HERTFORDSHIRE COUNTY COUNCIL
DEVELOPMENT CONTROL COMMITTEE
TUESDAY 20 NOVEMBER 2012 AT 10.00 AM
Agenda No.
3
EAST HERTS DISTRICT
APPLICATION FOR THE REMODELLING OF THE EXISTING 9 HOLE
GOLF COURSE BY THE IMPORTATION OF INERT MATERIAL TO
INCLUDE THE CREATION OF A MULTI-SHOT DRIVING RANGE, PITCH
AND PUTT COURSE AND A SHORT GAME TUITION AREA; SINGLE
STOREY DRIVING RANGE BUILDING COMPRISING 20 BAYS, ERECTION
OF 10 METRE HIGH CONTAINMENT NETTING AND ASSOCIATED
LIGHTING; DEMOLITION OF EXISTING GOLF CLUB HOUSE AND GOLF
SHOP; ERECTION OF A PUBLIC HOUSE INCORPORATING A GOLF
SHOP; AND ASSOCIATED WORKS TO INCLUDE ALTERATIONS TO
EXISTING CAR PARK AND PROVISION OF OVERSPILL CAR PARK,
CYCLE STORAGE AND BIN STORAGE, LANDSCAPING AND PROVISION
OF BUS STOP AND CREATION OF A PEDESTRIAN ACCESS POINT ON
HERTFORD ROAD AT CHADWELL SPRINGS GOLF CLUB, HERTFORD
ROAD, WARE, HERTFORDSHIRE, SG12 9LE
Report of the Director Environment and Commercial Services
Author:
Alice Carrington
Tel: 01992 5562267
Local Member: Jeanette Taylor
Adjoining Local Members: Andrew Stevenson
Peter Ruffles
1
Purpose of Report
1.1
2
To consider planning application ref 3/1210-12 for the proposed
remodelling of the existing 9 hole golf course by the importation of
inert materials (such as soils) to include the creation of a multi-shot
driving range with lighting and golf shop, pitch and putt course and
short game tuition area and associated works at Chadwell Springs
Golf Club. The application also seeks planning permission for the
demolition of the existing golf shop and club house and the erection of
a new public house, alterations to the existing car parking on site and
overspill car parking.
Summary
2.1
Chadwell Springs Golf Club is a 9 hole golf course which lies on the
southern side of the A119 Hertford Road between the towns of
Hertford and Ware.
2.2
This application seeks planning permission to import inert waste soils
to remodel the existing 9 hole golf course and the creation of a multishot driving range, flood lighting and golf shop, pitch and putt course
3/1210-12 (CM0941)
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and short game tuition as well as the demolition of the existing golf
shop and club house and the erection of a new public house,
enhancements and alterations to the existing car parking on site and
overspill car park.
2.3
For the remodelling of the golf course, the total amount of inert soils to
be imported to the site is 203,000 cubic metres. The proposal would
be carried out in two phases over a period of 2 years. Phase 1 would
involve the remodelling of the central part of the site and creation of
the driving range and short game academy area and would take
approximately 11 months to construct. The proposed public house
and golf range building would also be constructed during the same
period. Phase 2 would involve the area to the west of the site and
would follow on from the achievement of final levels on Phase 1 and
would take approximately 13 months to complete.
2.4
The access to the site would be provided via the existing access
directly off the A119 Hertford Road, but this would be temporarily
widened during the construction period to ensure the ease of access
for large vehicles. It is proposed that the importation of materials
would take place over a 12 month period and on average there would
be 140 daily vehicle movements (70 in and 70 out) to the site. The
proposed hours of operation for the proposal would be 0800-1600
Monday to Friday with shorter working hours on Saturdays.
3
Conclusion
3.1
4
It is recommended that the Chief Executive and Director Environment
should be authorised to grant planning permission, subject to the
referral to the Secretary of State and his not wishing to call the
application in for decision and subject to conditions.
Description of the site and proposed development
4.1
Chadwell Springs Golf Club covers an area of 19.5 hectares and is
situated approximately 1km to the south west of Ware town centre and
approximately 1.5km to the north east of Hertford town centre and is
bounded by the A119 (Hertford Road) to the north and the A10 to the
west. There is farmland to the south of the site and to the south east
is Hertford Rugby Club grounds. To the east and north eastern
fringes of the site lies residential property. The site lies to the south of
the A119 from the King’s Meadow Nature Reserve. A small industrial
estate is located adjacent to the north west corner of the site, which
contains a garage, hire company and other commercial/light industrial
units.
4.2
There has been a golf club at Chadwell Springs since the end of the
nineteenth century. It was originally a full 18 hole golf course,
however its size was reduced by approximately 38 acres as a result of
the construction of the new A10 which runs adjacent to the western
boundary of the site. In 1974 McMullens created a 9 hole golf course
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on the site and the site continued to operate as a Members Golf Club
albeit the facilities were always open to members of the public, until
2010. McMullens have since closed the Club House as it was not
viable, but the course itself has continued to operate on a Pay and
Play basis and the Golf Shop has continued to operate as well.
4.3
The existing site consists of the golf course and 3 buildings in the
north of the site. The buildings consist of a single two storey
residential property, Club House and Golf Shop. A gravel car park is
present in the north of the site adjacent to Hertford Road. A large
single storey shed is located in the central area of the site which is
used to store grounds machinery and equipment. The club house
building is of very poor construction and have extensive areas of
asbestos in them and it is proposed to demolish these and replace
with a single new building for use as a public house as part of the
development proposals.
4.4
All three of the buildings are set back from the A119 with a substantial
gravelled car park located between them and the road. The site
slopes upwards from the A119 and the existing buildings are sited
approximately 2.5 metres higher than the carriageway. The buildings
and car park are set towards the lowest level of the site, with the
majority of the golf course located on land rising to the rear of the Club
House complex.
4.5
The golf course has its highest points to the east and west. A gently
sloping valley is present in the centre of the site which runs in a
north/south direction. The lowest area of the site is the clubhouse at
the base of the valley, north of the site. There are smaller undulations
across the golf course relating to minor earthworks which create
mounds and bunkers across the course.
4.6
The proposal comprises the following of different elements;
 Remodelling the existing golf course with the importation of
203,000m3 waste, creation of multi-shot golf driving range, pitch
and put course and short game tuition.
 Single storey driving range building with golf shop under, 10m
containment netting and associated lighting.
 Demolition of existing club house and golf shop.
 Erection of public house.
 Associated works including alterations to the existing carp park,
addition of an overspill car park, provision of bus stop and
creation of pedestrian access points on Hertford Road, associated
plant and machinery.
4.7
The new changes in levels across the course are; within the new golf
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driving range a mix of cut and fill widening the existing valley to
produce a level slope across the width of the driving range and an
even slope to the top of the range. Along the boundary with the A10 in
the west of the site levels are increased by up to 3m though in places
further northwards the land falls and this would be locally be around
4m. The southern boundary would be raised by around 1-2m but
falling towards the boundary. East of the driving range an undulating
landform would be created with some ridges between greens around
2m in height. The area of the site closer towards Ware and residential
properties is not part of any remodelling.
4.8
The driving range building is a typical structure for this type of facility
being a long open shed style facing up the slope and southwards. The
lighting proposed utilises berm lighting as a principle component. Here
lights are placed on the ground, behind small shelters, within the
driving range itself. There are to be some lights mounted on the
driving range building but are designed to light only the first 10-15m of
the range. 12 berm lights are proposed and 8 floodlights mounted on
the driving range building at a height of 4m. The driving range building
has a monopitch roof 2.4 to 3.6m high and is 65m long and under 6m
deep. The golf shop is to be located under the driving range
underground with the front incorporated into a gabion bank.
4.9
The footprint of the existing club house and golf shop is 432m2 with
gross internal floorspace of 547m2. It is proposed to demolish these
buildings and build a new single storey public house with a foot print of
480m2 (11% increase) and a gross internal floorspace of 562m2 (3%
increase). The design has changed from the original proposal and has
been reduced following concerns expressed by officers about the
impact upon openness and the green belt. The original proposal was
for a building of two storey fronting towards the road and with a foot
print of 658m2 and a gross internal floorspace of 729m2.
4.10 The public house is proposed to be open 9.30am – 11.30pm Mondays
to Thursdays, 9.30am – 12.30am on Fridays and Saturdays and
9.30am – 11.30pm on Sundays and Bank Holidays.
4.11 It is proposed that the golf course would be open during the hours of;
7.00am – 9.00pm Mondays to Saturdays and,
8.00am – 9.00pm on Sundays and Bank Holidays.
However this may be altered dependent on the weather and seasons of
the year.
4.12 The proposed development is anticipated to create 16 additional full
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time employees and 10 part time employees, in addition to the 2
current full time employees on site.
4.13 New bus stop proposed on western carriageway of Hertford Road and
pedestrian access point on Hertford Road to facilitate crossing
4.14 110 car parking spaces are proposed as well as 4 disabled car
parking spaces. The existing car park is to be formally marked out
providinng 87 spaces (including the 4 disabled spaces). An extension
or overflow car park is proposed for 25 cars to the west of the existing
car park and close to the A119. The levels are to be lowered within the
car park and it is proposed to use a grasscrete surface. 75 standard to
extra standard trees are proposed here.
4.15 The proposal would result in the loss of 93 trees in total, 79 of which
are category ‘C’ and 14 category ‘B’. These are composed of 50%
Lombardy Poplars or Lawson Cypress found on the southern and
south west of the site. Eleven new areas of planting are proposed over
a combined area of 12,475m2 or 1.2 hectares. A mix of planting is
proposed within these areas including wild flower mixtures, shrub
planting and new trees. The total number of trees to be planted is 536,
native species.
4.16
Sustainable drainage features are proposed, drainage is to be
provided with swales being linked to three drainage basins designed to
accommodate a 1 in 100 year flood event.
5
Consultations
5.1
East Herts District Council objects to the proposal due to the principle
of the development and appropriateness of the size, scale, design and
layout of the proposals, the impact upon the Green Belt, the impact of
the public house on neighbouring amenity, the proposed floodlights,
the number of car parking spaces and the location of the overspill car
park and the size and scale of the proposed driving range.
5.2
English Heritage recommend that the application be determined in
accordance with national and local policy guidance, and on the basis
of specialist conservation advice.
5.3
Environment Agency states that the Phase 1 Geo-Environmental
Assessment identifies that there is no significant existing contaminant
source at the site and the only contamination risk comes from the
materials to be imported as part of the proposal. Therefore the
development will only be acceptable if the following measures are
secured by way of conditions on any planning permission:
3/1210-12 (CM0941)
Page No 5


The development shall be carried out in accordance with the
submitted Flood Risk Assessment; and,
A drainage scheme shall be submitted before commencement of
the development.
5.4
Natural England state the proposal does not appear to affect
statutorily protected sites or landscapes, or have significant impacts
on the conservation of soils, nor is the proposal EIA development. In
addition Natural England are broadly satisfied that the mitigation
proposals, if implemented, are sufficient to avoid adverse impacts on
the local population of Great Crested Newts and therefore avoid
affecting favourable conservation status.
5.5
CPRE raised concerns in respect of the original application particularly
relating to the built part of the development. They also expressed
concern about the amount of importation and considered it
disproportionate to the work needed to reform a 9-hole golf course.
They also considered that the application should be separated into
built development and remodelling with the District Council and
County Council dealing with these respective parts. They also made
further presentations following reconsultation and whilst welcoming
the proposed amendments they did not alter their key concerns.
5.6
Thames Water do not object to the planning application with regard to
sewerage infrastructure. With regard to surface water drainage they
advise it is the responsibility of the developer to make provision for
drainage to ground, water courses or a suitable sewer. In respect of
surface water it is recommended that the application ensure that storm
flows are attenuated or regulated into the receiving public network
through on or off site storage. When it is proposed to connect to a
combined public sewer, the site drainage should be separate and
combined at the final manhole nearest the boundary. Connections are
not permitted for the removal of ground water.
5.7
Historic Environment Unit state that the development is likely to have
an impact on heritage assets of archaeological interest and therefore
recommended planning conditions including the requirements of a
groundworks methodology and an Archaeological Written Scheme of
Investigation be attached to any grant of planning permission.
5.8
Herts Biological Records Centre state there are several wildlife sites
within close proximity to the site which should not be directly impacted
by the proposals. They advise that tree and shrub planting should be
kept to native species, areas of semi-improved grassland should be
retained and maintained as they are, a buffer zone should be created
between the golf course and woodland areas to minimise
fertiliser/pesticide run off, lighting should be directional and focused
and kept to a minimum and details of any ponds or water bodies to be
created should be submitted to HBRC who can comment with regard
to the proposed plant species to be implemented.
3/1210-12 (CM0941)
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5.9
Herts and Middlesex Wildlife Trust state that the recommendations for
mitigation as set out in the submitted Ecological Survey Report are
appropriate to reduce risks of harm to ecological interests and should
be secured by way of planning conditions.
5.10 Ware Town Council has no objection to the proposal but is concerned
about the disturbance due to HGV movements during construction
and supports the planning conditions proposed by the Highway
Authority.
5.11 Hertfordshire County Council as Highways Authority does not wish to
restrict the grant of permission, subject to the following conditions:

There shall be no more than 140 HGV lorry movements (70 in
and 70 out) at the site on any one day.
Reason: In the interests of highway safety and so that there shall
be no adverse effect upon the free and safe flow of traffic along
the highway in the vicinity of the site.

Before the development commences details of the improvements
to the access including the provision of a pedestrian dropped kerb
and improvement to the bus stop are to be submitted for approval
in writing by the Waste Planning Authority.
Reason: In the interests of highway safety.

Before the site works commence the site access is to be
improved to accommodate construction traffic.
Reason: So construction traffic can safely access the site in the
interests of highway safety.

Before the development is brought into use the highway works
referred to above shall be implemented.
Reason: In the interests of highway safety.
5.12 Neighbours / Publicity
Site notices were erected on 19th July 2012 and an advert placed in the
Hertfordshire Mercury on 26th July 2012.
702 properties were consulted on the application and 5 letters objecting
to the application were received. The concerns can be summarised as:

Concerns regarding lighting and impact

The licensing hours of the public house
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
The height of the proposed new building

The tree boundaries along the site

Concerns regarding the number of traffic movements proposed

Alternative site access via the Rugby Club rather than along
Hertford Road
Further consultation took place with statutory consultees and
residents adjoining the site following the submission of new plans for
the club house in August 2013.
6
Planning considerations
6.1
The relevant development plan policies are:
National Planning Policy Framework
Planning Policy Statement 10: Planning for Sustainable Waste
Management
Hertfordshire Mineral and Waste Development Framework – Waste
Core Strategy and Development Management Policies Pre-Submission
November 2010
Policy 3
Green Belt
Policy 8
Landfill and Landraise
Policy 10
Road Transport and Traffic
Policy 12
General Criteria for Assessing Waste Planning
Applications
Policy 14
Buffer Zones
Policy 15
Rights of Way
Policy 16
Soil, Air and Water
Policy 17
Protection of Sites of International and National
Importance
Policy 18
Protection of Regional and Local designated sites and
areas
Policy 19
Protection and Mitigation
East Herts Local Plan Second Review, Adopted April 2007
Policy BH2
Archaeological Evaluations and Assessments
Policy GBC1 Appropriate Development in the Green Belt
Policy GBC4 Major Developed Sites
Policy ENV1 Design and Environment
Policy ENV2 Landscaping
Policy ENV4 Access for Disabled People
Policy ENV10 Planting New Trees
Policy ENV11 Protection of Existing Hedgerows and Trees
Policy ENV14 Local Sites
Policy ENV16 Protected Species
3/1210-12 (CM0941)
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Policy ENV17
Policy ENV20
Policy ENV21
Policy ENV23
Policy LRC6
Policy LRC10
Policy SD1
Policy SD3
Policy SD4
Policy TR3
Policy TR4
Policy TR7
Policy TR13
6.2
Wildlife Habitat
Groundwater Protection
Surface Water Drainage
Light Pollution and Floodlighting
Golf Courses
Tourism
Making Development More Sustainable
Renewable Energy
Sustainable Development and Nature Conservation
Transport Assessments
Travel Plans
Car Parking Standards
Cycling Provision
The principal issues to be taken into account in determining this
application are:











Impact on the Green Belt
Visual impact
Highways
Ecology
Heritage Assets
Landscaping
Surface Water Drainage/Flood Risk
Odour
Noise
Dust
Contaminated material
6.3
The proposal is for development within the green belt. The new public
house and the improvements to the golf course, golf driving range and
overspill car park would be inappropriate development within the
Green Belt. Policy with the National Planning Policy Framework, East
Herts District Plan and the Waste Core Strategy consider that
development within the green belt would be harmful to the green belt
both by definition and its impact upon openness. Development should
not be allowed within the green belt unless very special circumstances
exist which clearly outweigh the harm to the green belt, and any other
harm. The NPPF also says that substantial weight should be attached
to the harm to the green belt through inappropriate development.
6.4
The proposed improvements are advanced in the application as being
necessary to ensure the longer term survival of the golf club. A report
by Colin Jenkins, a former professional golfer who now works in
development and redevelopment of golf courses, accompanies the
application. The report considered that the existing 9 hole golf course
layout was a well maintained course, with good quality greens. It did
though have a narrow membership and the 9 hole layout would not
suit committed golfers looking for an 18 hole course. The membership
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of the club had declined considerably and was running at large loss to
the owners and therefore not likely to succeed in the longer term. The
advisor set out a plan for improvements which comprised the current
application. This aims to improve the golf course making it more
attractive and safer to play. The proposal is to create a different more
family membership. This would be aided by a ‘nursery slope’ style
short game course. The improved and more attractive and modern
style 9 hole course, a golf driving range and new facility. The pub is
intended to be a rendezvous taking the place of the traditional club
house.
6.5
The report also considered the clubhouse is very dated and the
Building Survey Report recommends the buildings be demolished as it
is not viable to refurbish them.
6.6
The proposal is for a leisure development and seeks to ensure the
continued and longer term use of this existing use. The NPPF in
looking at the green belt say local planning authorities should look for
opportunities for outdoor sport and recreation. The NPPF further says
that the provision of appropriate facilities for outdoor sport, as long as
it preserves openness and does not conflict with the purposes of
including land within it.
6.7
The proposal is not considered to conflict with the five purposes of the
green belt, that is; unrestricted sprawl, merging of neighbouring towns,
assisting in safeguarding countryside from encroachment, preserving
the special character and setting of historic towns and assisting in
urban regeneration.
6.8
The proposed landform will change views within the site and some
views from the southern boundary. However this is limited and not
linked to public vantage points. The changes in levels along the west
of the site will not change the landform substantially from the A10 and
the embankment to this road and slip road. The golf driving range will
change views into the site but these are not likely to affect openness.
6.9
The new public house will have a larger footprint and small in increase
in floor area over the existing buildings. The design of the new building
is an improvement over the existing buildings and given the limited
increase, the nature of the design does not unduly affect openness
compared to the existing buildings.
6.10 The golf driving range is the most significant feature of the new
development both visually and in terms of its impact upon openness.
The application is clear that this facility is a central part of the
proposal. Golf driving ranges are often found in golf courses, in terms
of local provision the area does not have an existing range and is
likely to be a well used facility. The range is lit using the lowest impact
lighting with ground berms and limited floodlighting mounted on the
driving range building. The area does have existing lighting with the
A10 and Rush Green roundabout having Class A lighting. A short
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distance away is Hertford Rugby Club which uses very tall
floodlighting for its ground and training facilities. The lighting would be
required during the opening of the range and this would be until
9.00pm in the evening. It is considered that the driving range and
buildings are minimised in terms of their impact and the lighting
present the minimum appropriate to such a facility. The driving range
would also be enclosed within the site by netting. The proposal is for
10m high netting. This is the lowest that is usually used and
represents a balance between visual impact and safety for other users
of the site. The siting of the range within a slight valley feature and its
uphill nature mean that such netting is limited in appearance which is
also a feature of keeping its height to 10m. The balance is between
this impact and the provision of this facility to an existing use and
enhancement of this sporting facility.
6.11 Paragraph 73 of the NPPF states that there should be ‘access to high
quality open spaces and opportunities for sport and recreation can
make an important contribution to the health and well-being of
communities…’
6.12 In looking at the green belt balance, other harm is considered
elsewhere in the report, the proposal would impact upon openness,
though this is limited as set out above, the NPPF attaches substantial
weight to this harm. The very special circumstances are providing for
the longer term success of an outdoor recreation facility with
improvements to the sporting facility and enhancements in planting for
ecology and landscape, these together provide a more than
substantial benefit and clearly outweigh the harm to green belt and
any other harm.
Ecology
6.13 HBRC recommend that tree and shrub planting should comprise of
native species only and note that this is the case in the proposals as it
would benefit local wildlife and to help maintain the region’s natural
balance of flora.
6.14 HBRC also notes that some of the proposals for planting are to take
place on semi improved grassland. This would lead to some loss of
this valuable habitat. However this needs to be balanced with the
wider landscape improvements that the tree planting would bring. If
planning permission were granted a condition could be attached which
would bring forward further details which would balance these two
matters, but based upon the existing proposals. Conditions should
also be imposed to ensure that a buffer zone exists between existing
trees and groundworks.
6.15 HBRC recommend that lighting should be kept to a minimum and
there should be no light spillage from the golf course into the
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surrounding habitats, particularly into the adjacent wildlife sites which
are important for bats. The lighting should be directional and focused
with cowlings to light sources in close proximity to areas of value to
wildlife. The proposal keep lighting to a minimum
6.16 The ecology report does not find the presence of any protected
species within the site. The proposals do provide for habitat
improvements and these should be secured by conditions to ensure
that ecological improvements result from the proposal. The
management plan submitted with the application covers a 20 year
period; this should ensure that the ecology develops.
Heritage Assets
6.17 The line of Ermine Street, the Roman road from London to York
passes through the golf course and following a desk based
archaeological assessment significant potential is identified for the
presence of multi-period archaeological remains within the site. It is
recommended that if planning permission is granted, planning
conditions requiring the detailed methodology of groundworks and an
Archaeological Written Scheme of Investigation be included.
Highways
6.18 The total amount of material required for the remodelling of the
existing golf course is 203,000m³. It is proposed that material would
be brought to the site in tipper lorries which carry approximately 10m³
per vehicle.
6.19 Hertfordshire County Council as Highways Authority stated in their
reply that based on the expected construction period and the number
of vehicle movements required, it is anticipated that typically 70
deliveries of materials per day could be expected. This is an average
and the maximum requested by the applicant is 75 loads per day, or
150 movements, 75 in, 75 out. The distribution of loads throughout the
week would vary and it is anticipated that up to 10 deliveries an hour
could arrive at the site at peak times.
6.20 The access to the site is to be widened as part of the proposal to allow
passage of two HGVs and this would need to be subject of a S278
agreement and this work should be carried out before any HGVs
access the site.
6.21 It is proposed that the existing access on Hertford Road be used for
the delivery of construction material and consequently this access is
proposed to be temporarily widened during the construction period to
ensure that lorries can access the site without getting too near to the
existing Elm trees to the east of the access that could be adversely
affected by the vehicle movements.
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6.22 Access to the site from the principle road network is available in two
directions. To the west, the A119 could be used to access the A414 in
Hertford and the principle road network links beyond this. To the east,
the A119 and the A1170 could be used to access the A414 towards
Harlow and the A10.
6.23 It is considered that the most likely direction of material delivery would
be from the south.
6.24 It is proposed that heavy goods vehicles accessing the site should use
a route to the east via the A1170 to and from the A414/A10. This route
would minimise the use of roads with the greatest residential frontage
and on-street car parking and reduce the possibility that vehicles use
the B1502 Stanstead Road that has weight restrictions. Signage within
the site should be used to advise HGV drivers of this route.
6.25 In order to ensure drivers are aware of the potential for HGVs
manoeuvring in and out of the access, it is proposed that appropriate
signage, to be agreed in writing with Hertfordshire County Council prior
to commencement of the works, be used to warn drivers of the site
access.
6.26 The bus stop directly outside the site is well served by bus routes,
however the bus stop itself consists of only a flag on a lamp post,
therefore it is proposed to be improved as part of the works. The works
above would be subject to a S278 Agreement.
6.27 The proposal will need measures to ensure that mud from lorry wheels
and chassis are not taken onto the public highway. The plans submitted
with the application provide locations for chassis and wheel cleaning
and should planning permission be granted a condition should be
imposed requiring this provision. In addition notwithstanding the
installation of equipment the condition should say that wheels should
not leave the site in such a condition that they deposit mud or other
debris on the road.
Noise
6.28 The remodelling work will have an impact in terms of noise. The main
area of remodelling is away from residential properties and the noise
climate for the area is likely to be relatively high due to the A10 and
other roads. A condition should be imposed limiting noise from the site.
Dust
6.29 A condition should be imposed requiring a dust management plan to be
submitted and adhered to. The operations have the potential to create
dust in dry conditions but this can be managed through
Waste and Contaminated material
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6.30 The Core Strategy discusses the levels of waste arisings in
Hertfordshire. The data that is available for construction and
demolition waste is limited, a report commissioned for the East of
England Waste Technical Advisory Body ‘Study into Waste handled
at Exempt Sites’ provides the best information that is available on
this matter. Within this document it is acknowledged that around
800,000 tonnes of construction waste is generated in Hertfordshire
each year. Of this a substantial percentage are inert soils which
cannot be subject to further treatment and options for disposal are
limited. In looking at this proposal there should be sufficient waste
generated in Hertfordshire, this would then be in accordance with the
Core Strategy, PPS10 and the NPPF. However this recognises the
shorter duration of this scheme and the quantities involved. In order
to improve data on the amounts of waste that arise and their origin
then a condition should be imposed to require this data to be
collected.
6.31 It is also highlighted that Hertfordshire County Council are currently
processing other applications for Golf Course/ Driving Range
improvement schemes, and that these proposals will need to be
examined in great detail in respect of need and capacity relating to
waste arisings.
6.32 The proposal would require a waste management licence or permit
from the Environment Agency. This would impose conditions that
would ensure that any waste deposited at the site did not pose a risk
to the environment or health.
Surface Water Drainage/Flood Risk
6.33 The site lies within Flood Zone 1, which has an annual probability of
flooding from river and seas of less than 0.1% as defined by the
Environment Agency.
The proposed development at Chadwell
Springs Golf Club is within the catchment of the New River which is a
manmade watercourse which the source of which is a spring to the
north of the golf course.
6.34 The site is approximately 100 metres from Flood Zone 2, however is
considered unlikely to be affected by flooding as the site lies 10-20
metres above the level of Flood Zone 2.
6.35 A Flood Risk Assessment was submitted with the planning application.
The FRA identified that there is no existing drainage system,
infiltration trenches or soakaways at the site as the site is freely
draining over chalk and gravel and is unlikely to be affected by
flooding through ponding and water logging.
6.36 The development proposes the construction of swales and infiltration
areas at the lowest point of the site around the base of the
embankments and around the car parking and loading areas to ensure
excess runoff does not leave the site and cause flooding elsewhere.
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6.37 The Environment Agency has advised that the proposal would be
acceptable subject to the development being carried out in
accordance with the Flood Risk Assessment and in accordance with a
surface water drainage scheme being submitted to and approved.
6.38 The development is not anticipated to cause impacts to the existing
water environment as mitigation measures in the form of swales and
infiltration areas are proposed and the proposed inert material to be
brought into the site is proposed to be managed and controlled to
ensure no contaminated materials are brought onto the site. Thus the
development accords with Policy 16 of the Hertfordshire Mineral and
Waste Development Framework Waste Core Strategy.
7
Conclusions
7.1
The proposal is for improvements to an existing recreation facility. The
facility is not viable in its current form. The site sits within the green
belt and is inappropriate development. The very special circumstances
as set out in the green belt section above relate to the improvements
to the sporting facility to ensure its continuing success and use
together with the ecological improvements to the course. These
benefits are considered to be more than substantial and to clearly
weigh any harm to the green belt and other harm. The proposal would
need to be carefully managed to ensure the development takes place
with minimum impact and conditions are recommended to ensure this
happens.
7.2
It is therefore recommended that, subject to the application needing to
be referred to the Secretary of State because the development sits
within the Green Belt and him not wishing to call the application in for
a decision, the Director Environment and Commercial Services should
be authorised to grant planning permission subject to the following
conditions:
1. Time Limit
2. Approved Plans
3. Access improvements
4. Noise limit and Monitoring
5. Wheel Washing facilities
6. Limit Of Operations and final contours
7. Hours Of Operation
8. Vehicle Movements
9. Wheel Washing
10. Vehicle Log/ Origin Of Materials
11. Dust
12. Lighting
13. Surface Water Drainage Scheme
14. Surface Water Infiltration
15. Timescales For Soil Handling
16. Landscaping
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17. Root Protection Zones
18. Archaeological Scheme Of Investigation
19. Commencement Of Archaeological Investigations
20. Use Of Development Following Archaeological Investigations
21. Habitat Creation Plan/ Management
Background information used by the author in compiling this report
Planning application reference 3/1210-12 and supporting documents
Consultee responses
Relevant policy documents
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