Agenda No.
HERTFORDSHIRE COUNTY COUNCIL
DEVELOPMENT CONTROL COMMITTEE
3
TUESDAY 22 MAY 2012 AT 10.00 AM
DISTRICT: EAST HERTS DISTRICT
APPLICATION FOR PROPOSED ERECTION OF A BUILDING
(FLOORSPACE 1620SQ.M) WITH ASSOCIATED YARD, OFFICES AND
WEIGHBRIDGE TO BE USED FOR A MIXED USE OF ELV (END-OF-LIFE
VEHICLES) PROCESSING AND TYRE BALING (SUI GENERIS), B1
(OFFICE/LIGHT INDUSTRIAL) AND B8 (STORAGE AND DISTRIBUTION)
ON LAND AT UNIT 7D, HADHAM INDUSTRIAL ESTATE, CHURCH END
FARM, LITTLE HADHAM, HERTFORDSHIRE SG11 2DY
Report of the Director Environment and Commercial Services
Author: Felicity J Hart
Tel: 01992 556256
Local Member: Councillor Leanda Newlyn
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Purpose of Report
1.1
To consider planning application ref. 3/0593-12 (CM0935) for the
erection of a new building to be used for ELV processing and tyre
baling at Church End Farm, Little Hadham.
2
Summary
2.2
This planning application is for the erection of a new building to house
an ELV (End of Life Vehicles) processing and tyre baling operation
along with ancillary offices and yard. ELV processing is currently taking
place on the site within an enclosure without the benefit of planning
permission, but this application would involve the removal of the
existing structure and the erection of the new one subject of this
planning application.
2.3
The site forms part of Church End Farm, situated at the end of Church
End, a narrow rural lane, taking access from the north side of the
A120, just outside the centre of Little Hadham village. Some of the
buildings at Church End Farm, have in recent years been converted to
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B1 (office/light industrial) and B8 (storage) uses from their original
agricultural uses although the site remains a working farm.
2.4
The ELV facility is proposed to operate from 7am to 6pm Monday to
Friday and from 7am to 6pm on Saturdays. 24 staff are proposed to be
employed. Maximum annual operational throughput is stated in the
application to be 9300 tonnes per annum. The application states that
daily average vehicle movements would be 22 (11in, 11out) of which
10 (5in, 5 out) would be HGV.
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Conclusion
3.1
The proposed development is sited within the Rural Area on land that
has not previously been developed. The proposal does not fall into any
exception categories for development on land in the Rural Area beyond
the Green belt and as such the the proposal is ‘inappropriate’
development’.
3.2
The location of the proposed development at the end of a country lane,
would take access past residential properties and listed buildings and
would lead to an unacceptable degree of noise and disturbance both to
Church End and Hadham Hall. The proposal would also erode the
character and appearance of the surroundings and would cause
conflict with users of a bridleway which crosses the proposed vehicular
route and local footpaths. There would also be significant detriment to
highway safety along Church end and at the junction with the A120.
3.3
Material considerations in support of the application include previous
permission granted in 2006 and the fact that the proposal would
contribute to the waste recycling and re-use of ELVs, car parts and
tyres which is encouraged. However, these points have been taken
fully into consideration and carefully balanced against the significant
harm that would arise if the proposed development were to go ahead.
As a result, it is considered that the proposal does not accord with East
Herts Local Plan policy or the NPPF.
3.4
It is recommended that permission be refused for the following reasons:
1. The application site lies in the Rural Area, as defined in the East
Hertfordshire Local Plan where development will only be allowed for
certain specific purposes. The proposal is contrary to the aims and
objectives of rural area policies and results in harm to the rural,
agricultural character and appearance of the surroundings. The
development is thereby contrary to Policy GBC3 and ENV1 of the
East Herts Local Plan Second Review 2007.
2. The proposed development would result in a significant number of
HGV and other vehicle movements along a narrow rural road
unsuited to such traffic. The intensification of the use of Church End
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and its junction onto the A120 and the primary road network, which is
of insufficient standard, would be detrimental to the free and safe
passage of traffic on the A120 and Church End.
3. Traffic generated by the proposal would be detrimental to pedestrian
safety along Church End due to its narrowness and lack of footpaths.
HGVs and other vehicles accessing the site would need to cross a
Bridleway with other public footpaths in the vicinity, leading to an
unsafe situation of dangerous conflict between vehicles, walkers and
others users of the bridleway. As such the proposal is contrary to
Waste Local Plan Policy 39.
4. The location of the proposed development is unsustainable and
inappropriate and would be detrimental to residential amenity
disturbing local residents from traffic movements and noise from the
proposal being contrary to the NPPF and East Herts Local Plan
Policy ENV1.
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Description of the site and proposed development
4.1
The site comprises an open area of land, not previously developed
(except for the unauthorised enclosure), situated immediately to the
north of an existing group of farm buildings and other light industrial
buildings and buildings in storage uses (Church End Farm).The land
proposed to be developed has been excavated and lowered in recent
years revealing a mainly sandy surface with embankments to the north
and east and beyond that, farmland. An enclosure (comprising 3
metre+ high walls with partial roof) has recently been constructed in the
northern part of the planning application site, within which unauthorised
End-of-Life Vehicle (ELV) processing is currently taking place.
4.2
The site is accessed along Church End which is situated to the north
east of Little Hadham village centre. Church End is a narrow country
lane which takes access off the main A120 route between Little
Hadham and Bishop’s Stortford. Church End is rural in character and
provides access to residential properties and to the Grade I Listed St.
Cecilia’s Church as well as Church End Farm. There a number of
public footpaths and bridleways in the area, one forming part of the
Hertfordshire Way. These paths are used in conjunction with Church
End as a route through to Little Hadham village.
4.3
Church End Farm is located at the end of Church End and comprises a
cluster of buildings ranging from some small Victorian stables to larger
more modern farm storage buildings. There is a complex planning
history relating to the site and a number of the farm buildings have,
over the years, had planning permission granted for change of use
from their original agricultural use to alternative uses, mostly B1( light
industrial and office) and B8 (storage and distribution) and one small
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building having B2 (general industrial).
4.4
The application site is accessed between existing buildings now mainly
used for non-agricultural uses. Church End Farm is still a working farm
however, but the buildings in agricultural use are mainly sited to the
west of the application site, although they are still within the overall
cluster of development. The nearest residential properties are sited
along Church End and also to the east of the site at Hadham Hall and
Baud Close.
4.5
The application site is located on an open piece of ground immediately
to the north of the closest non-agricultural building (unit 6). This
building is currently vacant but was previously used as a water bottling
unit as part of the Hadham Water business. The Hadham Water
business was expanding during the 2000’s and in 2006 planning
permission was sought for a substantial extension to the existing
building (2000 sq.m) to allow for a significantly expanded operation.
The proposal was put forward that once operating, it would be able to
supply water to the 2012 Olympics. That application was recommended
for refusal by East Herts District Council on grounds of inappropriate
development on land in the Rural Area beyond the Green Belt as well
as detriment to residential amenity and highway safety. However, East
Herts District Council granted planning permission in 2006 for the
building as it was considered that the proposal constituted special
circumstances.
4.6
Hadham Water ceased to trade as a business shortly after and the
building granted planning permission as an extension to the water
bottling facility in 2006 was never built, although the applicant states
that the foundations were constructed. This current planning application
proposes a new building and new use on part of that site.
The Proposal
4.7
This planning application proposes the erection of a new building with a
pitched roof ( 54m x 30m x 10.5m high) partly on the footprint of the
building granted planning permission in 2006. The proposed building
would be constructed from 80mm thick plastic coated composite
cladding and would be accessed from the east side only. The eastern
elevation is proposed to have four roller shutter doors as well as some
windows and a pedestrian door to be used in connection with the
offices.
4.8
Externally, a concrete yard is proposed on the eastern side of the
building with a weighbridge and 10 parking spaces. No external
working is proposed at the site as it is all proposed to take place within
the building.
4.9
Internally, it is proposed to process the End-of-Life Vehicles at the
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northern end of the building. Vehicles carrying ELVs would drive into
the building to unload. The ELVs would be stored in one corner of the
building and in turn would be depolluted using modern de-pollution
equipment. When all fluids have been removed, any useable parts
would be removed from the vehicles and then the shell would be
crushed in a baling machine. The baled vehicles would be collected up
into a container and stored awaiting removal by HGV. It is proposed
that the doors would be shut apart from when vehicles would be
accessing and exiting the building.
4.10
The remaining part of the operation is tyre baling. Waste tyres would be
brought to the building for baling and storage along with tyres removed
from ELVs. The tyres would be sorted into those for re-use and those
for recycling. The tyres for recycling would be baled ready for collection
and the other tyres stacked ready for collection to be taken to another
outlet retailing part-worn tyres.
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Consultations
5.1
East Herts District Council have concerns. The application is for a new
building for ELV processing, however there is currently an unauthorised
building being used for that activity on site which is unauthorised.
The site lies in the Rural Area beyond the Green Belt where the aims
and objectives of policy are placed firmly on growth restraint, The
proposal is contrary to Policy GBC3 and so constitutes “inappropriate
development” within the rural area.
In addition, the Council is concerned about the impact of the
development in terms of noise and disturbance and harm that would
arise to the character and appearance of the surrounding area. There
are no material considerations to outweigh these issues or to override
rural area policy and therefore refusal of the application is
recommended.
5.2
Little Hadham Parish Council object to the proposal and consider that
the scale, size and bulk of the proposed building to be not in-keeping
with this area because it is located on farmland and in a rural situation.
Serious concerns are raised about noise, pollution and nuisance of car
transporters travelling along a single track road and effect on residents.
Also concerns re: the safety of horse riders, cyclists, other drivers and
pedestrians, especially children. The acces onto the A120 is dangerous
and the proposal will further exacerbate congestion. The facility should
not be located in this location and the proposal is wholly unacceptable.
5.3
Environment Agency is satisfied that the geological interpretation
presented with soil sample results support the conclusion that the site
is unlikley to be affected by contamination and the risks of pollution
posed by the proposed use can be made acceptable through regulation
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by the Environmental Permitting Regime. Therefore suggest a
condition relating to no infiltration of surface water drainage to protect
groundwater quality.
Additional advice relates to the Environmental Permit application for the
current ELV operation. This is still at the application stage and
assessing how to regulate the operational details of the site activities.
5.4
5.6
Ramblers’ Association, Hertfordshire & North Middlesex Area objects to
the application due to the impact that the proposed development would
have on the public using Rights of Way in the vicinity. The bridleways
are constricted in places between buildings, fences and ditches so that
vehicles cannot keep out of the way of walkers or riders. The proposal
is contrary to policy.
Hertfordshire County Council – Highways recommends refusal for the
following reasons:
1.) To permit this proposal would be contrary to policies contained in the
Hertfordshire County Council LTP3 which seek to minimise disruption to
the safe and free passage of vehicles on Primary Route Networks.
2.) To permit this proposal will intensify the use of an access road and
junction onto the primary road network of insufficient standard, by virtue
of width, alignment and junction configuration to safely and satisfactorily
accommodate the associated traffic movements without detriment to the
free and safe passage of traffic on the A120 and Church End.
3.) The additional traffic associated with the proposal would give rise to
conditions detrimental to pedestrian safety along Church End by reason
of its narrowness and the lack of footways.
5.7
Hertfordshire County Council – Rights of Way objects to the application
on the following grounds;
 There is the potential for conflict between vehicles accessing the
proposed site and walkers and horse riders on Bridleway 37, which
crosses the access route through the farm yard, and also with
walkers on Footpaths 34 and 38, which exit onto the proposed
access.
 Children are being encouraged to walk to the village school (travel
plan) from the Hadham Hall area along footpath 34 and the
proposed access road. This is to be encouraged on environmental
and health grounds, but could be jeopardised if the application is
given the go-ahead because there is no footway alongside the
proposed access road, which is relatively narrow.
Given the above, I would ask you to refuse this application.
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5.8
Hertfordshire County Council – Archaeology raise no objections.
5.9
Hertfordshire County Council –Landscape Officer advises that there
may be marginal visual impact from the development on users of
various areas around the vicinity of the site which may include from the
upper storey windows of properties on Baud Close, although this would
be diminished if a belt of trees were to be planted between the site and
the residential properties. There may also be associated impacts if
large signage were erected or if tree pruning was required to enable
high sided vehicles to gain access. The existing signage is already
visually intrusive.
5.9
A total of 100 consultation letters were sent out in relation to the
application and 28 letters objecting to the application were received
with 5 letters in support. The issues of concern can be summarised as:
 Inappropriate industrial use in a rural area
 Noise and fumes from the process affecting residents
 HGV and other vehicle movements affecting residents and
highway safety
In support:
 The proposed development is sustainable
 It fulfils a necessary function in the local area providing jobs.
5.10
Publicity for the application was as follows: In addition to the
consultation letter,a site notice was erected on 20th April 2012 and the
application was advertised in the Hertfordshire Mercury on 19th April
2012.
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Planning considerations
6.1
The relevant development plan policies are:
Hertfordshire Waste Local Plan 1995-2005
Policy 1: Sustainable development
Policy 2: Need for Waste Management facilities
Policy 13: Criteria for facilities for re-use, recovery, recycling and
transfer of waste outside areas of search
Policy 29: Scrap metal, including scrap vehicles
Policy 33: Landscape Intrusion
Policy 34: Impact on landscape features of local importance
Policy 39: Rights of way
Policy 40: Noise
Policy 43: Traffic
Policy 44: Proximity to other land uses
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East Hertfordshire Local Plan April 1996
Policy GBC3: Rural Area beyond the Green Belt
Policy
East of England Plan, May 2008
Planning Policy Statement 10: Planning for Sustainable Waste
Management
National Planning Policy Framework
6.2
The principal issues to be taken into account in determining this
application are:
 The principle of the proposed development and the
appropriateness of its location in terms of the rural area and
sustainability;
 Impact on residential amenity;
 Impact on highway safety;
 Impact on pedestrian safety.
 Impact on visual amenity in the rural area.
Principle of Development and Sustainablity
6.3 The proposed development comprises a large new industrial building
sited on the edge of a cluster of buildings but otherwise in the open
countryside. The land is not ‘previously developed land’ (not brownfield)
and has not previously been used for any other use except agriculture.
Significant excavation works have taken place to the north and east of the
application site to remove earth to a depth of at least 5 metres cutting into
the field to the north. These unauthorised earth works have recently been
refused retrospective planning permission by East Herts District Council
(ref.3/12/0296/FP).
6.4 In policy terms the site is situated in the rural area beyond the Green
Belt (EHLP Policy GBC3) which aims to restrict inappropriate
development in those areas. Certain developments for new buildings in
the rural area can be permitted under the terms of the policy, however a
new building for industrial use does not accord.
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6.5 The National Planning Policy Framework (NPPF) requires that new
development should be sustainable and emphasises the importance of
our natural and historic environment. The NPPF also promotes planning
delivering a strong local economy and economic growth. This current
application states that 24 jobs would be created as a result of the
proposal, although this does seem a large workforce when compared with
similar operations on other sites who seem to employ between 6 and 12
staff.
6.6 The NPPF confirms that applications should still be determined in
accordance with the development plan unless material considerations
indicate otherwise. The NPPF itself is one of those material
considerations. The NPPF does not contain specific policies on waste,
but local planning authorities should have regard to relevant policies in
the NPPF in determining waste applications. The NPPF states that
development that is sustainable should go ahead. The development
proposed in this application requires vehicle movements from urban
areas to reach the site with deliveries of ELVs and waste tyres. There is
no other way of reaching the site other than via the road network though
areas of surrounding countryside and along Church End. According to the
NPPF, three dimensions to sustainable development must be assessed;
the economic role, the social role, and an environmental role.
6.7
In terms of an economic role, the most important factor to be considered
is if there is sufficient land of the right type available in the right place.
For the social role, the aim is to create a high quality environment
supporting residents’ health and social well-being, and for the
environmental role it is about contributing to protecting and enhancing our
natural, built and historic environment.
6.8 The route to the proposed planning application site would involve HGVs
travelling along a narrow country lane past residential properties (one
Grade II Listed) and a Grade I Listed church. There is no alternative
access to the site and the use of this route by a significant number of
vehicles in connection with ELV processing in addition to the existing
traffic which accesses the Church End Farm complex would contribute to
a detrimental effect on residential amenity due to noise and disturbance
which would also be undesirable in the vicinity of the setting of listed
buildings and their historic environment. Therefore the proposal would not
contribute to protecting or enhancing the built and historic environment in
the locality but would instead have the potential to damage it. Therefore it
is considered that the proposal would fail to achieve to be classed as
sustainable development in terms of the environmental role.
6.9 In terms of the social role, the proposal would in theory create a highquality environment if the site were on a designated existing industrial
estate. However, the site is on a farm in a rural area where some of the
buildings, mainly small scale, have had change of use planning
permission granted over the years to allow use for B1 and B8 uses. One
very small building also has B2 permission. These were all granted
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permission as they were redundant agricultural buildings that were
already in situ. The proposed development would result in a well-used
bridleway and footpath being crossed by HGVs and other vehicles
interrupting the flow of walkers and horse-riders along the Hertfordshire
Way. The route along The Causeway (known as the ancient nut walk)
and along Church End (which has no footpaths) is regularly used by
schoolchildren whilst walking to Little Hadham Primary School. There are
also links between the school and St.Cecilia’s Church which is used by
the schoolchildren. The route used by the children to and from the church
is on foot along Church End. The use of this lane by HGVs would have
significant adverse impact on all the other users of both the road (as a
footway), the public footpaths in the vicinity and the bridleway which
crosses the entrance to the site. The conflict with pedestrians and other
users would reduce the quality of the environment in this area and
therefore the development could not be classed as sustainable in terms
of its social role.
6.10 As mentioned earlier the proposed development could be classed as
sustainable in its economic role, if it were sited on an established
industrial estate. There are industrial sites within the local area, located in
an urban setting close to the source of the waste ie the ELVs. Although
the proposed development would undoubtedly create some jobs, it is
considered to not be a factor which would outweigh the requirement to be
sited on a more appropriate site in the urban area. Each of the three
dimensions referred to (economic, social and environmental for
sustainability) is mutually dependent and it can be seen that as well as
the development not producing positive improvements in the quality of the
local environment, neither would it improve the conditions in which local
people live, work, travel or take leisure. The proposed development is
therefore considered to be inappropriate, in principle, to be located at the
proposed site and is therefore not sustainable.
Impact on residential amenity
6.11 The proposed use of the site as an ELV processing facility and tyre baling
facility would have an adverse impact on local residents. Vehicles
accessing the site and using Church End would pass a number of
residential properties en route to the site and the nature of the vehicles
towing cars and containing rattly parts would cause disturbance in this
rural area. There are existing non-residential vehicle movements along
Church End but these are in connection with the farm, the church and the
other small units created from vacant agricultural buildings. The vehicle
movements proposed in connection with the ELV use would have a
significant adverse effect on amenity and would conflict with local
walkers, school children and horse-riders using the local area. It is
accepted that the planning permission granted in 2006 could still be
implemented, and that that could have a similar effect, but from
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information put forward with the application it seems unlikely that the
(2006) permission will be fully implemented.
6.12 In addition, the current unauthorised operation has led to a number of
noise complaints, mainly from houses at the Hadham Hall complex to the
east. The planning application proposal has been designed to be
contained within a whole building with roller shutter doors and few
windows. The purpose of the design is to minimise noise by keeping all
operations within the building and the doors shut. The doors are
proposed on the eastern elevation facing the rear of the properties on
Baud Close and it is considered that two problems could occur with the
proposed idea. In practice it is considered that it would be extremely hard
to operate the ELV processing completely contained within a building as
the very nature of the work requires constant deliveries throughout the
day, which in turn leads to removal of waste products throughout the day.
At busy times it is proposed that vehicles delivering would arrive, then
unload whilst the doors are shut behind them and then the doors would
be opened again for the vehicles to exit. It is considered that this would
be extremely likely to be unworkable and there would be periods when
the doors would remain open allowing the noise to escape. In addition the
doors and windows would be likely to be opened in hot weather when the
nature of the work and process of the operation would be made difficult to
undertake in the heat without fresh air. In addition, the engines of the
grab machine, the baler and the fork lift trucks are diesel would produce
fumes which would require ventilation by way of opening the doors and
windows. If the doors and windows were opened, then based upon the
current situation, noise complaints would be likely. It is considered
therefore that the proposal would result in harm to local residential
amenity.
Impact on highway safety
6.13 Vehicles accessing and exiting the proposed site would travel along
Church End off the A120. Church End provides access to Church End
Farm, the church and some residential properties and is a rural road with
no footways on either side. There is very limited scope for widening the
carriageway which currently varies from 4.4m to 5.4m.The minimum width
required for two cars to pass one another is 4.1m, 4.8m required for a car
and an HGv and 5.5m for two HGVs. The desirable road width for an all
purpose industrial estate is 6.1m These dimensions illustrate that the old
farm track leading to Church End Farm is of significantly inadequate
width. Vehicles turning right to and from this road to the A120 will have a
significant impact on the performance of the A120 carriageway.
6.14 The A120 is a very busy road with a continuous stream of traffic from
7am to 7pm. Any intensification of the use of Church End will have a
significant impact on the free and safe flow of traffic and would impact on
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the A120 as a Primary Route. A high number of accidents have been
recorded in the vicinity of the junction.
6.15 The highway authority has previously expressed concern that the level of
increase in traffic would have a significant impact on the local road
network. Planning permission was recommended for refusal in 2006 and
although planning permission was granted at that time for an extension to
B1/B8 use, it is considered that special circumstances at the time in
relation to Hadham Water led to that decision. Since, the Hadham Water
operation ceased there have been various applications at Church End
farm mainly involving significant HGV movements. The current
application is not considered to be of significant importance or special
circumstances to warrant a departure from HCC transport policy in terms
of road hierarchy and highway capacity and safety.
6.16 Hertfordshire County Council as Highway Authority therefore
recommends that planning permission should be refused for the following
reasons - : 1). The development is contrary to policies In HCC LTP3
which seeks to minimise disruption to the safe and free passage of
vehicles on Primary Route Networks, 2) Intensification of the use of the
access road and junction onto the primary road network which is of
insufficient standard would be detrimental to the free and safe passage of
traffic on the A120 and Church End, and 3) The additional traffic would be
detrimental to pedestrian safety along Church End by reason of its
narrowness and lack of footways.
Impact on pedestrian safety
6.17
It is considered that there is the potential for conflict between vehicles
accessing the proposed site and walkers and horse riders on Bridleway
37, which crosses the access route through the farm yard, and also with
walkers on Footpaths 34 and 38, which exit onto the proposed access.
This is contrary to Waste Local Plan Policy 39.
6.18
In addition, schoolchildren are being encouraged to walk to the village
school from the Hadham Hall area along footpath 34 (the nut walk) and
the proposed access road along Church End. This is to be encouraged
on environmental and health grounds and is sustainable, but could be
jeopardised if the application is given the go-ahead because there is no
footway alongside the proposed access road, which is relatively narrow
which could lead to concerned parents taking children to school by car
even though it is a relatively short distance. It is considered that the
proposal therefore conflicts with Waste Local Plan Policy 39 and that
therefore permission should be refused.
6.19 Both Hertfordshire County Council as Highway Authority and Rights of
Way recommend refusal due to the impact of the proposal on walkers
and users of Church End and the local footpaths and bridleway.
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Impact on the environment in the rural area
6.20 The access road to the proposed development site also provides access
to St.Cecilia’s Church, a Grade1 Listed Building. The road has the
character and appearance of a country lane and contributes to the wider
setting of this and another listed building. The creation of a heavy
industrial facility processing ELVs in close proximity, together with
significant HGV movements along the road which provides access to the
church and is used by pedestrians would have an adverse effect on the
character of the area. The NPPF suggests that it is desirable that new
development should make a positive contribution to local character and
distinctiveness and aim to protect areas of tranquillity which have
remained relatively undisturbed by noise and are prized for their
recreational and amenity value for this reason. It is considered that the
proposal would have an adverse effect on the local historic environment
which does not conform to the aims of the NPPF and would not be
sustainable.
7
Conclusions
7.1
The proposed development is sited within the Rural Area on land that
has not previously been developed. There is the potential for the land
to be developed in accordance with the 2006 permission, however it
seems unlikely, due to the circumstances, that this will happen. The
proposal does not fall into any exception categories for development on
land in the Rural Area beyond the Green Belt and as such the the
proposal is classed as ‘inappropriate’ development’.
7.1
The location of the proposed development at the end of a country lane,
would take access past residential properties and listed buildings and
would lead to an unacceptable degree of noise and disturbance both to
Church End and Hadham Hall residents. The proposal would also
erode the character and appearance of the rural surroundings and
would cause conflict with users of a bridleway which crosses the
proposed vehicular route and local footpaths. There would also be
significant detriment to highway safety along Church End and at the
junction with the A120.
7.2
Material considerations in support of the application include the
previous permission granted in 2006 (Hadham Water) and the fact that
the proposal would contribute to the waste recycling and re-use of
ELVs, car parts and tyres which is encouraged. The proposal would
reduce carbon and provide jobs. However, these points have been
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taken fully into consideration and carefully balanced against the
significant harm that would arise if the proposed development were to
go ahead. The proposal would be detrimental to highway safety,
pedestrian safety and the local rural environment. As a result, it is
considered that the proposal does not accord with East Herts Local
Plan policy. The proposal has been assessed in accordance with the
NPPF in relation to sustainability and it has been found to be
unsustainable. In addition, it is considered that the proposed
development in the location proposed would not be in the public
interest. The proposal therefore conflicts with the aims and objectives
of the NPPF.
Background information used by the author in compiling this report
Planning application reference 3/0593-12
Consultee responses
Relevant policy documents
Appendix
1
–
Relevant
Little Hadham ELV processing 3/0593-12 (CM0935)
development
plan
policies
14