BRECKLAND COUNCIL - PLANNING COMMITTEE - 30th September 2019

ITEM: RECOMMENDATION: APPROVAL REF NO: 3PL/2018/1306/O CASE OFFICER Fiona Hunter

LOCATION: APPNTYPE: Outline Janbor Industrial Site POLICY: Out Settlemnt Bndry South Pickenham Road ALLOCATION: N North Pickenham CONS AREA: N

APPLICANT: Mr Jan Boruch LB GRADE: N C/O Barley Croft Works Barley Croft End AGENT: Mr Tony Doyle TPO: N Saffron House Lopham Road PROPOSAL: Development of brownfield site including erection of a new building for the screening and drying of wood chips, which have been chipped off site, together with the use of the existing building on site for the storage of equipment and machinery in connection with the proposed site use. Associated hard and soft landscaping and drainage works.

REASON FOR COMMITTEE CONSIDERATION The application is considered to be locally sensitive.

KEY ISSUES Principal of Development Highways and Access Trees and Ecology Landscape and Visual Impact Residential Amenity and Noise

DESCRIPTION OF DEVELOPMENT Outline planning permission with details of access, appearance, layout and scale for the erection of a new building for the screening and drying of wood chips, which have been chipped off site, together with the use of the existing building on site for the storage of equipment and machinery in connection with the proposed site use. Associated hard and soft landscaping and drainage works.

SITE AND LOCATION The site extends to 1.09ha and is disused fat rendering site which falls within use class B2 general industrial. It is understood the site was last used in 1985 and that the site was cleared around 2003. The site may have been used for short period for storage, but there is no verifiable evidence of this.

The site is to the east of South Pickenham Road and is 614m to the south of North Pickenham and 960m to the north of the South Pickenham.

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The site was granted planning permission on 12-07-2002 for "Factory for manufacture of theatrical pyrotechnic effects", reference: 3PL/2002/0691/F, however, is understood was never implemented and has now lapsed.

The site is 143m to the north-west of Houghton Springs CWS, and 185m to the west of the River Wisney. North Pickenham Footpath 5 (PRoW) is located to the east of the site, beyond the river and at the closest point is 320m distant.

EIA REQUIRED Application has been screened and found to not be EIA development.

RELEVANT SITE HISTORY

3PL/2002/0691/F Permission 12-07-02 Factory for manufacture of theatrical pyrotechnic effects

POLICY CONSIDERATIONS The following policies of the adopted Breckland Core Strategy and Development Control Policies and the adopted Site Specific Policies and Proposals Document, including the Proposals Maps, have been taken into consideration in the determination of this application. The provisions of the National Planning Policy Framework and National Planning Policy Guidance have also been taken into account, where appropriate

CP.04 Infrastructure CP.08 Natural Resources CP.09 Pollution and Waste CP.10 Natural Environment CP.11 Protection and Enhancement of the Landscape DC.01 Protection of Amenity DC.07 Employment Development Outside of General Employment Area DC.12 Trees and Landscape DC.13 Flood Risk DC.16 Design DC.19 Parking Provision NPPF National Planning Policy Framework NPPG National Planning Practice Guidance SS1 Spatial Strategy

OBLIGATIONS/CIL Not Applicable.

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CONSULTATIONS

NORTH PICKENHAM P C The Council have a majority of objections to this application. Comments as follows:- The entrance is on a bend, with roads approaching it far too narrow even with lay-bys for traffic to pass. There are no lay-bys proposed on the South Pickenham Road. There is also great concern over the possible biological contamination of the and the surrounding nature area. COUNTY COUNCIL HIGHWAYS The proposed access visibility shows an improvement upon the existing situation. The existing unit was granted permission in 2002 under reference 3PL/2002/0691 and the site is already capable of generating commercial and industrial vehicular traffic including HGVs. Subsequently, no objection is raised subject to conditions. TREE AND COUNTRYSIDE CONSULTANT No objection subject to mitigation planting. ECOLOGICAL AND BIODIVERSITY CONSULTANT No objections subject to conditions. CONTAMINATED LAND OFFICER No objections subject to conditions. SOUTH PICKENHAM P C The Parish Council of South Pickenham believe for the following reasons that this planning application should be refused:

Traffic The entrance to the site is on a corner, opposite a junction, in a 60 mph speed limit, and even if undergrowth is cleared, it is a dangerous manoeuvre for a car let alone a lorry. Deliveries of raw wood and pallets from any direction, entails using single track roads. The access from is especially difficult, with four turns across oncoming traffic, with three of these on tight corners with restricted views of vehicles approaching.

Due to the large number of complaints to South Pickenham Parish Council, and damage to the road surface by the straw lorries already using the Hilborough road, a meeting was held with Rt. Hon Elizabeth Truss MP, and the Power Station owners, to look for a long term solution.

Noise The site is in the quiet Wissey Valley, near the footpath. We are concerned that there does not seem to be any information about possible noise levels in the Planning Application.

Smoke and Pollution We are concerned about the effect of burning woodchips, and water pollution just upstream from a County Wildlife site and the Wissey Valley Environmental area in the West Tofts Battle Area.

Wood Chip Factory site We are concerned that if this application is approved, then future applications will be made to increase lorry numbers.

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In conclusion An industrial enterprise of this nature we feel should be sited preferably along a main development corridor. We therefore object to the Planning Application 3PL/2018/1306/0 on the basis of its traffic dangers, its lack of consideration for the amenity value of the area, and its ecological harm. FLOOD & WATER MANAGEMENT TEAM Falls below threshold for specific comment. HISTORIC ENVIRONMENT SERVICE No objection no recommended conditions. ANGLIAN WATER SERVICE Recommend informative added that their are AW assets in proximity of the site. The foul drainage from this development is in the catchment of Watton Water Recycling Centre which currently does not have capacity to treat the flows the development site. Anglian Water are obligated to accept the foul flows from the development with the benefit of planning consent and would therefore take the necessary steps to ensure that there is sufficient treatment capacity should the Planning Authority grant planning permission. A foul drainage condition should be applied to any planning permission.

Development will lead to an unacceptable risk of flooding downstream. Anglian Water will need to plan effectively for the proposed development, if permission is granted. We will need to work with the applicant to ensure any infrastructure improvements are delivered in line with the development. ENVIRONMENT AGENCY Do not object subject to conditions. NATURAL No objection. NORFOLK WILDLIFE TRUST Objects to the application due to impact on County Wildlife Site, Houghton Springs.

ECONOMIC DEVELOPMENT No Comments Received

REPRESENTATIONS 13 letters of objection have been received, which are summarised below:

- Local roads already being degraded quickly by volume of heavy goods vesicles associated with the airfield - The road at the site access is a bend with poor visibility and would be dangerous - Consideration should be given to changing speed limits near the site for safety reasons - Will negatively affect the local environment which is peaceful and amenity of residents which will face increase HGV movement going past their properties - Local roads not suitable for HGVs - Residents use this road for walking and further HGVs will make this even more dangerous - Production of smoke would cause residential disturbance - Negative Impact to Wildlife and River and nearby PRoW - Has noise been addressed - Pollution and disturbance from burning on site

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- Will the recommendation in the noise report be accurately carried out/ controlled. - Will noise be monitored

ASSESSMENT NOTES 1.0 Principle of Development

1.1 The land was last used in 1985 as a animal fat rendering site and in the intervening time has been unused bar a short period where it may have been used for storage. The land has therefore been effectively unused and vacant for circa 33 years. The supporting documentation advises the site was cleared in 2003 to facilitate the implementation of the planning permission for the manufacture of theatrical pyrotechnic effects (fireworks), however, this use never started. A grey building in connection with the fire works manufacturing planning permission was erected and still exists on the site. The officer was not able to find details of approval of pre-commencement conditions attached to planning permission 3PL/2002/0691/F and therefore, the permission has likely lapsed and can no longer be implemented. The site's use, whilst unusual, may have been abandoned. The presence of the existing building is likely to now be lawful due to no enforcement action in the last 10 years.

1.2 Paragraph 84 of the NPPF advises that the use of previously development land should be encouraged where suitable opportunities exist. Policy CP 8 sets out that previously development lands re-use should maximised to avoid the loss of natural resources and that development will be supported where it protects against the non-essential loss of natural resources in the district such as agricultural land.

1.3 Policy DC 7 sets out that employment uses such as this B2 Use should only be permitted outside of General Employment Areas where certain criteria are met. The application details that the applicant has a contract to supply wood chips to Biomass Plant which is 15.2 miles away and some of the source materials comes from Norfolk. The development is considered connected to forestry and is in relatively close proximity to its end use location. The principle of development is therefore considered compliant with Policy DC 7, together with Policy CP 8 and paragraph 84 of the NPPF.

2.0 Highways and Access

2.1 NCC Highways have not objected to the application subject to conditions. In coming to this recommendation they have noted that the site has an existing lawful building and historic use. Furthermore, they noted that the proposed development includes works to the visibility splays which would create a significant improvement in comparison to existing (from 2.4m x 45m northwards to 2.4m x 170m). In addition, the proposal includes provision for 3 off-site passing places to facilitate the development.

2.2 The Parish Council's and local residents have objected to the application due to increased vehicle movements with particular regard to larger vehicles such as HGVs. However, it is not considered that the increase in traffic would have a severe impact on the local road network, or that the proposed access visibility would create a dangerous access and egress situation. In these circumstances, paragraph 109 of the NPPF advises applications should not be refused on highways grounds.

2.3 To reduce impact to local residents, a proposed traffic routing plan is proposed through Watton Road via Hilborough Road and Factory Lane. A further requirement is recommended to be imposed by condition which prevents the site operating at night times, Saturday afternoons or Sundays. The development is therefore considered to comply with Policy CP 4 and paragraphs108 and 109 of the NPPF 2019.

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3.0 Trees and Ecology

3.1 To improve the site access visibility, it is proposed to remove 17 trees. The tree officer has not objected to the tree loss subject to mitigation planting such as mixed hedge. A condition on this basis is therefore recommended. The officers site visit found these trees to be removed are relatively young small trees likely to be category C.

3.2 The Ecology Officer subject to conditions and Natural England have not objected to the application. Norfolk Wildlife Trust have objected raising potential impact to CWS Houghton Springs:

"The proposal lies on high ground near the CWS, with a natural drainage route towards the spring, which is an important and sensitive wetland habitat on a tributary of the River Wissey. It is apparent from the application that the site has had a long history of industrial use with multiple known contamination sources on site. There remains the potential for known or unknown contaminants to be mobilised during site construction or operation, which could then reach and pollute the CWS. We are concerned that the application as presented does not appear to have fully evaluated the contamination on site and provided detailed information on the proposed mitigation to prevent any accidental releases reaching the wider environment, in particular the nearby CWS."

3.3 Whilst their concern is noted, both the council's ecologist and Natural England are satisfied, and further contamination testing and remediation will be undertaken pre-commencement. The consultees do not concur the construction works may lead to re-mobilation to the determent of the CWS. Furthermore, NWT do no provide specific details of their contamination concern and therefore it would not be possible to recommend refusal on this basis.

3.4 A number of local residents raise environmental concerns in respect of wood burning on site. The application only includes a small element of burning to heat the office building. No objection has been raised from any statutory consultees or Environmental Health to this proposed heating arrangement.

3.5 Based on the foregoing, the development complies with Policies CP 9 and CP 10 and paragraph 170(a) and 175 of the NPPF 2019.

Habitats Regulation Screening

3.6 The Stone Curlew Buffer is located 720m to the south west of the application, with a Special Protection Area (UK9009201) 1566m to the west. The qualifying features for this SPA is Stone Curlews (A133), Nightjar (A224) and Woodlark (A246). The objectives for the SPA are to:

"Ensure that the integrity of the site is maintained or restored as appropriate, and ensure that the site contributes to achieving the aims of the Wild Birds Directive, by maintaining or restoring;

- The extent and distribution of the habitats of the qualifying features - The structure and function of the habitats of the qualifying features - The supporting processes on which the habitats of the qualifying features rely - The population of each of the qualifying features, and, - The distribution of the qualifying features within the site."

3.7 Natural England advised that in their professional assessment that they did not find that the development is likely to have a significant effect on the SPA. This conclusion is agreed with and it is noted the application is a brownfield site separated from the SPA by three roads.

COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 30th September 2019

4.0 Landscape and Visual Impact

4.1 The site is in a poor state of repair generally and does not provide a positive visual contribution to the countryside. The site would be tidied up as part of the proposal, and the lost trees could be replaced with other suitable planting, to be secured via a suitably worded condition.

4.2 Permission is sought for a new 20m width x 30m length x 6m eaves, corrugated metal, pitched roof building. The new building will be visible from South Pickenham Road, however, only at close view points and will be seen in the context of the existing grey building which is set further forwards. The top part of the building may also be visible from the PRoW to the east, however, due to site levels, existing screening, distance and existing buildings the harm is considered minor in nature.

4.3 The impact on countryside and landscape is therefore considered acceptable in relation to Policy CP 11 and 170(b) of the NPPF 2019.

5.0 Residential Amenity and Noise

5.1 During the course of the application, the proposal was changed to exclude the on-site chipping of wood and instead the sites primary use will be for the drying of woodchips which have been processed/ chipped off site. This has decreased the noise associated with the proposal and resulted in Environmental Health not objecting to the application subject to following requirements (see conditions for full wording):

- Restriction of maximum noise levels at the boundary to 37dB1hour and the rating level should not exceed 6dB above the background level. - Restriction of sites use in the evening/ nightime, and Saturdays, Sundays and Bank Holidays - Emissions from the combustion processes in normal operation shall be free from visible smoke. - All vehicles operating on site should be fitted with low frequency, white noise or visual reversing alarms - Erection of a 6m noise barrier as detailed in Section 5.0 of the Noise Impact Assessment

5.2 Subject to the above being reflected in the decision notice conditions, the noise impact to the nearest neighbours is considered to be within acceptable parameters and meets the requirements of Policies DC 1 and CP 9.

6.0 Conclusion/ Planning Balance

6.1 The principal of the development is considered acceptable in accordance with Policy DC 7, together with Policy CP 8 and paragraph 84 of the NPPF. Technical matters including ecology, drainage, highways, access, contamination and noise has found to be acceptable subject to conditions. The application is therefore recommended for approval subject to conditions.

RECOMMENDATION Approval subject to conditions.

CONDITIONS 1 Outline Time Limit (3 years) Application for Approval of Reserved Matters must be made not later than the expiration of

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THREE YEARS beginning with the date of this permission, and the development must be begun within TWO YEARS of the FINAL APPROVAL OF THE RESERVED MATTERS or, in the case of approval at different dates, the FINAL APPROVAL OF THE LAST SUCH MATTER to be approved.

Reason for condition:- As required by section 92 of the Town & Country Planning Act 1990. 2 Standard Outline Condition No development whatsoever shall take place until the plans and descriptions giving details of the reserved matters referred to above have been submitted to and approved by the Local Planning Authority and these plans and descriptions shall provide details of the hard and soft landscaping of the development.

The landscaping details will include proposals to tidy up the site and replacement planting for the trees to be removed to facilitate the improved access visibility.

The landscaping and tree planting shall be carried out in accordance with the scheme as approved during the planting season of the November/March immediately following the commencement of the development, or within such longer period as may be agreed in writing, with the Local Planning Authority, and in accordance with the Council's leaflet "Tree pack" (Landscaping advice for applicants).

Any trees or plants which within a period of 5 (five) years from the completion of the landscaping scheme die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with others of the same size and species unless the Local Planning Authority gives written consent to any variation.

Reason for condition:- The details are not included in the current submission and having regards to Policies CP 11 and DC12 Adopted Core Strategy and Development Control Policies Development Plan Document 2009. 3 In accordance with submitted plans NEW 2017 The development must be carried out in strict accordance with the application form, and approved documents and drawings as set out in the table at the end of this notice.

Reason for condition:- To ensure the satisfactory development of the site. 4 Surface Water Prior to commencement of development a scheme for surface water disposal shall be submitted to and approved in writing by the Local Planning Authority. Infiltration systems shall only be used where it can be demonstrated that they will not pose a risk to groundwater quality. The development shall be carried out in accordance with the approval details.. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme.

No drainage systems for the infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that

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there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approved details.

Reason for condition:- Details are required prior to works above ground level to prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site for the lifetime of the development and to protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework 2019 paragraphs 163,165 and 170 and Environment Agency Groundwater Protection: Principles and Practice, together with Policy DC13 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009. 5 Foul Water No development above the laying of foundations shall take place until precise details of the means of foul water disposal shall be submitted to and approved in writing by the Local Planning Authority. The approved disposal system will be made available before first use of the site.

Reason for condition:- This condition is imposed in accordance with Policies DC 1 and DC 13 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009. 6 HGV Parking and Turning With the first reversed matters application(s) a scheme for HGV parking and turning, to enable re-enter onto the highway in forward gear, shall be submitted to the Local Planning Authority. This area shall be set out, levelled, surfaced and drained prior to first use of the development hereby permitted, and shall thereafter be retained for that specific use.

Reason for condition:- To ensure the permanent availability of the parking/manoeuvring areas, in the interests of satisfactory development and highway safety having regards to Policy CP 4 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009 and paragraph 108 of the National Planning Policy Framework 2019. 7 HGV Management Plan Routing Prior to first use of the site hereby approved, a HGV Management Plan and Signage Scheme shall be submitted to and approved in writing the Local Planning Authority, and will include the following details:

· Monitoring of the approved arrangements during the life of the site. · Ensuring that all drivers of vehicles under the control of the Applicant are made aware of the approved arrangements. · The disciplinary steps that will be exercised in the event of a default. · Appropriate signage advising drivers of the vehicle routes agreed with the Local Highway Authority. · Wheel cleaning facilities and their use/retention.

The approved HGV Management Plan and Signage Scheme shall be fully implemented prior to first use of the development hereby approved and retained in perpetuity.

Reason for condition:-

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In the interests of maintaining highway efficiency and safety having regards to Policy CP 4 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009 and paragraph 108 of the National Planning Policy Framework 2019. 8 Visibility Splays Prior to the commencement of the use of the development hereby permitted visibility splays measuring 2.4 metres x 170 metres shall be provided to the northern side of the access where it meets the highway. The splay shall thereafter be maintained at all times free from any obstruction exceeding 1.05 metres above the level of the adjacent highway carriageway.

Reason for condition:- In the interests of highway safety having regards to Policy CP 4 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009 and paragraph 108 of the National Planning Policy Framework 2019. 9 off-site highway improvement Notwithstanding the details indicated on the submitted drawings no works above the laying of foundations shall take place, unless otherwise first agreed in writing with the Local Planning Authority, unless or until detailed drawings for the off-site highway improvement works as indicated on Drawing No.LN-JO1-18-0011_2_P have been submitted to and approved in writing by the Local Planning Authority.

Prior to the first use of the development hereby permitted the approved off-site highway improvement works shall be completed in full.

Reason for condition:- To ensure that the highway improvement works are designed to an appropriate standard in the interest of highway safety and to protect the environment of the local highway corridor having regards to Policy CP 4 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009 and paragraph 108 of the National Planning Policy Framework 2019. 10 Ecological Management Plan (or Habitat Management Plan) An ecological management plan (EMP) shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of development. The content of the EMP shall include the following.

a) Description and evaluation of features to be managed, b) Ecological constraints on site that might influence management c) Aims and objectives of management d) Appropriate management options for achieving aims and objectives including mitigation detailed in the Preliminary Ecological Appraisal (Practical Ecology Ltd.; January 2017) and PEA addendum Report (Practical Ecology; August 2019) submitted with the application namely that for: · great crested newts including an update eDNA test · reptiles · improve pond habitat · No. of bat boxes · No. of nest boxes for birds · management of trees

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· hedgehogs e) Prescriptions for management actions f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period) g) Details of the body or organisation responsible for implementation of the plan h) On-going monitoring and remedial measures

The EMP shall also include details of the legal and funding mechanisms by which the long- term implementation of the plan will be secured by the developer. The plan shall also set out (where the results of monitoring show that conservation aims and objectives of the EMP are not being met) how remedial action will be identified, agreed and implemented so the development still delivers the fully function biodiversity objectives of the originally approved scheme.

The development shall accord completely with the approved EMP.

Reason for condition:- Details are required prior to commencement for the protection of local wildlife and near to the site having regard to Policy CP 10 of the Breckland Core Strategy and Development Control Policies Development Plan Document 2009. 11 Contaminated Land - Desk Study/Site Investigation Unless otherwise first agreed in writing with the Local Planning Authority, prior to the commencement of the development, the following details shall be submitted to and approved in writing by the Local Planning Authority:

A. Desk Study A desk study and risk assessment to determine the risk of any contamination on the site, whether or not it originates on the site. The desk study and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The report of the findings must include an assessment of the potential risks to human health, property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, adjoining land, groundwaters and surface waters, ecological systems, archaeological sites and ancient monuments.

B. Site Investigation A site investigation and risk assessment to determine the nature and extent of any contamination on the site, whether or not it originates on the site. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The report of the findings must include (i) the same details as in part A above (ii) a survey of the extent, scale and nature of contamination and (iii) an appraisal of remedial options, and proposal of the preferred option(s).

C. Remediation Scheme A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site

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management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

D Implementation of Approved Remediation Scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be submitted to and approved in writing by the Local Planning Authority.

The above must be undertaken in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'.

Reason for condition:- The details are required prior to the commencement of the development to ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors from the outset of the development in accordance with Policy CP 9 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009 and paragraph 170 of the National Planning Policy Framework 2019.

INFORMATIVE:- Land contamination risk assessment is a step-by-step process. During the course of the risk assessment process set out in the above condition, it may become clear that no further work is necessary to address land contamination risks. Where this is the case the condition may be discharged by the Council without all the steps specified being completed. In all cases written confirmation should be obtained from the Council confirming that the requirements of the condition have been met. 12 EA Condition 1 No development approved by this planning permission shall take place until a remediation strategy that includes the following components 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 (PRA) including a Conceptual Site Model (CSM) of the site indicating potential sources, pathways and receptors, including those off site.

2. The results of a site investigation based on (1) and a detailed risk assessment, including a revised CSM.

3. Based on the risk assessment in (2) an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged

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to be complete and arrangements for contingency actions. The plan shall also detail a long term monitoring and maintenance plan as necessary.

4. No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the remediation strategy in (3). The long term monitoring and maintenance plan in (3) shall be updated and be implemented as approved.

Reason for condition:- Details are required prior to commencement to protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements which can be found here: https://www.gov.uk/government/publications/groundwater-protection-positionstatements; together with Policy CP 9 f the Adopted Core Strategy and Development Control Policies Development Plan Document 2009. 13 EA Condition 2 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 a remediation strategy detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved.

Reason for condition:- To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements which can be found here: https://www.gov.uk/government/publications/groundwater-protection-positionstatements; together with Policy CP 9 f the Adopted Core Strategy and Development Control Policies Development Plan Document 2009. 14 Noise Limit The development hereby permitted shall not generate a noise level greater than that within the BS4142 assessment levels detailed in the approved Noise Impact Assessment June 2019. The specific noise level at the boundary of the nearest residential property should not exceed 37dB1hour and the rating level should not exceed 6dB above the background level. All measurements to be taken using the methodology of BS4142: 2014. All measurements to be taken with a sound level meter of IEC 651 Type 1, or BS EN 61672 Class 1, standard (or the equivalent relevant UK adopted standard in force at the time of the measurements) set to measure using a fast time weighted response. This should be calibrated in accordance with the procedure specified in BS 4142: 2014 (or the equivalent relevant UK adopted standard in force at the time of the measurements).

Reason for condition:- In the interest of the amenities of nearby residents in accordance with Policy DC 1 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009.

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15 Hours of Operation No machinery shall be operated, no processes carried out, including the operation of aeration fans or fixed plant and no deliveries taken at or despatched from the site outside the hours of:

- 07:30 18:00 Monday to Friday, - 08:00 12:00 Saturday - nor at any time on Sundays, Bank Holidays or Public Holidays.

Reason for condition:- In the interest of the amenities of nearby residents in accordance with Policy DC 1 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009. 16 Emissions from the combustion processes Emissions from the combustion processes in normal operation shall be free from visible smoke. During start up and shut down the emissions shall not exceed the equivalent of Ringelmann Shade 1 as described in British Standard BS 2742: 2009. All other releases to air, other than condensed water vapour, shall be free from persistent visible emissions and free from droplets.

Reason for condition:- In the interest of the amenity of nearby residents and to prevent pollution, having regard to Policies CP 9 and DC 1 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009. 17 Reversing alarms All vehicles operating on site should be fitted with low frequency, white noise or visual reversing alarms.

Reason for condition:- In the interest of the amenity of nearby residents having regards to Policy DC 1 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009. 18 Full details of external lighting Prior to the first occupation of the development hereby permitted details of the external lighting to the site shall be first agreed in writing with the Local Planning Authority, and only lighting so agreed shall be installed on the site. Such lighting shall be kept to a minimum for the purposes of security and site safety, and shall prevent upward and outward light radiation.

Reason for condition:- In the interests of amenity and protection of off-site habitats having regards to Policies DC 1 and CP 10 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009. 19 Highways INF3 It is an OFFENCE to carry out any works within the Public Highway, which includes a Public Right of Way, without the permission of the Highway Authority. This development involves work to the public highway that can only be undertaken within the scope of a Legal

COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 30th September 2019

Agreement between the Applicant and the County Council. Please note that it is the Applicant's responsibility to ensure that, in addition to planning permission, any necessary Agreements under the Highways Act 1980 are also obtained . Advice on this matter can be obtained from the County Council's Highways Development Management Group based at County Hall in Norwich. Please contact Kay Gordon 01362 656211.Public Utility apparatus may be affected by this proposal. Contact the appropriate utility service to reach agreement on any necessary alterations, which have to be carried out at the expense of the developer.

If required, street furniture will need to be repositioned at the Applicants own expense. Public Utility apparatus may be affected by this proposal. Contact the appropriate utility service to reach agreement on any necessary alterations, which have to be carried out at the expense of the developer.

COMREPORT (ODB-Ocella One Click Agenda/Officer report)