Agenda item

Change of Use from Agricultural to Equine Clinic with associated buildings, access and landscaping improvements.

Public Participation

 

·       Ms Mary Gillmore (Campaign to Protect Rural England, Kennet Group) spoke in opposition to the application

·       Mr Martin Ephson, OBE, spoke in opposition to the application

·       Ms Kate Featherstone-Godley, spoke in opposition to the application

·       Mr Howard Waters (Agent), spoke in support of the application

·       Dr Andrew Buthe, spoke in support of the application

·       Mr Benjamin Hosack, spoke in support of the application

 

The Senior Planning Officer David Millinship introduced a report which recommended that the application for the change of use from agricultural land and the creation of an equine clinic with associated access and landscaping improvement, be approved for the reasons outlined in the report. Key details were stated to include the principle of development, landscape and visual impact and impact on neighbouring amenity.

 

It was explained that the proposed development involved both building work and a change in land use. The land on the site to the south of the river Og was proposed to be changed into an equine orthopaedic clinic use, along with the erection of a large multi-purpose barn to accommodate stables, storage (feed and machinery), office space, laboratory/diagnostics area and an indoor exercise area. The site included a Scheduled Ancient Monument, the Dam of King’s Fishpond. The position of the proposed barn on the site had been revised in order to help minimise its impact on the monument. It was also noted that the Grade II* listed Poulton House was located close to the site. However, it was the opinion of officers that the proposed development would not substantially alter the distinctively rural character of the site, meaning that the wider setting of the Grade II* building would be preserved. 

 

Attention was drawn that a number of late submissions had been sent to the Committee, but the Senior Planning Officer did not believe that these would impact his recommendation. He recommended that an additional condition relating to the final design and materials of the bridge on site was also applied. The original plan had featured two bridges on the site, but this had been reduced to one following concerns from the Environment Agency. 

 

Members of the Committee then had the opportunity to ask technical questions of the Senior Planning Officer. Details were sought on whether there was a retrospective element to the application for the equine clinic and whether, if the application was not approved, this would have an impact on the existing business. The Senior Planning Officer explained that it was a grey area about whether the existing use was lawful. A historic application for the existing stables had a ‘no commercial use’ restriction on it but, a separate application for the manège did not have any use restrictions. If the application were to be granted, it would enable the equine clinic use across the whole site, subject to the restrictions and controls imposed by the recommended conditions.

 

In response to a query about road safety, the Senior Planning Officer noted that a third-party assessment commissioned by a neighbour had concluded that the proposed access would be sub-standard with limited visibility displays. Following the findings of this assessment, the Local Highway Authority had requested that the splays be increased to 59 metres, which had been accepted by the Applicant. However, it was noted that the highways guidance would only seek splays of 43 metres in either direction, as the third-party survey had concluded that vehicle speeds were above the lawful speed limit (with the guidance stating that the lawful speed limit should be used for vis-splay calculation not the higher speed – that would be a law enforcement matter to address).

 

Members of the public then had the opportunity to present their views to the Committee as detailed above.

 

The Unitary Division Member, Cllr Caroline Thomas then spoke in objection to the application.

 

In response to the points raised by the public and Unitary Division Member the Senior Planning Officer noted that the flood risk assessment had raised no dispute with the works being carried out in Flood Zone 1, where the majority of the proposed new buildings would be. Although the groundwater flood risk at parts of the site was high, the risk at the development locations was accepted as being low.

 

He noted that, although the proposed barn was large, it was agricultural in nature and not out of scale with other agricultural buildings in the North Wessex Downs National Landscape (NWD). The NWD Management Plan allowed for the support of local equestrian businesses. He was also satisfied that the rural character of the landscape would be preserved and that the visual impact would be limited due to the topography of the site. As such, no ‘major’ visual impacts on the NWD had been identified.

 

So that the Committee had something to debate, the Chairman, seconded by Cllr Dr Brian Mathew, proposed that the application be approved for the reasons outlined in the report, subject to the addition of an additional condition relating to the design and materials of the proposed bridge.

 

A debate followed where issues such as international importance of the equestrian facilities in the local area, road safety, volume of the proposed development and employment were discussed. In response to queries it was stated that the Environment Agency and Natural England had asked for details of a horse manure management plan and it would be for the Environment Agency to enforce.

 

At the conclusion of the debate, it was:

 

Resolved

 

To GRANT the application for the change of use from agricultural land and the creation of an equine clinic with associated access and landscaping improvement.

 

1. Time limit.

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

2. Approved plans.

The development hereby permitted shall be carried out in accordance with the following approved plans and documents:

 

-       Location plan – 17128.100;

-       Proposed stables – 17128.104-B;

-       Proposed barn – 17128.106-C;

-       Site layout – 17128.107-B;

-       Access plan – 17128.108-D;

-       Bridge setting out - 17128-110-C;

-       Landscape Mitigation Strategy – WHL-1160-05 Rev.A;

 

REASON: For the avoidance of doubt and in the interests of proper planning.

 

3. Archaeology (Site Investigation);

No ground disturbing works, associated with the development hereby approved, shall take place within the application site until:

 

i.               full details of a proposed programme of archaeological evaluation have been submitted to and approved in writing by the Local Planning Authority;

ii.             the archaeological evaluation has been completed in accordance with the approved details and a report outlining the results of the archaeological evaluation has been submitted to and approved in writing by the Local Planning Authority.

 

REASON: To make provision for a programme of archaeological evaluation, so as to describe the significance of heritage assets of archaeological interest within the site. This is to allow the scheme to be designed in a manner that minimises the impact on archaeological remains in accordance with the aims of Core Policy 58 of the Wiltshire Core Strategy and the planning policy advice of Chapter 16 of the National Planning Policy Framework.

 

4. Archaeology Watching Brief;

No ground disturbing works, associated with the development hereby approved, shall take place until full details of an Archaeological Watching Brief have been submitted to and approved in writing by the Local Planning Authority.

 

Thereafter, construction shall proceed strictly in accordance with the approved details and prior to the first use of the buildings (check whether only limited to the barn or stables or both) hereby approved a report outlining the results of the watching brief shall be submitted to and approved in writing by the Local Planning Authority.

 

REASON: To make provision for an archaeological watching brief so as to describe the significance of heritage assets of archaeological interest within the site that may not have been uncovered through the archaeological evaluation. This is to ensure monitoring of the works by a suitable professional to ensure the scheme can be designed in a manner that minimises the impact on archaeological remains in accordance with the aims of Core Policy 58 of the Wiltshire Core Strategy and the planning policy advice of Chapter 16 of the National Planning Policy Framework.

 

5. Drainage details (surface water);

The development hereby approved shall not be occupied or brought into use until a Surface Water Drainage Strategy has been implemented in full in accordance with details that shall first be submitted to and approved in writing by the local planning authority. As a minimum, the written details shall confirm compliance with sustainable drainage systems (SuDS) principles and include the following:

 

-       A detailed plan showing the existing drainage features on the site and how the proposed drainage strategy will be implemented;

-       A detailed topographical survey that clearly identifies the existing drainage features on the site as well as level contours to show overland flow routes;

-       If infiltration is proposed, soakage tests in accordance with BRE 365 to demonstrate that infiltration is feasible;

-       Consent for any outfalls from the proposed drainage systems into a watercourse, public sewer or other drainage system not owned by the applicant;

-       Evidence that the impact upon existing drainage systems is mitigated by discharging the flow throughout the management train rather than relying upon a single point of discharge;

-       SuDS have been selected to provide a wide range of benefits including amenity, biodiversity and maintaining water quality.

-       calculations demonstrating that the required 20% betterment against the existing/greenfield rates has been achieved for all storm events between the 1 in 1 year and the 1 in 100 year return period storm events;

-       calculations demonstrating that the proposed drainage design provides a sufficient level of water treatment throughout the management train to prevent pollution of the receiving watercourse;

-       confirmation that the strategy has been designed in accordance with the Non-statutory Technical Standards for Sustainable Drainage Systems and the latest SuDS Manual (C753);

-       Exceedance routes that minimise the risks to people and property;

-       future maintenance details to ensure the surface water drainage system operates at its intended capacity/efficiency for the lifetime of the development.

 

Thereafter, the development shall be maintained in accordance with the approved details.

 

REASON: To ensure the development reduces flood risk across the site and to adjacent land through the timely implementation of a Surface Water Drainage Strategy informed by SuDS principles in accordance with the aims of Core Policy 67 of the Wiltshire Core Strategy and the planning policy advice of the National Planning Policy Framework.

 

6. Detailed site levels;

Construction of the buildings, internal access roads, parking and turning areas hereby approved shall not commence until details of the proposed site levels have been submitted to and approved in writing by the Local Planning Authority. These details shall include the proposed floor levels of the buildings, grading and mounding access roads, parking and turning areas and other land areas including the levels and contours to be formed, and the nature and source of the material to be used, showing the relationship of proposed mounding to existing vegetation and surrounding landform. The development shall not be occupied or brought into use until such time as the earthworks have been carried out in accordance with the approved details.

 

REASON: The application contained insufficiently detailed information to enable this matter to be fully considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure a satisfactory landscaped setting for the development and to protect neighbouring residential amenities in accordance with the aims of

 

7. Site planting and LEMP;

All soft landscaping comprised in the approved details of the development (approved plan no. Landscape Mitigation Strategy – WHL-1160-05 Rev.A) shall be carried out in the first planting and seeding season following the first occupation of the buildings or the completion of the development, whichever is the sooner.

 

All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority.

 

Thereafter, the site shall be managed in accordance with a Landscape and Ecology Management Plan (LEMP) the details of which shall be submitted to and approved in writing by the Local Planning Authority prior to the first use of the buildings hereby approved. As a minimum, the LEMP will include long term objectives and targets, management responsibilities and maintenance schedules for each ecological feature within the development site, together with a mechanism for monitoring success of the management prescriptions, incorporating review and necessary adaptive management in order to attain targets.

 

The LEMP shall also include details of the legal and funding mechanism(s) by which long-term

implementation of the plan will be secured. The LEMP shall be implemented in full and for the lifetime of the development in accordance with the approved details.

 

REASON: To ensure a satisfactory landscaped setting for the development and to ensure the enhancement of the river corridor and biodiversity net gains are delivered in a timely manner in accordance with the aims of Core Policies 50 and 51 of the Wiltshire Core Strategy, policies MARL14 and 17 of the Marlborough Neighbourhood Plan and the planning policy advice of the National Planning Policy Framework.

 

8. Manure management;

No development shall commence on the development hereby approved until details of the arrangements for the storage and/or disposal of manure and other material derived from the keeping of horses has been submitted to and approved by the Local Planning Authority. As a minimum, the details are to include:

 

-       a description of how animal waste/manure produced within the site will be managed/disposed of;

-       a plan illustrating where the animal waste/manure and feed/bedding materials will be stored and details of the construction and design of the structure/enclosure within which the material will be stored;

-       measures to control odour and the presence of flies.

 

The storage of manure and other material derived from the keeping of horses shall only be carried out in accordance with the approved details.

 

REASON: To ensure the development is appropriately managed to protect the amenities of nearby residential properties and to ensure no pollution of the River Og and nearby River Kennett SSSI occurs in accordance with the aims of Core policies 50 and 57 of the Wiltshire Core Strategy and the planning policy advice of the National Planning Policy Framework.

 

9. Construction and Environmental Management Plan

Prior to the commencement of works, including demolition, ground works/excavation, site clearance, vegetation clearance and boundary treatment works, a Construction Environmental Management Plan (CEMP) shall be submitted to the local planning authority for approval in writing. The Plan shall provide details of the avoidance, mitigation and protective measures to be implemented before and during the construction phase, including but not necessarily limited to, the following:

 

a) Identification of ecological protection areas/buffer zones and tree root protection areas on a marked-up plan and details of physical means of protection, e.g. exclusion fencing protecting the trees/hedges and river edge.

b) Locations of the construction compound, delivery areas and where any chemicals/toxic contamination will be stored and details/methodology for dealing with sumps.

c) Working method statements for protected/priority species, including for dormouse, otter, water vole, nesting birds and reptiles.

d) Work schedules for activities with specific timing requirements in order to avoid/reduce potential harm to ecological receptors; including details of when a licensed ecologist and/or ecological clerk of works (ECoW) shall be present on site.

e) Key personnel, responsibilities and contact details (including Site Manager and ecologist/ECoW).

f) Timeframe for provision of compliance report to the local planning authority; to be completed by the ecologist/ECoW and to include photographic evidence.

g) details of noise and dust suppression measures to protect the amenities of nearby residential properties;

h) details of measures to be used to prevent mud and debris exiting the site onto the public highway (i.e. wheel washing);

i) Details of the locations and types of temporary/construction lighting to confirm no light spill along the River Og, this must be clear on the marked-up plan provided with the CEMP.

 

Construction of the development shall be carried out in strict accordance with the approved CEMP.

 

REASON: To ensure adequate protection and mitigation for ecological receptors prior to and during construction, and that works are undertaken in line with current best practice and industry standards and are supervised by a suitably licensed and competent professional ecological consultant where applicable in accordance with the aims of Core Policy 50 of the Wiltshire Core Strategy and the planning policy advice of the National Planning Policy Framework.

 

10. Env. Agency condition re bridge construction;

The development shall be carried out in accordance with the details of the submitted flood risk assessment and associated technical notes (Report Version 4, Author: Water Resource Associates, Dated: March 2022), and the following mitigation measures detailed within: 

 

-       Minimum bridge soffit level of 126.07 metres above ordnance datum (mAOD) as outlined in the letter 'Re Mill House Poulton FRA Review of EA modelling of the River Og, Water resource Associates LLP, 21st December 2022' and the drawing 'Bridge setting-out, Mathewson Waters Architects, 17128.110-C, submitted 25/4/2023';

-       Access ramp to the proposed bridge shall be an open grid structure to reduce the impact on floodplain storage, as outlined in the drawing 'Bridge setting-out Mathewson Waters Architects, 17128.110-C, submitted 25/4/2023';

-       Finished floor level for the proposed barn shall be set at or above 126.5mAOD, and finished floor levels for the stable shall be set at 126.2mAOD as outlined in section 3.4 of the Flood Risk Assessment;

-       No raising of ground levels within the 1% 70CC flood extent as outlined in section 3.4 of the flood risk assessment.

 

REASON: To reduce the risk of flooding to the proposed development and future occupants and to prevent flooding elsewhere by ensuring that the bridge is designed appropriately and floodplain storage is not reduced in accordance with the aims of Core Policy 67 of the Wiltshire Core Strategy and the planning policy advice of the National Planning Policy Framework.

 

11. Access implementation and vis-splays;

No part of the development shall be first brought into use until the access is provided as per the approved Access drawing including the radii curves, street furniture re-located, a consolidated surface provided for the first 5m , the gates set back at a minimum of 10m (and open away from the road) and, until the visibility splays (both from the access and forward visibility ) shown on the approved plan no. Access plan – 17128.108-D have been provided with no obstruction to visibility at or above a height of 600mm above the nearside carriageway level. (This includes the hedgerow sat within the highway boundary on the opposite side of the carriageway). The visibility splays shall be maintained free of obstruction thereafter.

 

REASON: To ensure that users of the development benefit from safe access and to prevent any harm to highway safety arising as a result of the operation of the permitted use in accordance with the aims of policies 60, 61 and 64 of the Wiltshire Core Strategy and the planning policy advice of the National Planning Policy Framework.

 

12. Access use;

All vehicular traffic associated with the Equestrian Clinic use hereby approved shall be directed to use the southern access point directly from the public highway at Poulton Hill and at no time shall commercial traffic be directed to the private access road that runs to the north of the site. 

 

REASON: To prevent an increase in commercial traffic to the north of the site to prevent any harm to highway safety arising as a result of the operation of the permitted use in accordance with the aims of policies 60, 61 and 64 of the Wiltshire Core Strategy and the planning policy advice of the National Planning Policy Framework.

 

13. External plant/machinery;

Construction of the buildings hereby approved shall not proceed beyond finished floor/slab level until full details of all external plant/machinery (to include external flues, vents, extraction fans etc.) has been submitted to and approved in writing by the local planning authority. As a minimum, the details shall include:

 

-       a site plan (and building elevations if relevant) showing the locations of all external plant/machinery;

-       manufacturer's technical specifications, that must include noise ratings; and

-       details of noise/odour suppression measures (if relevant).

 

Thereafter, the development shall be completed and maintained in accordance with the approved details.

 

REASON: To ensure the development is appropriately managed to protect the amenities of nearby residential properties and to ensure no noise pollution of the River Og occurs, to the detriment of the biodiversity value of the site in accordance with the aims of Core policies 50 and 57 of the Wiltshire Core Strategy and the planning policy advice of the National Planning Policy Framework.

 

14. External materials (implementation);

The buildings hereby approved shall be constructed using the external materials and finishes as detailed within approved plan numbers 17128.104-B (Proposed stables) and 17128.106-C (Proposed barn) and shall be maintained in accordance with the approved details thereafter.

 

REASON: To ensure the development is constructed to a good quality design and protects the rural character of the site and settings of nearby designated heritage assets in accordance with the aims of Core Policies 51, 57 and 58 of the Wiltshire Core Strategy and the planning policy advice of the National Planning Policy Framework.

 

15. External lighting (details and implementation);

No external lighting shall be installed anywhere within the application site until plans showing the type of light appliance, the height and position of fitting, illumination levels and light spillage have been submitted to and approved in writing by the Local Planning Authority. The plans will be in accordance with the appropriate Environmental Zone standards set out by the Institute of Lighting Engineers in their publication GN01:2021, ‘Guidance for the Reduction of Obtrusive Light’ (ILP, 2021), and Guidance note 08/23 “Bats and artificial lighting in the UK”, issued by the Bat Conservation Trust and Institution of Lighting Professionals.

 

The approved lighting shall be installed and maintained in accordance with the approved details and no additional external lighting shall be installed.

 

This condition will be discharged when a post-development lighting survey has been submitted to the Local Planning Authority demonstrating compliance with the approved lighting plans, having implemented and retested any necessary remedial measures.

 

REASON: In the interests of the amenities of the area, to minimise unnecessary light spillage along the river corridor and to protect the dark skies of the North Wessex Downs National Landscape in accordance with the aims of Core Policies 50, 51 and 57 of the Wiltshire Core Strategy, policies MARL17 and 18 of the Marlborough Area Neighbourhood Plan and the planning policy advice of the National Planning Policy Framework.

 

16. Scheduled Ancient Monument management details;

The buildings hereby approved shall not be occupied or brought into use until full details of a management plan for the section of the Scheduled Ancient Monument located within the development site shall be submitted to and approved in writing by the local planning authority. As a minimum, the details shall confirm details of regular inspection of the SAM, all maintenance/enhancement works and procedures to report to Historic England. Thereafter, the development shall be operated in accordance with the agreed details.

 

REASON: To ensure the Scheduled Ancient Monument within the development site is adequately managed and sensitively enhanced in accordance with the aims of Core Policy 58 of the Wiltshire Core Strategy, policy MARL14 of the Marlborough Area Neighbourhood Plan and the planning policy advice of the National Planning Policy Framework.

 

17. Parking/turning areas;

The buildings hereby approved shall not be occupied or brought into use until the hard-surfaced areas for the parking and turning of vehicles within the site have been constructed/laid out in full with staff and visitor parking spaces provided with electric vehicle charging points (EVCP) in accordance with details of the surface materials and charging points that have first been submitted to and approved in writing by the local planning authority. Thereafter, the development shall be maintained in accordance with the approved details.

 

REASON: To ensure that sufficient areas for the parking and turning of vehicles are secured and that EVCPs are provided to encourage the use of low-carbon vehicles in the interests of protecting air quality in the area and preserving the rural character of the site in accordance with the aims of Core Policies 51, 60, 61 and 64 of the Wiltshire Core Strategy, policy MARL17 of the Marlborough Area Neighbourhood Plan and the planning policy advice of the National Planning Policy Framework.

 

18. Site use restriction.

The commercial use hereby permitted shall only be as an Equestrian Orthodpaedic Clinic use (a sui generis use) and for no other commercial equestrian enterprise (i.e. riding school, commercial livery).

 

REASON: To ensure that the agreed mitigation measures are suitable for the intended use in the interests of preserving neighbouring residential amenities, the biodiversity value of the site and protecting the valued habitats of the River Og and River Kennett from pollution in accordance with the aims of Core Policies 50, 51 and 57 of the Wiltshire Core Strategy, policy MARL17 of the Marlborough Area Neighbourhood Plan and the planning policy advice of the National Planning Policy Framework.

 

19. Bridge Materials.

Construction of the bridge hereby approved shall not commence until details of the final design, external materials and finishes have been submitted to and approved in writing by the local planning authority. Thereafter, the bridge shall be completed and maintained in accordance with the approved details.

 

REASON: To ensure the development is constructed to a good quality design and protects the rural character of the site and settings of nearby designated heritage assets in accordance with the aims of Core Policies 51, 57 and 58 of the Wiltshire Core Strategy and the planning policy advice of the National Planning Policy Framework.

 

Informatives

 

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required, it will be necessary for the applicant to obtain the landowner’s consent before such works commence.

 

If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.

 

Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

 

The applicant should note that under the terms of the Wildlife and Countryside Act (1981) and the Habitats Regulations (2010) it is an offence to disturb or harm any protected species, or to damage or disturb their habitat or resting place. Please note that this consent does not override the statutory protection afforded to any such species. In the event that your proposals could potentially affect a protected species you should seek the advice of a suitably qualified and experienced ecologist and consider the need for a licence from Natural England prior to commencing works. Please see Natural England’s website for further information on protected species.

The applicant is advised that the development hereby approved may represent chargeable development under the Community Infrastructure Levy Regulations 2010 (as amended) and Wiltshire Council's CIL Charging Schedule. If the development is determined to be liable for CIL, a Liability Notice will be issued notifying you of the amount of CIL payment due. If an Additional Information Form has not already been submitted, please submit it now so that we can determine the CIL liability. In addition, you may be able to claim exemption or relief, in which case, please submit the relevant form so that we can determine your eligibility. The CIL Commencement Notice and Assumption of Liability must be submitted to Wiltshire Council prior to commencement of development. Should development commence prior to the CIL Liability Notice being issued by the local planning authority, any CIL exemption or relief will not apply and full payment will be required in full and with immediate effect. Should you require further information or to download the CIL forms please refer to the Council's Website https://www.wiltshire.gov.uk/dmcommunityinfrastructurelevy

Environment Agency informatives

Environmental permit - advice to applicant
 The Environmental Permitting (England and Wales) Regulations 2016 require a permit or exemption to be obtained for any activities which will take place:

·     on or within 8 metres of a main river (16 metres if tidal)

·     on or within 8 metres of a flood defence structure or culverted main river (16 metres if tidal)

·     on or within 16 metres of a sea defence

·     involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert

·     in the floodplain of a main river if the activity could affect flood flow or storage and potential impacts are not controlled by a planning permission

 

For further guidance please visit https://www.gov.uk/guidance/flood-risk-activities-environmental-permits or contact our National Customer Contact Centre on 03708 506 506 (Monday to Friday, 8am to 6pm) or by emailing enquiries@environment-agency.gov.uk.  The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity.

Pollution Prevention During Construction
 Safeguards should be implemented during the construction phase to minimise the risks of pollution from the development.  Such safeguards should cover:
 - the use of plant and machinery
 - wheel washing and vehicle wash-down
 - oils/chemicals and materials
 - the use and routing of heavy plant and vehicles
 - the location and form of work and storage areas and compounds
 - the control and removal of spoil and wastes.

Preventing Pollution from Manure Heaps
 Since my last letter (08 February 2023) I have been informed by my colleagues in our local Land & Water team that the site has been inspected on 02 February 2023 for pollution by one of our Senior Environment Officers (Agriculture).  The site was found to be compliant with regulations at the time of the visit.  Therefore, a pollution prevention plan will no longer be necessary as part of this application.  Please include the following informative in any permission granted.

This site is within a Nitrate Vulnerable Zone (Berkshire Downs NVZ).  There are rules about how to safely store manure in a NVZ - Storing organic manures in nitrate vulnerable zones - GOV.UK (www.gov.uk)

Temporary field heaps must:

·       be made from manure solid enough to be stacked in a freestanding heap

·       not give rise to free drainage from within the stacked material

·       be covered with a waterproof material if they contain poultry manure without bedding or litter

·       occupy as small a surface area as is needed to support the weight of the heap without it collapsing

Land managers must:

·       make sure field heaps are at least 10 metres from any surface water (such as a river, pond or ditch) or land drain, or 30 metres if the land slopes at 12 degrees or more

·       make sure the location of the field heap is not liable to being waterlogged or flooded

·       locate field heaps at least 50 metres from a spring well or borehole

·       move the field heap at least every 12 months

·       leave a 2 year gap before returning to the same position

·       keep a record of the sites used for field heaps and the dates of use

 

Drainage informatives

· It is noted that the applicant plans to restrict discharge rates from the site to the greenfield Qbar rate for all events up to the 1in 100year + climate change storm; it is acknowledged that for the higher return period rainfall events this will provide betterment, however this will not provide the required level of betterment for lower return period events (such as the 1 in 1 year rainfall event). Wiltshire Council’s betterment policy for greenfield sites states:

“With regards the control of surface water discharges from greenfield sites, Wiltshire Council requires post development discharges to provide 20% betterment over pre-development (greenfield) discharges for both peak flow and volume. To demonstrate compliance, the applicant must provide pre and post development runoff ratesfor a range of return periods (1, 30 and 100 year), and pre and post development runoff volumes for the 100 year,
 6 hour rainfall event. This takes account of national policy, as outlined in the SuDS Technical Standards.”

· The applicant will be required to resubmit calculations which demonstrate that the required 20% betterment against greenfield rates has been achieved for all storm events between the 1 in 1 year and the 1 in 100year return period storm events.
 · The applicant is required to submit calculations which demonstrate that the proposed drainage design provides a sufficient level of water treatment to prevent pollution of the receiving watercourse.
 · Any proposals should be designed in accordance with the Non-statutory Technical Standards for Sustainable Drainage Systems and the latest SuDS Manual (C753).
 The surface water drainage strategy should include/demonstrate the following:
 · Existing greenfield runoff rates for the site.
 · Post development runoff rates in accordance with Wiltshire Council’s betterment policy update, which can be found here.
 · A detailed plan showing the existing drainage features on the site and how the proposed drainage strategy will be implemented.
 · A detailed topographical survey that clearly identifies the existing drainage features on the site as well as level contours to show overland flow routes.
 · If infiltration is proposed, soakage tests in accordance with BRE 365 to demonstrate that infiltration is feasible.
 · Calculations to demonstrate the attenuation requirements for the 1 in 100 year plus climate change event to support the proposed strategy.
 · Consent for any outfalls from the proposed drainage systems into a public sewer or other drainage system not owned by the applicant.
 · Evidence that the impact upon existing drainage systems is mitigated by discharging the flow throughout the management train rather than relying upon a single point of discharge.
 ·SuDS source control measures to manage water quantity and maintain water quality have been implemented wherever possible and throughout the management train so the development is not reliant upon large attenuation features close to the points of discharge.
 ·SuDS have been selected to provide a wide range of benefits including amenity, biodiversity and maintaining water quality.
 · Adequate measures during construction to control pollution to existing watercourses and groundwater.
 · The strategy mimics the existing drainage characteristics of the site by retaining and utilising any existing drainage features.
 · Existing flood flow routes through the site have been maintained or where they will be affected, adequate measures to intercept and safely control flows through the site have been provided to ensure flood risk is not increased elsewhere.
 · If infiltration is proposed, it is implemented in manner that does not create an offsite impact, particularly if there are reports of groundwater flooding in the area.
 · Surface water can be safely managed within the proposed development, up to and including a 1 in 100 year plus climate change event.
 · All proposed drainage features are outside flood zones 2 and 3 and where they are adjacent to an ordinary watercourse, they are not located within the EA surface water flood maps. Where drainage features are located adjacent to flood zones 2 and 3, they must be above the 1 in 100 year plus climate change flood level. This information can be provided by the EA.
 · Exceedance routes that minimise the risks to people and property.
 · Details of how the proposed and existing drainage features on the site will be maintained and managed after completion with confirmation from the relevant authority that they will adopt any systems that are being offered for adoption.

 

The Senior Planning Officer read a draft version of the bridge materials condition, to be added to the decision (in addition to the conditions recommended within the report). Members confirmed the condition wording as acceptable.