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Mineral Application, Ardingly Depot, Ardingly

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Mineral Application, Ardingly Depot, Ardingly Planning Committee Agenda Item No. 4 (a) 28 September 2010 Minerals Application (County Development) Erection of replacement asphalt plant and demolition of existing plant and erection of works offices and weighbridge at Ardingly Depot, College Road, Ardingly, nr Haywards Heath, West Sussex Application No: WSCC/070/10/AR Report by Divisional Manager (County Development) Local Member: Bill Acraman District: Mid Sussex Executive Summary Hanson QPE Ltd propose the erection of replacement asphalt plant, demolition of existing plant, and erection of works offices and weighbridge at Ardingly Depot, Ardingly, nr Haywards Heath. This report provides a generalised description of the site and the proposal and sets out the planning history, and policy context within which it should be considered. Ardingly Parish Council has objected on the grounds of surface water drainage, lighting, noise, hours of work, impact on Bluebell Railway, air quality, visual impacts, increase in HGVs, highway capacity, and pedestrian safety. A total of 52 representations (one in support) and one petition in objection (containing 241 names) were received. Consideration of Key Issues The main material planning considerations are whether the proposal: • meets an identified need; • is acceptable in terms of visual amenity; • is satisfactory in terms of highway capacity and road safety; • has an acceptable impact on neighbouring amenity; • has an acceptable environmental impact; and • would prejudice the reinstatement of the Horsted Keynes-Haywards Heath railway line. Identified Need The proposal is for replacement infrastructure within an existing safeguarded railhead site. This accords with the policies in the Minerals Local Plan and will ensure the continued viability of a rail depot that makes an important contribution to the importation of crushed rock into the county and serves West Sussex and neighbouring counties. The proposal would also enable the recycling of asphalt which would help to reduce the need for raw materials. Visual Amenity The existing industrial activity has become an established presence in the area. Although the proposed development will potentially have a greater impact on the AONB (due to the increased height of the plant), the impacts can be mitigated to some extent through the siting of the plant further to the west and through new planting on the southern boundary of the site and the highway hedgerow on the approach to the site from the south. Highway Capacity and Road Safety In conclusion, despite the numerous representations relating to traffic and parking, the Highway Authority has confirmed that the highway network has adequate capacity for the traffic presently generated by the Ardingly Depot. Mid Sussex District Council is satisfied that the development would accord with Policy AR1, and does not object, subject to imposition of a condition requiring HGV movements not to exceed present numbers. The proposal is considered satisfactory with regard to highway capacity and road safety. Neighbouring Amenity Residential properties in the area experience a degree of adverse impacts as a result of the operations at the Depot site. The proposed changes at the Depot present the opportunity to reduce noise and air quality impacts through the use of modern plant and through the imposition of appropriate planning conditions. Environmental Impact The proposal would result in new planting to screen the development. Conditions can be imposed to control any adverse impacts on the environment. The proposed plant would enable the recycling of asphalt which introduces sustainability benefits to the current operations. Reinstatement of the Horsted Keynes-Hayward Heath RailwayLine The proposal complies with Policy AR2 of the Local Plan as the development, by virtue of its siting and ability to be relocated, does not prejudice the possible reinstatement of the railway link to the north of the site. Conclusion The proposal complies with the relevant development plan policies. The proposed development relates to an existing asphalt and crushed stone Depot, which is safeguarded by the Minerals Local Plan, and which fulfils a local need for the provision of asphalt. The development would replace plant that has existed on the site since 1962, and which has become an established feature with the High Weald AONB. The current visual impact is limited beyond the existing boundaries of the site and although the new plant will be taller, the relocation of the plant within the site and provision of additional screening would mitigate adverse impacts on the wider area. The proposal would not generate increased HGV movements and the Highway Authority has raised no objection to the proposal in terms of highway capacity and road safety. The development provides an opportunity to reduce residential amenity impacts in the area through the use of modern plant and the imposition of appropriate planning conditions. Recommendation That planning permission be granted subject to the conditions and informatives set out in Appendix 1 of this report. 1. Introduction 1.1 This report concerns a proposal by Hanson QPE Ltd for the erection of replacement asphalt plant and demolition of existing plant and erection of works offices and weighbridge at Ardingly Depot, Ardingly, nr Haywards Heath. 2. Site Description 2.1 The 0.75ha application site is located within Ardingly Rail Depot. The site is accessed off College Road approximately 1.6km south of Ardingly Village and 1.6km north of Lindfield (Appendix 2 - Location Plan). 2.2 The site lies within an existing minerals railhead, safeguarded under Policy 37 of the West Sussex Minerals Local Plan 2003, which is used for the importation of crushed stone and bitumen for the production of asphalt. It is accessed off both College Road and a rail extension off the main north-south railway link which passes through Mid Sussex. 2.3 The wider site area controlled by the applicant extends north to include a disused railway line and east, under College Road, to include a further area of disused railway line. The disused railway route, within the control of the applicant, is safeguarded by Policy AR2 of the Mid Sussex Local Plan 2001 for potential reinstatement as a railway link between Horsted Keynes and Haywards Heath. 2.4 The railhead is located in the south-eastern area of High Weald AONB within West Sussex. The immediate surroundings are characterised by attractive rural countryside, agricultural activities, and a small pocket of residential dwellings and farm houses. 2.5 The site is located outside the flood risk area of the River Ouse which is approximately 70m from the site and flows from north to south. 3. Planning History 3.1 F/61/800: Outline planning permission for tarmacadam plant granted permission in 1961. 3.2 F/61/800/1: Installation of a tarmacadam and asphalt coating plant detailed permission granted in 1962. 3.3 F/66/436: Installation of weighbridge and office permitted in 1966. 4. The Proposal Existing Plant 4.1 The subject site has been used as an asphalt batching plant since the original permissions in 1961 and 1962. The existing plant, painted yellow, is approximately 18m at its highest point and is industrial in appearance (see Appendix 3 – Existing Plant). The site benefits from mature deciduous trees providing screening on its southern boundary which soften the visual impact of the proposal for most of the year. Replacement Plant 4.2 The proposal involves the erection of a new asphalt treatment plant approximately 35m to the south east of the existing asphalt plant (Appendix 4 - Site Plan). Once the proposed plant is erected, the existing plant will be dismantled and removed from the site. 4.3 The proposed plant, to be painted in a colour scheme approved by the County Planning Authority, would be larger than the current structure. It would be arranged in a linear fashion to run parallel with the southern boundary of the site and would comprise: • an exhaust stack, a 28m high flue; • mixer house, a 23m x 9.4m solid mass; and • mixed material storage system, a large enclosed mass which is 17m at its tallest point. 4.4 The more modern specification of plant would enable the introduction of the recycling of the asphalt from the highway surface planings currently imported into the Depot. The recovered asphalt can then be used for recycled asphalt pavement (RAP). At present, all the material (including the asphalt) is recycled and used as the sub-base for construction proposals. 4.5 Overall, the proposal would: • enable an increase in capacity for the storage of batched asphalt with six storage hoppers making up the ‘mixed storage’ system; • provide parking for six Heavy Goods Vehicles (HGV); • involve rearranging the circulation area to enable more efficient site operations; and • maintain the existing operating hours at the site, Monday – Friday 0600 to 1600, Saturday 0600 to 1300, and not at all on Sundays, Bank or Public Holidays unless as ‘Occasional Out of Hours Operations’. The latter to be restricted to the preparation and despatch of asphalt in compliance with specified criteria. (See condition 21). Works Offices and Weighbridge 4.6 The new works office, mess room, and associated office space would comprise a two-storey modular structure with associated access and circulation. The existing weighbridge would be removed and replaced by two weighbridges to weigh HGVs as they enter and leave the site. Highway Movements 4.7 To establish the existing traffic generated by the site, information was submitted by the applicant accounting for the past two and a half years of HGV movements. The information established in; 2008- 9,326 vehicles entered and left the site; 2009- 9960 vehicles entered and left the site and over the past 6 months in 2010- 4848 HGVs have entered and left the site. 5. Policy 5.1 Planning applications must be determined in accordance with the statutory ‘development plan’ unless material considerations (including national policy) indicate otherwise.
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