Committee and date South Planning Committee 25 September 2018 Development Management Report Summary of Application Application Number: 17/05303/MAW Parish: Worfield & Rudge and Claverley Proposal: The phased extraction of sand and gravel, inclusive of mineral processing, all ancillary works, equipment and associated infrastructure and progressive restoration Site Address: Land near Shipley, Bridgnorth Road, Shipley, Shropshire Applicant: JPE Holdings Case Officer: Graham French email: [email protected] Recommendation: Grant Permission subject to the conditions and legal obligations set out in Appendix 1. Figure 1: site location REPORT 1. THE PROPOSAL 1.1 The applicant JPE Holding Ltd is applying for full planning permission for the phased extraction of sand and gravel from the Site with progressive restoration and aftercare. Contact: Tim Rogers (01743) 258773 Land near Shipley, Bridgnorth Road, Planning Committee – 25 September 2018 Shipley, Shropshire The current planning consent for mineral production from the company’s nearby quarry at Seisdon (circa 2.7km southeast of the Site) is due to end such that export of mineral must cease by 31st December 2018. The company states that the current proposals will allow continuity of mineral supply to its established local markets following the closure of Seisdon. 1.2 The Proposed Development’ comprises the phased extraction, processing and export from Site of c.3.5 million tonnes of saleable sand and gravel aggregate (the total amount excavated would be 4.13mt but this would be reduced by mineral processing). The mineral would be exported from the site at an average annual rate of c.250,000 tonnes. Mineral production would last for a period of c.14 years, with an initial preparatory period of up to 1 year and a final c. 2 year restoration period. Initial works would involve formation of screening mounds around the periphery of the site and installation of the plant site, access road and related infrastructure. 1.3 The applicant states that the deposit is geologically similar to that at Seisdon and would be capable of supplying the same market. Around 50% of the reserve is fine to very fine building sand. This can be used for mortar and as plastering sand which comprises a core part of the applicant’s existing trade from Seisdon Quarry. Around 25%-30% is estimated to be sharp (coarse) sand for use primarily in concreting and asphalt products. The rest of the reserve would produce 10mm, 20mm and 40mm gravel. The workable sand and gravel deposit falls mainly in central and eastern parts of the Site and ranges up to 30m deep in places, averaging 17.9m. The western part of the site does not contain workable mineral. The maximum extraction depth of 106m AOD would only occur over 3 hectares and this would remain over 10m above the regional groundwater table which fluctuates between 93mAOD – 96mAOD. Working gradients at the edge of the extraction area would not exceed 1 in 3. 1.4 The equipment used at the Site would primarily consist of long-arm excavators (around 2 no.), backacters (around 2 no.), front-loaders (around 4 no.), articulated trucks (around 3 no.), static wash plant, and (mobile) mineral processing plant. Provision may also be made for a conveyor to aid in the transport of material across the Site. If required, this would be established during the middle of the operational time period. No blasting would be required. A new access route connecting to the A454 Bridgnorth Road would be placed in a shallow cutting near the southern boundary of the site and would include wheel wash facilities. 1.5 The mineral processing and wash plant and mineral stocking areas would be established on lower land within the western margin of the Site. The primary processing method would be screening. Any requirement for crushing would be undertaken infrequently / intermittently on a campaign basis. Topsoil and subsoil storage mounds and overburden stocks would be established according to the phasing of operations. Soil making materials would also be saved for use in restoration. Soils would be replaced to an average depth of 1.5-2m across the site. Freshwater and silt lagoons would facilitate water storage and processing operations. 1.6 The site would be restored progressively to a combination of agricultural land, with nature conservation interest and enhanced habitat diversity including species rich grassland, acid grassland / heath mosaic and woodland. The amount of best and most versatile agricultural land would remain unchanged. No importation of material would be required. Contact: Tim Rogers (01743) 258773 Land near Shipley, Bridgnorth Road, Planning Committee – 25 September 2018 Shipley, Shropshire Proposed hours of operation would be between 7am and 6pm Monday to Friday and between 7am to 1pm on Saturdays, similar to those permitted at Seisdon Quarry. 1.7 All vehicle access would be via the A454 Bridgnorth Road. The access proposals allow for a right turn lane and improvements to the junction layout with the A454. All works can be undertaken on publicly owned highways land under the jurisdiction of Shropshire Council Highways. The proposals are likely to result in an average of circa 96 individual HGV movements on average (48 return movements) per operational day assuming standard 20 tonne loads, 48 week working year and 5½ day working week. 1.8 Environmental Statement: The application is supported by an Environmental Impact Assessment (EIA) which considers matters including noise, dust / air quality, traffic, ecology, landscape, soils, cultural heritage and the water environment. A Scoping Opinion issued by Shropshire Council on 16th August 2016 (ref: 16/01952/SCO) provides advice on the scope and content of any Environmental Statement. The applicant’s Environmental Statement concludes that the proposed development is unlikely to result in any significant adverse environmental impacts. Following the initial planning consultation process additional information was requested by the Planning Authority under Regulation 25 of the 2017 EIA Regulations and this has been the subject of further planning consultations. Matters addressed by the Environmental Statement are considered in section 6 below. 2. SITE LOCATION / DESCRIPTION 2.1 The Site (NGR SO 81533 96443) is located within the Green Belt on the eastern boundary of Shropshire (see figure 1). It is 2km south-southwest of the Staffordshire village of Pattingham, c.5km west-southwest of Wolverhampton and c. 9km east- northeast of Bridgnorth. The Site will have direct access on to the A454 Bridgnorth Road which links Bridgnorth to Wolverhampton. The planning application area totals 44.53ha of agricultural land, of which 23ha would be subject to mineral extraction operations. 2.2 Currently the site comprises a mix of arable and pasture uses. Land use to the immediate south of the Site comprises agricultural land and a residential dwelling (Naboth’s Vineyard). The residential curtilage of the property is located 90m south of the edge of the landscaped edge of the quarry site and 130m south of the proposed extraction limit. A paddock owned by the property shares a boundary with the application site. A property known as Ridge View is located on the north side of the A454 some 280m east of the proposed site access. The hamlet of Shipley, Shipley Hall and Thornescroft Restaurant are located approximately 0.5km southwest and west of the Site’s boundary. Land use to the southeast of the Site comprises agricultural land, the Gardenland’s Garden Centre (Wyevale Nurseries), Walford and North Shropshire College and a residential property. Land use to the north comprises a large block of mixed woodland (‘Alder Coppice’, known locally as Cannebuff) and agricultural land. Other scattered development primarily follows the A454 Bridgnorth Road and adjoining roads, including farmsteads and commercial farming buildings. 2.3 The landform of the Site comprises a gently undulating south facing slope, which leads up to the localised highpoint of ‘Cannebuff’ north of the Site. Ground levels vary between approximately 115mAOD in the south west and 136m AOD at the northern site boundary. There are no public rights of way within the site and no statutory designations, other than Contact: Tim Rogers (01743) 258773 Land near Shipley, Bridgnorth Road, Planning Committee – 25 September 2018 Shipley, Shropshire Green Belt, though an area of ancient woodland is located to the immediate north. The Site is on a major aquifer and within a total catchment protection zone. 3. REASON FOR COMMITTEE DETERMINATION OF APPLICATION 3.1 The proposals comprise Schedule 1 EIA development and the Council’s Scheme of Delegation requires that such applications are determined by the Committee. 4. COMMUNITY REPRESENTATIONS 4.1a Claverley Parish Council (26/02/18): Objection. The following comments are made: i. Hydrology: Hydrological changes may substantially alter ground water and surface water quantity and quality. The supply of water to individual boreholes, pools and businesses could be seriously affected and there is great concern about the sustainability of the moat and monastic fish pool at the Grade I Listed Ludstone Hall as a result of the disturbance to the water table as it is a site source to Claverley Brook. There has been a precedent with regards to hydrology disturbance in the parish. When Hilton bore hole was sunk it resulted in mains water having to be supplied to two thirds of the parish as private water supplies dried up. Because of the serious implications for private water supplies, an independent hydrology report should be obtained prior to determination of this planning application. ii. Road safety: The significant increase in traffic from the proposed development would exacerbate the safety risks along the A454 which is a very busy road. The proposed entrance to the site is close to the entrance to Naboths Vineyard which will pose a hazard. The report on the local road network contains inaccuracies and uses out of date data.