgnorth)
27th April 2010 6
Development Management Report
Application Number: SC/MB2005/0150/BR Parish: Eardington
Grid Ref: 371777 - 291557
Proposal: Erection of a building to be used as a Materials Recycling Facility and Transfer Station for non-hazardous waste streams, crushing and screening inert waste outside with associated storage and storage of associated haulage vehicles and skips
Site Address: Knowle Sands Industrial Estate Eardington Bridgnorth
Applicant: B A Shorthouse Limited
Case Officer: Mr Malcolm Bell email: planningdmc@shropshire.gov.uk
1.0 THE PROPOSAL 1.1 The application is for the construction of a building for material recycling and transfer and the associated development of a skip hire business. It has been held in abeyance whilst the applicants have reassessed the nature and size of the business development proposals, partly in response to the representations/objections to the scheme as originally submitted in 2005.
1.2 During this period B A Shorthouse Ltd engaged new consultants, Wall James Chappell (formerly Wall James & Davies), to assist in the above re-assessment work. On behalf of the company they have submitted amended proposals and supporting measures which reflect more accurately the scope and extent of the recycling/skip hire operations which are intended to serve the local Bridgnorth area. The proposals and measures now contained in the application are described below.
1.3 The application is now made on the basis that the maximum volume of material to be taken into the site would be 5,000 tonnes per annum. The yearly amount of material is therefore a significant reduction from the original 25,000 tonnes per annum as proposed by the previous consultants (Enviroarm) when the application was first submitted. It is stated that the figure of up to 5,000 tonnes per annum is the smallest volume for which a standard environmental permit is available from the Environment Agency under the Environmental Permitting (EP) Regulations which came into force in 2008. The proposed reduced throughput of materials is stated as being more than adequate for the intended business. The company is happy with the current business model and do not
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propose to expand their fleet of vehicles. This analysis is supported by an analysis of tonnage handled in 2007 which shows that, when the skip service, provided by B A Shorthouse for the Bridgnorth and surrounding area, was taking waste materials to an alternative facility, it was handling approximately 2,000 tonnes per annum. The crushing and separation of rubble and soils, which has been operated by B A Shorthouse under licence from the former Bridgnorth District Council, would also be incorporated in the overall figure of 5,000 tonnes per annum as now proposed.
1.4 In order to undertake the above proposed recycling business it is still proposed to erect a building with a floor area of approximately 500 sq metres and a ridge height of 8 metres. The front portion of the proposed building would be roofed with side walls defining a concrete apron for the receipt of skip vehicles. The rear part of the building would be completely enclosed and secured with roller shutter doors. A weighbridge would be located adjacent to the waste reception area.
1.5 It is proposed to accept only non-hazardous waste from domestic dwellings and industrial and commercial premises. The skip waste would be tipped in the enclosed building. The proposed material recycling operation involves the sorting of waste by manual picking with the recovered materials stored in large skips within the building awaiting transfer to specialist recyclers. Residual wastes which cannot be recycled would then be taken off-site to a permitted landfill site, presently Kingswinford Himley Quarry.
1.6 The recycling facility and skip hire business is intended to primarily serve the local Bridgnorth area. It would not be open to the public. There is a private agreement that would allow some local builders to deliver clean inert material for recycling (an average of three vehicles per week) but this volume would be included in the overall restriction of 5,000 tonnes per annum.
1.7 The proposed recovery of rubble, soil etc would be by the use of crushing/screening equipment operated on a sporadic basis. B A Shorthouse confirm that the screener has been converted from diesel to an electrical power source. This is stated as being a quieter operation and the screener would only operate between 8.00 hours and 17.00 hours, on average for 7 hours per week. A mobile crusher would be brought to the site to crush the accumulated stockpile of inert materials as required. Given the volume of inert materials to be handled at the site it is anticipated that use of the crusher and its presence on site would be limited to 5-6 days per year.
1.8 It is proposed that all site activities would be undertaken between the hours of 8.00 hours and 17.00 hours (Monday to Friday). No operations would be carried out on a Saturday, except that consent is sought for one vehicle to operate for a maximum of five Saturdays per year to accommodate particular customer requirements.
1.9 The amended proposals involving the handling of a maximum of 5,000 tonnes per annum through the Materials Recycling/Waste Transfer Station is accompanied by a specialist noise consultants report which seeks to predict the noise impact of the proposed waste transfer station on surrounding residents. Of the nearby receptors (nearby residents) assessed in relation to
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the nature and type of site operations, it is stated that the likelihood of complaints was found to be unlikely or, occasionally, a marginal likelihood of complaints. The exception to this is Knowle Sands caravan park which is the closest residential location [the nearest caravan (number 10) is approximately 160 metres away to the south-east]. The Council’s Pollution Team Leader’s consideration of these matters is set out in a subsequent section of this report.
1.10 In relation to highway and traffic issues a highways consultant’s report in support of the amended proposals records only one minor accident on the B4555 for the five year period (2002-2007). This did not occur at the entrance/exit of the Knowle Sands Industrial Estate. Current occupiers of the Knowle Sands Industrial Estate are also identified along with estimates of traffic generation. This shows that B A Shorthouse would only make up a small percentage of the total vehicle movements from this estate. It is noted that B A Shorthouse has 3 skip vehicles with Vehicle Operators Licences (with 2 drivers) which would continue as part of the site’s development. An Operators Licence for 10 vehicles and 10 trailers related to the previous B A Shorthouse use which was described as a haulage yard. It is therefore claimed that there would be no increase in the number of vehicles using the site.
1.11 The business model, which forms the basis of the current application, is that empty skips are taken from the site to the customers (several skips can go out on one vehicle). When filled they will return to Knowle Sands where sorting will take place and subsequently sorted material is recycled according to type. A much smaller proportion therefore ends up as landfill. The planning consultants note that the distance that the skip travels before being able to be sorted is a relevant factor in considering sustainability. It is stated that the location of the yard, and the small scale nature of this business as now proposed, fills a niche in the waste hierarchy that can not be readily filled elsewhere.
1.12 Although B A Shorthouse has another site at Knowle Sands, namely a vehicle repair business with a ground floor workshop and office above, this has no direct links with the proposed waste transfer site.
1.13 With regard to the location of skip hire customers an analysis of the B A Shorthouse customer base in 2007 shows that a significant part of the business is conducted west of the River Severn which therefore does not require vehicles to travel through Low Town. It is stated that without the B A Shorthouse site the unmet demand for skip hire services would potentially be satisfied by other operators from outside the local area but travelling along similar routes.
1.14 In terms of the present layout of the junction of the Knowle Sands estate road and the B4555, the highway consultant recognises that this junction has a satisfactory geometric alignment but in general has sub-standard visibility for emerging drivers to the left. The applicants, however, state that there is better visibility available to a lorry driver. Moreover such lorry traffic is a replacement for the movements of lorries which would already take place if the site was to revert in full to the B A Shorthouse haulage business or a similar transport/industrial use.
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1.15 The applicants and their consultants have also put forward a number of site controls and detailed measures which are intended to incorporate management measures to reduce the environmental and amenity affects of the proposed development. These would support the controls that would be part of the permit for the site issued by the Environment Agency and include:
1.16 • The proposed building would incorporate plastic curtains at the entrance to the enclosed area of the building to control dust and noise emissions from materials sorting but at the same time avoiding the need for the operation of the roller shutter doors each time a vehicle wishes to enter or leave. No sorting of skips would be carried out in the open areas of the site and the rear part of the building would be secured by the roller shutter doors during non-working hours. • The only external lighting required would be low level security lighting (down lighters) positioned to reduce any light pollution. • The site will retain a permeable surface except where the building, operational activities and roadway require a concrete surface, thus providing a satisfactory balance between areas where permeable and non- permeable surfaces are appropriate. • All excess water would be captured from the roof of the building and re- used with the sprinkler system to suppress dust and clean mud from the site. • A road sweeper is already employed on a fortnightly basis by B A Shorthouse to clean the roads within the industrial estate and this will continue. • The weighbridge will enable accurate records to be kept of the level of waste/materials being brought to the site and therefore assist compliance with planning conditions. • The site will be totally enclosed by metal fencing or gabion structures to ensure that there is no access or connection to any other surrounding land use other than via the estate road. Such enclosure of the site is intended to reduce any noise impact and provide visual containment of any site activities.
• The applicant has confirmed that there will be no burning of any materials
on the site.
1.17 It is the applicants’ conclusion that the reduction in the proposed throughput of
the Knowle Sands site to 5,000 tonnes per annum would be acceptable in relation to planning policies and local amenity considerations. The proposal would not constitute an addition or extension to the present Knowle Sand Industrial Estate but replace the former uses of the B A Shorthouse transport/haulage yard. Granting of a planning permission subject to appropriate conditions would enable a local family firm to continue to trade as a skip hire/waste recycling business to meet the needs of the local Bridgnorth area. The yearly tonnage now proposed would provide an economically viable business which is essential to ensure that the firm can continue to provide an appropriate and sustainable skip hire service.
2.0 SITE LOCATION/DESCRIPTION 2.1 The application site is located at Knowle Sands Industrial Estate, approximately 1.5km to the south of the centre of Bridgnorth and approximately
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600 metres to the north of Eardington village.
2.2 Knowle Sands Industrial Estate is a former brickworks and yard area. Current uses of the Estate include a vehicle repair workshop, a food packaging business, supplier of industrial pumps, and supplier of industrial fastenings, potato merchant and haulier. Clay extraction operations take place on land adjacent to the north-west boundary of the application site.
2.3 The unit which is the subject of the present application, located on the northern edge of the Estate, has been used as a transport/haulage yard by B A Shorthouse Ltd. since the 1970’s. The area of the site which would contain the proposed transfer building and associated circulation area would occupy an area of approximately 0.33ha but this would be linked with the remainder of the present yard area where storage of hardcore and soils for distribution to customers has already taken place. The current application recognises that planning conditions of operation to control future activities would be applied to the whole yard area to co-ordinate and define control limits over all waste management and recycling activities including for instance hardcore and soils.
2.4 Vehicle access to the Industrial Estate is gained from the B4555 to the south east.
2.5 The Severn Valley Railway runs in a northwest- southeast direction along the north-eastern boundary of the Industrial Estate, approximately 20 metres from the application site. Beyond this is the Knowle Sands Caravan Site, approximately 100 metres to the southeast of the site. The nearest residential properties (excluding the caravan site) are located to the northeast and southeast. Two residential properties are located adjacent to the industrial estate access road. Further residential properties in the area include those located along the B4555 to the east, within Oldbury (residential areas approximately 360 metres to the northwest), and dispersed properties to the southwest. Part of Oldbury is designated as a Conservation Area.
2.6 The nearest Listed Buildings are the Grade II Listed Daniels Mill and Millhouse, approximately 150 metres to the north, and the Grade II Listed The Knowle, approximately 160 metres to the east.
2.7 Mill Valley Wildlife Site is located approximately 150 metres to the northwest. The River Severn runs northwest-southeast approximately 240 metres to the northeast of the site; this section of which is designated as a Wildlife Site.
3.0 RECOMMENDATIONS 3.1 It is recommended that planning permission is granted, subject to conditions as specified at the end of the report.
4.0 REASON FOR COMMITTEE 4.1 The application has resulted in objections from local people in both Knowle Sands and Oldbury as well as the Eardington Parish Council.
5.0 RELEVANT PLANNING HISTORY
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5.1 BR85/0694 – erection of 8 industrial units, construction of parking and turning areas and construction of septic tank, Knowle Sands Industrial Estate, permitted 1986
6.0 CONSULTEE RESPONSES 6.1 Eardington Parish Council The Parish Council has made two representations on the proposed development. The first letter recognises the reduction in throughput of the proposed recycling operations and the necessity of having recycling facilities. However there are concerns that operations could increase in the future. There are considered to be other more suitable industrial estates in the Bridgnorth area where a recycling operation could be accommodated well away from residential areas.
There are a number of technical issues including concerns that there will be increased traffic dangers at the turning onto or off the B4555. The steady stream of visitors to Daniels Mill, one of Bridgnorth’s most important tourist attractions is also at risk. Visitors, as strangers to the area, have no knowledge of the potential hazards which could be facing them on the highway.
Knowle Sands is a prime residential area comprising a number of dwellings, two caravan sites and a public house. The majority of residents purchased their property before plans for extension to B A Shorthouse’s operation were envisaged; they are concerned that in addition to having to live with the additional nuisance of heavy traffic, noise and other factors, the value of their properties will be substantially devalued.
In a second letter the parish clerk re-iterates the unrest that the Knowle Sands application is causing amongst local residents. Matters include noise and difficulties and dangers on the B4555 (access to a site at Chartwell was considered to be better). In respect of noise there is concern that noise assessment in terms of the crusher should be carried out on the Knowle Sands site (a site visit by Members of the Planning Committee should assess such matters). In general parishioners have concerns over their human rights in respect of this application. A more satisfactory outcome would be to consider the impending Veolia application for a site at Faraday Drive simultaneously in order to obtain the most beneficial outcome for local residents and for the Bridgnorth District as a whole.
6.2 Bridgnorth Town Council In response to the original application involving a 25,000 tonnes per annum site the Town Council expressed: • reservations regarding the additional traffic which would be generated on this minor road which is not suitable for this type of traffic • reservations about dust control • site not listed in preferred sites for waste recovery
The Town Council has been advised of the revised application but has not responded to this information.
6.3 Pollution Team Leader (South) The Officer has fully assessed the latest noise impact assessment report regarding the proposed development. It is recognised that the assessment has enabled a more accurate method of
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predicting noise levels given the ability to predict noise levels at various noise sensitive receptors in the locale of Knowle Sands using measured information rather than using manufacturer provided sound power levels. The Pollution Team Leader concludes that the findings of the assessment are appropriate to the results of the analysis. It is noted that while noise from crushing and screening will at times be audible at some of the neighbouring properties to the site, that is not the same as regarding such noise as unacceptable or likely to cause harm to residential amenity. It is further noted that the crusher will only be used on a few days per year. The conclusion of the Pollution Team Leader is that none of the noise sources are likely to cause any significant harm to the residential amenity of any neighbouring properties. It is suggested however that conditions are included on any planning permission granted to control periods of operation, noise levels and stockpile heights. On this basis the Pollution Team Leader does not object to the proposal. In more recent correspondence the Pollution Team Leader has confirmed his acceptance of the procedures followed and the predictions made with regard to noise that would result from operations at the Knowle Sands site.
6.4 Highways Development Control From a highways aspect the Principal Highways Development Control Officer offers the following comments / advice.
The original planning application sought a waste transfer facility on the site with a maximum throughput of 25,000 Tonnes per annum. The application has however been subsequently revised to cater for a maximum throughput of 5,000 Tonnes per annum and it is upon this basis therefore that comments and advice relate.
The applicant company B A Shorthouse is located within the Knowle Sands Industrial Estate and has operated as a haulage business from the application site for a number of years and currently holds a Goods Vehicle Operators Licence for 10 vehicles and 10 trailers. Although the business does not operate the haulage business to its full potential the applicant could clearly do so without requiring planning consent The B A Shorthouse operations include also the storage, processing and distribution of hardcore and soils and the storage of empty skips.
The current application seeks to develop the waste management business by the erection of a building to assist in the sorting and recycling of waste from households, arriving in skips, in order to reduce waste materials sent direct to landfill.
The Knowle Sands Industrial Estate has been in existence and well established for a number of years. The Principal Highways Development Control Officer notes that there is a local view that the site is limited to light industry uses but would point out that there are 4 other businesses on the industrial estate that hold an operators licence. In particular the business known as P & G Marsh holds an operators licence for 8 vehicles and 22 trailers. Overall the Knowle Sands Industrial Estate allows 24 vehicles and 33 trailers to operate from the site. Furthermore whilst some of the occupiers of the industrial estate would appear to come into the light industrial use category there are a number also, in addition to the applicant’s business, which appear to me to be more of a general industrial use type.
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In terms of highway routing to the site, whilst located off a Class II road (B4555), it is considered that the site location has a number of highway related deficiencies when considered in the context of the local highway network. The predominant routing of vehicles is likely to be from the Bridgnorth direction i.e. via the B4555 which forms a junction onto the B4363 just to the north of the Bridgnorth bypass crossover and this road leads into the southern part of Bridgnorth Town. Vehicles can thereafter route to the east via Low Town or north and west via High Town. This route leading to the junction with the B4363 however is relatively narrow in places and particularly on the uphill section of road which leads up to the brow with the access serving the Knowle Sands industrial Estate at the top of the bank. There are no footways along this section of road which is a concern of the Parish Council and local residents.
An alternative route can be gained from the site via Halfway House Lane which, although narrow in places, has been widened along parts of its route. The route leads to the B4363 which runs between Bridgnorth and Cleobury Mortimer; the B4364 which runs between Bridgnorth and Ludlow and further west to the A458 at Morville.
As stated above the junction to the Knowle Sands Industrial Estate is located at the vertical brow of a hill. This in itself is not ideal as vehicles travelling up the gradient of the hill are potentially faced with a vehicle waiting to turn right into the industrial estate. Forward visibility is also restricted to drivers of right turning vehicles due to the horizontal alignment of the highway carriageway. Visibility for drivers exiting out of the industrial estate onto the B4555 is restricted in both directions and particularly in the northerly direction due to the vertical alignment of the road and the fact that the road alignment to the north bends slightly back on itself together with the high banking adjacent to the nearside carriageway edge. It is accepted that heavy goods vehicle drivers benefit from a higher seating position and therefore better vision than a car driver. However the Principal Officer states that the level of visibility available at the junction is below acknowledged standards. Whilst there have been no recorded personal injury accidents relating to the junction serving the industrial estate there remains an inherent risk of an incident due to the deficiencies highlighted above.
Having regard therefore to the above the Principal Highways Development Control Officer would not wish to see any further development of the Knowle Sands Industrial Estate that would be likely to result in a material increase in traffic movements at its junction with the B4555. Whilst the industrial estate is well established careful consideration needs to be given to the highway aspects of this development.
In connection with recent proposals by Shropshire Council to consider the introduction of a speed limit along the B4555 between B4363 junction and Eardington Village an automatic traffic counter (ATC) had previously been installed for a period of a week at a location to the north of The Swan Inn. The surveyed results showed a mean traffic speed of 42.5 mph and an 85% speed of 49.0 mph in a northerly direction. In the southerly direction the mean traffic speed was 44.7 mph and the 85% speed 51.4 mph. It is considered that these
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speeds are relatively high based upon the characteristics of the road.
It is understood that the consideration of a speed restriction in the locality of the Industrial Estate access road is still under review.
The ATC also produced a classified vehicle count which showed that the average combined traffic movements along the B4555 on a weekday (i.e. traffic movements in both directions) was 4345 of which buses and hgv’s represent an average daily figure of 110 during the week. The actual range of combined bus and hgv movements during the week was between 92 to 130. As would be expected the Saturday figures showed a reduction in both the overall traffic numbers and buses / hgv’s. The Sunday figures show a further and significant reduction and again this is to be expected.
The applicant has submitted information to show where skips from the site have been taken to customers. Whilst this information was assessed back in 2007 it does nevertheless give an indication of the likely customer base for the collection of waste in skips. As would be expected there is a strong customer base at both High Town and Low Town but skip deliveries are shown to radiate out from the site in all other directions, including along the B4555 to Eardington, Chelmarsh and Highley. The analysis carried out in 2007 does suggest that there is a local customer base that the applicant would be likely to serve.
In considering the impact of the proposed development on the local highway network and having regard to the deficiencies of access and network set out above, the key issue is to what extent the current proposal would add or give rise to any adverse highway related or safety issues. In order to address local highway concerns the Principal Officer would require strict controls to ensure hgv traffic generated as a result of the proposed waste operations would not result in a material increase in hgv movements over and above that which could be generated by the current site operations and goods vehicle operators’ licence of 10 vehicles and 10 trailers. The main difference of the site operations is that skips would be brought back to the site for sorting and then bulked in larger vehicles rather than being taken direct to landfill. This clearly fits into the County’s strategy for reducing waste to landfill and is potentially a sustainable activity in terms of the applicant serving a local customer base.
Having regard to the above the Principal Highways Development Control Officer would wish to be assured that the applicant can comply with the following conditions in connection with any planning permission that may be granted:-
• The site waste operations shall be limited to 5,000 tonnes per annum made up of a combination of both inert materials for recycling and skip waste.
• There shall be no more than 12 skip/lorry loads of waste imported to the site in any one day and no greater than 50 skip/lorry loads of waste imported to the site in any week. In addition there shall be no greater than 24 skip/lorry vehicle movements generated by the site operations, either full or empty, in any one day and no greater than 100 skip/lorry
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vehicle movements generated by the site operations, either empty of full, in any week.
• That the use of the 3 skip/lorry vehicles used as part of the waste operations shall only be as part of the 10 vehicles permitted to the applicant as part of the current Goods Vehicle Operators Licence granted to the applicant.
• Management of the site to achieve the above controls should be supported by accurate recording systems and in particular the use of the weighbridge that forms part of the applicant’s submission. Arrangements for the system of recording and supply of the data collected should be agreed with the authority before the waste transfer building is brought into use.
6.5 Environment Agency The Environment Agency when consulted initially on this application were concerned that appropriate measures were in place to prevent pollution of the water environment. It was confirmed that there were no objections in principle to the proposed development but the Agency recommended that planning conditions were imposed to control and manage any development that is permitted.
Matters to be addressed would include measures to establish possible contamination given the previous land uses in the area. Such measures and conditions would therefore include a desktop study of previous site uses, the development of a conceptual model and any necessary site investigation and method statement dealing with remediation requirements. Schemes would be required to deal with the disposal of foul and surface waters and the use of soakaways. It is noted that the majority of the activities are to take place in a purpose constructed building (with the exception of inert aggregate activities). This will assist in minimising any leachate production. It is particularly important that the floor of the building is impermeable. Foul drainage and run- off from the areas used for on-site vehicles will need to be similarly accommodated.
The waste management facility will require an appropriate permit from the Environment Agency under the Environmental Permitting Regulations which in addition to the conditions of any planning permission will also control such detailed matters as waste types and activities, quantity and infrastructure controls and amenity monitoring/record keeping as part of a site protection and monitoring plan.
6.6 Land Drainage Officer The Land Drainage Officer has reviewed the site and proposed operations and notes that drainage from the B A Shorthouse unit will drain towards the site entrance gates where a grille will intercept all flows to prevent them passing into the Industrial Estate. It is proposed that the intercepted flows will pass through an oil interceptor, a settlement tank, a storage tank and then a soakaway system which will be situated in the area between the site and the Severn Valley Railway, alongside the existing soakaway system that serves the Industrial Estate. It is recommended that conditions be applied to ensure an appropriate size of soakway, interceptor and settlement tank supported by construction, land stability and saturation
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tests.
6.7 Severn Valley Railway David Symonds Associates on behalf of Severn Valley Railway (Holdings) plc raised concerns regarding foul water drainage and storm water run off. It is however recognised in discussions with the Company that such matters relate mainly to the wider industrial estate and that the development of the B A Shorthouse site could be accompanied by conditions to address the particular site needs whilst safeguarding the Railway’s interests. A scheme would need to take into account the run-off from the roof of the building and additional hardstanding. A further concern relating to possible increased traffic movements would be the absence of a barrier or fence between the Industrial Estate and SVR property. Previous discussions with B A Shorthouse have since resulted in the provision of a boundary fence to relate to present and future operations.
6.8 Natural England English Nature as the predecessor of Natural England confirmed that the application did not affect any designated Site of Special Scientific Interest and therefore had no further comments.
6.9 Ecologist/Biodiversity Support Officer It is noted that the application site comprises an existing industrial estate yard which has been used as a transport/haulage depot. The proposed waste management operations would not extend beyond the boundaries of the site which comprise metal fencing or gabion baskets. The site itself is already free of vegetation and in regular use. The applicant has confirmed that no trees or scrub vegetation are to be removed and this can be confirmed by condition. The surrounding habitat areas to the site potentially form landscape connections which are vital for wildlife and it is essential that they are not disturbed.
Whilst there are wildlife sites and ancient woodland within 500 metres of the site boundary, it is not considered that the proposed waste management activities would impact on these, although appropriate drainage arrangements would need to accommodate site operations. Given the site layout and present uses it is not considered that the operations would have an adverse effect on protected species in the neighbourhood of the site. In the unlikely event that protected species such as dormice or Great Crested Newt are encountered on the site during operations then work should cease and Natural England be consulted.
6.10 Countryside Access Team – Rights of Way The application does not affect any public right of way.
6.11 Historic Environment Officer No archaeological action required.
6.12 Planning Policy The site was not assessed as part of the process of preparing the Waste Local Plan as being suitable in principle for waste management development. However the Plan provides in Policy 8 for alternative sites to come forward where developers can demonstrate that the site can fulfil certain requirements.
From a strategic policy perspective, in general terms the principle of the development of purpose built recycling and waste transfer capacity for non-
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municipal waste in Bridgnorth is consistent with the objectives of the Waste Local Plan and is supported. However the acceptability of the operation will be subject to an assessment of the extent to which potential environmental and transport impacts can be controlled.
6.13 Other responses The former Bridgnorth District Council commented on the proposals when the application involving a 25,000 tonnes per annum site was first received. Objections were made on the grounds that this is an unsustainable location; poor road access to the site and a dangerous access; incompatible use in a tourist area with nearby caravan sites and Severn Valley Railway; adverse environmental effects such as noise, dust, smell, vermin and increased traffic detrimentally affecting amenities of nearby dwellings and businesses; prejudicial to other businesses on industrial estate; adverse cumulative impact with adjacent quarry; contrary to Waste Local Plan as not a preferred site and no overriding justification for use of this site; site too small; inadequate information on types of waste.
7.0 PUBLIC REPRESENTATIONS 7.1 The application was advertised at the site boundary and in the local press in accordance with statutory procedures. In addition two public meetings, chaired by the Eardington Parish Council, have been held at Eardington Village Hall in November 2009 and February 2010.
7.2 Notification by individual letter advising residents at Knowle Sands and on the edge of Oldbury closest to the proposed development site of the application’s content were distributed when the application was first received and also as a result of scheme changes in October 2009. Letters were also distributed to business properties on the Knowle Sands Industrial Estate.
7.3 Letters of objection/representation and a petition incorporating more than 300 signatures were submitted when the application was first received. Further letters of objection/representation have also been received in response to the more recent notification of amendments to the application and following the public meetings chaired by the Eardington Parish Council.
7.4 The main issues incorporated in the objections/representations received from local residents and some local businesses are summarised below.
7.5 The issues raised by the more than 30 letters received at the time when the application was first received (involving proposals to import and process up to 25,000 tonnes per annum) included: • adverse impact on the general environment • unsuitable location in terms of size and capacity • too close to housing and other occupied properties • impacts of the operations on Knowle Sands area (including caravan park) beyond the railway line • effect of site activities including reversing alarms and also lack of tree screens • the proposed operations are not light industry • cumulative impact of waste management when considered alongside the
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existence of a local quarry • relationship of site engineering/construction works to the adjacent quarry • effects of waste handling • effects of noise and dust • effects of smells/odour, litter and vermin • hours of working • adverse impacts on tourism in the general area and also the closeness to the Severn Valley Railway • increase in the amount of lorry traffic
• limitations and deficiencies of public roads in the vicinity of the site
• dangerous access in relation to junction with B4555
• devaluation of property; effect on property values • issues of foul water, drainage, runoff and flooding
7.6 In response to the submission of the original application a petition was also delivered to the Council. It was described as a petition against the planning application “from Knowle Sands, Eardington and Oldbury, Bridgnorth residents”. It comprised more than 300 names and addresses and included signatures. The frontispiece of the petition included similar grounds of objection to individual letters comprising:
7.7 1. noise, odour and nuisance impacts 2. health hazards, dust and pollution 3. dangerous access and traffic impacts 4. existence of local quarry and cumulative impact policy 5. unsuitable location
7.8 Two local firms on the Industrial Estate also objected on the grounds of such issues as excessive noise, dust, additional traffic, limitation of roads and detriment to tourism. In the case of a food packaging company, whilst it was accepted that there is dust from other areas of the Industrial Estate, there was nevertheless concern over dust that would be generated by adjacent crushing operations.
7.9 Although the Authority recently advised residents in the vicinity of the site, either by letter or as part of Parish public meetings of the proposed reduced throughput (down to 5,000 tonnes per annum) further letters voicing similar objections have been received from residents of the caravan park and other local properties, one local firm and the owners of Daniels Mill which is a local tourism attraction.
7.10 It should also be noted that at the time of the submission of the original application more than 30 letters were received from local businesses and other individuals who supported the provision of a waste management facility to serve the local area, with the Knowle Sands Industrial Estate considered to be an appropriate location. A petition of more than 100 signatures was also received under the cover of a statement indicating that the site at Knowle Sands Industrial Estate “seems to be situated in the ideal position in Bridgnorth to carry out the business of supplying skips and reclaiming and recycling of non-hazardous materials”.
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8.0 PLANNING POLICY 8.1 Central Government Guidance and context Central Government Waste Strategy for England 2007: This sets national targets which include the recycling and composting of at least 40% of household waste by 2010, rising to 50% by 2020. In addition, the Government states in the Strategy that it expects to see levels of commercial and industrial waste landfilled falling by 20% by 2010 compared to 2004.
The Government’s key objectives set out in the Waste Strategy for England 2007 include increasing the diversion of non-municipal waste from landfill and putting more emphasis on waste prevention and re-use.
PPS1 (Delivering Sustainable Development) outlines how planning should facilitate and promote sustainable patterns of development, including key principles that should be applied.
PPS10 (Planning for Sustainable Waste Management) has set out key planning objectives for planning authorities. These require the delivery of planning strategies that: help to deliver sustainable development by driving waste management up the waste hierarchy enable sufficient and timely provision of waste management facilities to meet the needs of communities; help to implement the national waste strategy; reflect the concerns and interests of communities, the needs of waste collection authorities, waste disposal authorities and business, and encourage competitiveness; ensure the design and layout of new development supports sustainable waste management. PPS10 states that poorly designed waste management facilities should be rejected.
PPS10 advises that the factors to be considered in assessing the suitability of sites for waste management include: visual intrusion, traffic and access, air emissions including dust, odours, noise and vibration, litter, potential land use conflict.
PPS 23 on Planning and Pollution Control contains national policies on the relationship to other pollution control agencies.
8.2 Development Plan Policy Context for Shropshire
The application needs to be considered in accordance with the Development
Plan unless material considerations indicate otherwise. The Planning and
Compulsory Purchase Act 2004 introduced a new development plan
framework. This involves the replacement of existing regional guidance,
structure plans and local plans with regional spatial strategies and local
development frameworks. However, during the current transitional period,
existing adopted plans will continue to form the Development Plan.
The Development Plan for the area comprises the Regional Spatial Strategy,
the Shropshire and Telford & Wrekin Joint Structure Plan (1996 - 2011), the
Bridgnorth District Local Plan (1996-2011), the Shropshire and Telford &
Wrekin Minerals Local Plan (1996-2006) and the Shropshire Waste Local Plan
(2002-2014).
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A number of Development Plan policies have been ‘saved’ to ensure that they continue to be applicable pending their replacement by policies as part of the new Development Plan Documents. Extant policies that are relevant to the proposed development are outlined in this section. 8.3 Regional Spatial Strategy The West Midlands Regional Spatial Strategy Phase I Revision was issued in January 2008. Policies of the Regional Spatial Strategy of relevance to the proposal include: • Policy QE1 (Conserving and Enhancing the Environment), which states that environmental improvement is a key component of the Strategy, seeking to conserve and enhance the environment and requiring that high standards for sustainable natural resource use and management are adopted as part of development; • Policy QE3 (Creation of a high quality built environment for all), stating the particular attention should be given to factors such as incorporating sustainability considerations, and assessing and minimising the impacts of noise pollution as a result of development; • Policy QE6 (The conservation, enhancement and restoration of the Region’s landscape), which includes the need to consider factors that contribute to landscape character including the protection and where possible enhancement of natural features and minimisation of noise pollution; • Policy QE7 (Protecting, managing and enhancing the Region’s Biodiversity and Nature Conservation Resources), which gives priority to, among others, resources that receive statutory protection; • Policy QE8 (Forestry and Woodlands), to encourage the increase in tree cover in the Region, and seeking to conserve and protect woodlands especially ancient and semi-natural woodlands; • Policy QE9 (The Water Environment), to protect and improve water quality and reduce the risk of pollution; • Policy WD1 (Targets for Waste Management in the region);
• Policy WD3 (Criteria for the location of Waste Management Facilities),
referring to the need for development plan policies to guide the location and
siting of waste treatment facilities. 8.4
Structure Plan
The Structure Plan contains the following relevant policies:
• Policy P5 (Development Outside Settlements), stating that, outside the
principal growth centres and settlements identified in Local Plans as
suitable for development, development shall be limited to proposals
including: appropriate small scale employment uses;
• Policy P35 (Road Freight), stating that development proposals shall ensure that the impact of lorries on communities and the environment is minimised by: encouraging heavy commercial vehicles to use the national primary road network and other designated routes, and locating new developments which are likely to generate significant amounts of heavy goods traffic where they are easily accessible by an appropriate route to the national and primary road network or can be served by rail; • Policy P39 (Public Rights of Way), stating that the network of public rights of way will be protected and maintained and where necessary improved to
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contribute to tourism and recreation and as locally important routes for a community; • Policy P65 (Provision of Waste Facilities), stating that proposals for waste management consistent with Policies P63 and P67 will be permitted provided that there is a clearly established need for additional capacity and facilities of the kind proposed; • Policy P67 (Environmental Considerations), requiring demonstration that proposals for waste management development will have no unacceptably adverse impact on interests of acknowledged importance, including people and local communities, landscape character, wildlife and water resources; • Policy P68 (Transport of Minerals and Waste), stating that opportunities to minimise road vehicle movements will be supported where there will be no unacceptably adverse effect on the environment. Consideration should be given to: locating new minerals and waste development close to areas of demand; siting suitable development close together or co-locating facilities on one site; using forms of transportation other than road haulage; and locating development where satisfactory access can be obtained to the primary road network. 8.5 Waste Local Plan The Shropshire Waste Local Plan (2002-2014) identifies sites which are suitable ‘in principle’ for a waste management use. The Plan identifies a number of preferred sites for waste transfer and recovery.
The Plan does not identify the application site as a preferred site for waste management operations. However Policy 8 provides for the development of alternative sites for waste management which are not identified in the Plan where these can be shown to meet specific criteria. The Plan states that any such site would need to demonstrate that it would meet a need not provided for by the preferred sites, or that it would not prejudice the development of the preferred sites, or that the site is more acceptable than the preferred sites and that the proposal complies with other relevant policies of the Development Plan.
In addition to the above, the Waste Local Plan contains the following policies: • Policy 4, restricting developments which would cause unacceptably adverse impacts, and stating that consideration will be given to the effect of the proposals on: people and local communities, natural and cultural assets, the highway network and public rights of way, air, soil and water resources, any other interest of acknowledged importance; • Policy 5, stating that proposals for waste management will be required to show that, where practicable, full consideration has been given to the transport of waste by rail; water; and through pipelines in order to reduce the amount of waste transported by road; • Policies 6 and 7, identifying preferred sites for waste transfer and recovery, and the re-use of construction and demolition waste; • Policy 12, stating that proposals for materials recovery and transfer facilities will be permitted in appropriate locations where it can be demonstrated that the development will support the need to increase the local recovery of waste materials and where such proposals comply with other relevant policies of the Development Plan; The supporting text states that most modern waste management facilities are industrial in nature and the
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development of materials recovery and transfer facilities will be expected to be carried out within an enclosed industrial building; • Policy 13, stating that facilities for the recycling of construction and demolition materials will be permitted in appropriate locations where the development proposals comply with other relevant policies in the Development Plan; • Policy 25, setting out particular factors which will be given consideration when determining planning applications, including: proximity to sensitive land uses and any adverse cumulative effect; land instability; the likely generation of noise, vibration, odour, fumes, dust, litter, scavengers, and vermin and measures to alleviate these; hours of operation; transport, traffic and access issues; compatibility with adjacent development and visual intrusion; including the scale and design of the development in relation to its location and setting, other relevant policies of the Development Plan; • Policy 27, requiring proposals to ensure: adequate site access for the volume and nature of traffic generated; no unacceptable safety hazards for other road users; the local road network capacity is not exceeded; adequate arrangements for onsite vehicle movements and parking; adverse impacts can be satisfactorily mitigated by routing controls or other highway improvements. 8.6 Bridgnorth District Local Plan The Local Plan (1996-2011) was adopted in July 2006. Saved policies include: • S1 – Land outside development boundaries will be treated as countryside; • S6 – Protecting the countryside; • D1 – Design and Amenity; • D2 – Residential Amenity;
• D9 – Landscaping;
• D12 – Flooding and Drainage;
• B5 – Development in the Countryside
8.7 Minerals Local Plan The Shropshire and Telford & Wrekin Minerals Local Plan 1996-2006 contains a saved policy (M17) to encourage the supply and use of secondary aggregates.
8.8 The new Local Development Framework (LDF) The new system of development plans involves the replacement of existing Structure Plans and Local Plans with Local Development Frameworks. Shropshire Council has published the Final Plan version of the Core Strategy which will provide the future strategic planning policy framework for the County. On 2 April 2010 Shropshire Council has begun consultation on the Issues and Options stage of the Site Allocations and Management of Development DPD. This consultation will seek responses to a series of questions, including views on potential sites for development in Shropshire. However during the current transitional period, saved policies from existing adopted plans will continue to form the Development Plan.
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9.0 THE MAIN PLANNING ISSUES 9.1 • Development Plan and Sustainable Waste Management • Waste Local Plan Preferred Sites and Alternative Sites • Status of the Industrial Estate and cumulative impacts • Visual impact and the local landscape • Relationship to residential areas • Potential effects of the operations on local amenity • Traffic and access considerations • Protection of the water environment and flooding • Ecological and habitat considerations
10.0 OFFICER APPRAISAL 10.1 Development Plan and Sustainable Waste Management 10.1.1 The Regional Spatial Strategy (RSS) for the West Midlands advises that generally Waste Planning Authorities should seek to ensure that waste can be managed as close as possible to its point of origin and includes policies which reaffirm the proximity principle and waste hierarchy (Policies WD1 and WD3). Policy WD1 stresses the need to increase levels of recycling in order to meet the targets of the National Waste Strategy. The RSS also states that consideration should be given to the potential advantages of making provision for waste management in the form of small-scale facilities, which may be more easily integrated into the local setting (Policy WD3). These prescriptive policies need also to be balanced against environmental policies such as QE1 – Conserving and Enhancing the Environment, QE3 – Creation of a high quality built environment, QE6 – the conservation, enhancement and restoration of the Region’s landscape, and QE9 – the Water Environment. The Structure Plan and the Waste Local Plan contain similar policies relating to the promotion of waste facilities and protection of the environment.
10.1.2 Proposals for the recycling of waste arising locally would help to meet key objectives of PPS10 to manage waste more sustainably by managing waste further up the waste hierarchy, allowing local communities to take responsibilities for their own waste and to reflect the concerns and interests of communities, the needs of business and encouragement of competitiveness. In principle the proposed waste management facility at Knowle Sands can be supported as it serves a local market. Consideration also needs to be given to the acceptability of the development in land use and environmental terms as set out in further sections of this report.
10.2 Waste Local Plan Preferred Sites and Alternative Sites 10.2.1 The application site was not identified in the Shropshire Waste Local Plan as a preferred site for waste management uses. The Plan recognises that moving towards a more sustainable system of waste management in Shropshire is a significant challenge. The aim has been to allocate a range and choice of sites to support a number of objectives including the development of waste management facilities as close as practicable to the point where the waste is produced in order to minimise the environmental impacts of transporting waste.
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10.2.2 In the case of the Bridgnorth area a Preferred Site for commercial waste transfer and recycling was identified at Stanmore Industrial Estate east of the A454 and approximately 1km east of Bridgnorth. At the present time, however, there are no indications that the landowner wishes to bring forward a waste management site on this estate. The Waste Local Plan also listed a number of existing waste management facilities (including the Shropshire Skips Transfer Station on Chartwell Industrial Estate, Stourbridge Road) which because of their existing status did not need to be put forward as Preferred Sites in the Plan. The Shropshire Skips business was subsequently acquired by B A Shorthouse but, because of other development aspirations for the overall Chartwell site, the company was required to find an alternative location for the business. B A Shorthouse therefore put forward the company’s own transport and haulage yard at Knowle Sands as an alternative location.
10.2.3 This alternative site requires to be assessed as an “Alternative Site” under Policy 8 of the Waste Local Plan which states that proposals for the development of waste management sites (not identified in the Schedules of Preferred Sites) will be permitted where developers can demonstrate to the satisfaction of the Waste Planning Authority that amongst other matters: • The proposal would meet a need not provided for in the Preferred Sites Schedule, or • The proposal would not prejudice the development of sites identified in the Preferred Sites Schedules where these remain available and suitable for the proposed development, or • The site is more acceptable than the sites identified in the Preferred Sites Schedules, and • The site complies with other relevant policies of the Development Plan.
10.2.4 In the case of the Knowle Sands site, the applicants consider it to be an appropriate alternative site to accommodate the required relocation of a full skip hire business from Chartwell Industrial Estate, which is no longer available to the business that primarily serves the Bridgnorth area. It is considered that the proposal, comprising the transfer of an established skip business, would not therefore prejudice the development of Stanmore Industrial Estate Preferred Site if that landowner sought to bring the site forward to meet any further requirements for waste management facilities.
10.2.5 In terms of compliance with other relevant policies of the Development Plan, the Waste Local Plan recognises that there is a public perception of harm from certain waste management processes. All development will have some environmental impact. The various planning land use and environmental effects of the consideration of waste management operations at Knowle Sands are therefore assessed in the following sections of this report.
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10.3 Status of the Industrial Estate and Cumulative Impacts 10.3.1 Objections and representations from local residents refer to the fact that it was understood that there was a general commitment to the industrial estate being developed and used only for light industrial purposes. The establishment of a waste management operation incorporating skip hire and waste transfer is not regarded by local residents as being in keeping with such light industry uses. However records of a 1970’s statement in connection with an appeal which was handled by the former Bridgnorth District Council, recorded the fact that in 1947 the former brickworks site was believed to have been sold for the business of an agricultural, motor and general engineer. It was then used successively by other companies engaged in the manufacture of engineering and spraying equipment and in the manufacture and storage of concrete pipes.
10.3.2 The site was purchased in 1959 by Mr Todd and Mrs Whilton who proceeded to develop and allow the site to be used for a variety of industrial uses. There have since been various planning permissions covering activities such as plant hire, vehicle repairs, paint storage and manufacture, gas container storage, garaging, vehicle breaking, offices and new industrial units. In these circumstances it is not considered that a waste management use would be an unacceptable use when judged against other present or previous uses on the Knowle Sands Industrial Estate. Notwithstanding this view it is necessary to consider whether a waste management use is appropriate to the location in terms of the types of activity and scale of operations.
10.3.3 Further objections to the proposed development relate to development control considerations set out in Policy 25 of the Waste Local Plan. These matters include “proximity to sensitive land-uses and any adverse cumulative effect in combination with other developments in the locality”. Reference is made to the adjacent position of the proposed waste management facility to a clay pit owned by Ibstock Ltd. with mineral working and a waste management site seen as presenting a combination of environmental issues. It should be noted however that the waste management operations are proposed to be undertaken within an established industrial unit on an established industrial estate. The proposed building to be erected as part of the skip hire/recycling business would be similar to a number of other buildings on the industrial estate. In the circumstances of this case the close association of mineral working to a waste management site on an established industrial estate is not regarded as providing a cumulative impact which would have adverse effects on other uses in the neighbourhood.
10.3.4 Other development control considerations including drainage and flood risk, the likely generation of noise, hours of operation and transport, traffic and access issues are considered in other sections of this report.
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10.4 Visual impact and the local landscape 10.4.1 There are Development Plan policies to take account of the scale and design of new proposals in relation to their setting, visual intrusion and impact on the diversity and distinctiveness of the local landscape including for example detailed matters such as the effects of light pollution (Regional Spatial Strategy Policy QE6; Waste Local Plan Policies 4 and 25).
10.4.2 The present Knowle Sands Industrial Estate is situated to the south of the valley of the Pot Seething Spring with the village of Oldbury on the northern flanks of this valley. Part of this area of open countryside to the west of the industrial estate is occupied by a clay pit supplying brickmaking materials to works now located outside the County. The present industrial estate on the site of a former brickworks does not, however, intrude into this area of open countryside given the general lie of the land and the screening contributions of trees, bushes and hedgerows.
10.4.3 The eastern edge of the industrial estate is defined by the Severn Valley Railway. Individual residential properties, Daniels Mill and a residential caravan park and residential properties in Knowle Sands itself, which lie between the Severn Valley Railway and the B4555 do not have any significant view of the industrial estate from this direction because of the landform of the area and intervening vegetation which for instance follows the line of the Severn Valley Railway. Views of the industrial estate from the general area and residential properties to the south adjacent to the estate access road and the B4555 are similarly filtered.
10.4.4 The proposed addition of an industrial building to support a consolidation of waste sorting and recycling activities on the B A Shorthouse site would not comprise an unacceptable intrusive additional feature in the general surrounding landscape. Factors which lead to this conclusion include the proposed building’s association with a variety of existing buildings on the industrial estate and also the presence of embankments, fencing and vegetation which screen the proposed unit and the site in general. Furthermore there is an opportunity under the permission required under the waste management use to control such elements as stockpile heights and lighting of the building and yard area.
10.4.5 In conclusion it is considered that the scale and design of the proposed building and associated uses to be located on the present industrial unit would not result in unacceptable levels of visual intrusion in relation to surrounding areas, including residential properties, or comprise an adverse impact on the landscape in general.
10.5 Relationship to residential areas 10.5.1 A number of objections from local people and the Eardington Parish Council state that the proposal to develop a waste management facility at Knowle Sands would comprise inappropriate development in a residential area. It must be recognised, however, that the existing B A Shorthouse site is an existing industrial unit, on the northern edge of an established industrial estate, which does not immediately abut any residential property. The closest collection of residential units is in fact the Knowle Sands caravan park. At their closest the caravans on the park are at a distance of approximately 160 metres and
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separated from the industrial estate by the Severn Valley Railway.
10.5.2 Whilst, therefore, it is not accepted that the proposed development could be described as development in a residential area, it is nevertheless recognised that the potential impacts of site operations such as noise and dust on local amenity need to be assessed.
10.6 Potential effects of the operations on local amenity 10.6.1 It is recognised that waste management activities involving crushing and screening to provide recycled hardcore and soils have the potential to give rise to disturbance in the local neighbourhood. The amendments to the planning application which incorporates a proposed reduction in waste throughput to a maximum of 5,000 tonnes per annum is accompanied by a noise report which seeks to predict the impact of the site operations on surrounding residents.
10.6.2 The Council’s Pollution Team Leader (South) recognises that the noise report (as amended) sets out the measured noise levels of various equipment that will be used on site as part of the consolidated waste management development including the screener and front loader. This is welcomed as it has allowed for the actual sound level (in dB) to be directly measured. In the case of the mobile crusher the measurements carried out are also accepted. The crushing equipment was actually monitored at a site near Wem but it is the actual equipment which is brought to the Knowle Sands site to undertake periodic crushing of brick, concrete and hardcore materials. The use of the results of such monitoring to predict noise levels at various noise receptors in the neighbourhood of Knowle Sands is a more accurate method than using manufacturer provided Sound Power Levels.
10.6.3 Following a request from the Pollution Team Leader (South) the noise report has also compared the predicted noise levels with Guideline levels contained in a World Health Organisation (WHO) publication, “Guidelines for Community Noise 1999”.
10.6.4 In terms of the British Standard (BS4142) for the measurement of noise it is accepted that the conclusions in the noise report area appropriate to the results of the analysis. The conclusion of the Pollution Team Leader, given acceptance of the content of the noise report, is that noise from the screen and excavator will at times be audible at some of the neighbouring properties to the site, including Knowle Sands caravan park. Noise from the crusher will also be audible when it is working at the site. The other noise sources appear to cause noise levels that are well below current background levels. It is noted, however, that the fact that noise sources are audible is not of course the same as saying that they are unacceptable or likely to cause harm to residential amenity. The Pollution Control Team Leader states that the crusher would appear to be likely to be the most audible piece of equipment, when used, but given its use on only a few days per year the predicted noise levels are not considered to be unacceptable. It is recognised that there have been noise complaints about the site in the last 12 years although the Pollution Control Team Leader understands that none had been substantiated by the former Bridgnorth District Council and no action had been considered necessary.
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10.6.5 With regard to other operational matters the Environmental Permit issued by the Environment Agency for the site will control amongst other matters litter, dust, pests, odour and other amenity aspects as part of a risk management approach. However given the representations/concerns expressed by local people, it is felt that similar general controls should also be applied to any planning permission granted.
10.7 Traffic and access considerations 10.7.1 In considering the impact of the proposed development on the local highway network and having regard to the deficiencies of access and local highway network, the key issue is to what extent the current proposal would add or give rise to any adverse highway related or safety issues. In order to address local highway concerns the Principal Highways Development Control Officer would require strict controls to ensure hgv traffic generated as a result of the proposed waste operations would not result in a material increase in hgv movements over and above that which could be generated by the current site operations and goods vehicle operators’ licence of 10 vehicles and 10 trailers. The main difference of the site operations is that skips would be brought back to the site for sorting and then bulked in larger vehicles rather than being taken direct to landfill. It is recognised that this fits into the County’s strategy for reducing waste to landfill and is potentially a sustainable activity in terms of the applicant serving a local customer base.
10.7.2 Whilst Policy 5 of the Waste Local Plan requires that where practicable full consideration should be given to alternative forms of transport of waste in this case the local nature of the B A Shorthouse business means that transport by road is the only practical option.
10.7.3 Nevertheless, having regard to the above situation the Principal Highways Development Control Officer would wish to ensure that the applicant can comply with conditions in connection with any planning permission that may be granted including overall tonnage limits and the number of heavy vehicle movements to and from the site.
10.7.4 On this basis the highway authority does not raise an objection to the proposed development.
10.8 Protection of the water environment and flooding 10.8.1 The Environment Agency when consulted initially on this application were concerned that appropriate measures were in place to prevent pollution of the water environment. It was confirmed that there were no objections in principle to the proposed development but the Agency recommended that planning conditions were imposed to control and manage any development that is permitted.
10.8.2 Matters to be addressed would include measures to establish possible contamination given the previous land uses in the area. Such measures and conditions would therefore include a desktop study of previous site uses, the development of a conceptual model and any necessary site investigation and method statement dealing with remediation requirements. Schemes would be required to deal with the disposal of foul and surface waters and the use of soakaways. It is noted that the majority of the activities area to take place in a
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purpose constructed building (with the exception of inert aggregate activities). This will assist in minimising any leachate production. It is particularly important that the floor of the building is impermeable. Foul drainage and run- off from the areas used for on-site vehicles will need to be similarly accommodated.
10.8.3 The waste management facility will require an appropriate permit from the Environment Agency under the Environmental Permitting Regulations 2008 which in addition to the conditions of any planning permission will also control such detailed matters as waste types and activities, quantity and infrastructure controls and amenity monitoring/record keeping as part of a site protection and monitoring plan. It is considered that taking into account permit and planning conditions that can be placed on the development, the proposals would not have an unacceptable impact on water resources (Regional Spatial Strategy Policy QE9 and Waste Local Plan Policy 25).
10.8.4 More recently the Environment Agency have been requested to provide some additional views on surface water and flood risk given representations made and issues raised by local residents, the owners of Daniels Mill and the Eardington Parish Council at public meetings. The EA have re-iterated the need to control surface water and pollution control, and for any sump (holding tank and interception drains) arrangements to be of an appropriate size with an appropriate management and maintenance regime. However, with regard to issues of flooding, in particular, based on the scale and nature of the proposal in this location (Flood Zone 1) Planning Policy Statement 25 (PPS25) – Development and Flood Risk states that the development is appropriate in this location. Nevertheless the planning authority is recommended to consider “Surface Water Management Advice” in consultation with the Council’s Land Drainage (Floods) section.
10.8.5 Whilst the EA have no records to indicate whether this site has flooded historically, they are aware of flooding problems in the wider area including the flood events of 2007. Although the 2007 flood events resulted in problems to land and property, EA Officers are not able to confirm any reasons or contributing factors within the local area which may have caused or exacerbated such problems. The EA do note, however, that the 2007 flood events were due to high rainfall across a significant catchment area which had numerous effects, not just in this area.
10.8.6 The County’s Land Drainage Officer has also reviewed the site and proposed operations and notes that drainage from the B A Shorthouse unit will drain towards the site entrance gates where a grille will intercept all flows to prevent them passing into the Industrial Estate. It is proposed that the intercepted flows will pass through an oil interceptor, a settlement tank, a storage tank and then a soakaway system which will be situated in the area between the site and the Severn Valley Railway, alongside the existing soakaway system that serves the Industrial Estate. It is recommended that conditions be applied to ensure an appropriate size of soakway, interceptor and settlement tank supported by construction, land stability and saturation tests.
10.8.7 In summary it is understood that the severe flooding events of 2007 which significantly affected the Severn Valley Railway and Daniels Mill were as a
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result of an exceptional rainfall event which produced unprecedented amounts of surface water, originating from a catchment area which extended as far as Eardington. It is not considered that the development of the B A Shorthouse yard with appropriate measures to manage surface water and pollution issues could in itself result in such a significant adverse impact on the surrounding surface water regime sufficient to justify refusal of the present proposals.
10.9 Ecological and habitat considerations 10.9.1 The application site comprises an existing industrial estate yard which has been used as a transport/haulage depot. The proposed waste management operations would not extend beyond the boundaries of the site which comprise metal fencing or gabion baskets. The site itself is already free of vegetation and in regular use. The applicant has confirmed that no trees or scrub vegetation are to be removed and this can be confirmed by condition. The surrounding habitat areas to the site potentially form landscape connections which are vital for wildlife and it is essential that they are not disturbed.
10.9.2 In conclusion, whilst there are wildlife sites and ancient woodland within 500 metres of the site boundary, it is not considered that the proposed waste management activities would impact on these, although appropriate drainage arrangements would need to accommodate site operations. Given the site layout it is furthermore not considered that the operations would have an adverse effect on protected species in the neighbourhood of the site. In the unlikely event that protected species such as dormice or Great Crested Newt are encountered on the site during operations then work should cease and Natural England be consulted.
11.0 CONCLUSION 11.1 The thrust of general policy and guidance on the future management of waste is that waste planning authorities should seek to ensure that waste can be managed as closed as possible to its point of origin. Policies in Development Plan documents such as the Regional Spatial Strategy therefore re-affirm the proximity principle and also the need to consider the treatment of wastes further up the waste hierarchy. The proposed development at the B A Shorthouse site would assist in this process by the sorting and segregation of skip wastes and the recycling of construction and demolition wastes, such that there would be a reduction in the amount of waste sent to landfill. The proposed waste management operations would take place within an existing plot of the Knowle Sands Industrial Estate. The construction of a building would allow the sorting and recovery of non-hazardous mixed wastes from householders and businesses to be undertaken in an enclosed unit which would enable improved environmental controls. The operations would also be controlled by an Environmental Permit issued by the Environment Agency. Overall, it is considered that the proposed development would not conflict with the Development Plan and other material considerations. Furthermore objections raised by the Parish Councils, local residents and businesses can be addressed by the imposition of conditions to ensure that the effects on residential and local amenity can be satisfactorily mitigated.
12.0 LIST OF BACKGROUND PAPERS: The application ref. MB2005/0150/BR and supporting information and consultation responses.
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13.0 HUMAN RIGHTS Article 8 give the right to respect for private and family life and First Protocol Article 1 allows for the peaceful enjoyment of possessions. These have to be balanced against the rights and freedoms of others and the orderly development of the County in the interests of the Community.
First Protocol Article 1 requires that the desires of landowners must be balanced against the impact of development upon nationally important features and the impact on residents.
This legislation has been taken into account in arriving at the above recommendation.
14.0 Environmental Appraisal The specific environmental impacts and wider issues raised by the proposals are considered in this report. 15.0 Risk Management Appraisal Not applicable. 16.0 Community / Consultations Appraisal Details are included in this report. 17.0 Member Champion Not applicable. 18.0 Local Member Cllr R S Tindall (Brown Clee) 19.0 Appendices None.
Conditions
COMMENCEMENT OF DEVELOPMENT
1. The development to which this planning permission relates must be begun not later than the expiration of three years from the date of this permission.
Reason: To comply with Section 91(1) of the Town and Country Planning Act 1990 and to ensure the development commences within a reasonable time period.
DEFINITION OF SITE AND DEVELOPMENT
2. This planning permission shall only relate to the area edged red and blue on the plan entitled Block Plan (scale 1:500) – Site Layout Plan amended 5/2/2010, hereinafter referred to as the "Site".
Reason: To define the area to which this planning permission relates.
3. Unless otherwise approved in writing by the Local Planning Authority, no operations, works and uses shall be carried out at the Site other than operations, works and uses carried out in accordance with the submitted plans and documents set out below, subject to the restrictions and requirements of the planning conditions attached to this planning permission and in accordance with any details
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approved by the Local Planning Authority under the terms of this planning permission and planning conditions. For the avoidance of doubt the submitted documents and plans are:
• the application form and supporting statement; • amendments and additional supporting statement; • Transport Assessment; • Noise Assessment; • letters from E Mitchell; • Drawings: o Site Application Boundary; o Layout Details; o Vehicle Circulation Details, Turning Circles; o Block Plan Building Details.
Reason: To define the development permitted (Structure Plan Policy P67; Waste Local Plan Policy 4)
4. No waste shall be treated, processed or otherwise managed at the Site other than in accordance with the details set out in the submitted documents and plans listed in condition 3 above.
Reason: To define the development permitted (Structure Plan Policy P67; Waste Local Plan Policy 4)
5. No waste carried in skips shall be imported to the Site until the proposed building (hereinafter referred to as the Waste Transfer Building) and other necessary infrastructure has been constructed and is available for use at the Site in accordance with condition 3 above.
Reason: To define the development permitted; to ensure the development is carried out in the manner permitted without any unacceptable impact on local amenities from visual intrusion, noise, dust, particulates, or litter (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
RESTRICTION OF USE
6. The development, operations and uses hereby permitted shall enure for the exclusive benefit of B A Shorthouse Ltd.
Reason: To restrict the use of the Site and the management of operations in accordance with the applicant’s development proposals and to ensure that the particular operational requirements of the Site remain under the applicant’s/owner’s control.
TYPE AND QUANTITY OF WASTE
7. No waste shall be imported to the Site other than non-putrescible industrial/commercial waste and non-putrescible domestic waste included in skips delivered to the Site. Construction, demolition and other site development materials including soils may also be imported to the Site, but for the avoidance
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of doubt no hazardous or liquid waste and no sludges shall be imported to the Site as part of any waste stream.
Reason: To define the development permitted; to protect local amenities and those of local residents from visual intrusion, noise, dust, particulates, odour, vermin, pests and litter (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
8.(a) No more than 5,000 tonnes of waste, as described in condition 7 above, shall be imported to the Site in any calendar year.
(b) Notwithstanding the general requirement of condition 8(a) above, in respect of the two main waste streams handled at the Site, namely skip wastes in the Waste Transfer Building and construction/demolition wastes in the open yard area, no more than 3,000 tonnes of either waste stream shall be imported to the Site each year as part of the overall annual limit unless otherwise agreed in writing by the Local Planning Authority.
Reason: To define the planning permission; to limit the number of vehicle trips generated in the interests of highway safety and to protect local amenities; to prevent managing the quantity of waste above the capacity of the building and plant to the detriment of local amenities from visual intrusion, noise, dust, particulates, odour, vermin, pests or litter (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1 and D6)
9.(a) All wastes or recycled materials imported to or exported from the Site shall be weighed using the weighbridge provided as part of the Site development works. The weighbridge shall be brought into use prior to any sorting and recycling of waste materials in the Waste Transfer building.
(b) Waste or recycled materials imported to or exported from the Site shall be weighed in tonnes. A record shall be kept of the weight of waste and recycled materials handled at the Site and that record shall be sent in writing to the Local Planning Authority following the end of each quarter year, on 31 March, 30 June, 30 September and 31 December, within 14 days of the end of each quarter year and an annual summary included following the quarter ending 31 December.
Reason: To facilitate the monitoring of condition 8(a) and 8(b) above restricting the annual tonnage to be handled at the Site (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
10. The weighbridge at the Site shall only be used in connection with the waste and recycling uses undertaken at the Site by B A Shorthouse Ltd. and in particular shall not be used as a weighbridge for the general public or other business operators.
TRAFFIC
11. The number of goods vehicles either lorries or skip vehicles delivering waste to the Site shall not exceed 12 on any day Monday to Friday and there shall be no more than 50 skip/lorry loads of waste imported to the Site in any week. Furthermore there shall be no more than 24 skip/lorry vehicle movements generated by the Site operations either full or
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Reason: To define the development for which planning permission was sought; in the interests of other highway users and to protect local amenities from noise and dust (Structure Plan Policies P67 and P68; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1 and D6)
12. No skip vehicles or lorries shall enter or leave the Site unless a record of that movement is made and retained by the operator on a daily basis and records of the daily movements of goods vehicles entering and leaving the site daily shall be submitted in writing to the Local Planning Authority following the end of each quarter year, on 31 March, 30 June, 30 September and 31 December, within 14 days of the end of each quarter year and an annual summary included following the quarter ending 31 December.
Reason: To facilitate the proper monitoring of the development by the Local Planning Authority. (Structure Plan Policies P67 and P68; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1 and D6)
13. No more than 3 skip vehicles shall be stationed and operated from the Site in connection with the waste management operations unless otherwise approved in writing by the Local Planning Authority.
Reason: To limit the number of vehicle trips generated from the Site in the interests of highway safety and local amenity and to ensure that the amount of waste managed at the Site is not above the capacity of the building and plant operated at the Site to the detriment of local amenities in terms of visual impact and the effects of noise, dust, particulates or litter.
14. No more than 10 vehicles in total including their associated trailers, licensed to the applicant under the current Goods Vehicles Operators Licence shall be stationed at, and operated from the Site. This maximum figure shall include the skip vehicles referred to in condition 13 above and operated from the Site in accordance with the permitted waste management and recycling operations.
Reason: To ensure that the management and overall uses of the Site and the total number of vehicles operating from the Site are restricted to a level which will control the effects of the development on adjacent land uses, local amenity and the movement of traffic to and from the public highway in the interests of highway safety.
ACCESS
15. There shall be no vehicular access to or egress from the Site to the highway other than by way of the industrial estate haul road on to the B4555.
Reason: In the interests of highway safety; to define the planning permission (Structure Plan Policies P67 and P68; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1 and D6)
16. No importation of waste hereby permitted shall take place unless a scheme of traffic management measures including signing and road markings to manage the speed of
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Reason: In the interests of highway safety and as part of overall arrangements to restrict the generation of dust by vehicles travelling to and from the Site (Structure Plan Policies P67 and P68; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1 and D6)
17. The surface of the estate access road at its junction with the Site haul road shall be maintained in good condition, free from potholes and so it can be easily swept. A road sweeper shall be employed within the Site or on the estate road adjacent to the Site on a fortnightly interval or at such other times necessary to control the build up of mud on roads.
Reason: In the interests of highway safety; to protect local amenities from noise, mud and dust (Structure Plan Policies P67 and P68; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1 and D6)
PLANT AND STRUCTURES
18. The Waste Transfer Building hereby permitted shall only be constructed in accordance the permitted plans and in accordance with details and specifications previously submitted to and approved in writing by the Local Planning Authority providing for: a) The fitting of roller doors to the front of the Waste Transfer Building, to be closed outside of working hours; b) The fitting of plastic curtains for the Waste Transfer Building, to be used during working hours to contain waste sorting activities; c) Details of the colour of the outside of the Waste Transfer Building including cladding and doors.
Reason: To protect local amenities and the amenities of nearby residents from visual intrusion and from the adverse impact of visual intrusion, vermin, pests, and emissions of noise, dust, particulates, odour, or litter. (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
19. Unless otherwise approved by the Local Planning Authority in writing the outside storage areas and the inside of the Waste Transfer Building hereby permitted shall only be laid out in accordance with the permitted details for the sorting/storage of waste and recycled materials.
Reason: To ensure there is adequate space for the deposit and sorting of waste; to ensure vehicles can load and unload entirely within the building and circulate within the building as required; to define the planning permission (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
20. Notwithstanding the provisions of Parts 4 and 8A of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 and the provisions of any Order amending, replacing or re-enacting that Order, and unless otherwise approved in writing by the Local Planning Authority: • No fixed plant or machinery, building and structures in addition to those specified in the planning application shall be erected, extended, installed or
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replaced at the Site without the prior written approval of the Local Planning Authority; • No plant, machinery or equipment of the nature of plant and machinery in addition to those set out in the planning application shall be brought into use at the Site other than that plant and machinery specifically identified in the submitted planning application listed in condition 3 above.
Reason: To protect local amenities and the amenities of nearby residents from visual intrusion and from the adverse impact of noise, dust and odour emissions; to ensure there is adequate space for vehicle circulation and parking; to define the planning permission (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
SITE LAYOUT
21. No importation and sorting of skip wastes shall commence at the Site unless exact details of the layout of the Site have first been submitted to and approved in writing by the Local Planning Authority. Submitted details of the layout of the Site shall include a plan showing the maximum extent of storage areas for inert waste and recycled inert waste materials, concrete surfaces, other surfaces, vehicle parking areas, areas reserved for vehicle circulation.
Reason: To protect local amenities and the amenities of nearby residents from visual intrusion, and emissions of noise, dust, particulates, or litter; to ensure there is adequate space for vehicle circulation and parking (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
PROTECTION OF WATER RESOURCES
22 Prior to the commencement of development approved by this planning permission, the following components of a scheme to deal with the risks associated with contamination of the Site shall each be submitted to and approved in writing by the Local Planning Authority: (1) A preliminary risk assessment which has identified: • all previous uses • potential contaminants associated with those uses • a conceptual model of the Site indicating sources, pathways and receptors • potentially unacceptable risks arising from contamination at the Site. (2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. (3) The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy, if necessary, of the remediation measures required and how they are to be undertaken. (4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. (5) A verification (validation) report demonstrating completion of the works set out in the approved remediation strategy (3 and 4).
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Any changes to these components require the express consent of the Local Planning Authority. The scheme shall be implemented as approved.
Reason: To protect controlled waters.
23. If, during development, contamination not previously identified is found to be present at the Site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.
Reason: To protect controlled waters.
24. Unless otherwise agreed in writing with the Local Planning Authority, no fuel, oil or chemicals shall be stored at the Site unless located on an impervious base surrounded by impervious bund walls. The volume of the bunded compound must be at least equivalent to the capacity of the tank plus 10%, or, if there is multiple tankage, the bunded compound must at least have the capacity of the largest tank or vessel plus 10% or the combined capacity of interconnected tanks or vessels, plus 10%, whichever is the larger. No filling point, vent or sight glass must be located other than within the bunded area. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework shall only be located above ground and protected from accidental damage. No filling point or tank/vessel overflow pipe outlet shall be detailed or constructed so at to discharge in any manner other than downwards into the bunded area.
Reason: To prevent the pollution of the water environment (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1 and D12)
DRAINAGE AND SURFACING
25. No waste shall be imported to the Site unless the Site is drained in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The Site shall thereafter only be operated in accordance with details of the approved scheme. The submitted details shall include or provide for: • Gradients across the Site; • Information on how the Site is to be drained including the location of cut-off or collector or other ditches to be provided; • The exact location and details of tanks and soakaways to manage Site drainage; • The specification of the surfaces to be employed, including the surfacing of traffic circulation areas; • Details to show that prior to being discharged to any watercourse, surface water sewer or soakaway any surface water drainage shall be passed through an oil interceptor designed and constructed to have a capacity compatible with the Site being drained; • Arrangements for the management and use of roof water.
Reason: To protect the water environment; in the interests of highway safety (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1, D6 and D12)
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NOISE
26. The use of the electrically operated screen for inert material recovery as part of general Site operations shall be managed such that it is used for a maximum of ten hours per week and only between the hours of 10.00 hours and 16.00 hours (Monday to Friday). Furthermore the use of the screen shall be managed such that the screen usage shall not exceed an average of 7 hours per week as calculated over a 4 week period. Records of the use of the screen shall be managed in the same manner as the recording arrangements set down in condition 12 above.
Reason: To protect local amenities and the amenities of occupants of nearby properties from the adverse effects of noise emissions (Structure Plan Policy P67; Waste Local Plan Policy 4; Bridgnorth Local Plan Policy D1).
27. The mobile crusher brought to the Site as part of general Site operations, for the crushing of inert materials shall not be operated on more than two periods in a calendar year and the use of the crusher shall be restricted to a maximum of 6 days in total during a calendar year. Advance notice of the use of the crusher and confirmation of the period of crushing following cessation of use shall be supplied to the Local Planning Authority no more than 5 working days after the completion of each event.
Reason: To protect local amenities and the amenities of occupants of nearby properties from the adverse effects of noise emissions (Structure Plan Policy P67; Waste Local Plan Policy 4; Bridgnorth Local Plan Policy D1).
28. The existing metal and gabion fences that demarcate the Site and form part of the noise control measures for the Site shall be retained and maintained during the period of waste management and recycling activities at the Site.
Reason: To protect local amenities and the amenities of occupants of nearby properties from the adverse effects of noise emissions (Structure Plan Policy P67; Waste Local Plan Policy 4; Bridgnorth Local Plan Policy D1).
29. Waste management and recycling activities at the Site shall be managed such that the sound level at 1 metre from the façade of any nearby noise sensitive dwelling caused by noise emissions from the Site shall not exceed 50dB on any day. This sound level shall be defined as LAeq (16 hours) and shall be determined by measurement and calculation as necessary, as agreed in advance with the Local Planning Authority.
Reason: To protect local amenities and the amenities of occupants of nearby properties from the adverse effects of noise emissions (Structure Plan Policy P67; Waste Local Plan Policy 4; Bridgnorth Local Plan Policy D1).
30. Periodic noise monitoring in the vicinity of the nearest noise sensitive property or other agreed locations shall be carried out by or on behalf of the operator in accordance with procedures including the provision of results to be agreed with the Local Planning Authority before the Waste Transfer Building is brought into use. The results of the survey submitted to the Local Planning Authority shall include the results of the readings taken, the equipment used, the persons undertaking the survey and their qualifications, the method used, calibration, the location, timing and duration of the readings.
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Reasons: To protect local amenities and the amenities of occupants of nearby properties from the adverse impact of noise emissions (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1).
31. All equipment and machinery at the Site shall be maintained in accordance with the manufacturer’s instructions including the use where appropriate of silencers.
Reasons: To protect local amenities and the amenities of occupants of nearby properties from the adverse impact of noise emissions (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1).
DUST, MUD, LITTER, ODOUR, PESTS
32. All practicable steps shall be taken to prevent dust arising during operations hereby permitted including: • sweeping roadways, storage areas and hard-surfaces so as to maintain them free of mud or debris likely to give rise to dust; • the laying of dust with water bowsers in dry weather if required; • unloading vehicles delivering to the Site only within the Waste Transfer Building with the exception of soils, hardcore and demolition and excavation waste; • the conditioning of stockpiles outside the Waste Transfer Building by water sprays to avoid the lifting of dust.
Reason: To protect local amenities and the amenities of occupants of nearby properties from the adverse impact of emissions of dust and particulates (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
33. No uses or operations permitted or required by this planning permission shall take place in such a manner as to result in the deposit of mud, dust or other deleterious material on the public highway. Measures to prevent the deposit of mud, dust or other deleterious material on the public highway shall include, as required, the use of a road sweeper on hard surfaces within the Site including the access road.
Reasons: In the interests of highway safety; to protect local amenities and the amenities of occupants of nearby properties from the adverse impact of mud, dust and other deleterious material (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
34. All practicable steps shall be taken to prevent the release of litter during operations hereby permitted including: • loading and unloading waste and materials likely to generate litter only within the Waste Transfer Building; and • ensuring, where practicable, that the doors of the building are kept closed at times when litter may be released; and remedial measures shall be taken, including: • a visual inspection of the Site and its boundaries daily; • picking up daily any loose litter released outside the Waste Transfer Building, on peripheral fencing and landscaping.
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Reason: To protect local amenities and the amenities of occupants of nearby properties from the adverse impact of emissions of litter (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
35. All practical steps shall be taken to prevent the emission of odours from the Site and to limit the scope for pests and vermin, including: • not accepting putrescible household waste; • to remove waste likely to generate odours detectable outside the Site within 48 hours of receipt and, in the event of a complaint of smell being received, as soon as is practicable; • the regular cleaning of all areas within the Waste Transfer Building; • the use of water, deodorant and masking sprays within the Waste Transfer Building as required; • the regular inspection of areas where rats and other pests could live, for example in sewers, culverts and drains; and • regular visits by pest control contractors or fully trained operatives to monitor and control pests and advise on the use of bait traps.
Reason: To protect local amenities and the amenities of occupants of nearby properties from the adverse impact of vermin, pests and odour (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
HOURS
36. (a) Unless otherwise approved in writing by the Local Planning Authority, no vehicle shall deliver waste and no vehicle associated with development hereby permitted shall enter or leave the Site and no waste or recycled materials shall be moved, loaded, unloaded, sorted, processed, screened, crushed, treated or otherwise managed at the Site except between the following times: Mondays to Fridays: 08:00 to 17:00 hours with no operations on Public or Bank Holidays. (b) Notwithstanding the requirements of condition 36(a) above one vehicle shall be allowed to deliver waste materials to the Site on no more than 5 Saturdays in a calendar year. (c) Records of the general times or occasional exceptional times when vehicles visit the Site shall be kept by the Site operators in accordance with the general recording arrangements specified in condition 12 above.
Reason: To reduce the impact of the development on local amenities from traffic and noise (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
SITE BOUNDARY FEATURES AND PROTECTION MEASURES
37. The approved uses at the Site shall only be carried out within the approved fencing/boundary enclosures which shall be maintained in good condition so as to deter unauthorised access to the Site.
Reason: To deter unauthorised access to the Site; to ensure that permitted operations and uses are confined to the permitted Site; to protect local amenities from visual intrusion (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
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38. No trees, shrubs or scrub vegetation forming a part of any boundary of the Permitted Site shall be felled, lopped or topped without the prior approval of the Local Planning Authority and measures to stabilise, grade and provide boundary definition of the northern edge of the Permitted Site shall be the subject of a scheme which has received the approval in writing of the Local Planning Authority prior to the bringing into use of the Waste Transfer Building. The scheme shall include a timetable for the completion of the boundary works.
Reason: To protect local amenities from visual intrusion and to ensure the habitat value of land adjacent to the Site is not adversely affected by Site operations (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan Policy D1).
39. A landscaping scheme for the graded northern boundary edge and also the eastern edge of the Site including a timetable for implementation shall be submitted to and agreed in writing by the Local Planning Authority prior to the bringing into use of the Waste Transfer Building.
Reason: To protect local amenities from visual intrusion and to ensure the habitat value of land adjacent to the Site is not adversely affected by Site operations (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan Policy D1).
40. Notwithstanding the location of the Site on the Knowle Sands Industrial Estate and the present operations undertaken at the Site, in the event that protected species such as dormice or Great Crested Newt are encountered during the construction works or other Site operations then work must halt and Natural England contacted for advice.
Reason: To safeguard protected species from possible adverse impacts associated with Site development works (PPS9; Regional Spatial Strategy Policy QE7; Structure Plan Policy P67; Bridgnorth District Local Plan Policy B2; Waste Local Plan Policies 4 and 25).
OTHER OPERATIONAL MATTERS
41(a) No skips containing waste shall be stored outside the Materials Recycling Facility Building. (b) No stockpile of inert materials awaiting crushing/screening or any subsequent processed material in the open yard area shall be stored to a height greater than 3 metres as measured from the floor level of the yard area. (c) No primary aggregates including sand and gravel and crushed rock/stone shall be imported to the Site for retail sales as part of the overall waste management operations at the Site without the prior approval of the Local Planning Authority.
Reason: To define the development permitted; to protect local amenities and those from local residents from visual intrusion, noise, dust, particulates, odour, vermin, pests or litter (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
42. No waste shall be burned at the Site.
Reason: To safeguard the amenities of adjacent land and neighbours from visual intrusion, and emissions of smell, smoke and particles; to safeguard the air environment
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43. Unless otherwise approved in writing by the Local Planning Authority no external lighting shall be employed at the Site other than lights attached to the Waste Transfer Building and all such lighting shall be directed down so that no direct light spills outside the Site or vertically.
Reason: To protect local amenities from visual intrusion from light pollution (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
44. There shall be no retail sale of any materials from the Site.
Reason: To define the planning permission; to restrict uses likely to generate additional traffic at the Site (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
45. The Site shall not be used as a reception point for waste delivered by householders.
Reason: To define the planning permission; to restrict uses likely to generate traffic at the Site (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
46. No waste shall be imported in skips to the Waste Transfer Building unless the Site operator has previously notified the Local Planning Authority in writing of the date of commencement of waste importation to the Site at least seven days in advance of that date.
Reason: To facilitate the proper monitoring of the development by the Local Planning Authority (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
CESSATION OF USE
47. Within three months of the date of the permanent cessation of the use hereby permitted at the Site all waste and recycled or processed materials shall be removed from the Site.
Reason: To ensure waste does not remain at this site after the permitted use has ceased; to protect local amenities and those from local residents from visual intrusion, noise, dust, particulates, odour, vermin, pests and litter (Structure Plan Policy 67; Waste Local Plan Policies 4 and 26).
COPIES OF DOCUMENTS
48. A copy of this planning permission and any schemes permitted under its terms and conditions shall be retained at the Site and be available for inspection by staff at the Site and officers of the Local Planning Authority.
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Reason: To ensure staff on site are aware of planning controls relating to the Site (Structure Plan Policy P67; Waste Local Plan Policies 4 and 25; Bridgnorth District Local Plan D1)
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NOTES RELATING TO REASONS FOR PLANNING PERMISSION
RELEVANT DEVELOPMENT PLAN POLICIES AND PROPOSALS
The decision to grant planning permission has been taken in accordance with Section 38 of the Planning and Compulsory Purchase Act 2004 which requires that in determining planning applications, the determination must be in accordance with the Development Plan unless material considerations indicate otherwise. The Development Plan for this area comprises the Regional Spatial Strategy for the West Midlands (RPG11), Bridgnorth District Local Plan 1996-2011 and “extended saved” policies from Shropshire and Telford & Wrekin Joint Structure Plan 1996-2011, the Shropshire and Telford & Wrekin Minerals Local Plan 1996-2006 and the Waste Local Plan 2002-2014.
The relevant Development Plan policies include: Shropshire and Telford & Wrekin Joint Structure Plan P35 Road Freight P62 Secondary Aggregates P65 Provision of Waste Facilities P67 Environmental Considerations P68 Transport of Minerals And Waste P69 Reclamation and After-Use
Waste Local Plan 4. Protecting Shropshire’s Environment and Communities 5. Reducing the Transport of Waste by Road 6. Preferred Sites for Waste Transfer and Recovery Facilities 7. Preferred Sites for the Beneficial Re-Use of Construction and Demolition Waste 8. Alternative Sites 10. Co-Location 12. Materials Recovery and Transfer Facilities 13. Construction and Demolition Waste Recycling 25. Development Control Considerations 28. Reclamation and Aftercare
Bridgnorth District Local Plan D1 General Development Control D6 Traffic D12 Flooding and Water Resources
Minerals Local Plan M17 Secondary Aggregates
REASONS FOR GRANTING PLANNING PERMISSION
1. The proposal is consistent with the key planning objectives of government policy on waste and guidance to give priority to previously developed land as set in PPS 10.
2. It is not considered that the proposal would prejudice the development of sites allocated in the Waste Local Plan.
3. Subject to conditions, including controls over the site layout and restrictions to control the noise level at noise sensitive properties, it is considered that noise emissions would not have an adverse impact.
4. Subject to suitable controls by conditions it is not considered that there would be an unacceptable impact on local amenities and those of local residents from visual intrusion, dust, mud, litter, pests, or odour.
5. Subject to controls to protect the water environment in terms of both pollution and flood risk it is considered that the development is acceptable.
6. Subject to controls limiting maximum traffic levels to those proposed, to controls on site operations and road sweeping traffic levels are considered acceptable.
7. The site is on a previously developed site within an existing industrial/business area. The site was previously used for transport haulage involving amongst other matters the transport and processing of hardcore and soils. Its continued use for waste management is acceptable in principle subject to the environmental controls outlined to ensure that any adverse effects can be satisfactorily mitigated.
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