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Jr280611dma West Town Farm Markham Cross PTE/11/10 Development Management Committee 20 July 2011 County Matter: Waste Disposal Teignbridge District: Proposed Composting of Shredded Green Waste at West Town Farm, Markham Cross, Ide Applicant: Devon Waste Management Application No: DCC/3148/2010 Date Application received by County Council: 17 November 2011 Report of the Head of Planning, Transportation and Environment Please note that the following recommendation is subject to consideration and determination by the Committee before taking effect. Recommendation: It is recommended that subject to the Committee granting planning permission for a green waste shredding facility at Kenbury Wood [Report PTE/11/7] planning permission be granted for this composting site subject to the conditions set out in Appendix II to this Report. 1. Summary 1.1 This Report relates to a planning application for the composting of shredded green waste at West Town Farm, Markham Cross, Ide. 1.2 It is considered that the key material planning considerations in the determination of the application are: impact on the private water supply at Oak Dene; impacts upon the amenities of neighbours; visual impact on the Area of Great Landscape Value; impact on the highway; and, the overall sustainability considerations. 2. The Proposal/Background 2.1 The application site is in an elevated position 1 km to the south of Ide. It is positioned in the north west corner of a large arable field which is bounded by Markham Lane to the north and the road to Ide to the west. The site is located within the AGLV. The nearest dwelling is Oak Dene which lies approximately 365 metres immediately to the south. 2.2 The application is for the composting of green waste, mainly branches and leaves, from recycling centres and kerbside collections. The green waste would be screened and shredded at the Kenbury Wood facility before being transported to the site by tractor and trailer. The composting process on the site involves the formation of the green waste into an open windrow approximately 50 metres long, 9 metres wide and 3 metres high. This would equate to approximately 500 tonnes of green waste. 2.3 The material would be left to compost for up to six months. Temperature and moisture levels within the windrow would be regularly monitored to check when turning is needed and ensure that aerobic conditions are maintained. The windrow would be turned 3 times by a telehandler, each turn taking approximately one day. Once the process is completed, the finished compost would be screened if necessary, using a mobile screener. The finished compost would be used on the West Town farm holding. 2.4 The site would form part of a network of sites composting green waste from Kenbury Wood including two sites at Lower Thornton Farm [subject of Report PTE/11/8 at this Committee], two sites at Pottles Farm [subject of Report PTE/11/9 at this Committee] and a further 13 sites that already have the benefit of planning permission, including one within the same field approximately 800 metres to the south east. 3. Consultations 3.1 Teignbridge District Council – raises no objections. 3.2 Shillingford St George Parish Council – supports the application subject to the waste being pre-shredded. It has some concerns regarding increased traffic in Markham Lane and damage to verges and hedges as a result of traffic associated with the existing site. However, the Parish Council is of the view that as Markham Lane is a little used country lane there is insufficient reason to object to the application. 3.3 Environment Agency – has highlighted the presence of a private domestic water supply in the vicinity of the site and has carried out an assessment of the risks associated with the proposed activity. After considering topography, hydrologeology and attenuation capacity, it concluded that the private borehole would be unlikely to be impacted on in terms of either abstracted water quality or water availability by the proposed composting activities. The Agency also concluded that there would be no additional benefit to the borehole by the provision of hard standing and a sealed drainage system. It confirmed that it had no objection to the proposed scheme and would not support any objection based on risks to controlled waters. 4. Advertisement/Representations 4.1 This application has been advertised by means of a notice on the site, a notice in a locally circulating newspaper and neighbour notification. As a result of these procedures, 2 letters/emails of objection have been received from residents of Oak Dene and Markham Farm. Copies of all letters of representation received will be displayed at the meeting. 4.2 The resident of Oak Dene has raised the following concerns: • The use of Markham lane by large tractors, given that there is an existing composting operation using the same access. • The site to operate on Saturdays leading to impact on the amenity of residents. • There would be an adverse Impact on the adjacent wood from runoff from the site. • The access to the site is via a long un-made up track would lead to mud on the road. • There would be an impact on the well which provides water supply. • The proposed site in an open location, clearly viewed from the Dunchideock Road and the windows on the western elevation of the house leading to an adverse visual impact. • There would be odours arising from the composting activity. • There is a concern that the finished compost would be transported to West Town farm, through the village of Ide. • Concern that the gate at the T junction would be used resulting is conditions of danger to other road users. • Activities at the site would be noisy. 4.3 The residents of Markham Farm situated on Markham Lane have raised concerns regarding the use of the lane. They consider that the delivery vehicles accessing the existing composting site at Barton Farm have caused considerable disruption along the lane which is narrow and has no passing places along its length except at their farm entrance. 5. Planning Policy Considerations 5.1 In considering this application, the Waste Planning Authority is required to have regard to the provisions of the Development Plan. Section 28(6) of the Planning and Compulsory Purchase Act 2004 requires that where regard is to be had to the Development Plan, the determination shall be in accordance with the Development Plan unless material considerations, which can include emerging policies, indicate otherwise. In this case, the relevant Development Plan Policies are summarised in Appendix I to this Report. 6. Comments/Issues . 6.1 It is considered that the key material planning considerations in the determination of the application are: the impact on the private water supply at Oak Dene; impact on the amenity of nearby residents including noise and odour; visual impact; impacts of delivery vehicles on the highway network; and, the overall sustainability considerations. Impact on the private water supply at Oak Dene 6.2 The property Oak Dene is located approximately 365 metres to the south of the site and its resident has raised concerns regarding the possibility that the composting process could contaminate the well, which is the only water supply for the property. As a result of protracted discussions, the Environment Agency (EA) carried out a hydrological risk assessment of the site. It concluded that the private borehole (well) would be unlikely to be impacted on in terms of either abstracted water quality or water availability by the composting activities and that there would be no additional benefit to the borehole by the provision of hard standing and a sealed drainage system. The EA has confirmed that it has no objection to the proposed development and would not support any objection based on risks to controlled waters. In view of the EA’s comments it is considered that the proposal is consistent with Waste Local Plan Policy WPP17 (Water Resources Protection). Visual Impact 6.3 The site is located within the AGLV and can be viewed from the road immediately to the west of the field and also from a side window of the property Oak Dene. However, from experience of other composting sites it is considered that the composting scheme is compatible with other agricultural practices that are carried out in the countryside and would not harm the landscape qualities and features of the AGLV. The windrow would be viewed against an existing hedgerow which would help to assimilate it into its surroundings. In the event of planning permission being granted a planning condition could be imposed limiting the height of the windrow to 3 metres. Impact upon the amenities of neighbours in terms of odour and noise. 6.4 Potentially the composting process could have short periods of impact on neighbours in terms of noise and odour. Noise would be generated whilst vehicles deposit the green waste material and when the green waste is turned and screened. It is considered that noise from these operations is similar to other agricultural practices and that the site is sufficiently distant from properties for noise not to be a nuisance. If planning permission is granted two conditions are recommended to limit the hours that green waste material can be delivered to 0800 to 1800 hours Mondays to Fridays inclusive, and 0800 to 1300 hours on Saturdays and to limit the hours that machinery can be operated to 0800 to 1800 Mondays to Fridays. A further condition is proposed to prevent any shredding on the site. 6.5 The resident of Oak Dene, has raised concerns regarding the potential for pungent odours. Odours may be released from the windrow, particularly if aerobic conditions are not maintained.
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