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Planning Committee report meeting PLANNING AND LICENSING COMMITTEE agenda item number date 6 September 2011 6 BASSETLAW DISTRICT COUNCIL REF. NO. 1/46/11/00002/R APPLICATION TO EXTEND THE TIME LIMIT FOR IMPLEMENTATION OF SAND AND GRAVEL EXTRACTION, PREVIOUSLY GRANTED UNDER PLANNING PERMISSION 1/46/06/00014. LAND AT STURTON LE STEEPLE, RETFORD, NOTTINGHAMSHIRE. APPLICANT: LAFARGE AGGREGATES LIMITED. Purpose of Report 1. To consider a planning application which seeks to extend the date of commencement of a planning permission originally granted by the County Council on the 1st October 2008 for sand and gravel extraction and associated works at land to the north and east of Sturton le Steeple. The original planning permission required commencement within three years (by the 1st October 2011). Permission is now sought to renew this planning permission to provide a further period of five years for the commencement of the development. The recommendation is to grant planning permission, subject to the applicant entering into a Section 106 legal agreement to control lorry movements, vary a lorry weight restriction order, provide off-site habitat improvement works and provide extended management for the restored site. The Site and Surroundings 2. The main body of the application site (i.e. excluding the access corridors for road and wharf) is located approximately 9.5km east of Retford, some 3.5km south of Gainsborough, 2km east of Sturton le Steeple village and 1.5km south east of West Burton Power Station. 1.5km to the east across the River Trent is the village of Knaith, situated within Lincolnshire. The site is generally contained by the River Trent to the east, Littleborough Road to the south and Gainsborough Road (which passes through Sturton le Steeple) to the west. The most prominent landscape feature in the area is West Burton Power Station which is situated directly to the north of the site. Planning permission has recently been granted at this site for a new gas fired power station incorporating new turbine hall, cooling towers, control room, storage tanks and associated development. Plan 1 identifies the general location of the site. 1 3. The application site is situated approximately 300m west and south of the meandering River Trent flood defences. The topography of the site is very flat, which is typically characteristic of the Trent valley area. The current use of the application site is predominantly arable agricultural land. 4. The site extends to approximately 110 hectares (ha). It is generally rectangular in shape, orientated north-south. Two narrow corridors extend out from the main body of the application site. Firstly, a straight corridor, 40m in width, runs northwards from the north western corner of the proposed site for a distance of around 1 km to accommodate a proposed loading wharf and associated conveyor at the bank of the River Trent. The second corridor is approximately 2.8km in length, generally between 45m and 65m wide, and runs in a westerly direction towards the southern boundary of the power station before joining Gainsborough Road. This would accommodate the quarry access road. 5. The main application site (from which sand and gravel would be extracted and processed) lies immediately to the west of the ‘Mother Drain’ which runs parallel with North/Middle/South End Lane. The northern limit is demarcated by New Ings Drain, whilst the southern extent lies approximately 250m south of Upper Ings Lane, cutting across a large field. The western boundary follows the line of New Ings Lane in the north and several field boundaries further to the south, but predominantly follows arbitrary lines crossing through large fields. 6. Access to the main body of the site is currently gained via Upper Ings Lane or Cowpasture Lane (via Common Lane from Sturton le Steeple). The site is crossed (east to west) by two public rights of way, being shown on OS maps as unclassified roads, along which are routed bridleways. The first road is Cowpasture Lane, which links Common Lane to the west with North End Lane to the east. The second road is Upper Ings Lane which links Cross Common Lane with South End Lane. These roads therefore divide the extraction area into three blocks. Plan 2 identifies the site in the context of the strategic highway network. Proposed Development 7. Planning permission for the development of a new sand and gravel extraction facility with associated phased restoration was granted planning permission on the 1st October 2008 subject to 62 planning conditions and a section 106 legal agreement which regulate the development and ensure the implementation of the appropriate mitigation measures. Condition 1 of the planning permission states: ‘The development hereby permitted shall be begun within 3 years from the date of this permission.’ 8. The application is submitted under powers introduced on the 1st October 2009 via the Town and Country Planning (General Development Procedure) (Amendment No. 3) (England) Order 2009 which allows applicants to apply to their planning authority for a new planning permission to replace an existing 2 permission which is in danger of lapsing, in order to obtain a longer period in which to begin the development. 9. This planning application seeks to vary Condition 1 of planning permission 1/46/06/00014 to allow a further five year period for the commencement of the development. The applicant is not seeking to vary any of the other conditions contained on the original planning permission. 10. Within a supporting statement the applicant states that since the original planning permission was granted in 2008 there has been a decline in aggregate sales which has significantly reduced the need to develop the Sturton le Steeple facility within the 3-year timescales required by Condition 1. However, the consented reserve of sand and gravel continues to be of importance to the applicant in delivering a managed aggregates supply for the County beyond 2016. The applicant states that the approval of this application would enable the site to be meaningfully opened when required as opposed to opening merely for implementation of the consent purposes following by a potential period of temporary cessation of operations until market conditions improve. 11. This planning application would provide planning permission for the development in its entirety and it is therefore necessary to re-consider the whole development against current development plan policy and up to date environmental information rather than the position as it was in 2008. As a result it is necessary to re-consider the whole development seeking planning permission and not simply ‘ring fence’ the planning considerations to issues concerning the commencement date. The application has therefore been submitted complete with an Environmental Statement (ES) prepared in accordance with the requirements of the Environmental Impact Assessment Regulations. This ES has been updated by a new ecological survey and the submission of a detailed historic buildings assessment. Development Overview 12. The proposal is to extract approximately 7.5 million tonnes of sand and gravel from around 61.3ha over a period of around 15 years. Excavated material would be transported from the working area to a plant site in the west by dump trucks using dedicated haulage routes within the working area. The processing plant would incorporate crushing, washing and screening plant, together with sand classifiers to sort excavated material into a range of saleable sands and gravels, graded by size. Processed aggregates would be stored in open stockpiles, pending distribution. The prime mode of distribution would be by road. However, the proposed establishment of a wharf on the River Trent would allow barges to be loaded with aggregates. 13. The development proposals are summarised on a ‘key facts sheet’ attached as Appendix 1 and detailed plans are displayed for Members. The application is accompanied by an Environmental Impact Assessment (EIA). 3 Site Preparation Works 14. Before any mineral extraction operations could commence, a number of site preparation works, including the construction of the access road and associated junction, plant site and wharf, would be required. These works would take approximately six to twelve months to complete. 15. The new access road would be onto Gainsborough Road, north of Sturton le Steeple village. The access is designed such that quarry traffic would be required to turn right (north) from the access towards the A620. Topsoil and subsoil would be stripped from along the line of the access road and placed within adjacent storage banks measuring 1.5m-3m in height to provide screening, particularly of HGV lights. The access road would link the proposed plant site with the site entrance and follow field boundaries wherever possible. It would be surfaced in tarmaccadam. 16. The footprint of the plant site, the silt and fresh water lagoons further south and internal access roads to the southern extraction areas would be stripped and placed within soil storage/screening mounds around the plant site. The plant site is proposed to be located central to the mineral deposit, as far from built development as possible and adjacent to existing woodland to benefit from screening. Following soil stripping, concrete foundations would be laid and the processing plant, ancillary buildings/structures and the vehicle manoeuvring areas would be hard-surfaced. Finally, material would be excavated to create the freshwater and silt lagoons. 17. The proposed wharf would be fed by a conveyor from the plant site where processed materials would be discharged directly to barges for onwards transportation. Mineral Extraction 18. It is proposed that sand and gravel would be extracted in a series of seven phases progressing in a general northerly direction starting from the southern boundary. Soil and overburden would be stripped within each phase and either stored in stockpiles or placed directly into previously worked areas for restoration purposes.
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