Formation of earth bunds (8000 CU M of imported soil) as screening etc.

Formation of earth bunds (8000 CU M of imported soil) as screening etc.

The Principal Planning Officer (Minerals and Waste) outlined issues relating to the materials to be imported and the Environmental Permitting regime.  It was reported that the applicant had confirmed that there would be a maximum of 4-5 trips in any one day and the Traffic Manager had not raised any objections, subject to a limit on the number of vehicles to access the site.

In accordance with the criteria for public speaking, Mr. Hatton spoke in objection to the application.

Councillor GFM Dawe, the Local Ward Member, drew attention to the objections summarised in the representations section of the report and noted that, whilst a number of issues could be addressed through the recommended conditions, there remained substantial concerns about the impact of the proposal on the local highway network and about the future use of the site.

The Principal Planning Officer (Minerals and Waste) advised that the recommended conditions sought to control the development robustly and included: an eighteen-month time limit; the maintenance of a Site Diary for all deliveries of material to the site; a routing scheme; and a restriction on the number of vehicle movements.  Members were advised that this application had to be considered on its own merits and the Sub-Committee could not speculate on the future use of the site.

Some members supported the application, comments included:

·       there was a need to identify sustainable means of disposing of inert construction waste locally and to reduce landfilling

·       the screening and monitoring requirements would ensure that no unsuitable materials were imported

·       the earth bunds would not detract from the landscape and could provide good security for landowners and habitat potential for local wildlife

·       the recommended conditions were considered thorough and reasonable

Councillor PJ Edwards, a member for the adjoining Belmont Ward, noted that the proposal would involve importing some 16,000 tonnes of material and he considered that the HGV movements associated with this activity would have an unacceptable impact on highway and pedestrian safety.  He commented on the narrowness of the carriageway and speed of traffic using Haywood Lane and the potential for congestion and accidents arising from the proposal.  If planning permission was granted, he suggested that a contribution towards highway improvements should be sought from the developer and further consideration given to routing, in consultation with the local and adjoining ward members.

The Principal Planning Officer (Minerals and Waste) advised that the temporary nature of the application meant that it would be unreasonable to require a contribution towards highway improvements.  However, the Highways Section could inspect Haywood Lane prior to the start date and the costs of any subsequent repair work required, as a result of damage directly attributable to the development, could be recovered from the developer.

A number of members expressed concerns about the application, including:

·       the purpose of the bunds as ‘screening’ was questioned, especially as the site was not directly overlooked and given the adjoining land uses

·       concerns were expressed about speeding traffic, despite the recent introduction of a 40mph speed limit

·       questions were asked about the extent of the landscaping scheme

·       comments were made about the need to protect rural lanes from heavy traffic

Councillor Dawe challenged assertions about the environmental benefits and limited impact of the proposal.  He commented that there should be more rigorous waste management plans for new developments in order to reduce the need to dispose of construction related materials.  Given that the applicant had indicated that no further waste material would be brought to the site once completed, Councillor Dawe asked whether a condition could be imposed to restrict the future use of the site.

In response, the Central Team Leader advised that any further activities at the site would require another planning application and any such application would need to be considered on its own merits at that time.  He noted that large developments regularly re-used inert materials as sub-soil or back-fill for other construction projects but even small-scale domestic developments resulted in waste materials and, therefore, alternatives to landfilling needed to be identified.  He also reminded the Sub-Committee that the Traffic Manager had not raised any objections, subject to conditions.

A motion to approve the application failed and the resolution below was then agreed.

RESOLVED:            That

(i)      The Central Area Planning Sub-Committee is minded to refuse the application subject to the reason for refusal set out below (and any further reasons for refusal felt to be necessary by the Head of Planning and Transportation) provided that the Head of Planning and Transportation does not refer the applications to the Planning Committee:

The local planning authority consider that there is insufficient justification for the development in this location and consequently the increased use of the local road network by heavy goods vehicles would not be in the interests of highway safety

(ii)     If the Head of Planning and Transportation does not refer the application to the Planning Committee, officers named in the Scheme of Delegation to Officers be instructed to refuse the application, subject to such reasons for refusal referred to above.

[Note:

Following the vote on this application, the Development Control Manager advised that, as the resolution was contrary to the officers’ recommendation and the Sub-Committee’s view might not be defensible if challenged, he was minded to refer the matter to the Head of Planning and Transportation.

Councillor PJ Edwards asked that the local and adjoining ward members be consulted on the routing of vehicles in the intervening period, should the application be referred to the Planning Committee.]