HERTFORDSHIRE COUNTY COUNCIL
DEVELOPMENT CONTROL COMMITTEE
Agenda No.
4
WEDNESDAY 12 DECEMBER 2012 AT 10.00 AM
DISTRICT: EAST HERTFORDSHIRE
APPLICATION FOR THE CONSTRUCTION AND OPERATION OF A SOIL
REPAIR CENTRE (SRC) AND ANCILLARY FACILITIES, COMPRISING
TWO HARD SURFACED PADS, OFFICE/WELFARE ACCOMMODATION,
CAR PARKING, PROCESS WATER STORAGE TANKS (WITHIN A
BUNDED ENCLOSURE), BIOFILTER, AIR/WATER SEPARATORS WITH
ATTENDANT PROCESS EQUIPMENT (BLOWERS, PUMPS ETC, HOUSED
WITHIN A METAL CONTAINER), SUB STATION AND FUEL STORAGE
(WITHIN A BUNDED ENCLOSURE) AT WESTMILL LANDFILL, WESTMILL
ROAD, WARE, HERTFORDSHIRE.
Report of the Chief Executive and Director of Environment
Author: Iain Leech Tel: 01992 556225
Local Member: Councillor David Andrews
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1.1
2
Purpose of Report
To consider planning application reference 3/1685-12 (CM0081) for the
construction and operation of a soil repair centre at Westmill Landfill
near Ware.
Summary
2.1
This application seeks the construction and operation of a Soil Repair
Centre (SRC) and ancillary facilities at Westmill landfill site, Ware.
2.2
The Westmill landfill site lies approximately 1km to the northwest of
Ware town centre and approximately 3km to the northeast of the centre
of Hertford. The A10 runs immediately to the south of the landfill, whilst
the A602 runs adjacent to the western boundary.
2.3
The area proposed to be used for the SRC, is approximately 11 hectares
and is located within the southern area of the Westmill landfill site. It is
broadly ‘L’ shaped and lies between a former landfall (known as
Westmill I) to the north, current landfilling operations to the east, with the
A10 and a business park to the south. The proposed development area
for the SRC is below the level of the surrounding landform and has been
used for storage of materials and soils for the adjoining mineral
operations and landfill.
2.4
The proposed SRC would process up to 30,000 tonnes of contaminated
soils and 30,000 tonnes of construction and demolition wastes per year.
Committee report for planning application 3/1685-12
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The recovered soils would not be exported from the site and would be
used for the restoration of the landfill and used as daily cover of waste.
The process would be used to treat soils contaminated by hydrocarbons
(for example, petrol, diesel, heating oil, engine oil etc).
2.5
The proposed process would biologically treat contaminated soil. This
works by continuously aerating the contaminated soils to maintain
aerobic conditions within the soil. This encourages naturally occurring
micro-organisms which break down contaminants. Carbon dioxide and
water can be produced as a by-product of this process.
2.6
In addition to contaminated soils, the SRC would process construction
and demolition wastes derived from site clearance or excavation works
associated with new development, which have a high content of
soil/clay.
2.7
The proposed SRC would comprise two hard surfaced (either concrete
or tarmac) pads arranged in an ‘L’ shape. At the northern part of the site
would be the site infrastructure, comprising office/welfare
accommodation, car parking, process water storage tanks (within a
bunded enclosure), biofilter, air/water separators and associated
equipment (blowers, pumps etc, housed within a metal container) and
two metal containers for the storage of equipment.
2.8
The hours of operation would be in accordance with the existing
operational hours of the landfill, 0700-1800 Mondays to Fridays, 07001300 on Saturdays, with no workings on Sundays or Bank Holidays.
Vehicular access to the site would be via the existing access to the
landfill site off the A602 Westmill Road. A new access road would link
the SRC with the existing landfill access road and reception area, across
an area of previous landfilling (Westmill I). It is proposed that on average
22 (11 in and 11 out) vehicles movements a day would be associated
with the SRC.
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Conclusion
3.1
The proposed development would be inappropriate development in the
Green Belt. However, it is considered that the advantages of the
proposal in terms of diverting contaminated/hazardous waste from
landfill and in terms of being located on a landfill whereby the material
can then be used on site would constitute very special circumstances
which would clearly outweighh the harm to the Green Belt through
inappropriateness. There would be very limited harm in terms of
environmental impacts associated with the proposal so that any other
harm would also clearly be outweighed by the very special
circumstances.
3.2
It is therefore recommended that the Chief Executive and Director of
Environment be authorised to grant planning permission subject to the
conditions outlined in paragraph 7 below.
Committee report for planning application 3/1685-12
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Description of the site and proposed development
4.1
The application site is located in the south western corner of Westmill
Quarry and landfill. The site is located along the boundary of the A602
and A10 roads on the north-western edge of Ware. It is also bounded by
a small business park to the south and Westmill Quarry to the north.
4.2
The entire Westmill Landfill Site is located in the Green Belt to the northwest of Ware. East Hertfordshire District Council's Local Plan also
designates the site as a landscape conservation area. The nearest
properties are those along Westmill Road and in the Vicarage Estate
located to the southeast.
4.3
The area proposed to be used for the SRC, is approximately 11 hectares
and is located within the southern area of the Westmill landfill site. It is
broadly ‘L’ shaped and lies between a former landfall (known as
Westmill I) to the north, current landfilling operations to the east, with the
A10 and a business park to the south. The proposed development area
for the SRC is below the level of the surrounding landform and has been
used for storage of materials and soils for the adjoining mineral
operations and landfill.
4.4
The proposed SRC would process up to 30,000 tonnes of contaminated
soils and 30,000 tonnes of construction and demolition wastes per year.
The recovered soils would then be used only within the boundary of the
existing landfill site and would not be exported from the site and would
be used for the restoration of the landfill and used as daily cover of
waste. The process would be used to treat soils contaminated by
hydrocarbons (for example, petrol, diesel, heating oil, engine oil etc).
4.5
The proposed process would biologically treat contaminated soil. This
works by continuously aerating the contaminated soils to maintain
aerobic conditions within the soil. This encourages naturally occurring
micro-organisms which break down contaminants. Carbon dioxide and
water can be produced as a by-product of this process. The
contaminated soil would be arranged into stockpiles 3-4 metres high.
The soils would typically be treated over an 8-16 week period,
depending on the contaminants present. During this time it would be
necessary to turn the material occasionally using a mechanical
excavator to ensure air pathways are maintained within the material
being treated. Once completed, the material would be removed from the
stockpile and would be used as daily cover or restoration material for
landfill restoration works as and when required. No soils would be
exported from the site.
4.6
In addition to contaminated soils, the SRC would process construction
and demolition wastes derived from site clearance or excavation works
associated with new development, which have a high content of
soil/clay. The waste would be screened using a mobile screen to remove
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any brick, concrete or stone/rock. Screened products would be
separately stockpiled on the pad pending further use. On a periodic
basis, the screened concrete and material would be crushed using a
mobile crusher to produce a graded secondary aggregate.
4.7
The proposed SRC would comprise two hard surfaced (either concrete
or tarmac) pads arranged in an ‘L’ shape. The western most pad, which
would be used for the treatment of contaminated soils, would measure
around 143 metres in length and vary between 62 metres and 77 metres
in width, with an area of approximately 9920m². The eastern pad, which
would be used for the screening and crushing of construction and
demolition wastes, together with the storage of soils, would measure
around 127 metres by 65 metres, with an area of approximately 8100m².
At the northern part of the site would be the site infrastructure,
comprising office/welfare accommodation, car parking, process water
storage tanks (within a bunded enclosure), biofilter, air/water separators
with attendant process equipment (blowers, pumps etc, housed within a
metal container) and two metal containers for the storage of equipment.
An area to the northwest of the stockpiles would be used for siting metal
containers holding tools and acting as a workshop. Within the southern
part of the site would be a surface water drainage lagoon, fed by
peripheral drains. Finally an access road would encircle the SRC in
order to facilitate vehicular access to the soil storage areas.
4.8
The hours of operation would be in accordance with the existing
operational hours of the landfill, 0700-1800 Mondays to Fridays, 07001300 on Saturdays, with no workings on Sundays or Bank Holidays.
Vehicular access to the site would be via the existing access to the
landfill site off the A602 Westmill Road. A new access road would link
the SRC with the existing landfill access road and reception area, across
an area of previous landfilling (Westmill I). It is proposed that on average
22 (11 in and 11 out) vehicles movements a day would be associated
with the SRC.
4.9
The SRC would be located in an area on the site previously identified for
an Energy from Waste proposal; however this proposal is no longer
being taken forward by the Applicant.
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Consultations
5.1
East Hertfordshire District Council has not commented as yet.
5.2
Ware Town Council objects to the proposal on the grounds of the
proximity to residential areas and concerns regarding transport, noise,
risk of contamination to water and from fuel storage. The proposal would
extend the life of the site and change its use beyond the original
permission and purpose.
5.3
The Environment Agency does not object subject to the imposition of
conditions.
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5.4
The Campaign for the Protection of Rural England (CPRE) does not
object but asks that the life of the soil repair centre should be linked to
the life of the landfill and should be removed and the land restored as
part of site restoration. It should be ensured that there would be no
adverse impacts upon local residents.
5.5
Natural England has no objections.
5.6
Hertfordshire County Council Historic Environment Unit has no
comments to make.
5.7
Hertfordshire County Council as Highway Authority has no objections.
5.8
A total of 1327 properties were consulted on the application and 48
letters objecting to the application were received. The issues of concern
can be summarised as:
Odour arising from the proposed development
Noise from 24 hour operations and from crushing of construction and
demolition materials
Dust
Health risk associated with importation and transportation of hazardous
waste.
Harmful emissions
Highway impact of HGV movements including
Increased HGV movements associated with the proposal and
subsequent damage to the highway.
Emissions, noise, dust and materials arising from HGVs
Proximity of residential areas
Impact on house prices
Pollution to groundwater and surface water/rivers
Increase in flies and vermin
Harm to the Green Belt
Delay in site restoration
Visual impact of the proposal.
5.9
Publicity for the application included a site notice which was erected on
10 October 2012 and an advert in the Hertfordshire Mercury newspaper
which was published on 11 October 2012.
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6.1
Planning considerations
The relevant development plan policies are:
National Planning Policy Framework (NPPF)
The East of England Plan:
Policy WM1 (Waste Management Objectives)
Policy WM4 (Regional Waste Apportionment)
Policy WM7 (Provision for Hazardous Waste and other Regionally
Significant Facilities).
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The Hertfordshire Waste Core Strategy and Development
Management Policies Development Plan Document:
Policy 1 (Strategy for the Provision of Waste Management Facilities)
Policy 1A (Presumption in favour of Sustainable Development)
Policy 6 (Green Belt)
Policy 9 (Sustainable Transport)
Policy 10 (Climate Change)
Policy 11 (General Criteria for Assessing Waste Planning Applications)
Policy 13 (Road Transport and Traffic)
Policy 14 (Buffer Zones)
Policy 16 (Soil, Water and Air).
The East Hertfordshire Local Plan:
Policy GBC1 (Appropriate Development in the Green Belt)
Other Material Considerations:
Waste Strategy for England, 2007
Planning Policy Statement 10 (Sustainable Waste Management)
A Strategy for Hazardous Waste Management in England, 2010
6.2
The principal issues to be taken into account in determining this
application are:
Green Belt
Need
Visual Impact
Noise
Odour
Green Belt
6.3
Westmill landfill is located within the Green Belt. The NPPF states that
mineral extraction would not be considered an inappropriate
development within the Green Belt. This proposal would not constitute
mineral development itself but would be closely linked to land filling
operations. It would however be a separate operation and would
therefore be considered inappropriate development within the Green
Belt.
6.4
However, land filling operations already require the importation of soils
to the site. Soil is used as daily cover (which is material that is spread
over land filled waste to cover it in order to minimise odour and wind
blown litter). It is also required for restoration purposes.
6.5
The proposed facility would treat contaminated soils arising from
construction sites. Construction and demolition waste would also be
imported for crushing/screening in order to produce soils for daily cover
and restoration.
6.6
The importation of contaminated soils would replace the importation of
clean soils that are already imported to the site.
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6.7
This would allow the diversion of hazardous soils from landfill and allow
treatment and reuse of this material. In doing so, the proposal would
assist in moving this waste stream up the waste hierarchy.
6.8
In Hertfordshire, there are no permitted landfills that could accept
hazardous waste so any such material arising in the county that could
not be otherwise treated, would have to be transported considerable
distances for disposal. The proposal would therefore reduce the current
road miles associated with exportation of hazardous and contaminated
soils out of Hertfordshire.
6.9
In addition, because they would be used on the site, “cleaned” soils
would not need to be transported elsewhere but would be used directly
on site further reducing road miles.
6.10 It is considered that in combination, the factors above and the need for
such a facility in Hertfordshire constitute very special circumstances
which would clearly outweigh the harm to the Green Belt by way of
inappropriateness. Other harm is considered below.
Need
6.11 The proposed development would treat contaminated soils. Some of
these soils would be considered hazardous and such soils are often land
filled rather than being treated.
6.12 The East of England Plan states that 392,000 tonnes of hazardous
waste was produced in the region in 2006 although the trend appears to
suggest that these tonnages have fallen since then.
6.13 The draft National Policy Statement for Hazardous Waste advises that
with specific regard to contaminated soils that over 400,000 tonnes of
hazardous construction and demolition waste and waste soils was
produced in England and Wales in 2008 with at least 80% of these
volumes going to landfill. It adds that a further 175,000 tonnes of soils
contaminated by asbestos or by organic substances (such as fuels and
oils) is currently sent to landfill annually with a proportion of this being
capable of treatment.
6.14 Within Hertfordshire, just over 48,000 tonnes of hazardous waste was
produced in Hertfordshire in 2009 (as set out in the Hertfordshire Waste
Core Strategy and Development Management Policies Development
Plan Document 2012) with just over 70,000 tonnes being treated within
Hertfordshire. Treatment in this context includes the transfer of waste so
that many hazardous waste arisings are transported out of the county for
final treatment or disposal. There are no existing facilities within
Hertfordshire for treating contaminated/hazardous soils.
6.15 The Waste Strategy for England sets out key objectives for waste
management in England. One of these is to secure investment in
infrastructure needed to divert waste from landfill and for the
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management of hazardous waste.
6.16 The draft National Policy Statement for Hazardous Waste advises that
there is a need to develop new facilities to treat contaminated soils and
to allow their diversion from landfill.
6.17 Taking the above policy steer into consideration and also the fact that
there are no treatment facilities for hazardous or contaminated soils in
Hertfordshire, there is a need for facilities to treat such waste and to
provide such facilities in proxiity to these waste arisings.
6.18 The proposed facility would divert waste from landfill and treat it so that
it could be used on site for restoration.
Visual Impact
6.19 The application site would be located at a lower level than the existing
landfill and surrounding land. The soil repair centre would be
approximately 65m AOD. Surrounding land to the south along the
boundary with the industrial estate is 75m AOD.
6.20 The site would therefore be well screened by the surrounding
topography and would not be visually intrusive. In addition, any views of
the site would be seen in the context of the site as a whole which is an
operational quarry and landfill. The operation would be temporary and
the land restored as part of the approved restoration scheme for the site
by 2017 as per the current planning permission.
6.21 The main visual impact associated with the proposal would arise from
HGV movements entering and leaving the application site along the
proposed haul road. This would run across a previously land filled area
which has been partly restored but requires re-restoration (Westmill I).
6.22 HGVs would be visually prominent when using the haul route across
Westmill I. 2m high bunds on either side of the haul route would be
proposed to provide some screening. The number of HGVs importing
soils would average 11 a day with 22 movements in total (11 in and 11
out). In addition, these vehicles would be travelling along the haul road
so be transitory.
6.23 Overall, it is not considered that the proposed development would have
any significant visual impact.
Highways
6.24 The current planning permission for the site has no restriction on HGV
movements associated with the landfill. They number an average of 160
a day (80 in and 80 out) but can exceed 200 (100 in and 100 out) on
busier days such as after Easter or Christmas.
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6.25 Currently, clean soils are imported to the site (with those HGV
movements included in the figures above). Hardcore is also imported to
the site and is used for maintaining and repairing internal haul roads
particularly during the winter months.
6.26 The proposed soil repair facility would allow the replacement of those
soils currently imported with those soils that have been “cleaned” on
site. As such, the HGV movements associated with the proposal would
replace those movements currently importing clean soils and hardcore.
Therefore, there would not be any significant increase in HGV
movements associated with the site as these movements would remain
similar to the current situation and there would be no greater impact
upon the highway network as a result. The proposal would accord with
Policy 13 of the Hertfordshire Waste Core Strategy (WCS).
Noise
6.27 The proposed development would treat soils on a continual basis, 24
hours a day although any processing of material and importation of
waste would take place during the existing operational hours of the site
(0700 to 1800 Monday to Friday and 0700 to 1300 on Saturdays).
6.28 A noise assessment has been carried out as part of the planning
application. This has measured existing back ground noise levels during
the day and night at 6 residential locations:
Location 1: 39 Greyfriars, to the east of the application site;
Location 2: 16 Richmond Close to the southeast of the application site
Location 3: Leycroft on Westmill Road, to the southwest of the
application site;
Location 4: The New House to the northwest of the application site;
Location 5: Westmill Cottage, to the north of the site in Westmill village;
Location 6: Downfield Farm, to the northeast of the application site.
6.29 The assessment then considered predicted noise levels associated with
the operation of the facility (including the screening and crushing of
hardcore), HGV noise and cumulative noise impact of on site operations
and HGV movements. This assessed both daytime and nightime noise
sources (these would be aeration blowers drawing air through the
stockpiles as part of their treatment) The assessment found that there
would be a negligible increase in noise levels during the day time at
Richmond Close and at Westmill Cottage with no increase in noise
levels during the night.
6.30 As such, it is not considered that there would be any adverse noise
impact associated with the proposed development at the nearest
residential properties. The proposal would therefore be in accordance
with part iii of WCS Policies 11 and 13.
Hydrology and Hydrogeology
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6.31 The application site is located within an outer source protection zone for
groundwater (Zone 2) and is located within the catchment area of the
River Lea which is located about 1km to the south of the site at its
closest point.
6.32 Mitigation measures have been proposed as part of the proposal in
order to control surface water. These measures have been informed in
part by a flood risk assessment carried out by the applicant. The soil
treatment pads would have sealed drainage systems built into them to
capture water from the soil piles which would then be treated by the
existing leachate plant on site. This would prevent surface water runoff
and potential infliltration of water into the ground and down to
groundwater.
6.33 A surface water pond would also be constructed to contain water arising
from heavy rain/flood events. A water level monitor would be installed in
the pond.
6.34 The Environment Agency has been consulted on the application and no
concerns have been raised relating to surface water drainage/flood risk.
6.35 It is considered that the mitigation measures outline above would be
sufficient to minimise any flood risk and to prevent any runoff and
potential pollution of groundwater and rivers/surface water in
accordance with Policy 16 of the WCS.
Air Quality/Emissions
6.36 An air quality assessment accompanied the planning application. This
considered dust, vehicle emissions, odour and contaminants within
importing soil.
6.37 With regards to dust, construction operations could give rise to dust
problems if not adequately controlled. However, with dust suppression
measures in operation it is considered that dust could be properly
controlled. A condition would be imposed to any planning permission
requiring the control of dust.
6.38 In terms of operation of the soil repair centre, there would be a number
of measures that would assist in terms of controlling potential emissions.
6.39 Firstly, there would be a waste acceptance protocol in place. This would
restrict the types of waste that could be accepted and treated on site.
This would be reinforced by an environmental permit issued by the
Environment Agency which would specify the types of waste that could
be accepted. Testing of imported material would also take place on site
to ensure suitability with any waste unsuitable being contained and then
removed off site. The landfill already has procedures in place for dealing
with unsuitable waste types being brought onto site.
6.40 The types of waste that would be treated generally would be soils
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contaminated with fuel and oils and are not therefore inherently
odouress.
6.41 The treatment process involves the use of aeration to speed up a
biological process to treat contaminants within the soil. The aeration
would be under negative pressure so that air passing through the soils is
not simply released into the atmosphere but pumped through a bio filter
first to remove any odour/contaminants that it might carry before hand.
6.42 In addition, soil stockpiles undergoing treatment could be covered with a
membrane so as to prevent any release of emissions.
6.43 Subject to the above measures, it is considered that there would be
minimal risk of odour or emissions arising from the operation of the
proposed development.
6.44 Health impacts would be carefully considered by the Environment
Agency as part of their consideration of the environmental permit
application and the Environment Agency has been consulted on this
proposal and not raised any concerns within their response with regards
to potential health impacts. .
Restoration
6.45 The proposed development would be temporary and be linked to the
end date of the landfill (which is 2017 under the current planning
permission).
6.46 A condition would be imposed requiring the restoration of the application
site and haul road as part of and alongside the overall site restoration.
7
Conclusions
7.1
The proposed development would be inappropriate development in the
Green Belt. However, it is considered that the advantages of the
proposal in terms of diverting contaminated/hazardous waste from
landfill and in terms of being located on a landfill whereby the material
can then be used on site would constitute very special circumstances
which would clearly outweigh the harm to the Green Belt through
inappropriateness. There would be very limited harm in terms of
environmental impacts associated with the proposal so that any other
harm would also clearly be outweighed by the very special
circumstances.
7.2
It is therefore recommended that the Chief Executive and Director of
Environment be authorised to grant planning permission subject to the
conditions outlined below:
Time Limit for Commencement:
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1. The development to which this planning permission relates shall be begun
before the expiration of a period of three years commencing on the date
of this permission.
Reason: To comply with Section 51 of the Planning & Compulsory
Purchase Act 2004.
Hours of Operation:
2. Unless prior approval in writing by the Waste Planning Authority has been
given, no importation of waste shall be undertaken at the site except
during the following hours:
0700 – 1800, Monday to Friday
0700 – 1300 on Saturdays
With no HGV deliveries on Sundays and Bank Holidays.
Reason: To minimise the adverse impact of operations on the local
community.
Landscape:
3. Before the commencement of the development, a detailed landscaping
scheme shall be submitted and approved in writing by the Waste Planning
Authority. This shall include details of tree and hedge planting including
positioning of planting and proposed species.
Reason: To ensure a high standard of landscaping.
Contamination:
4. No development approved by this planning permission shall take place
until a scheme that includes the following components to deal with the
risks associated with contamination of the site shall each be submitted to
and approved, in writing, by the Waste Planning Authority:
a) A preliminary risk assessment which has identified:
all previous uses
potential contaminants associated with those uses
a conceptual model of the site indicating sources, pathways and receptors
potentially unacceptable risks arising from contamination at the site.
b) A site investigation scheme, based on (a) to provide information for a
detailed assessment of the risk to all receptors that may be affected, including
those off site.
c) The results of the site investigation and detailed risk assessment referred to
in (b) and, based on these, an options appraisal and remediation strategy
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giving full details of the remediation measures required and how they are to
be undertaken.
d) A verification plan providing details of the data that will be collected in order
to demonstrate that the works set out in the remediation strategy in (c) are
complete and identifying any requirements for longer-term monitoring of
pollutant linkages, maintenance and arrangements for contingency action.
Any changes to these components require the express written consent of the
local planning authority. The scheme shall be implemented as approved.
Reason: To Protect groundwater. The site is located on made ground from
quarry arisings directly above the chalk of the Principal Aquifer. Groundwater
monitoring has indicated possible contamination at the site and investigation
and remediation will help identify any sources and ensure they are addressed.
5. No occupation of any part of the development shall take place until a
verification report demonstrating completion of works set out in the
approved remediation strategy and the effectiveness of the remediation
shall be submitted to and approved, in writing, by the local planning
authority. The report shall include results of sampling and monitoring
carried out in accordance with the approved verification plan to
demonstrate that the site remediation criteria have been met. It shall also
include any plan (a "long-term monitoring and maintenance plan") for
longer-term monitoring of pollutant linkages, maintenance and
arrangements for contingency action, as identified in the verification plan.
The long-term monitoring and maintenance plan shall be implemented as
approved.
Reason: To protect groundwater. This condition ensures that all contaminated
material identified on site has been removed or remediated.
6. Piling or any other foundation designs using penetrative methods shall not
be permitted other than with the express written consent of the Local
Planning Authority, which may be given for those parts of the site where it
has been demonstrated that there is no resultant unacceptable risk to
groundwater. The development shall be carried out in accordance with the
approved details.
Reason: To protect groundwater. Piling can create new pathways for
pollutants and introduce new contaminants into the subsurface.
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7. No development shall take place until a detailed surface water drainage
scheme for the site, based on sustainable drainage principles but avoiding
infiltration techniques and an assessment of the hydrological and hydro
geological context of the development has been submitted to and
approved in writing by the local planning authority. The scheme shall
subsequently be implemented in accordance with the approved details
before the development is completed.
Reason: To prevent the risk of flooding both on and off site.
8. No infiltration of surface water drainage into the ground at the site is
permitted other than with the express written consent of the local planning
authority, which may be given for those parts of the site where it has been
demonstrated that there is no resultant unacceptable risk to controlled
waters. The development shall be carried out in accordance with the
approval details.
Reason: To protect groundwater. Soakaways and infiltration features through
contaminated soils are unacceptable as they create new pathways for
pollutants to migrate into groundwater, mobilising contaminants already in the
subsurface and causing further pollution.
9. The development hereby permitted shall not be commenced until such
time as a scheme for the proposed design of the hazardous waste storage
areas and associated infrastructure has been submitted to, and approved
in writing by, the Waste Planning Authority.
Reason: To protect groundwater. The proposal poses a threat to water quality
because the material handled on site will contain hazardous substances.
Diffuse pollution of groundwater must be prevented through the installation of
appropriate containment systems.
Restoration and Aftercare:
10. The site shall be fully restored by 31 December 2017 in accordance with
the existing approved restoration scheme.
Reason: To minimise any visual and landscape impact of the proposal and to
ensure a high standard of restoration.
Dust:
11. The operator shall ensure at all times that areas outside of the boundary
of the site are not affected by dust resulting from the development hereby
permitted.
Reason: To minimise the adverse impact of dust generated by the operations
on the local community.
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Background information used by the author in compiling this report
Planning application reference 3/1685-12
Consultee responses
Relevant policy documents
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