Sedgefield District

Home , Croxdale and Hett

Sedgefield District: Proposed change of use of existing building and curtilage at Green Lane Industrial Estate, Spennymoor, to a waste transfer facility for recovery and recycling of waste materials, for Foreman Recycling Limited

Background

1 In July 2002 the Planning Committee granted planning permission for the use of an existing industrial building for recycling and waste transfer, formerly part of the Electrolux factory complex on the Merrington Lane Industrial Estate. The operator has identified that a larger building is now required to handle increased volumes of recyclable waste, contributing to meeting Government targets and providing a service to the commercial and industrial sector. The applicant intends to relocate the business, vacating the previously permitted premises.

2 The current application area comprises the former Black and Decker building and immediate surroundings on the north side of the Green Lane Industrial Estate, altogether approximately 3.75 ha. The building floorspace is approximately 21,000 m 2 and the external area, mostly tarmac, 16,000 m 2.

The proposal

3 The proposal is for the change of use of the existing factory to a waste transfer facility for recovery for re-use of waste materials; involving the sorting, bulking and onward movement of recyclable and non-recyclable material.

4 The proposed facility would accept mixed and sorted dry, potentially recyclable waste that would otherwise go to landfill. Non-recyclable waste would be separated then go to landfill. The types of material to be accepted at the site are cardboard, paper, plastic, polythene, glass, cans, metals, textiles, wood and pallets, and domestic appliances (for dismantling), with storage of fridges and freezers. Should planning permission be granted then the waste types would be controlled through planning condition and a Waste Management Licence. It is intended to provide for the collection of televisions, computers and other electrical equipment under the Waste Electronic and Electrical Equipment Directive (WEEE) when it comes into force in 2005.

5 Waste equipment and materials brought to the site would be sourced from local authorities and local firms (commercial and industrial), mostly from within County Durham, but also from Teesside, North Yorkshire and Northumberland. Waste accepted from outside County Durham (e.g. cardboard) is always pre-sorted.

6 Incoming sorted and unsorted material would be deposited in designated areas inside the existing building which is divided into three areas: production sorting area, WEEE sort area, and a storage/warehousing

area. Unsorted materials would be separated and bulked by both manual and mechanical means, according to type. The sorted wastes would be despatched in bulk as required. Pre-sorted waste would be bailed and despatched to reprocessors. Given the distribution of waste re-processing facilities, much of the waste handled at Spennymoor must be transported out of the region after sorting. Any waste which cannot be recycled would be bulked and taken as required to a local licensed landfill for disposal.

7 It is estimated that 40 to 45 tonnes of waste per hour could be processed at the facility at an annual throughput of 150,000 tonnes, though the potential capacity of the site is 250,000 tonnes. Until the WEEE Directive comes into force the only waste electrical equipment brought to the site would be fridges and freezers (approximately 20 per day). Following the introduction of the Directive it is estimated that 10,000 tonnes per year of WEEE would be processed. Fridges, freezers, televisions and computers would be stored for bulking into a lorry load. Sorted waste is to be sent out to reprocessors each day for recycling. Small quantities of sorted, non-recycable and non-sorted may be stored within the building for more than one day. A weighbridge and diesel tanks would be externally located but no unloading, sorting, bulking or storage would take place outside the existing building. A waste management licence, being considered by the Environment Agency, is required to operate the facility.

8 Operations would not take place outside the hours 07:00 and 18:30 Monday to Friday and 07:00 and 15:30 on Saturdays. Working overnight or on Sundays and Public Holidays is not proposed. The applicant currently employs 50 full time staff at the existing Merrington Lane site, who would relocate with the service. It is anticipated that a further 20 jobs would be created in the first twelve months of the opening of the new facility and a further 40 are anticipated by 2007/8.

Planning policies

9 Relevant policies to this proposal are contained in the adopted County Durham Structure Plan (March 1999) [CSP], the County Durham Waste Local Plan: Revised Deposit Draft, as modified (September 2004) [WLP] and the Sedgefield Borough Local Plan (October 1996) [SBLP]. The CSP contains waste policies reflecting current Government policy and sets the strategic planning framework for the more detailed WLP. CSP Policy 83 adopts the waste hierarchy, which encourages schemes for waste reduction, re-use and recovery of waste as a resource, before consideration is given to disposal as landfill. CSP Policy 84 provides guidance on the provision of facilities for waste treatment and disposal and their environmental impact. The relevant policies are appended to this report.

10 National waste management policy is set out in the “National Waste Strategy 2000” issued in May 2000, and in Planning Policy Guidance

Note 10: Planning and Waste Management (PPG10), which introduce the concept of a waste hierarchy. This approach is reflected in the WLP, principally through Policies W1 to W4 and Chapters 8, 9 and 10. In the light of the Inspector’s Report on the County Durham Waste Local Plan the County Council placed proposed modifications on deposit for a statutory six-week period commencing on 13 September 2004. The Inspector accepted nearly all of the Council’s proposed waste policies, and proposed modifications are of no relevance to the assessment of the present proposal. Moreover, the Municipal Waste Management Strategy for County Durham acknowledges the role of waste transfer stations and materials recovery facilities and recognises that there is a need for new and improved facilities.

11 The overall aim of sustainable development is fundamental to the WLP, which seeks, amongst its other aims, to find the best, most practicable, and environmentally friendly ways to manage waste. Policy W1 of the WLP reflects the principles of sustainable waste management, the Best Practicable Environmental Option, the Proximity Principle and Regional Self Sufficiency, aiming to target appropriate facilities to the best locations and reduce unnecessary transportation of waste. The proposed Green Lane facility would be a considerable asset for the industry, and result in greater recycling of waste (including household waste), satisfying WLP Policy W1. Given landfill diversion targets and the need to segregate and recycle more waste, there is an undoubted benefit from the development of any new facility to recycle and recover waste, and the present proposal satisfies Policy W2.

Planning considerations

Location

12 Green Lane Industrial Estate is allocated as a prestige business area in the SBLP (Policy IB2), reflected also in the CSP and the WLP. SBLP Policy IB5 lists the uses normally acceptable in prestige business areas. These uses do not normally include waste facilities. Nevertheless Policy IB5 notes that uses other than industrial will be determined taking account of the purpose of prestige business areas set out under Policy IB1, which states that proposals that assist the regeneration of existing industry and business areas will be encouraged.

13 Paragraphs 9.2 to 9.8 in Chapter 9 of the WLP provide advice on the location of waste recovery facilities. Ideally, preference should be given to general and local industrial estates before prestige industrial estates, but only where the proximity principle would not be compromised and there would be no greater impact upon the environment. Table 9.1 lists the sites that are deemed not to be appropriate for waste management developments, including Green Lane Industrial Estate.

14 The WLP recognises that a waste transfer station allows waste to be stored temporarily prior to transportation in bulk to recycling,

reprocessing, treatment or disposal facilities. Furthermore, transfer stations usually require industrial-style buildings and storage areas of a sufficient size to accommodate a large tipping hall to deposit and load materials. In terms of Materials Recovery Facilities (MRF), the WLP recognises that such facilities usually receive pre-sorted waste which is then further separated into recyclable materials. A MRF may also store bulked up materials awaiting re-processing. Reuseable materials are sorted and transferred onwards for re-processing into new products, with non-recoverable materials transferred to final disposal. Policy W32 identifies criteria for suitable locations for waste transfer facilities and MRFs. The Green Lane location would meet the requirements of Policy W32 in terms of location in that it is previously developed land in a convenient and sustainable location.

15 At Green Lane the proposed waste sorting, storage and transfer operations would take place entirely within an existing industrial building, assisting in controlling any impact on neighbouring users and the environment. CSP Policy 84 seeks to ensure that proposals do not detract significantly from the environment, either on their own or cumulatively with other facilities and activities that may or may not be currently taking place in the vicinity. The principle of accommodating waste management facilities in sustainable buildings is set out in WLP Policy W31A. The present proposal satisfies these planning policies.

Residential and business amenity

16 The proposed operations would take place within an existing industrial building at the northern side of the existing Green Lane industrial estate. Access to the site is through the Estate from the A688. The building is approximately 90m from the nearest isolated dwelling (Mount Huley Farm) from which it is separated by the A167. There are residential properties on Green Lane near the entrance to the industrial estate some 755m distant from the proposed operations.

17 Another business (packaging) is attached to the same building (shown on the attached plan). To the south is the Enterprise City complex containing some 37 businesses (including manufacturing, storage and distribution), the nearest units being close to the rear of the former Black and Decker building. Some 60m to the west of the site is the Rothmans Business Centre currently containing a haulage business. Given the peripheral location of the Black and Decker building on the industrial estate and the fact that the new use will take place inside the building, the vehicles entering and leaving the premises are the activity with most potential to affect the public and occupants of nearby premises.

18 Although the applicant has not carried out a full noise assessment or calculated the likely effect of the proposed operations on noise levels in the area, some monitoring of ambient levels has been carried out by the County Council. This shows background noise levels to be L Aeq 47 dBA, with traffic numbers low. The District Council Environmental Health

Officer (EHO) notes that noise from machinery at the applicant’s existing facility has not resulted in any complaints, although there was some past concern about noise from tipping activity. In response to a request from the EHO, the unloading and acceptance of glass and loading for despatch at Green Lane would be restricted to 08:00 – 17:00 Monday to Friday and 09:00 – 12:00 Saturday. Generally, noticeable increases in external noise levels seem unlikely

19 A specific noise level limit would be difficult to set in the circumstances of an industrial estate, though good practice measures, including suitable silencers or other abatement fitted to all machinery and proper insulation of any extraction units, fan motors, etc would be secured through condition.

20 Given the dry nature of wastes and equipment to be recycled and their sources and there being no processing on site, odour or vermin are unlikely to arise. Nevertheless, suitable conditions can be imposed in the interest of controlling the use, in addition to requirements of the Waste Management Licence. The EHO is satisfied that the applicant proposes an odour management plan. As incoming waste would be unloaded and reloaded inside the building, dust or litter would be contained. However, should planning permission be granted, conditions can ensure provision to mitigate any potential impacts on the external environment and all vehicles visiting the facility should be suitably sheeted or contained, as appropriate to the nature of the load.

21 Given the scale, nature and location of the operations, within a building on an established industrial estate (albeit with prestige status), and with the particular mitigation measures proposed and secured through planning conditions, it seems unlikely that the proposed use would detract in any significant degree from the area. In the light of the assessment of the environmental information available, the proposal would satisfy those elements of CSP Policies 1 and 84 and WLP Policies W3, W4, W28 intended to protect amenity, notably in terms of dust, litter, noise and odour.

Landscape

22 The large Black and Decker building to be occupied by the transfer activities lies on the northern edge of the industrial estate, with tarmac and mown grass surrounds merging into fields. Matured tree planting to the north largely blocks views from the A167. Some small scale amenity shrub and tree planting exists within the application site boundary and along the estate access road.

23 So far as appearance is concerned, there would be no external transfers or storage. An existing outside pallet storage area used by the previous occupant would be dismantled and not used by the applicant. Should planning permission be granted, some enhancement of existing planting along the open western boundary of the application site would be

appropriate and can be secured through condition. Planting is also proposed along the northern boundary in order to form a land ownership boundary. Should the Estate be developed in the future then this planting would have matured sufficiently to provide a beneficial screen. The applicant agrees with the need for new boundary planting. Proposed planting along the western boundary would help enhance the landscape surroundings and visual amenity of the site, according with WLP Policy W4 and W28.

Traffic and access considerations

24 The site is well served and connected to the strategic road network, being accessed along the existing estate access road to a roundabout on the A688, linking with the A167 and the major lorry network without directly affecting residential property. Based upon an annual throughput of 150,000 tonnes the applicant estimates that a daily maximum of 70 (35 in and 35 out) traffic movements and an average of 56 (28 in and 28 out) movements would be generated by the proposed operations. The loads of all wagons entering and leaving the site would be suitably covered or contained.

25 Policy W3 seeks to ensure that highway amenity issues are not compromised by new waste development. The number of lorry movements, sheeting and cleaning of vehicles could be controlled through condition if planning permission is granted. The proposal accords with CSP Policy 43 and WLP Policies W26, W27 and W28.

26 The Head of Highway Management considers that the predicted vehicular movements would be well within the capacity of the industrial estate and local main road network, and should not give rise to highway amenity or safety issues, and has no objection to the application.

Consultations and views received

27 Sedgefield Borough Council has no objection to the proposal, but suggests that appropriate conditions are attached to any permission to ensure that all wagons entering/exiting the site are appropriately sheeted, that the hours for unloading glass are reduced to between 8am – 5pm, and that adequate odour and sound attenuation to the building is provided.

Comment: aspects to be covered by conditions.

28 Spennymoor Town Council (consulted on 21 July 2004) has not commented.

29 Ferryhill Town Council (consulted as neighbouring Town Council) has no objection.

30 Croxdale and Hett Parish Council (consulted as neighbouring Parish on 21 July 2004) has not commented.

31 The application has been advertised on site and in the local press. 9 representations have been received. Of the 9, 1 offers no objection (an occupier of Enterprise City), 2 object (the owner of the Rothmans Business Centre, and a representation on behalf of a neighbouring business), and 6 make comments raising concerns as follows: • One means of access to the factory is through a roller shutter door facing onto Enterprise City. Comment: The applicant confirms that the roller shutter door that opens onto Enterprise City is not to be used. Sole access to the facility is proposed via the existing main entrance off Meadowfield Avenue. • Potential problems relating to noise, dust and odour. The adjoining business in particular is concerned about noise through the party wall. Comment: See paragraphs 18 to 21 above. Additional insulation to the party wall could be provided as required. • Whether access, vehicle movements and estate infrastructure are suitable to accommodate the development. Comment: For the Highway Authority view see paragraph 26. Should planning permission be granted then conditions would control the number of lorry movements to and from the facility and provide for monitoring of numbers. • The proposal is contrary to development policies for the Green Lane Industrial Estate. Concern that if the current application is approved this will affect the status of the site and then other waste proposals will follow, affecting the uptake of vacant units and bringing about a change in the image of the estate. Comment: See paragraphs 12 to 15 and 22 to 23. The use would be contained within the existing building, with little if any impact on neighbours. It would be unlikely to prejudice the development potential or status of the Estate, and should provide a useful service to industry locally and further afield. The County Council as Waste Planning Authority is required to assess the planning merits of applications should they arise. Like the current application, any future application for waste related development on the industrial estate would be carefully considered in the light of planning policies in the development plan, Government guidance and other material planning and environmental considerations. • The effect of the closure of the applicant’s existing operation on the Merrington Lane Industrial Estate. Comment: Relocation to larger and better premises would result in a vacant building on the Merrington Lane Industrial Estate, but is of no direct concern to the planning merits of the current application.

• Interest in One NorthEast’s contingency plans for the former Black and Decker site. Comment: This is a matter for One NorthEast.

32 The Environment Agency has no objection in principle to the proposed development but makes comments concerning means of foul drainage disposal which are specific technical issues for the operator and service provider to address.

Recommendation and reasons

33 In the light of the balance of considerations set out in this report, I recommend that planning permission be granted for the proposed waste materials and equipment sorting and transfer facility, subject to necessary and appropriate conditions to control its establishment, operation, movement of traffic, and to mitigate any potential adverse effects, for the following reasons:

i) Although located on a prestige industrial estate, not normally appropriate for waste-related development, waste strategy and local development plan policies seek to encourage recycling and re-use of waste. The proposed facility would make a significant contribution in the County to the Council’s wider aims of encouraging such activity where environmentally acceptable, in accordance with CSP Policy 83 and WLP Policies W1 and W2 rather than disposing waste to landfill.

ii) Operations will be located within a large former factory building on a long established industrial estate well served by utilities and the existing road network, in accordance with WLP Policy W31A, W32 and CSP Policy 43 and WLP Policy W26.

iii) The detail of the proposals and intended mitigation measures proposed are sufficient to mitigate any likely potential for environmental impacts on the neighbourhood and the environment. Appropriate, comprehensive controls can be placed on the overall and day-to-day management and operation of the facility through planning permission and separate waste management licence, in accordance with Policies CSP 1 and 84 and WLP Policies W2, W3, W26 and W28.

Minor departure

Background Information Planning application dated 17 July 2004 and certification dated 19 July 2004 accompanied by letter from Foreman Recycling Limited to Durham County Council dated 19 July 2004. Undated letter from Foreman Recycling Limited to Durham County Council received on 20 August 2004. Letters from Foreman Recycling Limited to Durham County Council dated 25 August 2004, and 2, 13 and 24 September 2004. Consultation letters and responses and other correspondence on the application file CMA/7/37.

Plans: Appendix 1 – General Site Layout showing floor layout of factory area (submitted with letter from Foreman Recycling Limited to Durham County Council dated 24 September 2004 and amended by Mr Foreman on 20 October 2004) Appendix 2 – Untitled floor layout detailing sq ft – m 2 (submitted with application dated 17 July 2004). Appendix 3 – Untitled large site map showing site in relation to A167 (1:25,000) (submitted with application dated 17 July 2004). Appendix 4 – Untitled map showing proposed site outlined in red (1:2,500) (submitted with letter from Foreman Recycling Limited to Durham County Council dated 24 September 2004 and amended by Mr Foreman on 20 October 2004). Appendix 5 – Untitled small scale map showing site in relation to built up areas (1:10,000) (submitted with letter from Foreman Recycling Limited to Durham County Council dated 2 September 2004 and amended by Mr Foreman on 20 October 2004).

Contact: Richard Hird Tel: 0191 383 3397

Key Facts

Site area: Approximately 3.75 ha comprising: 21,000 m 2 building and 16,000 m 2, surrounding curtilage.

Current use: Former Black and Decker factory on Green Lane Industrial Estate.

Type of waste to be Inert household, commercial and industrial materials: imported: cardboard, paper, plastic, polythene, glass, cans, metals, textiles, wood and pallets, waste goods, and equipment e.g. domestic appliances for dismantling, and storage of fridges, freezers, televisions and computers.

Amount of waste to be imported: Up to 150,000 tonnes per year intended, but maximum capacity of approximately 250,000 tonnes.

Source of waste: Mainly County Durham, but also Teesside, North Yorkshire and Northumberland.

Lorry movements: Average 56 (28 in / 28 out), maximum 70 (35 in / 35 out) per day based upon an annual throughput of 150,000 tonnes.

Site access: Existing access from the A688 through the Green Lane Industrial Estate.

Hours of operation: All operations except unloading and acceptance of glass and loading for despatch 07.00 - 18.30 Monday to Friday 07.00 - 15.30 Saturdays (excluding Bank and other public holidays).

Unloading and acceptance of glass and loading for despatch 08.00 - 17.00 Monday to Friday 09.00 - 12.00 Saturdays

Employment: 50 full time to transfer from existing Merrington Lane site. 20 new jobs expected to be created in the first 12 months of opening. 40 additional new jobs anticipated by 2007/8.

APPENDIX

DEVELOPMENT PLAN POLICIES REFERRED TO IN THE COMMITTEE REPORT

ADOPTED COUNTY DURHAM STRUCTURE PLAN POLICIES

CSP POLICY 1 IN ACCORDANCE WITH THE PRINCIPLES OF SUSTAINABLE DEVELOPMENT, NEW DEVELOPMENT SHOULD NOT DETRACT FROM AND, WHERE POSSIBLE, SHOULD CONTRIBUTE TO MAINTAINING AND ENHANCING THE QUALITY OF THE ENVIRONMENT FOR FUTURE GENERATIONS. ACCORDINGLY, IT SHOULD HAVE AN ACCEPTABLE IMPACT ON:

(A) THE BUILT AND NATURAL ENVIRONMENT, INCLUDING THE AMENITY OF LOCAL COMMUNITIES, THE LANDSCAPE AND NATURE CONSERVATION;

(B) THE EXISTING INFRASTRUCTURE, INCLUDING THE ABILITY OF THE EXISTING HIGHWAY NETWORK TO ACCOMMODATE ANY ADDITIONAL TRAFFIC GENERATED BY THE DEVELOPMENT.

ANY BENEFITS TO THE COMMUNITY AND THE LOCAL ECONOMY ARISING FROM A DEVELOPMENT SHOULD ALSO BE TAKEN INTO ACCOUNT.

CSP POLICY 43 PROPOSALS FOR NEW DEVELOPMENT SHOULD ENSURE THAT: (A) APPROPRIATE TRAFFIC CALMING, PEDESTRIAN, CYCLE AND PUBLIC TRANSPORT ACCESSIBILITY MEASURES ARE INCORPORATED AS AN INTEGRAL PART OF THE DESIGN AND LAYOUT; (B) HIGHWAY SAFETY, INCLUDING THAT OF PEDESTRIANS, CYCLISTS AND PUBLIC TRANSPORT USERS, IS NOT COMPROMISED; AND (C) THE IMPACT OF GENERATED TRAFFIC, INCLUDING HEAVY LORRY TRAFFIC, ON EXISTING SETTLEMENTS AND ROADS IS ACCEPTABLE.

CSP POLICY 83 SCHEMES FOR WASTE REDUCTION, RE-USE AND RECOVERY OF WASTE AS A RESOURCE, INCLUDING ENERGY GENERATION WILL BE ENCOURAGED.

CSP POLICY 84 FACILITIES FOR THE TREATMENT AND DISPOSAL OF HOUSEHOLD, COMMERCIAL AND INDUSTRIAL WASTE MUST NOT DETRACT SIGNIFICANTLY FROM THE ENVIRONMENT, EITHER ON THEIR OWN OR CUMULATIVELY WITH OTHER FACILITIES OR ACTIVITIES.

IN THE CASE OF LANDFILL, PROPOSALS WILL BE REQUIRED TO PROVIDE FOR THE SATISFACTORY RESTORATION OF SITES TO A LANDFORM AND AFTER-USE COMPATIBLE WITH THE SURROUNDING AREA. ACCOUNT WILL ALSO BE TAKEN OF WHETHER A PROPOSAL MAKES A CONTRIBUTION TO THE IMPROVEMENT OF ALREADY DEGRADED LANDSCAPE, OR DOES NOT IMPEDE OR UNDULY DELAY THE SATISFACTORY RESTORATION OF MINERAL WORKINGS WHICH ARE PROPOSED, ACTIVE, OR INADEQUATELY RESTORED.

COUNTY DURHAM WASTE LOCAL PLAN: REVISED DEPOSIT DRAFT AS MODIFIED (SEPTEMBER 2004)

WLP POLICY W1 PROPOSALS FOR WASTE MANAGEMENT FACILITIES WILL BE DETERMINED HAVING REGARD TO THE OVERALL AIM OF SUSTAINABLE DEVELOPMENT. ALSO, REGARD WILL BE HAD TO THE ABILITY TO SATISFY THE BPEO, THE REQUIREMENTS OF REGIONAL SELF-SUFFICIENCY, THE PROXIMITY PRINCIPLE AND THE WASTE HIERARCHY.

WLP POLICY W2 PROPOSALS FOR NEW WASTE DEVELOPMENT WILL BE REQUIRED TO DEMONSTRATE THAT THERE IS AN ESTABLISHED NEED FOR THE FACILITY. THEY SHOULD SHOW THAT THEY WOULD MAKE A CONTRIBUTION TO THE IMPLEMENTATION OF THE COUNTY'S SUSTAINABLE WASTE STRATEGY, HAVING REGARD TO THE CAPACITY OF THE EXISTING PROVISION AND TO WHETHER THE FACILITY WOULD MOVE THE WASTE MATERIAL UP THE WASTE HIERARCHY, CONTRIBUTE TO REGIONAL SELF-SUFFICIENCY AND MEET THE PROXIMITY PRINCIPLE. EXCESSIVE PROVISION WHICH WOULD RESULT IN THE UNNECESSARY IMPORTATION OF WASTE INTO COUNTY DURHAM WILL NOT BE PERMITTED.

WLP POLICY W3 PROPOSALS FOR NEW WASTE DEVELOPMENT WILL BE REQUIRED TO DEMONSTRATE THAT THE NATURAL AND BUILT ENVIRONMENT AND THE LIVING CONDITIONS OF LOCAL COMMUNITIES WILL BE PROTECTED AND WHERE POSSIBLE ENHANCED.

WLP POLICY W4 PROPOSALS FOR NEW WASTE MANAGEMENT FACILITIES WILL BE DETERMINED HAVING REGARD TO THE FOLLOWING CRITERIA: I) THE ENVIRONMENT AND LOCAL AMENITY IS ADEQUATELY PROTECTED; II) THE LOCATION MINIMISES THE ENVIRONMENTAL IMPACTS OF TRANSPORTING WASTE; III) OPPORTUNITIES TO INTEGRATE WASTE MANAGEMENT FACILITIES WITH OTHER FACILITIES OR DEVELOPMENTS WHICH WILL BENEFIT FROM THE RECOVERY OF MATERIALS OR ENERGY HAVE BEEN IDENTIFIED AND TAKEN ADVANTAGE OF; IV) OPPORTUNITIES HAVE BEEN IDENTIFIED TO EXTEND OR DEVELOP EXISTING WASTE MANAGEMENT FACILITIES OR DEVELOP NEW FACILITIES ALONGSIDE EXISTING FACILITIES WHERE THIS WOULD BRING ENVIRONMENTAL BENEFITS; V) OPPORTUNITIES HAVE BEEN IDENTIFIED TO DEVELOP NEW FACILITIES WHERE THEY WOULD BRING ENVIRONMENTAL BENEFITS SUCH AS ON APPROPRIATELY LOCATED PREVIOUSLY USED OR DERELICT LAND OR FORMER MINERAL WORKINGS; AND VI) THE SAFE AND FREE FLOW OF TRAFFIC ON THE HIGHWAY NETWORKS AFFECTED BY THE FACILITY SHALL BE SAFEGUARDED.

WLP POLICY W26 WASTE DEVELOPMENT WILL ONLY BE PERMITTED IF: A) TRAFFIC ESTIMATED TO BE GENERATED BY THE DEVELOPMENT CAN BE ACCOMMODATED SAFELY ON THE HIGHWAY NETWORK AND THE AMENITY OF ROADSIDE COMMUNITIES IS PROTECTED; B) THE STRATEGIC HIGHWAY NETWORK CAN BE SAFELY AND CONVENIENTLY ACCESSED; AND, C) THE IMPACT OF TRAFFIC GENERATED BY THE DEVELOPMENT ON LOCAL AND RECREATIONAL AMENITY IS OTHERWISE ACCEPTABLE.

WLP POLICY W27 IN GRANTING PLANNING PERMISSION FOR WASTE DEVELOPMENT, PLANNING CONDITIONS WILL BE IMPOSED AND PLANNING OBLIGATIONS OR OTHER LEGAL AGREEMENTS SOUGHT, TO COVER THE FOLLOWING MATTERS, INSOFAR AS THEY FAIRLY AND REASONABLY RELATE TO THE PROPOSED DEVELOPMENT: A) THE ROUTEING OF TRAFFIC TO AND FROM THE SITE; B) HIGHWAY IMPROVEMENTS OR MAINTENANCE; C) THE PREVENTION OF THE TRANSFER OF MUD, DUST, LITTER OR RELEASE OF SMOKE ONTO THE PUBLIC HIGHWAY BY MEASURES INCLUDING THE PROVISION OF WHEEL CLEANING FACILITIES, SUITABLY METALLED ACCESS ROADS AND THE SHEETING OF LADEN VEHICLES;

D) ACCESS TO AND FROM THE SITE AND THE PROVISION OF ON-SITE TURNING, PARKING, LOADING AND UNLOADING AREAS; AND E) THE MEANS OF TRANSPORTING MATERIAL WITHIN THE SITE, OR BETWEEN DIFFERENT PARTS OF THE SAME WORKING AREA.

WLP POLICY W28 WASTE DEVELOPMENT WILL BE REQUIRED TO INCORPORATE SUITABLE MITIGATION MEASURES TO ENSURE THAT ANY HARMFUL IMPACTS FROM THE FOLLOWING SOURCES ARE KEPT TO AN ACCEPTABLE LEVEL: A) POLLUTION BY NOISE, ODOUR, LITTER, VERMIN AND BIRDS, DUST AND MUD; B) VISUAL INTRUSION; C) TRAFFIC AND TRANSPORT; AND D) SUBSIDENCE AND LANDSLIP.

WLP POLICY W31A UNLESS IT CAN BE CLEARLY DEMONSTRATED THAT ANY ENVIRONMENTAL IMPACTS CAN BE EFFECTIVELY MITIGATED BY ALTERNATIVE MEANS, PROPOSALS FOR NEW OR THE EXPANSION OF EXISTING WASTE MANAGEMENT FACILITIES (WITH THE EXCEPTION OF LANDFILL) SHOULD BE FULLY CONTAINED WITHIN WELL DESIGNED BUILDINGS OR ENCLOSED STRUCTURES APPROPRIATE TO THE TECHNOLOGY OR PROCESS, APPROPRIATE IN SCALE AND CHARACTER TO THEIR SURROUNDINGS.

WLP POLICY W32 PROPOSALS FOR WASTE TRANSFER STATIONS AND MATERIALS RECOVERY FACILITIES WILL BE PERMITTED WHERE IT CAN BE DEMONSTRATED THAT THE DEVELOPMENT WILL ASSIST THE EFFICIENT COLLECTION AND RECOVERY OF WASTE MATERIALS, AND THEY CAN BE SATISFACTORILY LOCATED: A) ON LAND IDENTIFIED FOR GENERAL INDUSTRIAL USE ; OR B) ON PREVIOUSLY DEVELOPED LAND IN SUSTAINABLE LOCATIONS; OR C) AS PART OF AN EXISTING WASTE MANAGEMENT FACILITY; OR D) WHERE THE PROPOSAL FORMS PART OF AN INTEGRATED WASTE MANAGEMENT FACILITY. PROVISION WILL BE MADE FOR NEW WASTE TRANSFER FACILITIES IN TEESDALE AND WEAR VALLEY.

SEDGEFIELD BOROUGH LOCAL PLAN (OCTOBER 1996)

POLICY IB1 THE BOROUGH COUNCIL WILL NORMALLY APPROVE PLANNING APPLICATIONS THAT MAINTAIN IN APPROPRIATE LOCATIONS A RANGE OF LAND AVAILABLE FOR INDUSTRY AND BUSINESS COMPRISING THE FOLLOWING TYPES OF SITES: (A) PRESTIGE BUSINESS AREA; (B) GENERAL INDUSTRIAL AREAS; (C) LOCAL INDUSTRIAL AREAS; (D) BUSINESS AREAS. PROPOSALS THAT WILL ASSIST THE REGENERATION OF EXISTING INDUSTRY AND BUSINESS AREAS WILL BE ENCOURAGED.

POLICY IB2 EXISTING INDUSTRIAL ESTATES IN THE BOROUGH AS SHOWN ON THE PROPOSALS MAP ARE DESIGNATED AS ONE OF THE FOLLOWING TYPES OF SITES: (A) PRESTIGE BUSINESS AREAS [INCLUDING] GREEN LANE INDUSTRIAL ESTATE, SPENNYMOOR (83 HA). (B) GENERAL INDUSTRIAL AREAS [10 SITES] (C) LOCAL INDUSTRIAL AREAS [9 SITES]

POLICY IB5 IN PRESTIGE BUSINESS AREAS THE FOLLOWING USES WILL NORMALLY BE ACCEPTABLE: BUSINESS, GENERAL INDUSTRY AND WAREHOUSING.

PLANNING PERMISSION FOR MATERIALS RECLAMATION, LORRY PARKS AND RETAIL DEVELOPMENTS WILL NORMALLY BE REFUSED.

DEVELOPMENT PROPOSALS FOR OTHER USES WILL BE DECIDED TAKING ACCOUNT OF THE PURPOSE OF PRESTIGE BUSINESS AREAS AS SET OUT UNDER POLICY IB1.

A HIGH STANDARD OF SITE LAYOUT, BUILDING DESIGN AND LANDSCAPING WILL BE REQUIRED IN ACCORDANCE WITH POLICY D4.