Proposed development of reed based wetlands sewage solution and car park extension

Proposed development of reed based wetlands sewage solution and car park extension

 

The Principal Planning Officer circulated an amended site plan to the sub-committee.

 

In accordance with the criteria for public speaking, Mr Crampton, a local resident, spoke in objection to the application and Messrs Painter and McCollin, the applicants, spoke in support.

 

Councillor RV Stockton, one of the Local Ward Members, said that the proposed water system was not a new or experimental system and that there were several examples of such systems in the county. He said that no bad smells had been reported from any of these sites and that as two hundred people at the school needed to be catered for, which was more than the population of the Bosbury village, he supported the application.

 

Councillor R Mills, the other Local Ward Member, said that Councillor Stockton had been Ward Councillor for a number of years and had good knowledge of the area so was able to make an accurate assessment of its needs. He said that the proposed system was highly sophisticated and that the Environment Agency’s guidelines were very strict for such arrangements.

 

Several Members agreed that examples of such systems in their own wards had not resulted in any problems due to odours and so were therefore in support of the application.

 

RESOLVED

 

That planning permission be granted subject to the following conditions:

 

1          A01 (Time limit for commencement (full permission))

 

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

 

2          B01 (Development in accordance with the approved plans)

Reason: To ensure adherence to the approved plans in the interests of a satisfactory form of development and to comply with Policy DR1 of Herefordshire Unitary Development Plan.

 

Pre-commencement requirements

 

3          Non Standard (Non Standard Condition)

 

Before the development begins, a scheme for the regular de-sludging of the effluent treatment system shall be submitted to and approved in writing by the local planning authority.  The scheme shall specify in particular:

 

i)          The parts of the system that will require de-sludging;

ii)         The means by which this will be achieved;

iii)        The likely frequency that de-sludging will be necessary for each of the areas identified at point i);

iv)        Odour prevention plan;

v)         Contingency measures including health and safety precautions;

vi)        Provision for review and revision as necessary.

 

The scheme shall be implemented as approved unless otherwise agreed in writing in advance by the local planning authority.

 

Reason: To ensure efficient management of the system and protect the environment in accordance with policies S2, DR1, DR4 and DR9 of the Herefordshire Unitary Development Plan 2007.

 

4.         Non Standard (Non Standard Condition)

 

Before the development hereby permitted is brought into use, a Method Statement for inspection and monitoring of the system, at least for an agreed initial period, shall be submitted to and approved in writing by the local planning authority.  The Method Statement shall include in particular:

 

i)          The appointment of a named responsible person/s to monitor the system for a specified period;

ii)         Details for regular visual checks of the entire sewerage system including all equipment, infrastructure, apparatus and machinery;

iii)        Items to be monitored (e.g. pump noise, water levels, surface drainage, odour inspections, system efficiency etc)

iv)        Frequency of checks and method of reporting, such as a Site Diary;

v)         Contingencies for rectifying any points of concern;

vi)        Provision for periodic review of operational systems and updating of the monitoring scheme when necessary;

vii)       Provision for record-keeping and availability.

 

Unless otherwise agreed in writing in advance by the local planning authority, the Method Statement shall be implemented as approved, and the records shall be made available during normal office hours on request, by officers of Herefordshire Council or the Environment Agency.

 

Reason: To ensure the system is effectively monitored and reported on, and to comply with policies S2, DR1, DR4, DR6, DR7 and DR9 of the Herefordshire Unitary Development Plan 2007.

 

 

5          G04 (Protection of trees/hedgerows that are to be retained)

 

Reason: To safeguard the amenity of the area and to ensure that the development conforms with Policies DR1 and LA5 of Herefordshire Unitary Development Plan.

 

6          G05 (Pre-Development tree work)

 

Reason: To safeguard the amenity of the area and to ensure that the development conforms with Policies DR1 and LA5 of Herefordshire Unitary Development Plan.

 

7          Non Standard (Non Standard Condition)

 

No development shall take place until details and specifications for surfacing the car parking area shown on drawing ref Drawing ref AWM7F5-0508-V23 revision 23 dated 26.08.08 have been submitted to and approved in writing by the local planning authority.  The details shall specify in particular:

 

i)          That the surface will be permeable and not require any surface drainage;

ii)         Materials to be used;

iii)        Construction method;

iv)        Boundary treatment;

v)         Details of hedging or other screen planting;

 

Unless otherwise agreed in writing in advance by the local planning authority, the car-parking area shall be constructed and maintained in accordance with the approved details and shall not be brought into use until its construction has been completed to the written satisfaction of the local planning authority.

 

Reason: In order to achieve a satisfactory form of development and to comply with policy DR3 of the Herefordshire Unitary Development Plan 2007.

 

8          I33 (External lighting)

 

Prior to the commencement of the development hereby permitted, full details, including a plan and design drawing, of all external lighting to be installed in the car parking area shall be submitted to and be approved in writing by the local planning authority. The approved external lighting shall be installed in accordance with the approved details and thereafter maintained in accordance with those details unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To safeguard the character and amenities of the area and to comply with Policy DR14 of Herefordshire Unitary Development Plan.

 

9          G10 (Landscaping scheme)

 

Reason: In order to maintain the visual amenities of the area and to conform with Policy LA6 of Herefordshire Unitary Development Plan.

 

10        H30 (Travel plans)

 

Reason: In order to ensure that the development is carried out in combination with a scheme aimed at promoting the use of a range of sustainable transport initiatives and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

Restrictions and Requirements

 

11        G02 (Retention of trees and hedgerows)

 

Reason: To safeguard the amenity of the area and to ensure that the development conforms with Policy DR1 of Herefordshire Unitary Development Plan.

 

12        G06 (Remedial works to trees)

 

Reason: The trees form an integral part of the visual environment and this condition is imposed to preserve the character and amenities of the area and to ensure that the development conforms with Policies DR1 and LA5 of Herefordshire Unitary Development Plan.

 

13        E03 (Site observation - archaeology)

 

Reason: To allow the potential archaeological interest of the site to be investigated and recorded and to comply with the requirements of Policy ARCH6 of Herefordshire Unitary Development Plan.

 

[Note: ND03 should be used in conjunction with this condition].

 

14        Non Standard (Non Standard Condition)

 

Unless otherwise agreed in writing in advance by the local planning authority in consultation with the Environment Agency, there shall be no discharge to any waste water treatment plant or watercourse other than in accordance with:

 

Drawing ref AWM7F5-0508-V23 revision 23 dated 26.08.08; 

Revised Project Overview (GSL environmental Services Ltd) dated 25th August 2008.

 

Reason: To prevent pollution of the water environment and to comply with policies SR2, DR4 and DR6 of the Herefordshire Unitary Development Plan 2007.

 

15        Non Standard (Non Standard Condition)

 

Unless otherwise agreed in writing in advance by the local planning authority, all the proposed engineered water treatment features indicated on drawing ref AWM7F5-0508-V23 revision 23 dated 26.08.08 shall be constructed using a sealed bentonite clay liner and there shall be no effluent discharge to ground or soakaway.

 

Reason: To prevent pollution of the water environment and to comply with policies SR2, DR4 and DR6 of the Herefordshire Unitary Development Plan 2007.

 

16        Non Standard (Non Standard Condition)

 

Prior to being discharged into any watercourse, wetland treatment or soakaway system, all surface water drainage from parking areas and associated hardstandings shall be passed through trapped gullies with an overall capacity compatible with the site being drained unless otherwise agreed in writing in advance by the local planning authority.

 

Reason: To prevent pollution of the water environment and to comply with policies SR2, DR4 and DR6 of the Herefordshire Unitary Development Plan 2007.

 

17        Non Standard (Non Standard Condition)

 

The part of the development hereby permitted that relates to the extension to car parking shall only be implemented in lieu of planning permission reference DCNE2004/1430/F.

 

Reason: For the avoidance of doubt, and to ensure a satisfactory form of development in accordance with policy S2 of the Herefordshire Unitary Development Plan 2007.

 

Informatives

 

1          Non Standard

 

Any discharge to controlled waters will require discharge consent under the Water Resources Act 1991.

 

2          Non Standard

 

To ensure the development is capable of being granted a Consent to Discharge by the Environment Agency in accordance with DETR Circular 03/99, no development should begin until the applicants, their assignees or successors have secured a legal agreement with the adjoining landowner for an easement or licence to install, maintain and utilise a discharge pipe and any necessary associated equipment, running from the final point in the effluent treatment system hereby approved on the application site, to an agreed discharge point on a suitable watercourse.

 

3          Non Standard

 

Developers should incorporate pollution prevention measure to protect ground and surface water.  A range of advice is available including Pollution Prevention Guidance Notes (PPGN) targeted at specific activities and can be accessed at

http://www.environment-agency.gov.uk/business/444251/444731/ppg/

 

4          Non Standard

 

Any waste produced as part of this development must be disposed of in accordance with all relevant waste management and environmental legislation.  Where possible, the production of waste from the development should be minimised and options for the re-used or recycling of any waste produced should be utilised.

 

5          Non Standard

 

If it is proposed to import any waste material to the site for use in the construction of the development (e.g. in the construction of hardstandings or access tracks etc) an Environmental Permit (or Exemption from such) may be required.  Please telephone 08708 506506 for further information if necessary.

 

6          N15 - Reason(s) for the Grant of Planning Permission

 

7          N19 Avoidance of doubt - Approved Plans