Holliday Pigments Ltd, Morley Street, Kingston Upon Hull, HU8 8DN,
Use of industrial site for materials recycling facility including the erection of a single storey building
following demolition of some buildings on site.
Mr Steven Carrie
- Erection of new materials recycling facility – application accompanied by an Environmental
- Objections received.
- Recommended for conditional approval – subject to Environment Agency objections being
The former Holliday pigments site (vacated in 2007) is located on the eastern banks of the River Hull
and is accessed by road from Stoneferry Road via either Morley Street (the existing main works
entrance) or Maxwell Street.
Prior to closure, the works comprised up to eleven separate buildings and a chimney measuring 141
metres high (462 ft). Many of these buildings have been demolished, mainly from the central areas of
the site. The remaining buildings/structures include the kiln houses, chimney, warehouses, offices, and
flue gas desulphurisation (FGD) plant and control room.
Isis Oil Mills Ltd operate a bio-diesel production and distribution facility to the east. A car park is
located immediately to the south which also includes a flue gas desulphurisation plant.
The closest residential properties to the application site boundary are located on Kathleen Road
approximately 180 metres (591ft) to the east of the application boundary.
Use of industrial site for materials recycling facility (MRF) including the erection of a single storey
building following demolition of some buildings on site.
The building would measure approximately 141 metres (463’) long by 55 metres (180’) (at the widest
point) by 16 metres (52’) to the ridge. It would be finished in grey panelling (2 x shades). Within the
building there would be a waste reception and sorting facility.
The operation would involve the existing warehouse/office for storage of processed materials and use
of existing office accommodation and welfare facilities.
Additional facilities to be provided would include a weighbridge, an operatives car park, empty skip
storage, processed material storage bays, overnight commercial vehicle parking, supplementary
storage area for aggregates (4m; 13’ 2’’) max high, and a loading area for sorted materials.
Materials to be imported to the site are likely to come from waste collections around retail parks,
manufacturing/industrial units and homes through the applicant’s skip hire business. Whilst some
materials entering the site may be sorted in generic material types, such as plastics and metals, it is
anticipated that the majority of the waste entering the MRF will be co-mingled material, i.e. unsorted
material. The facility will accept a total of 125,000 tonnes of waste per annum. It is anticipated that
the following materials will be recovered: ferrous and non ferrous metals; plastic; plaster board;
cardboard; paper; wood; textiles; glass; and inert materials (soil, brick/rubble, concrete).
It is the applicant’s intention to operate the MRF 24 hours a day, seven days a week. The import and
export of material to the site would take place during the following times:
Delivery Hours:- Monday to Friday 0700 hours to 1800 hours, Saturday and Sunday 0700 hours to
On site movements, such as the transporting of recyclables between the MRF and warehouse would be
undertaken on a 24 hour basis.
The proposed MRF would result in approximately 70 new employment positions being created,
comprising operator shift staff, maintenance employees, weighbridge operators, clerical and
administrative staff and facility management staff.
There would be likely to be 110 daily commercial vehicle movements and a maximum of 150
staff/visitor vehicle movements.
Various related to the former commercial use.
Environmental Health - No objections subject to conditions
Natural England - No objections
Highways Development Control - No objections subject to conditions
Health And Safety Executive - No objections
Environment Agency - Object The FRA submitted with this application does not comply with the
requirements set out in Planning Policy Statement 25 (PPS 25). The submitted FRA does not
therefore, provide a suitable basis for assessment to be made of the flood risks arising from the
proposed development. They also require more information on contamination. Comments sent to
applicant – further submission anticipated.
Hull Forward Support the proposal - 70 staff would be employed. A similar operation by the
applicant has been visited and this shows that such a facility can operate in close proximity to a school
and a residential area. The proposal is also considered likely to assist the Council’s recycling
Yorkshire Forward - This proposal to develop a materials recycling facility is supported by Yorkshire
Forward who recognise that it is well aligned to the aims and objectives of the Regional Economic
Strategy (RES) and appears to sit well with the zero waste strategy for Hull. In line with policy ENV12
of the RSS this facility will help to move the management of waste streams up the waste hierarchy. It
also has the potential to rejuvenate a brownfield site and contribute towards making Hull a lower
It is noted that this proposal represents just the first phase in the development of an integrated waste
management facility offering a range of treatment options for the various waste streams that will
enable a ‘zero waste to landfill’ policy. Yorkshire Forward particularly welcomes the future intention
to create a higher education/research centre for evolving waste management technologies. The agency
regards such a facility to have great potential in assisting Hull to become a regional centre in the
Carbon Economy. It may also leads to high value research and commercial ‘green collar’ jobs within
the region, fulfilling objective 5D(ii) of the RES which seeks to deliver ‘waste to work’ projects to
create jobs and growth through recycling and reuse.
419 Pro-forma letters of objection have been received raising the following objections:-
1. There would be extra traffic noise.
2. There would be pollution from the chimney.
3. There would be environmental nuisance and smell.
The application is accompanied by the following:-
1. A Planning Statement which includes the proposal details, policy, and environmental
considerations, as well as summarising all of the other associated documents.
2. A Design and Access Statement which includes existing site analysis, use, scale, layout design
principles, landscaping, visual appearance and access.
3. An Environmental Statement, including a Non Technical summary. Alternative sites and
technologies have been assessed. This (116 page) report concludes that the impact would at worst be
‘negligible’ for the environment. Overall the effects of the development are not considered to be
significant either by way of the design and location of the MRF, or by virtue of the proposed operation.
The impacts have been fully assessed and where appropriate mitigated as a result of an iterative design
process for the development, and through careful consideration of emission controls, abatement
techniques, and high quality process, architectural and landscape design.
The operations will also require a permit from the Environment Agency before it can operate.
The proposal would provide approximately 75% recycling (circa 95,000 Tonnes).
A one way system would operate within the site, entering via a weigh bridge.
The building would have a sealed drainage system and rainwater harvesting may occur.
Regional Spatial Strategy
Manage growth and change to achieve sustainable development.
YH2 - Climate Change and Resource Use
ENV12 - waste management - reduce, reuse, recycle and recover.
ENV13 - WPA's to ensure adequate sites available to manage waste.
ENV14 - Site designation for waste facilities.
Joint Structure Plan (adopted July 2005)
EC1 - Strategic focus for employment development.
SP5 - High standard of design in development proposals.
ENV2 - Sites of strategic nature conservation importance will be protected from development likely to
have a significant adverse effect. The level of protection afforded to these sites and any necessary
mitigation and/or compensation measures should reflect their relative international, national or local
ENV4 - Strategic habitat corridors within Hull.
Local Plan -
G1 - Unless material considerations indicate otherwise:
1. development complying with plan allowed
2. development complying with some policies allowed if benefits outweigh disbenefits
3. development not complying with plan not allowed.
G2 - Allow development subject to location and detailed considerations being acceptable.
G4 - Compatible with predominant land use.
ME2 - Development not allowed if unacceptable pollution impact.
ME3 - No unacceptable risks near pollution sources unless can demonstrate level of risk is acceptable.
ME4 - Support development on contaminated land subject to site investigation.
ME9 - Support efficient waste management
UR1 - Encourage urban regeneration.
UR1 - Encourage urban regeneration.
NE13 - Protect Green Network and support improvement.
BE1 - Seek high standards of design.
BE2 - High standards of energy efficiency promoted.
BE6 - Good landscaping required.
BE9 - Quality of employment developments.
BE17 - (a) Noise generating development not allowed if unacceptable effect on amenity,
(b) Design of development to take noise into account.
M1 - Encourage balanced transport system.
M3 - Adjacent to Primary Route, take account of: (i) main function as through route;
(ii) capacity to meet predicted traffic.
M27 - T.I.A. required for significant development.
M29 - (a) Development allowed if access, servicing and parking satisfactory.
(b) Traffic generation and road safety must be acceptable.
M30 - Development outside City Centre to meet parking standards in table M1.
E1 - Employment development allowed subject to location and details.
E4 - Removing development constraints on employment sites supported.
E9 - General employment development allowed subject to criteria.
Joint Waste Local Plan for Kingston upon Hull and the East Riding of Yorkshire
W2 Development complying with specific policies of the Joint Waste Local Plan will be allowed if
detailed planning considerations are acceptable.
W4 (a)The Waste Planning Authorities will require a developer to demonstrate that a sequential
approach has been adopted in selecting a site for waste management development and that in the case
W22 (a)Waste management development will, if possible, make use of rail or water transport to meet
its operational requirements. (b)Development making significant use of road transport will clearly
demonstrate that reliance on rail or water transport is not feasible.
W23 Waste management development will be allowed if: (i) road traffic movements arising can be
satisfactorily accommodated on the local road network; and (ii) impacts on local communities,
including businesses, are acceptable.
W28 (a) Materials recovery, anaerobic digestion and central composting development will be
(i) it is within the site of an established waste management facility; or
(ii) it uses appropriate existing buildings; or
(b) (iii) it complies with Policy W4
Materials recovery, anaerobic digestion and central composting development proposals will be allowed
in other locations if development in established facilities, in existing buildings or on sites previously
developed is clearly not practicable
Other Material Considerations:-
PPS1 – Delivering Sustainable Development
PPS 9 – Biodiversity and Geological Conservation
PPS10 – Planning for Sustainable Waste Management
PPG13 – Transport
PPS23 – Planning and Pollution Control
PPS 25 – Development and Flood Risk
Waste Strategy for England 2007
The Yorkshire and Humber Regional Waste Strategy 2003
The Framework Directive on Waste (75/442/EEC as amended by 91/156/EEC and 91/962/EEC.
The Landfill Directive (1999/31/EC).
EU Directive on waste (2006/12/EC).
This site is located within an existing area of predominately employment uses where appropriate
development will be encouraged. This proposal has attracted a large number of objections from local
residents and is also the subject of an objection from the Environment Agency. The following are
considered to be the key issues; pollution, principle of waste development, traffic, design/layout, and
The whole site is not subject to this application (see location plan). For example the chimney falls
outside the application site (but is controlled by the applicant). Therefore the application does not
involve the use of the whole site for waste purposes.
The application development is mainly to use a number of existing buildings for storage and servicing
and the erection of a large portal framed building for the majority of the operation. The key element of
the proposed operation, materials recycling, would take place within this large building. On this basis
it is anticipated that the sorting of waste material would be similar to an industrial operation, in that
‘raw materials’ would enter the building, be processed (in this case sorted and batched) and a
‘finished’ product would leave the site.
Critically this waste operation would require a permit from the Environment Agency to operate and
this would cover issues such as noise, dampening down, types of vehicles, and types of waste
materials. The proposed waste materials would be commercial and industrial, this would not normally
contain putrecible elements so is unlikely to produce odours, in any event the location and nature of
operation would offset much of the impact to the neighbouring businesses and residential properties.
The nearest residential properties would be approximately 180 metres (591ft) away on the other side of
It has been anticipated that during peak operation Holliday pigments generated over 700 (two way)
vehicle movements, it is anticipated that this proposal would generate 260. Therefore traffic pollution
is considered to be acceptable, and less than if an industrial use were to recommence at the site.
On balance therefore it is considered that the potential pollution from the proposed use would be
acceptable by virtue of its scale and type and also through the Environment Agency controls that
would be applied.
This area has a large number of commercial and waste related uses and the site formerly had a heavy
industrial use, which could recommence without further planning permission. The proposed use
complies with the principles of waste reduction which is endorsed at all levels of policy, however as
with any application the detailed planning matters must be acceptable (Local Plan polices BE1, E1,
and Joint Waste Local Plan W2).
It is considered that the principle of this proposal is acceptable since it is in a sequentially preferable
site [within the city, and close to other waste facilities] and also using a brownfield site for a bespoke
facility that cannot be accommodated in an existing building.
As can be seen from above the fallback industrial use of this site could have a greater impact on the
operation of the highways network and associated pollution levels. The site benefits from 2 service
roads which are proposed to be used in a one way circulation system. Highways have raised no
objections and it is considered that whilst the proposal would add traffic to a busy section of road it
would not warrant refusal either due to traffic flows, emissions or noise.
The site is mainly derelict and the MRF location is a cleared area within the centre of a large collection
of industrial buildings. The site is well screened and the surrounding land uses are commercial. The
proposed building would be commercial in appearance and whilst relatively large it would appear
amidst a number of other large buildings with limited views. The design itself is considered
acceptable and the overall layout and balance of uses is also considered appropriate for this site and the
Due to the site's proximity to the River Hull this site is identified as high risk, high hazard (3Aiii).
This requires a consultation to the Environment Agency with a Flood Risk Assessment. The
Environment Agency have objected to the application based on its failure to meet the requirements of
local and PPS25 advice. They also require more information about contamination risk.
These matters have been raised with the applicant and they have been asked to provide further
information. No approval should be issued until these matters have been resolved. However, it is
anticipated that these matters can be addressed by the submission of further information and/or some
minor modifications to the scheme. These would not go to the heart of the application or affect the
conclusions reached in the Environmental Statement, for this reason the application is being presented
to the Planning Committee for consideration.
Due to the scale of the proposal (above the thresholds identified in the Regional Spatial Strategy) there
is a need to consider specific measure to secure a minimum 10% generation of energy from renewable
sources, sustainability issues can be covered by condition.
The site lies in the vicinity of the River Hull, which is part of the green network. Other than that there
are no areas of ecological value in the vicinity and the site itself has no natural features, being mainly
hard surfaced. Given the details of the proposal and the characteristics of the site it is considered that
there would be no adverse impact on areas or species of ecological significance.
Crime and Disorder
Given the nature of the proposal it is considered that there would be a decrease in crime due to the
occupation of a vacant site and increased activity in the area.
It is considered that the Environmental Statement has satisfactorily addressed the likely impacts of the
development and has included mitigation measures and monitoring procedures to ensure that the
development is carried out and is operated to the required standards.
Consequently it is considered that the proposal complies with the National Waste Strategy as well as
government guidance and is in line with the adopted and emerging Development Plans and is
considered, on balance, taking into account all the material considerations, to be acceptable subject to
It is recommended that:-
Having taken the information contained with the planning application and Environmental Statement
into account, together with other environmental information the application be delegated to the City
Planning Manager for approval subject to the objections from the Environment Agency being
withdrawn, for the following reasons:
1. It is considered that the Environmental Statement and environmental information has
satisfactorily addressed the likely impacts of the development and has included mitigation measures
and monitoring procedures to ensure that the development is carried out and is operated to the required
2. Consequently it is considered that the proposal complies with the National Waste Strategy as
well as government guidance and is in line with the adopted and emerging Development Plans and is
considered, on balance, taking into account all the material considerations, objections, and the other
matters referred to in the planning officer’s report, to be acceptable subject to conditions:
1 DET2Atime limit - 3 years
2 DET1A(development to accord with plans)
3 The use(s) hereby approved shall not commence until a means of vehicular access has been
constructed in accordance with the approved plans (in the interests of amenity and public safety and to
comply with policy M29 of the Local Plan).
4 The use(s) hereby approved shall not commence until a vehicle parking area has been provided
in accordance with the approved plans. The vehicle parking area shall be retained in its entirety for
such use (in the interests of amenity and public safety and to comply with policies M29 and BE1 of the
5 The use(s) approved shall not commence until cycle parking facilities have been provided in
accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority.
The cycle parking shall subsequently be retained in its entirety for such use (in order to ensure
adequate provision for cyclists and to comply with policies M33 and BE1 of the Local Plan).
6 The use(s) approved shall not commence until parking facilities for motor cycles, mopeds and
scooters have been provided in accordance with a scheme to be submitted to and approved in writing
by the Local Planning Authority. The parking facilities shall subsequently be retained in their entirety
for such use (in order to ensure adequate provision for motor cyclists and to comply with policies M19,
M29 and BE1 of the Local Plan).
7 In accordance with the approved plans provision shall be made and retained within the site at
all times for the parking, loading and unloading of vehicles and for vehicles to turn so that they may
enter and leave the site in forward gear (in the interests of public safety and to comply with policies
M29 and BE1 of the Local Plan).
8 H20(No open storage)
9 No development shall take place until details of the proposed means of disposal of foul water
from the site have been submitted to and approved in writing by the Local Planning Authority. No
buildings shall be brought into use prior to completion of the approved works (to ensure that proper
provision is made for the disposal of foul water, and to comply with policy E1 of the Local Plan).
10 No development shall take place until details of the proposed means of disposal of surface
water from the site have been submitted to and approved in writing by the Local Planning Authority.
There shall be no piped discharge of surface water from the site until the approved works (including
any off-site works) have been completed (to ensure that proper provision is made for the disposal of
surface water, and to comply with policy E1; of the Local Plan).
11 Prior to being discharged into any watercourse, surface water sewer or soakaway system, all
surface water drainage from parking areas and hardstandings shall be passed through trapped gullies
and an oil interceptor designed and constructed to have a capacity compatible with the site being
drained. Roof water shall not pass through the interceptor unless previously agreed in writing by the
Local Planning Authority (to prevent pollution of the water environment, and to comply with policy
E1; of the Local Plan).
12 RENEW(Renewable energy)
14 The site/premises, in whole or in part, shall not be used for waste disposal or incineration
purposes (to enable the impacts of those uses to be considered in detail and to comply with policy ME2
of the Local Plan).
15 Details of construction methods (including the methods of piling), working times and measures
to minimise the emission of noise and dust from the site shall be submitted to and approved in writing
by the Local Planning Authority before construction commences an shall be carried out in accordance
with those approved details (in the interests of amenity and to comply with Local Plan policies ME2
16 No deliveries shall be received or dispatched except between the hours of 0700 and 1800
Monday to Fridays and between 0700 and 1300 (on Saturday, Sunday and Bank holidays) (in the
interests of residential amenity and to comply with policy E1 of the Local Plan).
17 All waste off loading, sorting and handling operations, with the exception of the transfer of
materials to and from storage areas, shall take place inside the building, with doors and windows kept
closed, except for means of access and egress of personnel and vehicles (in the interests of residential
amenity and to comply with policy E1 of the Local Plan).
18 No materials shall be stored externally other than in purpose built bays. Within these bays the
maximum stockpile height shall be 4 metres. Provision shall be made to allow the stockpiles to be
dampened down in dry or windy conditions in accordance with details to be submitted to and approved
by the Local Planning Authority, and thereafter implemented (in the interests of amenity and to
comply with Local Plan policies ME2 and BE1).
19 All vehicle deliveries to and from the site of windbourne materials (less than 40 mm in size )
shall be in sheeted or enclosed lorries (in the interests of amenity and to prevent air pollution in
accordance with Local Plan Policy ME2 and E1).