County Council Visit www.buckscc.gov.uk/democracy for councillor information and email alerts for local meetings

Development Control Committee

Title: APPLICATION TO VARY CONDITION 1 OF PLANNING CONSENT 08/07527/CONCC FOR PROPOSED RETENTION OF THE PLANT SITE (INCLUDING READY MIX PLANT) AND ACCESS FROM THE A4155 FOR A TEMPORARY PERIOD OF THREE YEARS UNTIL 30 SEPTEMBER 2015 AT SPADE OAK QUARRY, MARLOW ROAD, , BUCKINGHAMSHIRE. SL7 3SB

APPLICANT: LAFARGE AGGREGATES LTD APPLICATION NUMBERS: CC12/9004/CM

BUCKSth STREET ATLAS PAGE : 184 B3, B4, C4, D3, D4, Date: 27 November 2012

Author: Rebecca Williams 01296 387020

Electoral divisions affected: Thames Local Members: David Watson and Michael Appleyard Recommendation: A. The Development Control Committee is invited to REFUSE application number CC12/9004/CM for the variation of condition 1 of consent of planning consent 08/07527/CONCC for proposed retention of the plant site (including ready mix plant) and access from the A4155 for a temporary period of three years until 30 September 2015 at Spade Oak Quarry for the following reasons:

i. The application is contrary to policy 27 of the Buckinghamshire Minerals and Waste Local Plan 2004 - 2016, policy CS20 of the Buckinghamshire Minerals and Waste Core Strategy, policy GB2 of the Local Plan to 2011, policy CS9 of the Wycombe Development Framework Adopted Core Strategy 2008 and paragraph 88 of the National Planning Policy Framework. The applicant has not demonstrated that the potential harm to the Green Belt by reason of inappropriateness is clearly outweighed by other considerations. Very special

circumstances do not therefore exist to justify making an exception to these policies.

ii. The application would lead to a delay in the final restoration of the quarry and would also be detrimental to the potential development of the land as part of the country park. It is therefore contrary to the provisions of policies 31 of the Buckinghamshire Minerals and Waste Local Plan 2004 - 2016, paragraph 144 of the National Planning Policy Framework, policy RT19 of the Wycombe District Local Plan to 2011 and the Little Marlow Gravel Pits Supplementary Guidance March 2002, and policy CS5 of the Wycombe Development Framework Adopted Core Strategy 2008.

iii. The development would result in the continued operation of mineral processing plant and associated vehicle movements for a period of three years. This would result in an adverse impact on amenity particularly to users of the public rights of way and permissive paths passing close to the site in what would otherwise be a quiet environment . contrary to the provisions of policy 28 of the Buckinghamshire Minerals and Waste Local Plan 2004 – 2016 and policy G8 of the Wycombe District Local Plan to 2011.

iv. To permit the retention of mineral processing plant to be used solely for the processing of mineral imported from elsewhere when the indigenous mineral reserves have been exhausted would set a precedent for the retention of processing plant at other former quarries in the county and consequent unnecessary delays to final restoration and impacts on amenity contrary to the provisions of policies 28 and 31 of the Buckinghamshire Minerals and Waste Local Plan 2004 – 2016 and paragraph 144 of the National Planning Policy Framework.

B. That the Planning Manager be authorised to take enforcement action to secure the cessation of the current unauthorised mineral processing operation at Spade Oak Quarry, including the removal of any mineral stockpiles and ancillary development and restoration of land to that approved in planning permission 08/07527/CONCC (conditions 46 and 47).

Resources Appraisal: Should the applicant choose to appeal the refusal of planning permission, resources such as officer time and use of legal advice would be necessary.

SUPPORTING INFORMATION

1. The application is submitted byth David L Walker Limited on behalf of Lafarge Aggregatesth Limited. It was received on 10 August 2012 and sent out for consultation on 16 August 2012. The applications were advertised by neighbour notification, newspaper

advertisement and siteth notice. The thirteen week target for the determination of the application expired on 9 November 2012.

Site Description

2. The site is located south of the A4155 Marlow Road, west of Little Marlow village.

3. Public Footpath no. 20 Little Marlow bisects the mineral extraction area. There are also permissive paths to the north of and around the existing lake. The nearest residential properties to the extracted and restored area are off Lane to the north of the A4155 at a distance of approximately 40 metres from the consented area but the nearest residential properties to the processing plant area are on “The Moor” at Little Marlow at a distance of approximately 250 metres.

4. The site lies in the Green Belt. It also partly lies within the Environment Agency's Flood Zones 2 and 3 as part of the floodplain to the River Thames.

Site History

5. The most recent planning permission affecting the site is consent 08/07527/CONCC

which extendedth the period of time for the completion of working and restoration of the quarry to 30 September 2012. A number of previous permissions have been received which have been superseded or expired, as there has been a long history of mineral working at Spade Oak Quarry.

6. The County Planning Authority confirmedrd in writing pursuant to condition no. 3 of planning permission no. 08/07527/CONCC on 23 February 2012 that a mobile plant could replace

the fixedth plant at Spade Oak Quarry for the remainder of the consented life of the quarry i.e. 30 September 2012.

Proposal

7. The application proposes to retain the plant site for an additional three years, including the weighbridge, site office and ready mix plant. The existing access from the A4155 would

also beth utilised. The application states that the rest of the quarry would be fully restored by 30 Septemberth 2012 (including phase 10), while the processing area would be restored by 30 September 2015 after plant operations have ceased. The layout of the site proposals are shown in figure 1 below:

Figure 1: Spade Oak Quarry site plan

8. No further mineral extraction is proposed at Spade Oak. All mineral would be imported, predominantly from Harleyford Marina at a rate of 50,000tpa (it is noted that Harleyford Marina already has the benefit of planning permission 08/06866/CONCC). Of this, 25,000tpa is likely to be utilised within the manufacture of ready mixed concrete at the existing ready mixed concrete plant. Further importation of processed sand may be necessary to blend with the mineral from Harleyford Marina, which the applicant predicts to equate to one or two truck loads a day.

9. The applicant proposes the following tonnages and vehicle movements (daily average) : Inward: Aggregate import : 50,000 tpa (tonnes per annum) equating to an average 24 vehicle movements (12 in, 12 out) per day; Cement import : 3,000 tpa equating to an average 6 vehicle movements (3 in, 3 out) per week.

Outward: 3 Concrete : 12,000m per annum equating to an average 20 vehicle movements (10 in, 10 out) per day; Processed Aggregate : 25,000 tpa equating to an average 12 vehicle movements (6 in, 6 out) per day.

10. Mineral is stockpiled at Spade Oak (as dug from Harleyford Marina) within the off-loading area. Once sufficient material is stockpiled, the material is subject to washing and screening to process the material into graded aggregate suitable for the ready mixed concrete plant.

11. This application does not propose to alter the existing processing area layout or approved restoration scheme.

12. In support of the application it is stated that it is not considered that the retention of the processing plant would contravene the purposes of protecting the Green Belt as it is a temporary use in nature and the site will be subsequently restored as required by the current planning permission. There is no demonstrable harm arising from the continued use of the plant and any visual impact is limited by existing screening to the immediate land with the only receptors being users of the existing permissive footpath. The continued use of the processing plant would ensure that the mineral extracted from Harleyford Marina would be used to its best value; processing of the mineral at Spade Oak Quarry and its subsequent utilisation in the ready mixed concrete plant is the best option sustainably. The mobile plant now in place is also considerably smaller than the previous fixed plant and so less intrusive. There would also be a net decrease in vehicle movements compared to when the quarry was fully operational. Spade Oak Quarry represents the most sustainable location for the processing of the mineral from Harleyford Marina and this consideration should outweigh any temporary impacts which are in any instance considered to be minimal. In this context, the proposal should be viewed as very special circumstances which respect the open character of the Green Belt and the visual amenity of the surrounding area.

13. With regard to alternative sites for the processing of the mineral from Harleyford Marina, the applicant contends that Spade Oak Quarry is the closest (6.4 Km distance) and most directly accessible existing site which is able to provide the requisite processing facilities. The alternative would be to take the mineral to other sites either within Buckinghamshire or beyond, which would involve transporting the mineral greater distances, the next nearest processing plant being at Summerleaze pit at Maidenhead (7.7 Km distance). There is also no requirement for the mineral to travel on any minor roads if it is taken to Spade Oak Quarry with access being direct via the A4155. As sustainable development is at the heart of national and local planning policy, transporting “as dug” mineral greater distances would directly contravene the principles of sustainable development, particularly from an environmental and economic perspective including in terms of CO 2 emissions. The ready mixed concrete plant has supplied products to a number of important projects to the local community including Marlow Infant School, Marlow Cricket Club and School and if retained, the plant would continue to do so on a sustainable basis.

14. In response to comments received on the application, the applicant advises that once the Harleyford Marina mineral has been processed, the plant area will be restored and no further extensions of time will be required. With regard to the setting up of the Little Marlow Country Park, the main extraction site is now fully restored and the site office which will be retained could be utilised in the longer term for alternative use in the country park, as could the hardstandings if desired. These would be lost if the site is restored now. It is also stated that the applicant would be willing to provide a permissive route running parallel to the access road to the site which would join up with the existing public footpath to the north of the site.

15. The applicant has also provided a Flood Risk Assessment including a sequential test which concludes that the sequential test has been met and it is noted that there is no objection to the application from the Environment Agency.

Planning Policy

16. Policies 27 (Protection of The Green Belt), 28 (Amenity), 30 (Proximity Principle and Sustainable Transport), and 31 (Restoration and aftercare) of the Buckinghamshire Minerals and Waste Local plan 2004 – 2016 (MWLP) are relevant.

17. Policies G8 (Amenity), GB2 (Green Belt) and RT19 (Little Marlow Gravel Pits) of the Wycombe District Local Plan to 2011 (WDLP) along with its Supplementary Planning Guidance for the development of Little Marlow Gravel Pits (March 2002) are relevant. Policies CS5 (Marlow), CS9 (Green Belt), CS16 (Transport) and CS20 (Transport and Infrastructure) of the Wycombe Development Framework Adopted Core Strategy 2008 (WCS) are also relevant.

18. Relevant national guidance includes the National Planning Policy Framework (NPPF) and Planning Policy Statement 10: Planning for Sustainable Waste Management (PPS10).

19. The Buckinghamshire Minerals and Waste Core Strategynd (MWCS)_is to be reported for adoption at the full meeting of the County Council on 22 November 2012. Should it be adopted, most of the saved policies of the MWLP would then be replaced by the equivalent policies of the MWCS. I consider that the relevant policies are CS20 (Green Belt) and CS22 (Design and Climate Change).

View of the District Council

20. Wycombe District Council has no objections to the application.

Consultations

21. David Watson, Local Member has raised concern on a number of points including that delayed activity at Harleyford Marina should not impact on restoration at Spade Oak Quarry, inaccurate information from the applicant to the site’s Liaison Committee regarding use of Spade Oak Quarry and the direct impact on the creation of Little Marlow Country Park. Besides these comments he has requested that if planning permission is forthcoming that a condition is attached stating that this is the last extension to be permitted at this site.

22. Little Marlow Parish Council has some misgivings due to the length of time proposed and query whether two years would be sufficient. Objection would be raised to any extensions of time which would lead to the operations continuing for an unknown period. Concern is also raised to the wide implications on the proposed Country Park which are critical; the vision for this does not include an industrial area.

23. The Environment Agency has no objections to the proposed development subject to a condition relating to the implementation of the approved Flood Risk Assessment.

24. The County Council’s Strategic Flood Management Officer states that the there would be less encroachment into Flood Zone 3 than previously and the sequential test does not need to be reviewed.

25. The Rights of Way Officer has no comments on the specifics of the application but states that there is a wider ambition to upgrade footpath 20 (linking Marlow Road via School Lane to a bridleway or cycle track), which requires the land owner’s permission.

26. The Highways Authority has stated that the site access appears to operate without detriment to highway safety and convenience of users and has no objections or additional conditions to recommend.

Representations

27. Two objection representations from individual members of the public have been received. The main areas of concern include:

• This is a change of use to process sand and gravel from another site i.e. processing plant. So this would be at odds with the status of the Green Belt; • The original rationale for the extraction and processing plant at the site no longer exists; • Amenity impacts including dust and noise; • HGV movement impacts along the A4155; • Cumulative impact of working of Spade Oak for last 30 years; • Numerous extensions have been granted, now the mineral has been exhausted a further permission would be unreasonable; • Impacts upon Green Belt; and • Proposal closely located to a Conservation Area.

28. Little Marlow Residents Association objects due to the foreseen issue that Harleyford Marina’s planning permission extended past the permission end date for Spade Oak Quarry; just because Harleyford Marina delayed the commencement of extraction, this provides no grounds for granting an extension of time to the operations at Spade Oak Quarry and would bring into question why a time limit was imposed in the first place. There is no need for the extension in time as mineral extraction has ceased and to allow stand alone operation of the processing plan implies that industrial activity is acceptable in the Green Belt.

29. The Little Marlow Country Park Community Partnership (LMCPCP) requests that the supplementary guidance to the WDLP for a rural country park in the Little Marlow Gravel Pits area which has been supported by subsequent policies is taken into account in the determination of the application. The LMCPCP has held discussions with the applicant with a view to identifying how the relevant provisions in the SPG might be brought forward. There is no commitment from the applicant at this time. The SPG was published ten years ago and a further three years delay to the possibility of the restored quarry plant site area becoming available for Country Park purposes is very disappointing. Whilst the LMCPCP does not object to some extension of the planning permission, the delay to the commencement of extraction at Harleyford Marina is not sufficient reason to justify a further three year extension in time and further frustrating the potential development of the country park. Any extension should be to terminate, at the latest, no more than three years from the commencement of extraction at Harleyford Marina which was understood to have been in September 2011. Also, any extension should be restricted solely to the Harleyford Marina contract only. If approved, an additional public footpath should be provided to link the A4155 opposite Fern Lane with the public footpath to the north of the Spade Oak Lake and a new cycle path should be provided from Coldmoorholme Lane to the quarry site entrance and permission also for cycling along the site access road to where it meets the extension to Church Road.

30. Two letters of support to the application have been received on behalf of the operator of Harleyford Marina. It is considered that the location of mobile processing plant at the Harleyford Marina would not be economic, that there are few unconstrained areas for a plant and operation area (including silt settlement ponds), that the site is in the flood plain, close to the busy Thames path and that the plant would be an industrial activity into Green Belt countryside and the output is limited by traffic movements which severely limits the ability to meet market demand. It is stated that the mineral is of good quality and processing is required to ensure that they are put to best use. Because of the limited quantity, it was considered environmentally and economically better to transport the mineral to an established processing plant and Spade Oak Quarry is the nearest with the next nearest alleged to be at Caversham in Oxfordshire which is three to four times more distant. A further advantage of Spade Oak is that the concrete plant can be used. It is considered that the NPPF provides support for this approach in terms of prior extraction, making best use of a finite resource, giving great weight to the benefit of mineral extraction and taking opportunities to use materials from other sources which could provide suitable alternatives (in the context of Harleyford Marina being a windfall site taking pressure of other mineral sites). An extension of time is critical to the ongoing Harleyford Marina project and to provide certainty to its projected timescale for completion. That development is considered to have considerable permanent Green Belt benefits, including the relocation of 50 River Thames bank side moorings, which will contribute noticeably to improving the openness of this stretch of the river which is heavily used by the public and would meet the Green Belt objective of keeping land permanently open, preserving the setting and special characteristics of historic towns and retaining and enhancing landscapes. This should be contrasted with the temporary impact of allowing the operations to continue at Spade Oak Quarry which are not considered inappropriate in the Green Belt. The past use of processing plant at existing quarries sited in the Green Belt to process mineral from the Jubilee River and Eton Rowing course developments is cited as a precedent albeit it is accepted that these sites still had their own indigenous reserves. The timescales for the extraction at Harleyford Marina were based on a level of lorry movements through Marlow on an A-class road which has been at such a level as to lead to no complaints to date and is flexibly run such as to avoid peak times/ school pick- up and drop-off times thereby reducing the impact in Marlow. There may therefore be the opportunity to increase the daily number of movements within the permitted hours which would reduce the timescales. In conclusion it is considered that the continued use of the processing plant at Spade Oak Quarry reflects a suitable and sustainable approach to making best use of a finite resource in line with the principles of the NPPF, including Green Belt policy, and approval to the application is strongly supported.

Discussion

31. All extractionth works and restoration at Spade Oak Quarry were required to be completed by 30 September 2012. As this application to extend the period of time was received and validated prior to that date, that planning permission remains alive pending the determination of this planning application. It is not proposed that any further extraction would be carried out and all restoration other than that immediately related to the processing plant area has been completed. The application is intended to allow the retention of the processing plant to serve imported mineral, and particularly that coming from the permitted planning permission at Harleyford Marina which has been being imported to the application site for processing since September 2011. I consider that the main areas for consideration are the justification for the continued impact of the proposal on the Green Belt, the impact of delaying the final restoration of the whole site, amenity impacts and highway impacts.

Green Belt

32. Policies 27 of the MWLP, GB2 of the WDLP and CS9 of the WCS seek to protect the Green Belt and there are only limited exceptions for development which is acceptable. Whilst the NPPF seeks to support sustainable economic growth and development which supports that, including the sustainable extraction of minerals and maintenance of a sufficient supply, the protection of the Green Belt continues to be supported and this is clearly set out in paragraphs 87 to 90 of the NPPF. Paragraph 88 of the NPPF states that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

33. As minerals can only be extracted where they are found, mineral extraction is one of these exceptions. However, the provision of mineral processing plant is only acceptable to the extent that it is ancillary to a mineral working where it chiefly utilises the indigenous mineral. It is not considered to be such an exception when the indigenous mineral resources have been exhausted. There is therefore a need for the applicant to demonstrate that very special circumstances exist for making an exception to Green Belt policies. In the case of this application, the applicant is not arguing that there is any indigenous mineral remaining at Spade Oak Quarry which requires extraction and processing and indeed, other than the plant site area, the quarry has now been restored. The applicant’s main arguments for making an exception to Green Belt policy are that the location of the processing site would enable the mineral extracted from the Harleyford Marina to be utilised most sustainably and that the impact of the processing plant on the reasons for Green Belt designation would be minimal and temporary. The operator of the extraction at Harleyford Marina supports this position as set out above.

34. It is true that when planning permission was granted for the extraction of mineral from Harleyford Marina, it was the stated intention of that applicant that the mineral would be removed by road for processing at Spade Oak Quarry. Planning Permission no.

08/07527/CONCC was granted in February 2009 to extend theth time period for the completion of extraction and restoration at Spade Oak Quarry to 30 September 2012 as there were considerable remaining unworked mineral deposits within the consented area. If the extraction at Harleyford Marina had been commenced expeditiously, then it should

have been possible for all the mineralth to be exported for processing at Spade Oak Quarry within its consented time limit of 30 September 2012. However, for whatever reasons, Harleyford Marina did not commence extraction until September 2011 and consequently a considerable amount of mineral remains to be extracted. Whilst I support the desire to see the mineral from Harleyford Marina utilised sustainably, I do not believe that this constitutes a strong argument for setting aside Green Belt policy to allow the retention of the mineral processing plant at Spade Oak Quarry now that the indigenous mineral extraction has been completed. It seems to me that, in the context of the current application, the option of siting mobile plant at Harleyford Marina itself has not been seriously considered by the applicant as an alternative to the application proposal and neither has the possibility that, if this is not possible, mobile processing plant could be sited at a non-Green Belt location elsewhere but reasonably proximate to the mineral source; it does not necessarily require to be located at a quarry. I also do not accept the applicant’s argument that any harm to the Green Belt would be negligible. Whilst the mobile processing plant may well be smaller than the previous fixed plant and have limited visual or other impacts due to the existing woodland planting and relative absence of close residential properties, it will nonetheless prolong for an additional three years an industrial activity at this location with the associated harm including to the openness of the Green Belt contrary to these development plan policies. I do not agree with the argument of the operator of the Harleyford Marina that the temporary impacts on the Green Belt at Spade Oak Quarry are outweighed by the permanent benefits to the Green Belt at Harleyford Marina. I therefore consider that the application is contrary to the above Green Belt policies and the guidance set out in paragraph 88 of the NPPF and no very special circumstances have been demonstrated to justify making an exception to them.

Restoration and Aftercare

35. Policy 31 of the MWLP states that a scheme of aftercare, for up to five years after restoration, will be required for minerals and waste management sites which are to be restored to agriculture. The policy states that restoration should be completed within a reasonable timescale. This is reflected in paragraph 144 of the NPPF which states that when determining applications, planning authorities should provide for restoration and aftercare at the earliest opportunity.

36. The application does not propose any changes to the restorationth scheme for the processing area and the remainder of the site was restored by 30 September 2012 in line with the current planning permission. The final restoration of the remaining plant area would be delayed by up to a further three years should planning permission be granted to this application. I do not consider that this delay would constitute a reasonable timescale, particularly when there is no remaining indigenous mineral which requires processing. I also consider that the delay to restoration could impact on the desire set out in policies RT19 of the WDLP, the Little Marlow Gravel Pits supplementary planning guidance to the WDLP and policy CS5 of the WCS for the development of a country park in the area of the Little Marlow gravel pits. Whilst the applicant has offered the provision of an additional permissive path, I do not consider that this is sufficient to outweigh this concern. I therefore conclude that the application conflicts with policy 31 of the Minerals and Waste Local Plan, the guidance set out in paragraph 144 of the NPPF, policy RT19 of the WDLP and the supplementary planning guidance thereto and policy CS5 of the WCS.

Amenity

37. Policy 28 of the MWLP seeks to protect the amenity of those who may be affected by mineral and waste development proposals, particularly with regard to noise, vibration, dust, fumes, gases, odour, illumination, litter, birds or pests. Policy G8 of the WDLP requires the amenity of surrounding land and buildings to be preserved with particular reference to daylight and sunlight, privacy and overlooking, visual intrusion and overshadowing, traffic noise and disturbance and parking and manoeuvring of vehicles.

38. The main impact on amenity would be the continued operation of the processing plant for up to a further three years at this location along with the associated vehicle movements. Whilst the impacts would be likely to be less than have been experienced whilst the quarry was operational, there would still be potential disturbance through noise and dust generation which would otherwise not be experienced, particularly to users of the public rights of way and permissive paths passing around the site in what would otherwise be a quiet environment. To this extent therefore, I consider that there would be an unacceptable impact on amenity contrary to policies 28 of the MWLP and G8 of the WDLP.

Transport and Road Safety

39. Policy 30 of the MWLP requires that all proposals for minerals development demonstrate due regard to the need to minimise any adverse transport impacts. Policy CS 16 of the WCS states that development proposals must be assessed for their impact on all aspects of the transport system. Policy CS 20 of the WCS states that development proposals will be expected to be appropriately located to the strategic road network and provide satisfactory vehicular access to and from the area of development so that the convenience, safety, and free flow of traffic (including pedestrians) using public highways are not adversely affected, provide appropriate and effective parking provision and ensure that all vehicular traffic generated by future development does not materially increase traffic problems. Policy CS22 seeks to see materials transported in more sustainable ways so as to minimise greenhouse gas emissions and other emissions taking into account factors such as residential amenity, proximity to demand, routing agreements, choice of vehicles and bulking arrangements.

40. I note that the Highways Authority has raised no objection to the application. The lorries transporting the mineral from Harleyford Marina to the application site would do so via the A4155 which is the main road onto which Spade Oak quarry takes access. As at present, these would be required to pass through the centre of Marlow. This has been previously judged to be acceptable in the context of moving the mineral for processing at Spade Oak Quarry. Whilst as set out above, I do not consider that it has been demonstrated that the continued presence and operation of the mineral processing plant at Spade Oak quarry is now justified and acceptable, lorries removing either processed or unprocessed mineral from Harleyford Marina would still require to access the site via the A4155, regardless of where the mineral may be taken for processing, and these lorries could not now be prevented from passing through Marlow town centre. I do not therefore consider that objection could be raised to the application on the grounds that it is contrary to the above policies.

Precedent

41. Mineral processing plant is normally considered to be acceptable at quarries where it is principally used for the processing of the indigenous mineral reserves. There are a number of quarries in the county which currently have associated processing plant. In addition to the reasons discussed above, I am concerned that to permit the retention of the processing plant as proposed in this application where the indigenous mineral reserves have been extracted would set a precedent for similar applications to be brought forward at other quarries in the county with the consequent extended impacts on amenity and delays to their restoration contrary to the aims of policies 28 and 31 of the MWLP and to paragraph 144 of the NPPF. I therefore consider that this constitutes a further reason for refusal to this application.

Conclusion

42. I consider that the application would be inappropriate development in the Green Belt and the potential harm by reason of its inappropriateness is not outweighed by other considerations and so very special circumstances have not been demonstrated to justify making an exception to Green Belt policies. The application would also prejudice the restoration of the quarry, have an adverse impact on amenity and set a precedent for similar applications for the retention of mineral processing plant at other quarries. I therefore recommend that the application be refused. If planning permission is refused then I would ask that members also authorise the taking of enforcement action to secure the removal of the processing plant and restoration of the remaining land in accordance with the requirements of planning permission no. 08/07527/CONCC.

BACKGROUND PAPERS

Application no. CC12/9004/CM Planning Permission no. 08/07527/CONCC Planning Permission no. 08/06866/CONCC Buckinghamshire Minerals and Waste Local Plan 2004-2016 Wycombe District Local Plan to 2011 and Little Marlow Gravel Pits Supplementary Planning Guidance March 2002 Wycombe Development Framework Adopted Core Strategy 2008 National Planning Policy Framework Buckinghamshire Minerals and Waste Core Strategy Consultation Replies September,October and November 2012