.;:,t,,.r ,.',, '..] t,'",r.i..,, :;. Local Members' lnterest 02 tiii 2t[9 P,E.B, Atkins I Rural r' :.ti... r; ,l--il-i j ':l' i:: .) r:,.i.! r, l::l i':;lt:i :r'lj'i.r t:i PLANNING COMMITTEE - 2 JULY 2OO9 WASTE COUNTY MATTER - East : ES.09/03/564 W

Date Received: 17 Februarv 2009

Boultons Skip Hire Ltd for the change of use of part of Unit 25 Bramshall Industrial Estate for use as a waste transfer station and skip hire business at Unit 25 Bramshall Industrial Estate, Bramshall, Uttoxeter

Background

The applicant has previously submitted a similar application (Ref: ES.06/231556 W) on land opposite to the Bramshall lndustrial Estate. This application was refused by Members of the Planning Committee in November 2006 on grounds that the site was not considered to be compatible with the surrounding land uses and would introduce industrial activities within a rural location.

An appeal was subsequently lodged by the applicant against the refusal of planning permission. The appeal was dismissed bythe Planning Inspectorin September2007 on the grounds that the development would have a harmful effect on the character and appearance of the countryside.

The application which is now made is partly out of need for the applicant to relocate the unauthorised operations on to a site within the Bramshall Industrial Estate.

1. Summarv of Proposals

1.1 This is in part a retrospective application seeking permission to operate a waste transfer station and skip hire business from pad of an existing building known as Unit 25 on the Bramshall Industrial Estate, Bramshall near Uttoxeter. Although the building is not being used by the applicant at present forwaste management operations, the site yard is being used for empty skip and vehicle storage associated with the skip hire operations.

1.2 The applicant would occupy part of an existing building which has planning permission for general industrial use. The parl to be occupied is currently used as a warehouse/workshop. The total internal area of the building leased by the applicant is approximately 245m2. In addition to the building, the site comprises an external hardstanding yard area which would provide vehicle turning/loading areas for the applicants three skip vehicles including parking and storage space forempty skips. The entire site extends to some 2,200m2.

1.3 The site would receive around 2,500 tonnes per annum of inert construction/demolition waste (1 ,300 tonnes) and non-hazardous wastes from local household, commercial and industrial sources (1,200 tonnes), which would be delivered to the site in skips belonging to the applicant's business (Boulton's Skip Hire). U pon arrival at the site the skips would be unloaded within the building and the waste materials sorted initially by hand, then loaded by 360 type machine on to a small mechanical screen to grade and separate the inert material ready for re-use and despatch by lorry. The separated waste streams would then be stockpiled in a dedicated storage area within the building. No wastes would be stored or processed externally and only empty skips are proposed to be stored within a dedicated skip storage area along part of the northern boundary of the site.

1,1 The applicant proposes to operate the site between the hours 0700 to 1700 hours Mondayto Friday,0700 to 1700 hours Saturdays and 0700 to 1700 hours on Bank Holidays. No operations are proposed to take place on Sundays. The operations are proposed to generate a maximum of 50 vehicle movements per day (25 in and 25 out).

1.5 Access to the site is gained directly off the main access road to the industrial estate which has lockable gates, with access to the individual unit being granted via a hard surfaced driveway which runs parallel to the main Unit. A culvert runs along the southern boundary of the site which is segregated by established trees and the northern boundary is fenced with palisade type security fencing.

t.o Water sprays and bowser would be used to suppress any dust arising from the site ooerations.

The operation would employ two full time operatives with poiential for two parttime posts.

1.8 Although not part of these proposals, it is intended to install a weighbridge at the site at a future date. t. Site and Surroundinqs

2.1 The proposed waste transfer building is an existing industrial metal framed/fabricated Unit located within the Bramshall Camo Industrial Estate at its western end. The Unit is accessed by a steel roller shutter door at its western end with a separate public access door set in the slde of the building. Other Units lie to the east and south with general agricultural land lying to the west and north beyond the industrial site boundary. The 85027 lies 400m northeast of the site and the village boundary of Bramshall lies approximately 1km east of the site. The nearest residential property is Spring Farm approximately 1BOm to the north of the site with Countyfarm holdings lying beyond, the nearest being 300m away. The site is generally well screened from views due to the general landscape, trees and distance from other properties. The main views toward the site are from adjacent Units to the south within the industrial estate and from Spring Farm and more distant County farm holdings to the north.

Relevant Planninq Historv

J. I There have been no planning permissions granted by the County Planning Authority at this site though Borough Council has previously granted the following planning permissions:

. OU1202001001 - erection of a single storey industrial unit approved 4 March 1991. . OVl202O0l002 - 0.49ha for industrial development approved 29 July 1997. . PN202001003 - warehouse/workshop/office and installation of septic tank approved 09 June 2000.

+. Relevant Development Plan Poiicv and other Planninq Policv Guidance

A1 The development plan consists of the adopted Regional Spatial Strategy and the'saved policies' in the Staffordshire and Stoke-on-Trent Structure Plan, the Staffordshire and Stoke-on-Trent Waste Local Plan and the East Staffordshire Borough Local Plan.

4.2 The Regional Spatial Strategy (WMRSS) West Midlands Regional Spatial Strategy (WMRSS) was approved in June 2004 and became the WMRSS in September 2005. The relevant policies are as follows:

. Policy WD1 - Targets for Waste Management in the Region r Policy WD2 - The need for Waste Management Facilities - by Sub Region . Policy WD3 (Criteria for the Location of Waste Management Facilities).

4.3 Staffordshire and Stoke-on-Trent Structure Plan (1996-201 1 )-was adopted in May 2001 and amended in February 2002 following a High Court ruling. The relevant saved policies are as follows:

. Policy D2 - The Design and Environmental Quality of Development . Policy NC2 - Landscape Proiection and Restoration r Policy MWS - Sustainable Waste Management o Policy MW6 - Evaluation of Proposals

4.4 Staffordshire and Stoke-on-Trent Waste Local Plan (1998-201 1 ) was adopted in February 2003. The relevant saved policies are as follows:

o Policy 3 - General Protection . Policy 12 - Criteria for the Location of Waste Treatment Facilities o Policy 14 - Waste Treatment Facilities within Buildings and in the Open Air

East Staffordshire Local Plan (1996-201 1) was adooted in Julv 2006. The relevant oolicies are as follows:

. Policy BEl - Design . Policy E6 - Former Military Camps: Bramshall Industrial Estate r Policy E18 - Employment and the Environment . Policy CSP3 - Design o Policy NEI - Development outside Development Boundaries r Policy NE4 - Landscape Protection, Enhancement and Restoration . Policy NE17 - Pollutlon r Policy NE18 - Noise o Policy NE22 - Sewage, Trade Effluent and Surface Water

4.6 Waste policy at national level is defined in the National Waste Strategy 2007 and the main planning policy guidance is PPSl 0 Planning for Sustainable Waste Management (with its companion guide); and PPSl Delivering Sustainable Development; with PPS23 Planning and Pollution Control (with its two Annexes) also relevant in this case.

4.7 The National Waste Strategy 2007 is a key document. Apart from the targets that the Strategy sets (such as 50% household waste recycling by202Q, and bythe sameyear a 45% reduction in household residual waste compared to year 2000 levels), by 2010 the National Waste Strategy 2007 states that it is expected that a 20o/o reduction in commercial and industrial waste is landfilled from 2004 levels.

5. Findinqs of Consultations

Internal

61 Development Control (on behalf of the Highways Authority) has no objection tothe proposals on highway grounds.

5.2 Staffordshire Gounty Gouncil's Environmental Engineer (Noise) has no objections to the proposed development as the screening operations would take place within the building without risk of adverse levels of noise occurring.

5.3 The Head of the Environment & Gountryside U n it (EGU) has no objections subject to the inclusion of a condition requiring hedge planting with hedgerow trees along the northern site boundary (adjacent to the storage and turning areas) in orderto make an appropriate contribution to landscape enhancement (the landscape policy objective for this area) and to provide visual mitigation.

5.4 The Planning Regulation Team has no objections. Hours of operation for Bank/Public holidays is however questioned as similar operations are not normally permitted to operate at such times.

External

The Environment Agency has no objections and has provided comments which should be included as informatives on any planning permission relating to the requirement for an Environmental Permit for the activities, surface water being directed to a sealed sumporfoul sewerand requirement forwritten consent for any d ischarge of sewage or trade effluent into controlled waters.

5.6 East Staffordshire Borough Gouncil's Environmental Health Officer (EHO) has commented that a noise assessment should be carried out in accordance with the principles of BS4142:1997 in order to assess the suitability of the site for the proposed change of use including account of the whole process (including noise from skip storage area and from loading/unloading activities), any noise characteristics that are inherent with the process, the potential for any noise break-out from the building and any measures that are in place or envisaged. A scheme for the suppression of dust is also requested which should include provision of water suppression, regular road surface cleaning, vehicle wheel washing facilities and the covering of skips where necessary or practical prior to the commencement of site operations. Should organic waste be handled, an odour management plan would be required.

5.7 Severn Trent Water has no objections subjectio a condition being imposed to require a drainage scheme in order to ensure that the development is provided with a satisfactory means of drainage as well as to reduce the risk of creating or exacerbating a flooding problem and to minimise the risk of pollution. b. Views of DistricVParish Council

6.1 East Staffordshire Borough Council (ESBC) objects to the proposals and comments that the proposed development involves a considerable level of outside storage of skips, the impact of which is unlikely to be mitigated by landscape screening. The proposal would therefore have an adverse impact on the character and appearance of the rural area, contrary to policies CSP3, BE1 and E6 of ihe East Staffordshire Local Plan.

6.2 ESBC also advise that planning permission has previously been granted for an industrlal unit at the site and that the permission specifically required by condition 7 that that there should be no outside storage on the site.

6.3 Parish Council has objected to the proposed development and recommends refusal. The issues raised and reasons for these objections are summarised as follows:

Hours of Operation: The proposed operating hours are not appropriate for a rural location. Should planning permission be granted then it is suggested that the operational hours be restricted to 07:00 to 12:00 on Saturdays and no working on Sundays.

Vehicle Movements: Increase in vehicle movements in a rural location where access to the site necessitates travel through a village which has a restricted width of highway at a location where there are no pedestrian facilities.

Noise: The proposed change of use is likely to increase the amount of noise in a rural location.

Landscaping: The proposal fails to provide adequate landscaping to reduce the impact on the visual amenity of the residents of Bramshall and travellers on the A518 and 85027. o.+ Uttoxeter Parish Council has stated that it would reconsider its recommendation on condition that:

r Saturday working is restricted to 7am to 12 noon.

. There shall be no Sunday working.

o The building shall be clad in a suitable noise reduction material to reduce noise pollution in a rural location and adjacent to a village.

. Adequate provisions to be put in place to prevent the spread of litter in the surrounding landscape.

o Adequate security is to be provided to prevent looting. . A scheme of adequate landscaping is to be provided to alleviate the loss of visual amenity of the residents of Bramshall and travellers on the A518 and 85027.

Publicitv and Representations Received

7.1 The application was advertised with site notices posted at the site, in the local press and the adjoining/neighbou ring tenants of the industrial units and surrounding farm holdings were individually notified by letter. No representations have been received.

B. Observations

8.1 The application is for the change of use of part of an existing industrial unit (Unit 25 Bramshall Industrial Estate, Bramshall), to operate as a waste transfer station and skip hire business. The operation would stockpile and sort inert and non-hazardous waste ready for transfer off site for recycling or disposal to landfill.

8.2 The key issues in determining this application are the planning policy considerations, the appropriateness of the development in this industrial location and the assessment of any adverse environmental impacts which include noise and dust, traffic, hours of operation and landscaping.

The Development Plan and other Material Considerations

8.3 The key test for planning applications is set out in the Planning and Compulsory Purchase Act 2004 which replaces Section 54A of the Town and Country Planning Act 1990 with section 38(6) which states that:

"lf regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise."

8.4 National waste policy is defined within the National Waste Strategy 2007 with the main planning policy guidance being contained in Planning Policy Statement 1 0 (PPS 10) "Planning for Sustainable Waste Management".

National Planninq Policv Context - Sustainable Waste Manaqement

8.5 National, regional and local waste planning policies all promote the principle of sustainable waste management which includes the principle of 'regional self sufficiency'for locating waste management facilities and supports development which would move waste management up the waste hierarchy, towards recovery and re-use and away from disposal via landfill.

8.6 The National Waste Strategy 2007 includes targets for the reduction of commercial and industrial waste to landfill by at least 20% by 2010 compared to 2004 and the reduction of construction, demolition and excavation wastes to landfill by 2012. fhe Regional Spatial Strategy (RSS)whlch is cunently under review (Phase 2 revision), also contains targets for the reduction in the proportion of industrial and commercial waste sent to landfill; the current policies are however relevant and any draft policies should not be given too much weight at this time. 8.7 Planning Policy Statement 1 0 (PPS 10) provides the key objectives for sustainable waste management which include:

r the delivery of sustainable development through driving waste management up the waste hierarchy;

. communities should take more responsibility for their own waste;

. secure the recovery or disposal of waste without endangering human health and without harming the environment, and enable waste to be disposed of in one of the nearest appropriate installations; and

. reflect the concerns and interests of communities, the needs of waste collection authorities, waste disposal authorities and business, and encourage com petitiveness;

. ensure the design and layout of new development suppofis sustainable waste management.

8.8 Paragraph 21 of PPS10 states that a planning application for a waste management facility on a site that has not been allocated for such a purpose in a development plan document should still be considered favourably when the proposal is consistentwith the other PPS10 policies including these criteria:

o the physical and environmental constraints on development, including existing and proposed neighbouring land uses;

. the cumulative effect of previous waste disposal facilities on the well-being of the local community, including any slgnificant adverse impacts on environmental quality, social cohesion and inclusion or economic potential;

r the capacity of existing and potential transport infrastructure to support the sustainable movement of waste, and products arising from resource recovery seeking when practicable and beneficial to use modes other than road transport.

West Midlands Reqional Spatial Strateqv (approved June 2004. became Reqional Spatial Strateqv in September 2005)

8.9 Significant weight should be accorded to the policies in the West Midlands Regional Spatial Strategy (WMRSS), and little weight to those in emerging policies in the latest Phase 2 revision to the WMRSS. The following waste polibies are appropriate:

8.10 Policy WDI (RSS) sets targets for waste management in the region for which Policy WD1(iii) seeks to reduce the proporlion of industrial and commercial waste which is disposed to landfill. Wastes deriving from demolition projects would come within this target sector and therefore the proposals would assist in achieving these aims.

8.11 Policy WD2 (RSS) sets targets for waste management against the need for waste management facilities within the sub-region. The development would provide a facility which would make a contribution towards meeting the need forwaste recovery/recycling facilities to recycle waste and would therefore accord with Policy WD2. 8.12 Policy WD3 deals with the criteria for the location of waste management facilities to be used by Waste Planning Authorities when preparing policies and proposals to guide the location of waste management facilities. Cunently the adopted Waste Local Plan provides criteria to guide the location of facilities in Staffordshire (and Stoke-on-Trent).

Staffordshire & Stoke-on-Trent Structure Plan (1996-201 1 )

8.13 Structure Plan Policy MWS seeks to encourage waste development which supporis sustainable waste management consistent with the waste hierarchy, and which would not cause unacceptable adverse impacts, and would contribute towards self-sufficiency and regional self-sufficiency. ln terms of this application, waste materials arrive at the site in skips belonging to the applicant's existing business (Bouton's Skip Hire) and would be sorted and screened within a building so as to separate recyclable materials from those which cannot be recycled or re-used. In principle therefore the waste transfer facility and inert screening operations are supported by Structure Plan Policy MWb as the operations would represent a sustainable waste management option by treating waste in a way which is closer to the top of the waste hierarchy and thereby helping to reduce the amount of waste going to landfill.

8.14 Structure PIan Policy MW6 serves to ensure that waste developments do not lead to detrimental impacts on the environment, transportation systems orthe amenities of the surrounding area

Conclusion

8.15 The nature of the proposed operations would help to achieve the aims of the National Waste Strategy in diverting waste from landfill and would deliver sustainable waste management by driving waste management up the waste hierarchy. lt would allow waste to be managed locally reflecting the interests of local commu nities. The development therefore accords with national and regional waste planning policy and guidance and Structure Plan Policy MW5 and would therefore constitute sustainable waste management.

Planning Policv Context - Appropriate Location 8.16 Waste Local Plan Policy '12 provides the criteria for the location of waste treatment facllities and states that waste treatment facilities will be permitted where the proposed development would be compatible with other adjoining or nearby land-uses; complement existing activities or form part of an integrated waste management facility; bring degraded, contaminated or derelict land back into productive use, or reuse existlng or redundant buildings. Waste Local Plan Policy 14 also encourages operations to take place within a purpose built or appropriately modified building and proposals for waste treatment facilities will not be permitted if the proposed development is to be carried out in the open air except where the proposals would not give rise to any unacceptable adverse impacts due to the location, nature or scale of the proposed development.

8.17 Policy WD3 (RSS) outlines the criteria for the location of waste management facilities which identifies that there will be a significant need for additional waste management, recovery and treatment facilities throughout the Region. Although this policy is somewhat outdated in its reference to the principles of Best Practicable Environmental Option and Proximity, it does require that consideration should be given to the potential advantages of making provision for waste management facilities in the form of small scale facilities that may be more easily integrated into the local setting.

8.18 East Staffordshire Borough Local Plan Policy E6 requires that all further development for industrial uses at Bramshall industrial estate will be confined to Area 1 and a small proposed extension subject to in this case:

r the implementation of an agreed landscaping scheme in advance of the construction or conversion of any buildings, to include substantial planting along parts of the northern verge of the estate road, along the southern boundary of Area 1 and around the committed employment site;

. Any proposal must comply with parking standards, and ensure that vehicular movements can be achieved on the internal roads which should be adequately surfaced;

r Any proposals for open storage or other uses carried out on outside buildings will only be permitted if the uses are fully screened, contained within a defined and bounded site, do not adversely affect the character or appearance of the area and do not cause surface water run off or pollution problems.

Conclusion

8.,19 The proposed waste management operations accord with development plan policies, would be small scale, would take place within a building and would compliment existing uses within the industrial estate which is an appropriate location for this type of operation. Although the building would not be modified for the purpose of the proposed operations, it is not considered a necessary requirement to do so to accommodate the operations or in order to mitigate impacts of noise. lt is considered that the development would accord with Waste Local Plan Policies 12 and 14 and Policy WD3 of the RSS. Outside storage would be contained within the defined site in a dedicated storage area and a landscaping scheme would be required to screen the storage area along the northern boundary. lt is not therefore considered that the development is contrary to Policy E6 of the Local Plan.

Environmental Considerations

8.20 Structure Plan Policy MW6 serves to ensure that waste developments do not lead to detrimental impacts on the environment, transportation systems orthe amenities of the surrounding area whilst Waste Local Plan Policy 3 sets out the areas of general protection and this includes the countryside and the landscape. lt is important therefore to assess whether or not the proposed development would give rise to any materially harmful impacts, and whether or not there are any material planning benefits that outweigh the material planning objections. The main issues that arise are noise, traffic, hours of operation and visual amenity. These particular issues have been highlighted by the Parish Councll in their objection and by East Staffordshire Borough Council with regard to visual amenity and by the EHO regarding noise and dust.

8.21 Noise and Dust: The Parish Council has objected to the proposals on the grounds that the noise generated from the inert screening operations would be unacceptable in this rural location and the Environmental Health Officer (EHO) recommends that a noise assessment should be carried out. The County Council's Environmental Engineer (Noise) has commented that whilst the surrounding area is rural, activities on the surrounding industrial estate do produce noise and so the ambient noise level is not particularly low. As a result, and as the waste screening operations would be carried out within the building the noise engineer states that there would be no risk of adverse levels of noise occurring.

8.22 Following the comments received from both the Borough and Parish Council's, the applicant has confirmed that the inert operations would be wholly undertaken within the building and has confirmed the type of plant and equipment that would be used. The County Environmental Engineer has assessed the information that has been provided and has re-affirmed that the proposals would be unlikely to cause adverse impacts in terms of noise, however it is stated that a condition should be imposed that would require separate approval for any other plant operating within the building in the future. It is not considered by the County Environmental Engineer appropriate in these circumstances to require a formal noise assessment of the operations by the applicant.

8.23 Proposals are included within the application to suppress dust by use of water bowser (kept on site). As the operations have potential to create dust and the open yard is hardstanding, it is considered appropriate to impose a condition requiring the submission of a detailed dust suppression scheme.

8.24 Traffic: The applicant operates 3 skip collection vehicles from the site and based upon the figures cited in the application and records of site activity provided, the average nu mber of two way skip vehicle movements to the site equates to 50 per day. Access to the site is obtained via a tarmac track which is accessed off the main industrial estate access. As this road services the industrial estate it is considered to be of a suitable size and condition to accommodate the type and number of vehicles associated with the applicants activities and the Transport Development Control Officer (on behalf of the Highways Authority) confirms that there are no objections to the proposals on highway grounds. As a result, it is considered that the proposals would not give rise to any unacceptable adverse impact upon the local highway network and therefore there are no objections to the proposals from a highways perspectlve.

8.25 Hours of Operation: The Parish Council objects to the operating hours proposed by the applicant (see paragraph 6.3) stating that they would not be appropriate for a rural location. Following the Parish Councils comments the applicant has confirmed that they would be willing to modify the operational hours so as not to work Sunday and Bank Holidays which would accord in part to the recommendation of the Parish Council. lt is understood that the proposed working hours of 0700 to '1700 hours Mondays to Saturdays (inclusive) that these are similar to those operated by some of the industrial uses on the industrial estate. Consequently, the revlsed hours proposed by the applicant are considered acceptable, however conditions would be required if planning permission is granted to remove working hours on Public, Bank holidays and Sundays.

8.26 Landscaping: East Staffordshire Borough Council has objected and the Parish Council has raised concerns on grounds of visual amenity on the basis that inadequate landscape planting ls proposed and that the outside storage of skips would be visually detrimental. The Environment and Countryside Unit (ECU) also consider that planting would be appropriate to make a contribution to landscape enhancement along the northern boundarv. 8.27 Skips are currently stored unrestricted within the site and no complaints have been received by the Waste Planning Authority in association with these retrospective operations. The views into the site are limited mainly to other Units on the industrial estate to the south of the Unit and any views from public highways are limited mainly toward the buildings within the industrial estate. Views of storage areas would mainly be limited to the nearest property (Spring Farm), but then limited to the extent of skips if being stored at a high level. The applicant has been asked if planting could be carried out within the boundary and has agreed to commission a planting scheme if required by any such condition. lt not considered by your officers that the proposed outside storage of skips would be detrimental to the adjacent rural area given that it is within an existing industrial estate. lt is considered appropriate by your officers to require a landscaping scheme and to require a condition to limit the height of storage of empty skips.

8.28 Water Environment: The Environment Agency has no objections to the proposals and has made recommendations for drainage of the site. Severn Trent Water has requested that a condition is imposed to require drainage details. lt may be necessary to install an interceptor tank or sealed sump and therefore it would be appropriate to require a detailed drainage scheme for separate approval.

Conclusion

8.29 Although objections have been received from the Borough Council and Parlsh Council, it is considered by your officers that the material planning objections can be mitigated with regard to the issues of noise and dust, hours of operation and landscaping through the appropriate imposition of relevant conditions. The development would not therefore create adverse landscape impacts or visual intrusion and would not cause adverse impacts in terms of noise and dust.

Overall Conclusions

8.30 Overall, as an exercise of judgement, taking the development plan policies as a whole, the National Waste Strategy 2007, and the other material considerations referred to above, it is concluded that given the nature and scale of the proposals and subject to the inclusion of conditions imposed to ensure appropriate mitigation against visual impacts and ensure that appropriate mitigation measures are carried out, that the proposal to change the use of the building on the Bramshall Camp Industrial Estate to a waste transfer station and skip hire operation would be in accordance with Structure Plan Policies D2, lVWs, MW6, NC1, NC2, NC13, and Waste Local Plan Policies 3, 12 and 14.

8.31 lt should be noted that as this is in part a retrospective planning application, should Members be minded to refuse, then the Planning Regulation Team would have to consider taking appropriate action to ensure that the skip storage operations ceases.

9. Summary of Reasons for the Recommended Decision

9.1 The application is for the change of use of part of an existing industrial Unit (Unit 25 Bramshall Industrial Estate, Bramshall); to operate as a waste transfer station and skip hire business. The operation would stockpile and sort inert and non-hazardous waste ready for transfer off site for recycling or disposal to landfill. 9.2 The principle issues identified in determining this application have been the pianning policy considerations, the appropriateness of the development in this industrial location and the assessment of any adverse environmental impacts.

9.3 The recommendation is to PERMIT the development for the change of use of part of an existing industrial unit on the Bramshall Industrial Estate, Bramshall as the development is supported by national waste planning guidance (PPS10 and National Waste Strategy 2007), regional waste planning policies (RSS for West Midlands) and local waste planning policies (Structure Plan Policy MWS) which promote the principles of sustainable waste management that support developments which would move waste management up the waste hierarchy towards recovery and re-use and away from the disposal of waste via landfill. The development is appropriate being located on an existing industrial estate away from sensitive receptors (Structure Plan Policies MW6 and Waste Local Plan Policies 12 and 14\ and conditions would ensure that the development would not cause harm to, or any loss of amenity (Structure Plan Policies D2 and NC2, and Waste Local Plan Policy 3). Although the development would include outside storage of skips, subject to the provision of landscaping and a limit on the height of stored empty skips, it is not considered that the development is contrary to Policies B1 , CPS3 and E6 of the East Staffordshire Borough Local Plan. Overall, as an exercise of judgement, taking the development plan policies as a whole, and the other material considerations referred to above, it is concluded that the proposal wouid not have an unacceptable adverse impact on the character and appearance of this rural area subject to the inclusion of the conditions to control the extent and operation of the development.

CORPORATE DIRECTOR'S RECOMMENDATI ON

PERMIT, subject to planning conditions to include the following:-

1. Definition of permission and of conformity with approved plans and documents;

2. To ensure commencement accords with the retrospective oarts of the development;

3. To ensure notification of cessation;

To ensure site clearance following cessation of waste operations;

Display of Conditions on the Site;

6. To define waste types;

7. To control the waste material imported on to the site;

8. To maintain condition of site including parking and turnjng areas;

To control the processing of waste wholly within the building;

10. To control location and height of empty skips;

11. Litter picking of the site on a regular basis; 12. To prevent burning of material on the site;

13. Details of the use of any additional plant/machinery to be approved prior to operational use;

14. To ensure no more than 50 two-way (25 in,25 out) vehicle movements on any one day;

15. Waste materials imported or exported shall be covered to prevent spillage or loss of such material within the Site or on to the public highway.

16. To ensure that no mud or deleterious material shall be deoosited on the oublic highway;

17 . To restrict the hours of operations/activities (including waste deliveries, sorting of waste, loading or the export of waste to Monday to Friday 0700 to 1700 hours, Saturdays 0700 to 1700 hours. No such operations/activities on Sundays, Bank or Public Holidays;

18. To ensure minimisation of nolse generated by permitted operations;

19. Details of landscaping scheme to be submitted for approval;

20. Details of dust management scheme to be submitted for approval;

21. Records of vehicle movements shall be kept and made available;

22. Redundant vehicles, skips and plant removed from Site

23. Details of drainage scheme to be submitted for approval;

24. To ensure the maintenance of security fencing to the boundary.

25. To ensure external lighting does not cause nuisance

Case Officer: Graham Allen - Tel: (01785) 277299 email: qraham. .uK

A list of background papers for this report is available on request and for public inspection at the offices of Developmenf Services Directorate, Riverway, Stafford during normal office hours Monday to Thursday (8.30 am - 5.00 pm); 8.30 am - 4.30 nm).