| Conditions / Reason for Refusal: |
01
The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.
In order to comply with the requirements of the Town and Country Planning Act 1990.
02
Prior to commencement of development, a detailed landscape scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The landscape scheme shall be prepared to a minimum scale of 1:200 and shall clearly identify through supplementary drawings where necessary:
• The extent of existing planting, including those trees or areas of vegetation that are to be retained, and those that it is proposed to remove.
• The extent of any changes to existing ground levels, where these are proposed.
• Any constraints in the form of existing or proposed site services, or visibility requirements.
• Areas of structural and ornamental planting that are to be carried out.
• The positions, design, materials and type of any boundary treatment to be erected.
• A planting plan and schedule detailing the proposed species, siting, quality and size specification, and planting distances.
• A written specification for ground preparation and soft landscape works.
• The programme for implementation.
• Written details of the responsibility for maintenance and a schedule of operations, including replacement planting, that will be carried out for a period of 5 years after completion of the planting scheme.
The scheme shall thereafter be implemented in accordance with the approved landscape scheme within a timescale agreed, in writing, by the Local Planning Authority.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.1 ‘Development and the Environment’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.
03
Any plants or trees which within a period of 5 years from completion of planting die, are removed or damaged, or that fail to thrive shall be replaced. Assessment of requirements for replacement planting shall be carried out on an annual basis in September of each year and any defective work or materials discovered shall be rectified before 31st December of that year.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.1 ‘Development and the Environment’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.
04
Prior to the commencement of any works, details of the fence hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The fence shall thereafter be erected in accordance with the approved details and shall remain in situ for the lifetime of the development.
Reason
To provide an effective screen in the interests of amenity and in accordance with UDP Policy ENV3.1 ‘Development and the Environment’ and in the interests of the amenity of the locality in accordance with UDP Policy ENV3.7 ‘Control of Pollution’
STATEMENT OF REASONS FOR DECISION TO GRANT PLANNING PERMISSION
Having regard to the Development Plan and all other relevant material considerations as set out below:
Development Plan
Local Planning Policy
ENV1 ‘Green Belt’
ENV3.1 ‘Development and the Environment’
ENV3.2 ‘Minimising the Impact of Development’
ENV3.7 ‘Control of Pollution’
Other relevant material planning
PPG2 ‘Green Belts’
For the following reasons:
The site is wholly located within the Green Belt where national and local planning policies as contained in PPG2 and UDP Policy ENV1 apply. PPG2 and UDP Policy ENV1 set out a presumption against inappropriate development in the Green Belt. However in this instance it is considered that very special circumstances apply in that the location of the containment cell already exists within the Green Belt and the leachate facility is inherently linked to this and cannot therefore be located elsewhere. In this regard it is considered that the locational need for the facility represents very special circumstances which preclude the possibility of an alternative location. This is therefore considered to represent very special circumstances which outweigh any impact that the proposal may have on the Green Belt.
Having regard to the visual impact of the proposed development, given its small scale, its distance from the residential area to the south and the landscape screening to the west close to the railway line, it is considered that its visual impact will be minimal as views from nearby properties will be minimal and it will not be visible from any public vantage point. The proposed works is therefore considered to be appropriate for its location and would not have a materially detrimental impact on the visual amenity of the locality nor would it have a significant impact on the openness of the Green Belt.
In terms of noise and odour, given the distance of the nearest existing and proposed housing, the noise produced from the pumps is likely to be inaudible at these locations. Furthermore, there are no significant air emissions or health risks associated with leachate treatment plants. On this basis it is considered that the proposed works will have no impact on any sensitive receptors from odour.
The forgoing statement is a summary of the main considerations leading to the decision to grant this application. More detailed information may be obtained from the Planning Officer’s report; the application case files and associated documents.
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