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Committee PLANNING AND ENVIRONMENT
Date of Meeting 1 June 2010
Type of Application COUNTY MATTER
Application Nos. 09/00199/CCMEIA
Proposal Sand and gravel extraction and restoration by importation
of inert landfill material and by the creation of silt lagoons
to allow low level restoration of the site for ecological
reasons at Hollings Hill Quarry, Newlands, Ebchester.
Applicant/Agent Tarmac, PO Box Fell Bank, Birtley, Co. Durham
Wardell Armstrong, City Quadrant, 11 Waterloo Square,
Newcastle upon Tyne
Date of receipt 12 November 2009
1. Introduction
1.1 Hollings Hill Quarry forms part of a larger site formed from Broadoak
Quarry to the south and Hollings Hill Quarry to the North. These quarries
were historically operated independently by Banks (Hollings Hill) and
Tarmac (Broadoak) but are now managed and operated wholly by
Tarmac.
1.2 Hollings Hill Quarry is an existing sand and gravel quarry located 1.5 km
north of the village of Ebchester. The quarry has an existing 1988
permission for extraction of sand and gravel, and landfilling with non
hazardous household waste. The consented period for extraction ceases
in July 2011 with restoration of the site required by July 2012. At present
the site is nearing completion of extraction under its current permission
and only very small quantities of waste have to date been imported to the
site. Restoration of the site to the approved landform will not therefore be
possible by 2012. The former operators of the site (Banks Developments)
submitted a planning application (08/00004/CCMEIA) for the variation of
Condition 1 of the extant planning permission at Hollings Hill to extend the
time limit of the landfilling operations from May 2012 to May 2023 and for
restoration to extended from July 2012 to July 2023. This application was
subsequently withdrawn by Banks Development. The management of the
Hollings Hill site has since been acquired by Tarmac Limited who also
operates and manages the adjacent Broadoak landfill and mineral
extraction (sand and gravel).
Hollings Hill 09/00199/CCMEIA
1.3 This application relates to the proposed extraction of the remaining sand
and gravel reserve (approx 450,000 tonnes) in the Hollings Hill area of the
site in two phases taking approximately two and a half years. The
completion of the low level restoration of the site in 5 stages over 20 years
would be achieved through importing inert landfill material (approx 2
million tonnes) at an annual rate not exceeding 100,000 tonnes and to
restore the site to a variety of vegetation types and wildlife habitats for
ecological uses.
2. Consultations
Association of North East Councils
No objection
Coal Authority
No objection
County Archaeologist
No objections subject to conditions
County Ecologist
No objection subject to conditions and a S106 Agreement being imposed
on any planning permission covering Sand Martin Mitigation requiring the
installation of four Sand Martin towers and a minimum of 40 starter holes.
County Highways
No objections subject to conditions
Ebchester Village Trust
No objection
Environment Agency
No objection
Environmental Health Officer
No objection
Gateshead Council
Object on the grounds of that the use of inert materials may interfere with
the daily cover and for the restoration of the landfill sites in Gateshead.
Hedley on the Hill Parish Council
Object on the grounds of failing to exploit the quarry resources in the
originally approved timescales, failing to complete the restoration of the
quarry in the originally approved timescales, and the cumulative impact of
traffic movements.
Hollings Hill 09/00199/CCMEIA
Natural England
No objections
Shotley Low Quarter Parish Council
No objection
3. Publicity
3.1 The application was advertised by site and in the local press. In addition,
occupiers of nearby residential properties were notified by letter. A
Members’ site visit took place on 23 March 2010.
4. Description of the Proposals
4.1 The application site covers an area of approximately 34ha with an
extraction area of 11.7ha. Approximately 450,000 tonnes of sand and
gravel would be extracted over a period of two and a half years at a rate of
180,000 tonnes per annum. Material would be processed on site at the
existing Hollings Hill plant.
4.2 Landfilling of the site would take place over approximately 20 years. Inert
waste (including waste gravel and crushed rocks, sand, soil, bricks and
solid waste) would be imported into the site at a rate of approximately
100,000 tonnes per annum, with a total of 2 million tonnes over the 20
year period. The inert waste material would be sourced from the existing
customer base of the adjacent Broadoak landfill which is currently nearing
completion. The catchment areas of inert waste deposited at Broadoak
have been Derwentside (50%), Tynedale (30%), and Tyneside (20%). The
inert waste would be placed within lined cells, either using on-site
materials or from imported products in 5 phases. The site would be
progressively restored. Landfilling would be on the quarry floor and walls
resulting in a low level restoration of the site for nature conservation and
ecological uses. A range of restoration soil profiles are proposed for the
site (woodland, scrub planting, and species rich grassland) with soil
profiles of for woodland proposed at 2.5m (2m of subsoil and 0.5m of
topsoil) and grassland proposed at 2.3m (2m of subsoil and 0.3m of
topsoil). The use of the imported inert landfill material covered with sandy
substrate is proposed for the creation ecological habitats.
4.3 The vehicle numbers for the transportation of sand and gravel, and landfill
would be a maximum of 100 per day. This is calculated as a maximum of
50 vehicles in and 50 loaded vehicles out (sand and gravel), and a
maximum of 50 loaded vehicles in and 50 vehicles out for landfill
transport. Vehicle access would be from the existing access from Lead
Lane and via the haul road linking the Broadoak and Hollings Hill sites.
Hollings Hill 09/00199/CCMEIA
4.4 Working hours for the site would be between 07:00 and 19:00 Monday to
Friday and 07:00 and 13:00 on Saturdays. No operations would take place
on Sundays, Bank Holidays or public holidays.
4.5 The application is accompanied by an Environmental Impact Assessment
in accordance with the Town & County Planning (Environmental Impact
Assessment) Regulations 1999.
5. Policy Considerations
European and National Waste Management Policy
5.1 The Waste Framework Directive (1975) sets out the principles of waste
management throughout the European Union. This promoted the principle
of sustainable waste management, as well as the importance of reducing
and recovering waste. It also introduced the concept of the waste
hierarchy, with the higher levels of the hierarchy being more sustainable.
5.2 The European Landfill Directive (1999) sets out specific guidance and
targets to reduce the amount of waste being land filled, in recognition of
the negative impacts it has, mainly on the contribution to global warming
through the production of landfill gas (methane). The Directive sets targets
seeking to reduce the land filling of biodegradable municipal waste
(BMW).
5.3 The European Landfill Directive was transposed into domestic legislation
by the Landfill (England and Wales) Regulations in June 2002. Regulation
5 places a specific responsibility on planning authorities to consider
requirements relating to the following:
a. the distances from the boundary of the site to residential and
recreational areas, waterways, water bodies and other agricultural or
urban sites;
b. the existence of groundwater, coastal water or nature protection zones
in the area;
c. the geological or hydro geological conditions in the area;
d. the risk of flooding, subsidence, landslides or avalanches on the site;
and
e. the protection of the natural or cultural heritage in the area.
5.4 The Waste Strategy 2007 (WS2007) seeks to provide stronger incentives
for business and individuals, to encourage a greater consideration of
waste as a resource to re-use and recycle; to stimulate investment in
infrastructure for reclamation and recycling; and to make regulation more
effective.
Hollings Hill 09/00199/CCMEIA
National Guidance
5.5 Planning Policy Statement 10: Planning for Sustainable Waste
Management (PPS10) was published in July 2005 and aims to deliver
sustainable development through driving waste management up the waste
hierarchy, addressing waste as a resource and looking to disposal as the
last option. The waste hierarchy of PPS10 is for reduction, re-use,
recycling (and composting), energy recovery and disposal.
5.6 The key planning objectives in PPS10 are as follows:
- Deliver sustainable development through driving waste management
up the waste hierarchy, addressing waste as a resource and looking to
disposal as the last option, but one which is adequately catered for;
- Provide a framework in which communities take more responsibility for
their own waste, and enable sufficient and timely provision of waste
management facilities to meet the needs of communities;
- Help implement the national waste strategy, and supporting targets;
- Help secure the recovery or disposal of waste in an environmentally
acceptable way, and enable waste to be disposed of in one of the
nearest appropriate installations;
Reflect the concerns and interests of communities;
- Ensure the design and layout of new development supports
sustainable waste management.
5.7 PPS10 requires regional planning bodies to identify the likely waste
arisings of Commercial & Demolition (C & D) waste in their area and
apportion it by waste planning authority or sub-regions as appropriate. It
requires Waste Planning Authorities (WPA) to demonstrate how capacity
equivalent to at least ten years of the annual rates set out in the Regional
Spatial Strategy (RSS) could be provided. It gives guidance in relation to
determining planning applications and in particular stresses that the
planning control regime and the pollution control regime are separate but
complementary. It states that planning should consider the likely impact
on the local environment and on amenity as the pollution control regime
will ensure that the release of substances to the environment is minimised.
It states that modern, appropriately located, well-run and well-regulated
waste management facilities operated in line with current pollution control
techniques and standards should pose little risk to human health.
5.8 Planning Policy Statement 9: Biodiversity and Geological Conservation
(PPS9) sets out government policy in relation to wildlife and wildlife
habitats. Its objectives are to promote sustainable development, conserve,
enhance and restore the diversity of England’s wildlife and geology and to
contribute to rural renewal and urban renaissance.
Hollings Hill 09/00199/CCMEIA
5.9 Planning Policy Statement 5: Planning for the Historic Environment
(PPS5) sets out guidance in relation to the historic environment that have
significance because of their historic, archaeological, architectural or
artistic interest, and how they should be preserved or recorded, if
necessary, both in an urban setting and in the countryside.
5.10 Planning Policy Statement 23: Planning and Pollution Control (PPS23)
advises that any consideration of the quality of land, air or water and
potential impacts arising from development, possibly leading to impacts on
health, is capable of being a material planning consideration, in so far as it
arises from or may affect any land use. PPS23 states the planning system
must focus on whether the development itself is an acceptable use of land
and the impacts of those uses rather than the control of the processes or
substances themselves. Matters that are relevant to pollution control may
also be relevant to the planning decision and it sets out matters that are
considered to be material planning considerations in relation to such
developments, these include the sensitivity of the proposed area in which
a development would be sited, the loss of amenity which the pollution
would cause, nuisance caused by birds, vermin and litter, the design of
the site and visual impact, transport requirements and restoration
proposals in relation to the development.
5.11 Minerals Planning Statement 1: Planning and Minerals (MPS1) outlines
the Governments objectives for minerals planning and reflect the
requirement to contribute to the achievement of sustainable development:
- To ensure, so far as practicable, the prudent, efficient and sustainable
use of minerals and recycling of suitable materials, thereby minimising the
requirement for new primary extraction;
- To conserve mineral resources through appropriate domestic provision
and timing of supply;
- To safeguard mineral resources as far as possible;
- To secure working practices which prevent or reduce as far as possible,
impacts on the environment and human health arising from the extraction,
processing, management or transportation of minerals;
- To secure adequate and steady supplies of minerals needed by society
and the economy within the limits set by the environment, assessed
through sustainability appraisal, without irreversible damage;
- To protect and seek to enhance the overall quality of the environment
once extraction has ceased, through high standards of restoration, and to
safeguard the long-term potential of land for a wide range of after-uses.
5.12 MPS1 Annex 1: Aggregates states that Mineral Planning Authorities
should use the length of the land bank in their area as an indicator of
when new permissions for aggregates extraction are likely to be needed.
The land bank indicators are at least 7 years for sand and gravel and a
longer period may be appropriate to take account of the need to supply a
Hollings Hill 09/00199/CCMEIA
range of types of aggregates, locations of permitted reserves relative to
markets, and productive capacity of permitted sites.
Regional Guidance
5.13 The North East of England Plan Regional Spatial Strategy to 2021 (RSS)
issued in July 2008 sets out a long term strategy for the spatial
development of the North East. The RSS forms part of the development
plan for the area. It includes a strategy for waste management which
seeks to implement a step change in the way waste is managed in the
region. The RSS sets out three policies covering sustainable waste
management, waste management provision and hazardous waste
(Policies 45, 46 and 47). Policy 45 seeks to ensure that waste is
recognised as a resource and that the waste that is produced is managed
in a sustainable manner. Policy 46 seeks to limit additional landfill sites
unless it can be demonstrated that there is insufficient capacity for the
deposit of residual waste.
5.14 Policy 42 provides the overall minerals strategy for the Region requiring
Development Plans to ensure:
a. Land is made available to provide an appropriate contribution to local,
regional and national needs for minerals;
b. Ensure the prudent use of minerals resources in line with sustainable
development objectives;
c. ensure the effective environmental management of mineral extraction
and processing sites, high quality restoration and aftercare, and
appropriate beneficial after uses;
Policy 43 seeks to ensure that there is make provision to maintain a land
bank of planning permissions for primary aggregates which is sufficient to
deliver 26.25 million tonnes of sand and gravel and 156 million tonnes of
crushed rock over the 21 year period 2001-2021. Northumberland’s
contribution for sand and gravel is 14.6 million tonnes.
Local Plan Policy
5.15 Relevant Development Plans for the area are the Regional Spatial
Strategy (RSS), Northumberland Minerals Local Plan, Northumberland
Waste Local Plan, the saved policies of the Tynedale Local Plan and the
Tynedale Core Strategy. The Northumberland Waste Local Plan aims to
facilitate an integrated approach to waste management to encourage more
sustainable waste management methods, enable the management and
disposal of waste near to where it is generated and reduce the impact on
local communities and the environment. It recognises that disposal of
waste is at the bottom of the waste hierarchy but that it will continue to
play a role in the County over the plan period.
Hollings Hill 09/00199/CCMEIA
5.16 The Northumberland Waste Local Plan (December 2001) provides
planning guidance for the sustainable management of waste in the
County. Saved Policy S2 of the Northumberland Waste Local Plan states
the County Council will assess waste management proposals in the light
of their contribution to the provision of an integrated and adequate network
of waste management facilities to cater for wastes arising in the county,
taking account of the proximity principle. Saved Policy S3 advises that
permission for waste management facilities will not be granted where
there would be a significant adverse effect on local communities or the
environment.
5.17 Saved Policy EP2 of the Northumberland Waste Local Plan states that
waste developments will only be permitted where surrounding land uses
can be adequately safeguarded from unacceptable noise, dust, odour,
visual impact, traffic or other loss of amenity. Saved Policy EP4 states that
the assessment of proposals for waste developments will take into
account their potential impact on the landscape both during and after
working.
5.18 Saved Policy DP3 of the Northumberland Waste Local Plan states that
proposals for the disposal of inactive wastes will only be permitted where
the waste cannot practicably be re-used or recycled, and:
- There is a demonstrable need for the site which cannot be met from an
existing site in the local area; or
- The site would produce benefits for the area in which it is located; and
- There are no significant adverse effects on local communities or the
environment.
5.19 The Northumberland Minerals Local Plan (March 2000) provides planning
guidance that will guide minerals development in the County. Policy A3
states planning permission will not be granted for the extraction of
aggregate materials if:
- There are material planning objections which are not outweighed by
significant benefits to the environment or the local community; and
- The existing land bank of permitted reserves is adequate, unless there
is a need for the particular nature of the aggregate which cannot
reasonable be met from other available sources.
5.20 The Tynedale Core Strategy (October 2007) sets out policies for the
former Tynedale area which are relevant to the proposal. Policy NE1 sets
out the aims for the natural environment. These are to protect and
enhance the character and quality of the landscape, biodiversity and
geological interest and give protection to areas and sites recognised for
their environmental interest. The policy seeks to manage the relationship
between development and the natural environment on the basis of several
requirements. Of relevance are the aims of minimising risk of
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environmental damage, maintenance of good air quality and ground and
surface water quality and protection of important natural habitats.
5.21 Saved Policy NE27 of the Tynedale District Local Plan (Schedule of
Adopted Policies October 2007) considers protected species and states
that development will only be permitted if harm to species can be avoided.
Where permission is granted it will be expected that conditions or
obligations will be applied which facilitate survival of members of the
species, reduces disturbance to a minimum and provides alternative
habitats to sustain current populations.
6. Appraisal
6.1 When determining any application for landfilling and aggregate activities,
appropriate weight must be given to any relevant EU Directives, national
and regional policy and development plan policies. In particular, as set out
in Section 38 of the Planning & Compulsory Purchase Act 2004, the
application must be determined in accordance with any relevant
development plan unless material considerations indicate otherwise.
6.2 This is a significant application which seeks permission for the
continuation of sand and gravel extraction from the site, the landfilling of
the site with inert material until 2027, and the restoration of the site for
ecological and nature conservation purposes. The main issues for
consideration in relation to the application include:
Principle of the Development;
Landscape and visual impact;
Impacts on residential amenity;
Impact on the local highway network;
Impact on ecology.
Principle of the Development
6.3 The principle of sand and gravel extraction at this site has been
established by the 1988 planning permission and the current application
site boundary remains unchanged from that of the 1988 permission. Whilst
the proposal would extend the time period over which extraction takes
place this is not considered significant in terms of the principle of the
development. In addition the reserves of sand and gravel at Hollings Hill
are included in the County land bank. The proposal does not therefore
constitute new reserves not previously accounted for in the county’s land
bank.
6.4 RSS Policy 43 requires Northumberland to supply 14.6 million tonnes of
sand and gravel over the period 2001 – 2021. Production required to meet
the Northumberland apportionment in the period 2008 – 2021 is 10 million
tonnes. Permitted reserves in Northumberland as of December 2008 were
Hollings Hill 09/00199/CCMEIA
8.6 million tonnes and no further permissions have been subsequently
issued. Although the land bank at December 2008 was 12.3 years
(according with the requirement of MPS1 to ensure a minimum land bank
of reserves for 7 years) over the longer term there will be a shortfall of
reserves in Northumberland to meet the sub-regional apportionment.
6.5 If planning permission were granted to extend the time period for sand and
gravel extraction, it would allow for a continuity of supply to assist in
meeting the sub-regional apportionment for Northumberland over the up to
2021. If an extension to the time permitted to extract the reserves was not
permitted then this would lead to an increased shortfall in production over
the period to 2021, with additional reserves needing to be found
elsewhere. The proposal would allow for the remaining reserves to be
extracted from the site prior to final restoration, whilst existing
infrastructure is in place. It would also contribute to continuity of supply to
help Northumberland meet its sub-regional apportionment. The principle of
sand and gravel extraction is considered acceptable.
6.6 National, regional and local planning policy all aim to reduce the quantity
of waste going to landfill in recognition of the impact it can have on the
environment and to encourage sustainable development. The waste
hierarchy is to reduce, recover, recycle, recover energy from waste and
finally if none of these offer appropriate solutions then to dispose of the
waste. Landfill is therefore at the bottom of the waste hierarchy. However,
policy also recognises that land filling and, particularly the disposal of
residual waste resulting from recovery operations, will still be required.
6.7 Hollings Hill quarry has an existing 1988 planning permission for high level
restoration through importation of non hazardous waste and would
potentially have resulted in environmental impacts including odours,
leachates, and mitigation required for methane gas resultant of the high
level landfill restoration. This planning application seeks to landfill the
quarry void with inert waste material for a low level restoration and would
deliver broad ecological and biodiversity benefits, and require less landfill
material to be imported into the site.
6.8 The need for the proposed importation of inert landfill material at Hollings
Hill principally arises from the need to achieve an appropriate restoration
of the site. The site as originally developed was intended to be restored
through the importation of non-hazardous waste to contours similar to the
pre-excavated site. Returning the land to its original contours through high
level restoration is no longer considered necessary or appropriate. The
floor of the quarry is of poor quality with little opportunity of achieving an
acceptable and ecologically diverse restoration scheme without the use of
imported material. To address this, waste material would be imported to
achieve soil profiles of 2.5m (for woodland at 2m of subsoil and 0.5m of
Hollings Hill 09/00199/CCMEIA
topsoil) and 2.3m (for grassland proposed at 2m of subsoil and 0.3m of
topsoil). In order to achieve an acceptable restoration scheme, it is
accepted that some importation of waste material will be necessary.
6.9 In relation to inert waste arisings it is difficult to predict the amount of
waste that is likely to be produced in the future and the proportion of that
waste sent to landfill. The quantity of inert waste produced is directly
linked with the construction industry and with economic growth and/or
downturn the level of inert waste produced differs significantly. The
proposed landfilling at Hollings Hill of 100,000 tonnes per annum over a
20 year period is considered realistic. It could be difficult to reduce the
period of landfilling as the availability of material is affected by fluctuations
of inert waste produced by the construction industry. Sources of waste
material identified by the applicant are located relatively close to Hollings
Hill.
6.10 The proposal would provide improved restoration of the site to an
ecologically diverse after use and is considered to be consistent with
Saved Policy DP3 of the Northumberland Waste Local Plan.
Landscape and Visual Impact
6.11 Hollings Hill Quarry is located on the northern flanks of the Derwent
Valley. The valley has undulating sides punctuated by large areas of
mature woodland interspersed with non arable fields. The area is defined
as part of the Pennine fringe characterised as a transitional landscape
between the upland areas to the west and the lowland urban areas of
Tyne and Wear. There are scattered farms and dwellings with larger
individual settlements on the valley sides. Within this wider landscape the
Hollings Hill site is seen in the context of the existing quarry operations on
site and on the adjoining Broadoak Quarry site which surround the site.
This immediate landscape includes the existing extraction void, plant
machinery, restored areas and woodland.
6.12 The northern area of the Hollings Hill quarry has not been worked for
several years and has become weathered and the visual impact of the site
has subsequently become less. The proposed mineral extraction of
450,000 tonnes of sand and gravel would result in new large areas of
extraction from the Hollings Hill quarry which along with HGV vehicle
movements would result in visual impacts and the site becoming more
prominent when viewing from south of Ebchester. The extraction
timescale would be approximately 30 months and when recognising the
existing visual impact of the site and the limited views of the site from
receptors in the neighbouring villages it is not considered that the sand
and gravel extraction would be visually unacceptable.
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6.13 The proposed landfilling of 2 million tonnes of inert waste material would
be completed in 5 phases over a period of approximately 20 years. The
phasing would be completed in a clockwise direction resulting in the south
west area of the site that is most visible from across the Derwent Valley
from Ebchester receiving the first phase of landfilling and restoration to
mitigate visual impacts of the site. This approach would be favourable as it
would, after completion of the first phase, largely obscure from view all
subsequent landfill activities in the void space. The phasing approach
would represent an improvement in visual terms compared to the currently
approved landfill and restoration scheme.
6.14 The topography of the valley coupled with the large areas of mature
woodland mean that views of the site from the more immediate area and
lower down in the valley floor would be extremely limited. There would be
local views of the site however in large part these would be screened by
adjoining woodland areas. The most prominent view of the site would be
from the diverted bridleway no.14 which runs around the North West edge
of the existing extraction void. From this location direct views would be
available into the site. In the wider environment the views of the site would
be limited to predominantly longer distances from Ebchester to the south.
From this direction views of the site would be readily visible on the
southern higher flanks of the Derwent Valley close to Medomsley. Due to
the distances over which the site would be viewed and the more limited
localised views of the site it is not considered that the landfill operation
proposed would be visually unacceptable.
Residential Amenity
Noise
6.15 Guidance provided by Minerals Policy Statement 2: Controlling and
Mitigating the Environmental Effects of Mineral Extraction in England
(MPS2) relates to noise and other impacts from minerals sites, rather than
landfill sites however it does set out a framework by which noise can be
assessed and identifies appropriate limits in which noise from an
operational site may be acceptable. It is considered reasonable to apply
these limits to the sand and gravel extraction, landfilling and restoration of
Hollings Hill.
6.16 Noise from the site would mainly be generated by the machinery tipping,
soil stripping, screening of aggregates, and landfilling operations. It would
also be generated by the machinery engineering and restoring the site. A
noise assessment is included in the Environmental Statement to assess
the likely impacts of noise from all the operations at the site on the nearest
noise sensitive locations. These noise sensitive receptors are identified as
Hollings Farm, Ravenside and Broadoak Farm.
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6.17 The noise assessment makes reference to the Condition 25 of planning
application 04/00214/MRVEIA that set noise limits for Hollings Hill for the
three closest residential properties, between the hours of 07:00 and 19:00
the noise limits are:
Hollings Farm = 50db
Ravenside = 45db
Broadoak Farm = 48db
MPS2 recommends a daytime noise limit at noise sensitive properties that
does not exceed the background noise level by more than +10db subject
to a maximum of 55db. It is considered that the noise assessment
demonstrates the proposed operations would operate in accordance with
guidance in MPS2. No objection has been raised by the Environmental
Health Officer.
Dust
6.18 Dust includes atmospheric particles unlikely to cause detriment to health
but which cause nuisance, disturbance or inconvenience by coating or
soiling premises, cars or possessions. Dust can arise from sand and
gravel extraction operations, and also a landfill site from the movement of
clay and soil materials, the tipping of waste and vehicles travelling on the
haul road or public roads. Particles termed PM10 with a diameter of 10
microns (millionths of a metre) can also give rise to concerns on health
grounds. At the sand and gravel extraction operations and the phases of
landfilling these could be emitted into the air from electricity generators,
exhaust fumes from the vehicles, tipping of waste or the soils.
6.19 The closest sensitive receptors to the site are between 350 and 550
metres away from the site (to site boundary). Of these only one is
identified to be downwind of the predominant south westerly wind. The
potential for dust to be generated from the site is acknowledged however
the applicants identify a range of measures that would be included in a
dust management plan to minimise issues with dust.
6.20 Through mitigating dust through the adoption of a Dust Action Plan
coupled with the low number of receptors and their distance from the site
is considered by the applicants to demonstrate that the proposal is
acceptable in relation to dust impact. No objection has been raised by the
Environmental Health Officer. It is considered that the scheme is
acceptable in relation to dust issues subject to the recommended
conditions.
Impact on the highway network
6.21 Current vehicular access to the site is from south via Lead Lane to the
B6309 and the A694 in Ebchester. This application is proposing to use the
existing access point and vehicle route. HGV vehicle numbers travelling
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through Ebchester have been a concern of local residents in the past. A
recent planning permission (09/00125/CCM) at the adjacent Broadoak site
required the operator to enter into legal agreements covering maintenance
of the road network including Lead Lane (C259) and parts of the B6309
and resurfacing of Chare Bank, Ebchester (B6309). These highways
works have been completed.
6.22 The application is proposing vehicle movements of 100 vehicles per day
for the site (50 in and 50 out) based on the use of 20 tonne vehicles.
These figures are based on sand and gravel extraction requiring a
maximum of 100 vehicles per day, and landfill transport requiring a
maximum 100 vehicles per day. The proposed operation of the site would
result in a maximum of 100 vehicles per day as neither the sand and
gravel extraction or landfilling would operate at the same time. The
proposed vehicle movements for the site would result in a 21% reduction
in the currently permitted vehicle movements of 175 HGV’s per day (plus
unspecified waste movements to Hollings Hill) and would allow the
opportunity of imposing a condition controlling vehicle movements
associated with the proposed landfilling operations.
6.23 The County Highways Officer has examined the application and has no
objections in principle to the development subject to conditions to ensure
that the wheel cleansing facilities are fully operational and are sufficient to
prevent the deposits of mud onto the public highway.
Impacts on Ecology
6.24 The application site has no ecological designations and has been subject
to an extended Phase 1 Habitat survey to determine the ecological value
of the area and the potential for protected species to be present on site.
As a working sand and gravel site the survey identifies that there is very
limited ecological value present. Some areas of grassland and recent tree
planting are present where restoration has been undertaken, however
these at present are of limited extent and are localised only in small areas.
6.25 The research and survey works for the application established that there is
a great crested newt population present on the Hollings Hill site in a
lagoon just inside the southern boundary, and a few Great Crested Newts
have been found in a small pond to the east of this. Suitable terrestrial
habitat exists in the form of grassland around these ponds, which runs
north to the area around the site offices, and grassland and scrub to the
west of this. The planning application provides a strategy for mitigation
including obtaining a Great Crested Newt license, fencing and trapping,
the retention of breeding ponds, and maintaining Great Crested Newt
access routes throughout the site.
Hollings Hill 09/00199/CCMEIA
6.26 It is apparent from information submitted as part of the application that
Great Crested Newts are present on part of the site. Information has been
submitted by the applicant concerning this matter and mitigation measures
are detailed outlining actions to be met to ensure accordance with Habitat
Regulations. Therefore the Council can fulfil its legal duties as a
competent authority under the Habitats Regulations by approving the
application.
6.27 The quarrying operations themselves have created a range of transient
landforms such as cliffs, ponds and slopes. It is identified that whilst
further extraction, landfilling, and restoration of the site would result in the
loss of these habitats the landfilling of the site using inert waste material
for a low level restoration for ecological uses as proposed would deliver an
ecologically beneficial landscape and be environmentally beneficial.
No objections have been received from the County Ecologist (subject to
conditions and a S106 Agreement relating to sand martin mitigation) or
Natural England.
7. Conclusion
7.1 This is a significant application which seeks permission for the
continuation of sand and gravel extraction from the site, the landfilling of
the site with inert material until 2027 and the restoration of the site for
ecological and nature conservation purposes. Hollings Hill is an
established sand and gravel site and many of the potential impacts of the
proposal such as its visual appearance and vehicle movements are
already present. The continued extraction and supply of sand and gravel
from Hollings Hill would assist in maintaining the land bank of sand and
gravel in the County. It is considered this can be achieved without
significant adverse impact on residential or visual amenity, landscape,
ecology and highways.
7.2 The site has an existing planning permission for the landfilling of non
hazardous waste on the site. However, to date, waste has been imported
into the site under the terms of this planning permission. The proposal for
the phased restoration with ecology end use cannot be achieved without
some land filling. Whilst the landfilling period (20 years) is a significant
time period it could be difficult to reduce the period of landfilling as the
availability of material is affected by fluctuations of inert waste produced
by the construction industry. The proposed change from landfilling using
non-hazardous waste to landfilling using inert waste materials would result
in no additional significant impacts and provides significant environmental
benefits for wildlife, flora and fauna, odours, and residential amenity.
7.3 The application has satisfactorily addressed the potential presence on site
of protected species providing information relating to the flora and fauna,
Hollings Hill 09/00199/CCMEIA
wildlife, and protected species recorded on or adjacent the development
site. The applicant has provided up to date survey information relating to
the presence of Great Crested Newts at the development site and the
necessary preparation of a mitigation strategy and restoration scheme that
appropriately addresses any issues relating to protection of the habitat
and existing population of Great Crested Newts.
7.4 In conclusion, it is considered that the continued extraction of sand and
gravel from the Hollings Hill quarry and subsequent inert waste land filling
operations can be undertaken without resulting in significant adverse
impacts on local communities, the environment and the local highways
network and would provide benefits in terms of the supply of aggregates
and ecological benefits of restoration. The proposal is considered to
address the issue of need for the development and the potential for
adverse impacts on protected species has been mitigated. It is therefore
recommended that permission be granted as set out below.
8. Recommendation
8.1 GRANT PERMISSION for the following reason subject to the conditions
listed below:
i) The satisfactory completion of a legal agreement under Section 106
of the Town and County Planning Act 1990 between the County
Council and the application in respect of the following matters:
Offsite ecological mitigation
ii) The conditions appended to the report.
Reason:
1. In the opinion of the Mineral Planning Authority, the proposed
development to allow the continued extraction of sand and gravel from
the Hollings Hill quarry and to allow landfilling with inert waste material
to complete the low level restoration of the site are considered
acceptable in relation to the principle of development and benefits of
achieving low level restoration of the site to ecological after uses. The
proposal is considered to be acceptable in relation to its impact on
visual and residential amenity, highways and ecology. The proposed
development is therefore considered to accord with RSS Policy 42, 45,
46, and 47, and Policies S2, S3, EP2, and DP3 of the Northumberland
Waste Local Plan, Policy A3 of the Northumberland Minerals Local
Plan, and Policies NE1 and NE27 of the Tynedale Core Strategy
Contact Officer:
For further information contact Joe Nugent on (01670) 534054
Background paper:
Development Management File: 09/00199/CCMEIA
Hollings Hill 09/00199/CCMEIA
Conditions:
General
1. The development hereby permitted shall be carried out in complete
accordance with the plans and specifications approved by the Mineral
Planning Authority and specified as follows:
Planning application registered 09/00199/CCMEIA with
Environment Statement and enclosed plans received on 12
November 2009.
2. The Mineral Planning Authority shall be notified in writing of the date of
commencement of development.
3. The extraction of sand and gravel and the use of the site for settling
lagoons, soils and overburden storage shall cease on or before 30 June
2013 and the commencement of landfilling operations in site shall
thereafter be ongoing to restore the site in accordance with the
approved plans on or before 31 December 2030.
4. In the event of production ceasing or significantly reducing, for a period
of 6 months, from that specified in the agreed phasing programme, the
Minerals Planning Authority shall be notified in writing by the site
operator within one further month of the date of cessation or reduction
of site operations. A revised scheme for the restoration or modification
of the site shall be submitted in writing to the Minerals Planning
Authority within 3 months of the site’s production cessation or variation.
The revised scheme shall be implemented within 6 months of its
approval or as may be otherwise agreed in writing with the Minerals
Planning Authority. The Mineral Planning Authority shall be given
written notice of the date of closure.
5. The operator shall maintain a notice board at the entrance to the site
indicating the name, address and telephone number of a representative
of the operators who would be able to deal promptly with any
complaints.
6. The notice board shall be maintained in sound and legible condition
throughout the period of working and restoration.
7. Until the completion of restoration, a copy of this notice of decision,
together with copies of the documents specified in these conditions, and
any subsequent amendments, shall be maintained in the site office and
made available at all times.
8. Notwithstanding the provisions of part 4, 19 and 21 of Schedule 2 of the
Town and Country Planning (General Permitted Development)
Order1995 (or any order revoking and re-enacting that Order):
a) Other than those approved as part of this application no fixed plant or
machinery, building, structures and erections, extended installed or
replaced within the site without the prior approval in writing of the
Mineral Planning Authority.
b) No additional lights shall be installed or erected at the quarry unless
details of them have first been submitted to and approved in writing by
the Mineral Planning Authority.
Hollings Hill 09/00199/CCMEIA
Transport and Access
9. No works shall commence on the development site until a Traffic
Management Plan has been submitted to and approved in writing by the
County Planning Authority. This should show that the routing of vehicles
to and from the quarry will only travel on the road to the south of the
quarry and any mitigation measures where required along the route.
10. No development hereby permitted shall commence prior to the operator
entering into a Section 59 Agreement to cover maintenance to the road
network including Lead Lane (C259) and parts of the B6309.
11. The development hereby approved shall not be implemented unless
any damage to the public highway caused by construction/operative
traffic associated with the works within the development site have been
made good, with damaged areas repaired and footways resurfaced in
accordance with a scheme which shall first have been submitted to and
approved in writing by the Local Planning Authority.
12. In respect of HGV vehicle movements of quarry products and inert
waste material on Mondays – Saturdays no more than 100 lorry loads
shall leave the quarry on any single working day.
13. A record shall be kept at the quarry of the total number of lorry loads
leaving per day and of the six monthly average and such records shall
be made available for inspection by the Mineral Planning Authority
during normal working hours of the site.
14. All loaded wagons entering or leaving the site shall be sheeted at
source or otherwise treated to prevent the spread of dust/debris onto
the highway.
15. All HGV’s shall exit the site in a southerly direction only and shall only
approach the site from a southerly direction.
16. Prior to commencement of development precise details of a scheme for
an effective wheel washing, axle and suspension cleaning facility and
its siting along with a study of factors shall be submitted to and
approved in writing by the Minerals Planning Authority. The facility shall
be retained in the agreed position for the duration of construction work
or as otherwise agreed with the Local Planning Authority, for use by
construction traffic.
Hours of Working
17. i) No operations shall be carried out and no plant shall be operated
(except for the purposes of any continuous drainage) other than during
the following normal hours of operation:
Monday – Friday: 07:00 – 19:00
Saturdays: 07:00 – 13:00
Sundays, Bank and Public Holidays – No working
ii) No lorry load of quarry products shall leave the site other than
during the following hours of permitted lorry movements:
Monday – Friday: 07:00 – 19:00
Saturdays: 07:00 – 13:00
Hollings Hill 09/00199/CCMEIA
Sundays, Bank and Public Holidays – No working
18. In addition to the hours of operation set out in Condition 17 emergency
repairs of plant and machinery may be carried out at any time except on
a Public or Bank Holiday.
Noise
19. All machinery, vehicles and plant working within the site, including that
used for the purposes of any site drainage will be maintained in
accordance with the manufacturer’s specification and shall be fitted with
efficient silencers and acoustic enclosures.
20. With the exception of soil and overburden removal or replacement and
the construction or removal of screen mounds, noise from the
development shall not exceed the level specified for the locations set
out below:
Broadoak Farm 50 dB(A)Laeq (1 hour) freefield
Newlands 53 dB(A)Laeq (1 hour) freefield
Hollings 47 dB(A)Laeq (1 hour) freefield
21. Temporary operations, including soil stripping or replacement and the
construction and removal of screen mounds, which exceed the noise
levels permitted in Condition 20 may be undertaken up to a noise level
not exceeding 70dB(A) for period up to 8 weeks in any 12 month period
when measured from the locations referred to in Condition 20.
22. A scheme for the implementation of noise monitoring shall be submitted
to and agreed in writing by the Mineral planning Authority prior to the
commencement of development. Noise monitoring shall be carried out
by a competent person and the results of such monitoring shall be
made available to the Mineral Planning Authority upon request within 5
working days.
Dust
23. Precautions shall be taken at all times to ensure that the emission of
dust is kept to a minimum during the excavating and handling of
materials. Specific measures shall be undertaken to suppress dust
emissions on the site arising from all operations, including vehicular
movements, extraction operations, soils and overburden stockpiling and
soil spreading operations. These measures shall include
i) A water bowser shall be made available on the site at all times with
sufficient capacity and water to suppress dust during periods of dry
and/or windy weather;
ii) The exhausts of mobile plant directed away from the ground;
iii)The temporary cessation of operations if deemed necessary by the
Mineral Planning Authority.
24. Prior to the commencement of the approved development, a detailed
Dust Action Plan shall be submitted to and agreed in writing by the
Mineral Planning Authority. This should include:
Hollings Hill 09/00199/CCMEIA
i. The provision of visible wind indicators to ensure that operators are
aware of wind conditions;
ii. Details of dust monitoring
iii. Details of dust suppression on all plant and machinery, external
storage areas and vehicle movement routes;
iv. Details of the proposed method of operation of these dust
suppression systems
v. The wind conditions including wind speed and direction which will
result in temporary cessation of relevant operations, if necessary, to
prevent the transmission of dust to areas outside any the site.
vi. Measures for the temporary cessation of operations, if necessary, at
the request of the Mineral Planning Authority, to prevent the
transmission of dust to areas outside any part of the site.
25. The approved Dust Action Plan shall be implemented in full and shall be
reviewed annually in consultation with the Mineral Planning Authority
commencing 12 months from the date of approval of the Dust Action
Plan.
26. The dust control equipment within the site and on machinery used on
site shall be used at all times to suppress dust arising from all
operations. At such times, when the equipment provided are not
sufficient to suppress dust arising from the site mitigation measures will
be in accordance with the approved Dust Action Plan.
Phasing
27. The sand and gravel extraction workings on the site shall not exceed
the boundaries indicated on the submitted phasing plans Drg No.
NT10475/11/Figure 3.6.
28. Unless otherwise agreed in writing with the Mineral Planning Authority
the sand and gravel extraction working, landfilling, and restoration of the
site shall be carried out only accordance with the phasing plans shown
on drawings: Drg No. NT10475/11/Figure 3.6 to 3.8 and Drg No.
NT10475/11/Figure 3.10 – Restoration Masterplan.
Soil Stripping
29. Prior to the commencement of soil stripping, the approved site
perimeter ditches, settlement lagoons and other drainage facilities
appropriate to the area to be stripped, shall be completed.
30. In each calendar year, soil stripping shall not commence on any phase
until any standing crop or excess vegetation has been removed, and
the Mineral Planning Authority has been given reasonable notice
(normally two working days), such works to proceed only subject to their
approval.
31. All available topsoil shall be stripped from any areas to be excavated, or
used for the stationing of plant and buildings, the storage of subsoil and
overburden, or excavated material haul roads and other areas to be
traversed by heavy machinery.
Hollings Hill 09/00199/CCMEIA
32. No plant or vehicle shall cross any areas of unstripped topsoil except for
the purpose of stripping operations.
33. The Mineral Planning Authority shall be given the opportunity, with
reasonable notice, to verify that the full depth of topsoil has been
satisfactorily stripped, prior to the commencement of subsoil stripping.
34. The stripping and movement of topsoil and subsoil shall only be carried
out under sufficiently dry and friable conditions to avoid soil smearing
and compaction and to ensure that all available soil resources are
recovered. Appropriate methods of soil stripping shall be separately
agreed with the Mineral Planning Authority for any permanently wet or
waterlogged areas of the site. Soil should only be stripped between
April to September inclusive unless prior approval is given for stripping
outside this period by the Mineral Planning Authority.
Soil Storage
35. Top soils and sub soils, which are not being used for progressive
restoration, shall be stored according to their quality in separate
mounds which do not overlap, with further storage provided for soil
making materials. No topsoil or subsoil shall be removed from the site.
Once formed, all mounds in which soils are to be stored for more than 6
months, or over the winter period, shall be grass seeded in accordance
with a specification agreed beforehand with the Mineral Planning
Authority, and managed to minimise erosion and weed infestation, with
excess herbage removed immediately prior to soil replacement.
36. Within 3 months of the formation of topsoil, subsoil and soil making
material mounds, the Mineral Planning Authority shall be supplied with
a plan indicating the areas stripped of such materials, the location of
each mound, and balancing the quantities of material stored with the
proposed depth and texture of the soil profile to be replaced following
restoration.
Site Maintenance
37. There shall at not time be interference or obstruction to users of public
footpaths or bridleways which run through or adjacent to the site.
38. Throughout the period of working, landfilling, restoration and aftercare,
the working site shall be kept in a stock proof condition by the erection
and maintenance of sound fencing. Similarly, all undisturbed hedges
and trees on the boundaries of the site shall also be maintained
throughout the period of working, restoration and aftercare of the site.
39. No burning of waste or other materials shall take place on the site.
40. Fencing to protect the existing tree and hedgerow screening on the
boundary of the site with the C259 Lead lane from quarrying activities
shall be maintained. Any additional planting shall take place within gaps
in this screening within the first available planting season.
Hollings Hill 09/00199/CCMEIA
41. All water from the site shall be routed through the approved lagoons
prior to discharge into any ditch, stream, watercourse or culvert outside
the site.
42. From the commencement of the development, until the completion of
restoration, the following site maintenance operations shall be carried
out:
(a) The maintenance of fences in a stock proof condition between any
areas used for development, and adjoining agricultural land;
(b) The care and maintenance of trees, hedgerows within the site
boundary;
(c) The clearance of mud and silt from settlement ponds, to maintain
their capacity for intercepting sediment;
(d) All areas of the site, including all topsoil, subsoil, soil making
material and overburden mounds, shall be kept free from agriculturally
noxious weeds (as defined by the Injurious Weeds Act 1959). Cutting,
grazing or spraying shall be undertaken, as necessary, to control plant
growth and prevent the build-up of a seed bank of agricultural weeds, or
their dispersal onto adjoining land.
(e) Any facilities for the storage of oils, fuels or chemicals shall be sited
on impervious bases and surrounded by impervious bund walls. The
volume of the bunded compound should be at least equivalent to 110%
of the capacity of the tank. For multiple tankage, the compound should
be at least equivalent to 110% of the volume of the largest tank, or
110% of the combined capacity of interconnected tanks. All filling
points, vents, gauges and sight glasses must be located within the
bund. The drainage system of the bund shall be sealed with no
discharge to any watercourse, land or underground strata. Associated
pipe work should be located above ground and protected from
accidental damage. All filling points and tank overflow pipe outlets
should discharge downwards into the bund.
Restoration
43. Prior to restoration commencing, a detailed restoration plan will be
submitted to and approved by the Mineral Planning Authority . This plan
shall include full details of the origin, composition and establishment
techniques for all seed mixes to be sown and trees and shrubs to be
planted, and the profiles and construction techniques for ponds. The
restoration plan will be fully implemented as approved.
44. Notwithstanding the details shown in Drg No. NT10475/11/Figure 3.10 –
Restoration Masterplan, prior to any replacement of any topsoil
commencing full restoration details for the entire Hollings Hill site as
defined by the application boundary shown on Drg No.
NT10475/11/Figure 3.10 – Restoration Masterplan shall be submitted
for approval to the Mineral Planning Authority. These details shall
include:
i) The final contours to be achieved;
Hollings Hill 09/00199/CCMEIA
ii) Provision of the satisfactory reinstatement of watercourses and
drainage;
iii) The field pattern to be achieved, including details of hedges, walls
and fences, farm access tracks, and water supplies for agricultural
purposes;
iv) Details of tree and hedgerow planting to be carried out on the
restored land;
v) A tree and hedge planting specification giving details of the species
size and planting density;
vi) A programme setting out the periods in which various restoration
works, including soils replacement are to be carried out.
Restoration shall then be carried out in accordance with these details.
45. Upon cessation of mineral extraction, the surface water lagoons shall,
unless to be retained in accordance with the approved plans, be
emptied of slurry, filled with dry inert material and restored.
46. The Mineral Planning Authority shall be given the opportunity, with
reasonable notice, to inspect the surface before further restoration work
is carried out.
47. Prior to the replacement of subsoil, the surface onto which it is to be
placed shall be scarified to alleviate compaction and where required
surface picking of any stones or other materials capable of impeding
normal agricultural or land drainage operations shall be undertaken.
Replacement of Subsoil
48. The material stripped and stored in accordance with Conditions 29 - 36
shall only be respread when it, and the ground onto which it is to be
placed, are in a dry and friable condition between April to September
inclusive unless prior approval is given for outside this period by the
Mineral Planning Authority.
49. Any proposal to replace uniform subsoil types in a single layer by loose-
tipping methods shall only be permitted subject to a trial demonstration,
to the satisfaction of the Mineral Planning Authority, during the
restoration phase.
50. The surface shall be graded to ensure that, after replacement of topsoil,
the contours of the land shall conform to the approved restoration
contours.
51. The Mineral Planning Authority shall be given the opportunity, with
reasonable notice, to inspect each stage of the work completed in
accordance with Condition 48 - 51 prior to further restoration work being
carried out.
Replacement of Topsoil
52. The respreading of topsoil shall only be carried out when the material
and the ground onto which it is to placed are in a dry and friable
condition between April to September inclusive unless prior approval is
given for outside this period by the Mineral Planning Authority.
Hollings Hill 09/00199/CCMEIA
53. After Condition 52 has been complied with, the topsoil stripped in
accordance with Condition 29 - 34 shall be respread and graded to the
contours shown on the approved Restoration Plan.
54. The Mineral Planning Authority shall be given the opportunity, with
reasonable notice, to inspect the topsoil respread in accordance with
Condition 52 and 53 prior to further cultivations being carried out.
Maintenance of Site Restoration Records
55. During the whole restoration period, the developer shall maintain on site
separate plans for the purpose of recording successive areas of
overburden, subsoil, and topsoil replacement approved by the Mineral
Planning Authority.
56. Within 3 months of the restoration of the final topsoil layer, the
developer shall make available to the Mineral Planning Authority a plan
with contours at sufficient intervals to indicate the final restored
landform of the site, together with a record of the depth and composition
of the reinstated soil profiles.
Aftercare
57. Following the completion of restoration on any part of the site intended
for an agricultural after use, that land shall be put under effective
management in accordance with the following Aftercare Conditions (or
any more detailed scheme submitted and approved during the aftercare
period).
58. The Aftercare Period shall extend for a period of 5 years effective
management from the date of final topsoil restoration for the area
concerned.
Annual Review
59. Before 30 September of every year during the Aftercare Period, and not
less than four weeks prior to the Annual Review Meeting, a report in
accordance with current MPG7 guidelines shall be submitted by the
developer to the Mineral Planning Authority, Natural England and other
interested parties, recording the operations carried out on the land since
the date of restoration, or previous aftercare meeting, and setting out
the intended operations for the next 12 months.
60. Before 30 November of every year during the Aftercare Period, the
developer shall arrange to attend a site meeting with the Mineral
Planning Authority and Natural England on a mutually agreed date to
discuss the report prepared in accordance with Condition 61, and to
which the following parties shall also be invited:
(a) All owners and occupiers of land within the site.
(b) Representatives of other statutory bodies as appropriate.
61. The developer shall arrange additional aftercare meetings as required
by the Mineral Planning Authority.
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Cultivation after Replacement of Topsoil
62. As soon as the ground is sufficiently dry following the satisfactory
replacement of topsoil, the land shall be sub soiled, using an
agricultural winged tine subsoiler, operating at a depth and tine spacing
agreed beforehand with the Mineral Planning Authority. Any exposed
stones larger than 100mm in any dimension, together with other objects
liable to obstruct future cultivations, shall be removed from the site.
63. Following compliance with Condition 64, the land shall be cultivated to
prepare a seedbed suitable for the sowing of grass seeds.
64. No later than the end of September, the topsoil shall be sown with a
species rich grass seed mixture. Details of the mixture including species
and seed rate shall be agreed with the Minerals Planning Authority
before sowing takes place.
65. Where adverse weather conditions or other delays prevent treatment of
the restored soils, to stabilise these over the winter period shall be
agreed with the Mineral Planning Authority (in consultation with Natural
England).
Provision of Surface Features
66. Once the development authorised by this permission has commenced,
the site shall therefore be restored in accordance with the approved
restoration plan unless otherwise agreed in writing with the Mineral
Planning Authority. From the date of aftercare commencement of any
part of the site:
(a) The installation of water supplies for livestock, and the erection of
stock proof fences and gates shall be completed within 12 months and;
(b) Stone walls and access tracks shall be completed within 24 months
(and prior to the commencement of under drainage installation) and;
(c) Hedges and trees shall be planted within first available season
(which runs between 1 November and 31 March), following restorations.
67. Once the development authorised by this permission has commenced,
the site shall thereafter be restored in accordance with the approved
Restoration Plan.
68. From the date of aftercare commencement on any part of the site the
following shall be undertaken as indicated on the approved plans:
(a) The erection of stock-proof fences and gates shall be completed
within 12 months and;
(b) Stone walls and access tracks shall be completed within 24 months
(and prior to the commencement of under drainage installation) and;
(c) Hedges and trees shall be planted within the first available season
(which runs between 1st November and 31 March), following
restoration.
69. The above works shall be carried out in accordance with the scheme
set out by the annual aftercare report, (or otherwise approved by the
Mineral Planning Authority with a minimum of 4 weeks prior notice).
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70. The Mineral Planning Authority shall be given 7 days notice, prior to the
commencement of the above works, and notified of their completion.
71. Upon completion of operations, all buildings, fixed plant and machinery
and site access roads shall be removed and their sites restored.
Drainage
72. Following the completion of each phase of restoration, surface drainage
works (including watercourses, field boundary ditches, and surface
grips) shall be installed, as soon as practicable, to intercept run-off,
prevent erosion, and avoid flooding of the land.
73. During each calendar year, such drainage works shall be completed
prior to the end of September, and maintained or improved as
necessary throughout the aftercare period.
74. Unless the operator demonstrates to the satisfaction of the Mineral
Planning Authority that drainage is not required, a comprehensive under
drainage system, conforming to the normal design criteria for restored
land, and in accordance with a scheme to be approved beforehand by
the Mineral Planning Authority (in consultation with Natural England),
shall be installed on all land intended for an agricultural after use, at a
time to be agreed no earlier than the first annual aftercare meeting, and
no later than 24 months following the commencement of the Aftercare
Maintenance of hedges and trees
75. All hedges and trees planted shall be maintained during the Aftercare
Period in accordance with good woodland and/or agricultural practice,
such maintenance to include the following:
(a) The early replacement of all dead, damaged or diseased plants;
(b) Weeding early in each growing season, and as necessary thereafter
to prevent the growth of plants being retarded;
(c) Maintaining any fences around planted areas in a stock proof
condition;
(d) Appropriate measures to combat all pests and/or diseases which
significantly reduce the viability of the planting scheme.
Completion of Aftercare
76. No later than 6 months prior to the target date for completion of
aftercare, the developer shall prepare a report on the Physical
Characteristics for the site, and incorporating proposals to demonstrate
to the satisfaction of the Mineral Planning Authority (in consultation with
Natural England), that by the end of the Aftercare Period, these will be
restored, so far as it is practicable to do so, to the ecological areas
detailed in the Restoration Masterplan agreed with the Mineral Planning
Authority.
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Ecology and Wildlife
77. A method statement for the control of notifiable weeds shall be
approved by the Minerals Planning Authority prior to work commencing
and fully implemented as approved until the end of the aftercare period.
78. No development shall take place unless in accordance with the
mitigation strategy included as Appendix 12.2 Great Crested Newt
Surveys 2007-2009 Hollings Hill and Broadoak Quarries, Ebchester (E3
Ecology Ltd, job no. 857 rev RO2, 25/09/09) of the Hollings Hill Quarry,
Northumberland: Planning Application and Environmental Statement
(Tarmac, September 2009) including, but not restricted to obtaining a
development license from Natural England; adherence to timing and
spatial restrictions; adherence to timing and spatial restrictions;
adherence to precautionary working methods, provision of new ponds
and terrestrial habitat as shown on the plan on page 15 of this report at
least two years prior to translocation commencing.
79. The Method Statement for Reptiles included as Appendix 12.3 of the
Hollings Hill Quarry, Northumberland Planning Application and
Environmental Statement (Tarmac, September 2009) shall be fully
implemented as submitted.
80. Prior to the commencement of each phase of development a protected
species survey shall be undertaken and approved by the Mineral
Planning Authority.
81. Ten bat boxes and 45 bird boxes as described in paragraph 12.4.14
and 12.4.23 of the Hollings Hill Quarry, Northumberland Planning
Application and Environmental Statement (Tarmac, September 2009)
will be erected at Hollings Hill Quarry prior to work commencing, of
designs and in locations approved by the Mineral Planning Authority. All
the bat boxes and at least 25 of the bird boxes will be made of
woodcrete.
82. No vegetation removal shall be undertaken between 1 March and 31
August unless a suitably qualified person has first confirmed that no
wild birds, their nests, eggs or young, will be harmed.
Archaeology
83. No groundwork shall take place without the implementation of the written
scheme of investigation (ref: NT10475/12/0001, dated February 2010)
which has been approved by the local planning authority. The approved
scheme of investigation, fieldwork, post-excavation work, reporting and
archiving shall be implemented subject to any variations agreed in writing
by the local planning authority before the condition can be fully
discharged.
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Reasons
1-8 To ensure the approved development is completed and the site
is restored within a reasonable timescale;
9 - 16 In the interests of highway safety;
17 - 18 To minimise disturbance to local residents for the duration of the
extraction, landfilling and restoration operations;
19 - 26 To ensure a satisfactory level of environmental protection during
extraction, landfilling and restoration operations;
27 - 28 To ensure that the approved development is in complete
accordance with the approved phasing plans and timescales.
29 - 36 To ensure soils are conserved in the interests of achieving
satisfactory restoration of the site;
37 - 42 To ensure the site is correctly operated and maintained;
43 - 76 In the interests of the satisfactory restoration and aftercare of the
site;
77 - 82 In the interest of ecology and wildlife, and to ensure development
is carried out in complete accordance with the approved
mitigation strategy.
83 In the interests of archaeologically on the site.
Hollings Hill 09/00199/CCMEIA
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