Application No: Proposed Development: 11/00122/FUL Erection of Clinical Waste Treatment Facility, incorporating Thermal Treatment Plant Site Address: Hassockrigg Former Opencast Site Shotts Road Shotts Date Registered: 7th February 201 1 Applicant: Agent: Healthcare Environmental Services Ltd RPS Planning & Development Mr Garry Pettigrew Alan Pollock Calderhead Road Ocean Point One Shotts 4th Floor ML7 4EQ 94 Ocean Drive Edinburgh EH6 6JH Application Level: Contrary to Development Plan: Major Application Yes Ward: Representations: 01 2 Fortissat 162 letters of representation received. Charles Cefferty, Malcolm McMillan, James Robettson, Recommendation: Approve Subject to Conditione Reasoned Justiflcatlon: The proposed development allhough contrary to the Southern Area Local Plan and the Finalised Draft North Lanarkshire local Plan is considered acceptable in this instance given overriding material considerations. The impact of the proposed development is considered to have been adequately addressed by the ES, and is considered to accord with the majority of the policy criteria in terms of the impact of the proposed development. Furthermore it is considered that the proposed development generally accords with the main alms, principles, policy and guidance contained within the Zero Waste Plan (MIP), the National Planning Framework 2 (NPFP), Scottish Planning Policy (SPP) and advice set out in Planning Advice Note 63 (PAN 63). In addition the economic benefits of securing the existing employment of the current workforce and the provision of additional employment within North Lanarkshire are considered to be of sufficient weight to warrant approval of the application in this instance. 47 PLANNING APPLICATION 11~012~FUL Erection of Clinical Waste Treatment Facility, Incorporating Thermal Traatment Plant Hassockrigg Former Opencast Site, Cunbmaufd Shotts Road, Shotts. 067 1Jw * Representation 48 Proposed Conditions: 1. That the development hereby permitted shall be started within three years of the date of this permission. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That the development hereby permitted shall not start until a Notice of Initiation has been submitted to the satisfaction of the Planning Authority. Reason: To accord with the provislons of the Town and Country Planning (Scotland) Act 1997. 3. That within 4 weeks of completion of all bullding works on site, of the development hereby permitted, a Notice of Completion shall be submitted to the Planning Authority, Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997, to monitor the development, to enable the Planning Authority to retain effective control. 4. That the development hereby permitted shall be carried out strictly In accordance with the approved detalls submitted as part of the application and no change to those details shall be made without prior written approval of the Planning Authority. Reason: To clarify the details on which thls approval of permission Is granted. 5. That no development shall commence on site until a Construction and Environmental Management Plan (CEMP) as outlined in section 9 of the Environmental Statement is submitted and approved by the Planning Authority, in consultation with SEPA. The CEMP shall incorporate detailed pollutlon avoidance and mitigation measures for ail construction elements potentially capable of giving rise to pollution including Issues relating to the construction of the building, impacts on hydrogeology and disposal of contamlnated land. Speciiically the statement shall address the following and the construction of the development shall be carried out in accordance with the agreed details. 0 How contamlnated land will be dealt with; treated and disposed of as necessary 0 Details of how disturbance to groundwater will be minimised, including any de watering proposals Details of the storage of construction fuels, materials, raw materials and by- production 0 Temporary SUDS measures 0 Dust mitigationmethods. Vehlcle maintenance and refuelling 0 Welfare Facilities 0 Cement and Concrete 0 Contingency Plans 0 Inspections Reason: To protect the water environment from any damage arising from the construction and operation of this facility, 6. That before any development commences on site, details of a Site Waste Management Plan as outlined in section 9 of the Environmental Statement shall be submitted to and approved by the Planning Authority in consultation with SEPA and Implemented thereafter in accordance with the approved details during the construction of the development, Reason: To ensure best practice is adopted in dealing with waste during the 49 construction phase of the development in accordance with Scottish Government policy. 7. That PRIOR to any works of any description being commenced on the applicatlon site, unless otherwise agreed in writing with the Planning Authority, full details of the proposed surface water drainage scheme shall be submitted to the said Authority. For the avoidance of doubt the drainage scheme must comply with the principles of Sustainable Urban Drainage Systems (SUDS) in terms of the relevant ClRlA Manual and other advice published by the Scottish Environment Protection Agency (SEPA). Reason: To ensure that the drainage scheme complies with best SUDS practice to protect adjacent watercourses and groundwater, and in the interests of the amenity and wellbeing of existing and future users adjacent to and within the development site respectively. 8. That the SUDS compliant surface water drainage scheme approved in terms of Condition 7 above shall be implemented contemporaneously with the development in so far as is reasonably practical. Following the constructionof the SUDS, a certificate (signed by a Chartered Civil Engineer) shall be submitted to the Planning Authority confirming that the SUDS have been constructed in accordance with the relevant CIRIA Manual and the approved plans. Reason: To safeguard any adjacent watercourses and groundwater from pollution and in the interests of the amenity and wellbeing of existing and future users. 9. That before any works start on site, the applicant must confirm in writing to the Planning Authorii that the foul drainage can be connected to the public sewer in accordance with the requirements of Scottish Water. The surface water must be treated in accordance with the principles of the Sustainable Urban Drainage Systems Design Manual for Scotland and Northern Ireland published by ClRlA in March 2000. Reason: To prevent groundwater or surface water contamination in the interests of environmental and amenity protection. 10. That BEFORE any works of any description start on the application site, unless otherwise agreed in writing with the Planning Authority, a comprehensive Phase I1 site investigation report shall be submitted to and for the approval of the said Authority, The investigation must be carried out in accordance with current best practice advice, such as BS 10175: 'The investigation of Potentially Contaminated Sltes' or CLR 11. The report must include a site specific risk assessment of all relevant pollution linkages and a conceptual site model. Depending on the results of the investigation, a detailed Remediation Strategy may be required. Reason: To establish whether or not site decontamination is required in the Interests of the amenity and wellbeing of future employees and visitors to the waste management facility. 11. That any remediation works identified by the site investigation required in terms of Condition 10, shall be carried out to the satisfaction of the Planning Authority. A certificate (signed by a chartered Environmental Engineer) shall be submitted to the Planning Authority confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy. Reason: To ensure that the site is free of contamination in the interests of the amenity and wellbeing of future employees and visitors to the waste management facility. 50 12. That no audible vehicle movement alarms should be sounded in the open air in connection with night time operations of the premises between 23:OO hours and 07:OO hours. Reaeon: In the interests of residential amenity and to minimise noise disturbance from the site. 13. That prior to the commencement of development on site details of the noise attenuating bunding to be formed within the loading yard area, shall be submitted to and approved in writlng by the Planning Authority. The approved bunds shall thereafter be formed in accordance with the approved details and be in place prior to the importation of waste on site. Reason: In the interests of residential amenity and to minimise noise disturbance from the site. 14 That unless agreed otherwise in writing by the Planning Authority, the finishing materials for the buildings hereby approved shall be as noted in the ES Figure 3.2 (Proposed Building Elevations). Reason: To ensure the provision of appropriate finishing materials in the interests of the visual amenity of the buildings. 15. That BEFORE the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authorii. Reason: To enable the Planning Authority to consider these aspects in detail, 16. That BEFORE the development hereby permitted is operational, all the fences, or walls, as approved under the terms of Condition 15 above, shall be erected.