Suffolk Minerals & Waste Local Plan, Langmead Farms, September 2017
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Suffolk Minerals & Waste Local Plan, Langmead Farms, September 2017
Contact
Graham Gunby Senior Policy Officer: Minerals & Waste Policy Planning & Development Section Resource Management Suffolk County Council 8 Russell Road Ipswich Suffolk IP1 2BX
Tel: 01473 264807 Email: [email protected] Website: www.suffolk.gov.uk
For more information about our minerals and waste planning policy go to: https://www.suffolk.gov.uk/planning-waste-and-environment/planning- applications/minerals-and-waste-policy/
Cover photograph acknowledgements:
1. Gt Blakenham Energy from Waste Facility, courtesy of SUEZ Recycling and Recovery UK Ltd, and; 2. Cavenham Quarry, with permission from Allen Newport Ltd.
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Suffolk Minerals & Waste Local Plan, Langmead Farms, September 2017
CONTENTS 1. Executive Summary ...... 4 2. Proposed development ...... 4 3. Development Plan and planning applications ...... 4 4. Consultation responses ...... 4 5. Site selection criteria ...... 6 Absolute Criteria ...... 6 Comparative Criteria ...... 7 6. Conclusion ...... 8 7. Recommendation ...... 8 Appendix 1 Representation E51, Langmead Farms, Benhall ...... 9 Appendix 2 Constraints Maps ...... 46 Appendix 3 Fluvial Flood Maps ...... 49 Appendix 4 Photographs ...... 51
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1. EXECUTIVE SUMMARY 1.1 As a result of a “call for sites” included within the Suffolk Minerals & Waste Local Plan Issue & Options Consultation which ran from the 29 November until the 6 February a number of sites were put forward for consideration. 1.2 One site was put forward for consideration as a new waste site at Benhall. 1.3 Following consideration of internal consultees views and of the proposals against the stated site selection criteria, the proposed site was not recommended for inclusion in the draft Plan.
2. PROPOSED DEVELOPMENT 2.1 The proposed development is for open windrow composting (see Appendices). 2.2 Lorries would access the A12, which is classified as a Strategic Lorry Route in the Suffolk Lorry Route Network, via an existing agricultural access or via a new access onto the U2312, both which open onto an existing layby.
3. DEVELOPMENT PLAN AND PLANNING APPLICATIONS 3.1 As of May 2017 the Development Plan for the area is made up of the following documents: a) Suffolk Minerals Core Strategy 2008 b) Suffolk Minerals Specific Site Allocations 2009 c) Suffolk Waste Core Strategy 2011 d) SCDC Core Strategy & DM Policies 2013 e) SCDC Local Plan 2006 f) SCDC Site Allocations & Area Specific Policies 2017 g) SCDC Area Action Plan for the Felixstowe Peninsula 2017 3.2 There are no adopted or draft plan proposals that conflict with the proposed site. 3.3 At the time of writing there are no known planning applications which affect the site
4. CONSULTATION RESPONSES Highways 4.1 Objection, no apparent safe and suitable access off A12 and poor visibility to the SW down minor road.
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Landscape 4.2 The site is in an elevated and exposed location but maybe acceptable subject to mitigation, if deemed acceptable in policy terms. Historic Buildings 4.3 No objection. Archaeology 4.4 Evidence suggestive of later prehistoric, Roman and Medieval occupation, predominantly from surface finds and metal detecting recorded on the County Historic Environment Record (HER) and PAS database from the vicinity. The evidence includes a hoard of bronze-age date (BNL 028) and the remains of a medieval Moated site (BNL 004). 4.5 No objection in principle but consent will require planning conditions under NPPF to secure a programme of archaeological investigation. 4.6 Given the likely previous disturbance associated with the A12, and nearby rail line, it is possible that the proposal will not require archaeological mitigation. However, this assessment will need to be made based on the design submitted to Planning. Ecology 4.7 Potential impacts upon nature conservation interest including CWS, River Alde watercourse, European Protected Species (Otter, Bat), Priority Species, Other Protected Species, Priority Habitats (Hedgerows). Surveys leading to proposed mitigation as appropriate required. 4.8 Central belt of trees must be adequately safeguarded from adjacent composting operations. Air Quality 4.9 A waste site is proposed at Langmead Farms, Saxmundham. The proposals are for composting in open windrows which have the potential to produce odour at certain times (related to turning frequency). Bioaerosols are also a consideration with composting facilities. 4.10 Air Quality near the site is currently good; the closest Air Quality Management Area is located 2km west of the site, in Stratford St Andrew. 4.11 There are no residential properties within 250m of the site boundary, however the Whitearch Touring Caravan Park is located approximately 230m northeast of the site boundary at its closest point. There are no statutory designated habitat sites within close proximity of the proposed site. 4.12 The site will be accessed from the A12, and will generate, on average, only 2 HGV movements per day. Therefore, traffic emissions associated with the
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operation of the site are unlikely to significantly increase local pollutant concentrations. 4.13 There is a risk that odour and bioaerosol generated by the proposals could have adverse impact on the surrounding area, however, this is considered unlikely to be significant considering the separation distance between the site and the nearest sensitive receptors. A management plan will be prepared and submitted with the planning application which describes the measures which will be put in place at the site to further minimise the risk of adverse impacts. 4.14 It is expected that an Air Quality, Odour and Bioaerosol assessment will be submitted with the planning application for the site, which considers the potential impacts of increase dust, pollutant and odour concentrations associated with the operation of the site, alongside the management plan. Noise 4.15 A waste site is proposed at Langmead Farms, Saxmundham. The proposals are for composting in open windrows. 4.16 There are no residential properties within 250m of the site boundary, however the Whitearch Touring Caravan Park is located approximately 230m northeast of the site boundary at its closest point. There are no statutory designated habitat sites within close proximity of the proposed site. 4.17 The site will be accessed from the A12, and will generate, on average, only 2 HGV movements per day. Therefore, traffic noise associated with the operation of the site are unlikely to cause a significant change at sensitive receptors. 4.18 It is expected that a noise assessment would be submitted with the planning application for the site which considers the potential impacts of noise from the proposed operation and cumulative noise effect of other land uses in the area, the report should define the mitigation which will be implemented at the site to minimize the risk of impact on the surrounding area, where necessary. 4.19 It may be necessary to use suitable planning conditions to control noise from the use of the site. Public Rights of Way 4.20 No comments received at the time of writing. Floods Risk to groundwater and controlled waters would need to be assessed and mitigation provided as necessary.
5. SITE SELECTION CRITERIA
ABSOLUTE CRITERIA
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Land-use 5.1 The proposed development would comply with the stated land-use criteria as it is open windrow composting on agricultural land.
Highways 5.2 The County Highways Authority have objected to the proposed highways access arrangements. Landscape 5.3 The County Landscape Development Officer considers that with the proposed development may be acceptable with the appropriate mitigation. Cultural Heritage 5.4 The Historic Buildings Officer raises no objection in terms of the potential impact upon historic buildings. 5.5 The County Archaeologist considers that with suitable mitigation that the impact upon archaeology would be acceptable. Ecology 5.6 The County Ecologist has identified important ecological constraints both within and in close proximity to the proposed developments. It is however his belief that with appropriate mitigation that the proposed development could be made acceptable. Public Amenity 5.7 The County Air Quality Consultant has identified that the currently air quality at the site is good. However, it is expected than an Air Quality, Odour and Bioaerosol Assessment would be submitted. 5.8 The County Noise Consultant concludes that it is expected that a full Noise assessment would be submitted with the planning application. The report will define any mitigation which is needed. 5.9 The County Public Rights of Way Officer has made no comments at the time of writing.
COMPARATIVE CRITERIA Air Quality 5.10 No impacts upon identified Air Quality Management Areas was identified. Climate Change Mitigation 5.11 Composting equates to recycling on the waste hierarchy. Economy
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5.12 5 jobs would be created. Housing 5.13 100% of feedstock would be from within Suffolk.
Soil 5.14 Agricultural land is Grade 4. Waste 5.15 Composting equates to recycling on the waste hierarchy. Water 5.16 Would have sealed drainage if required. The site is in Flood Zone 1.
6. CONCLUSION 6.1 The proposed access arrangements are unsuitable for lorries.
7. RECOMMENDATION 7.1 It is recommended that this site is not included within the draft Plan.
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APPENDIX 1
REPRESENTATION E51, LANGMEAD FARMS, BENHALL
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APPENDIX 2
CONSTRAINTS MAPS
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APPENDIX 3
FLUVIAL FLOOD MAPS
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APPENDIX 4
PHOTOGRAPHS
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VIEW OF SOUTHERN PART OF SITE LOOKING EAST TAKEN IN APRIL 2017
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VIEW OF NORTHERN PART OF SITE LOOKING WEST TAKEN IN APRIL 2017
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Suffolk Minerals & Waste Local Plan, Barnham, September 2017
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