Meeting documents

To consider a report by the Head of Planning.

The Committee considered a report by the Head of Planning regarding a planning application at Redman’s Quarry, Horton Road, Three Legged Cross for the extraction of sand, the backfilling of the void with inert waste and the restoration of the site to low grade agricultural land.

With the aid of a visual presentation, officers described the proposals and planning issues in detail, what these entailed and what they were designed to achieve. The Committee were being asked to grant permission of this application with the development proposed to take place over a short time frame of 3.5 years, involving the extraction of a relatively modest amount of sand - around 100,000 tonnes – and backfilling with a similar amount of inert waste. Permission was also being sought for the use of a 1.3 km length of existing track to haul the material to and from the public highway. As part of this access track was a bridleway, to avoid some of the conflict a 500m length of permissive bridleway, that would run parallel to the access track, was being proposed. To further mitigate the potential conflict between users of the bridleway and lorries on the haul road it was proposed to restrict the use of the access road to between 8.00 am and 1.00 pm, Monday to Friday.

Plans and photographs were used to show the characteristics of the site, its location and to describe how the quarrying operations would be progressed. The site’s land form and its context within the surrounding landscape were shown, with views from within and around the site. The activities and operations proposed to be undertaken and what processing would take place were described in detail by officers. Arrangements for the way in which the quarrying was to be phased and managed, its progression and the relationship between each phase were also described. How the eastern face of the quarry would be retained in order to provide habitat for an existing colony of sand martins was also explained.

Officers described how the permissive path would be used for the haulage operations, when this would be and what bearing this would have on those wishing to use it. How the backfilling of the void with inert waste was to take place and the future restoration proposals were also described. 

Officers described the type of activities which were to take place on site; their relationship with the sand quarrying operations which had previously taken place; the site’s setting within the landscape; the local highway and rights of way network and access arrangements; and the topography and geology of the area. The relationship between the site, neighbouring properties; the solar farm; the Horton Common SSSI and SNCI and Homers Wood SNCI were all detailed. Access arrangements were explained in detail, with the C2 Horton Road being used to transport material off the site. The Highways Liaison Engineer was satisfied by those arrangements. 

Officers explained the need for aggregate to be won and worked and the quantities in which this would be excavated. This would help to ensure that a sufficient supply of sand, to help meet the 7 year landbank as required by the National Planning Policy Framework (NPPF), could be maintained and the site would assist in providing aggregate for the construction industry, particularly locally.

Objections had been received from East Dorset District Council on the basis that the proposal would have a negative environmental impact and that access arrangements were unsatisfactory. Similarly, Knowlton Parish Council had objected on the basis of the adverse impact the operations would have on the transport network in excess traffic generation and on the perceived damage caused by vehicles to the rights of way network.

Comments had been received from one of the County Council members for Verwood - Councillor Spencer Flower - supporting what was being proposed.

The opportunity was then provided for members to ask a series of questions about what they had heard and read and officers duly responded.

Concern was raised regarding how the C2 Horton Road would be used as part of the operations. It was suggested that this route was already heavily trafficked so any additional HGV movements generated would only exacerbate the situation. It was suggested that the daily timings could be changed so that there was not a conflict with peak time morning traffic using the C2.

However, officers confirmed that the 14 daily movements to and from the site (7 trips) were considered to be very modest and would not necessarily add to any congestion issues, especially as the operations would more than likely mean these journeys were evenly spaced over the 5 hour period. However, concern was expressed that this scenario could not be guaranteed and that movements could be compressed. Officers were confident however that the way in which the quarry was designed to operate would not see such concerns realised.  In any event any change in the hours of operation to avoid peak time would then conflict with use of the bridleway and walkers during the afternoon.

Having had an opportunity to discuss the merits of the application and what it was designed to achieve, the Committee recognised the need for the aggregate, the importance of its use and the obligation of the County Council to ensure a readily available supply was satisfactorily maintained. The Committee considered that the operations would bring benefits for economic growth and local employment opportunities and security and provided for environmental enhancements to be made.

On being put to the vote, the Committee agreed the following resolution,

Resolved

That planning permission be granted subject to the conditions set out in paragraph 9.1 of the Head of Planning’s report.

Reasons for Decision

The NPPF provides that the purpose of the planning system is to contribute to the achievement of sustainable development and that to achieve this, economic, social and environmental gains should be sought jointly and simultaneously (paragraphs 6 and 8).  Planning authorities are advised to approach decision taking in a positive way to foster the delivery of sustainable development (paragraph 186), looking for solutions rather than problems and to approve applications for sustainable development where possible (paragraph 187).  Development proposals that accord with the development plan should be approved without delay (paragraph 14).

For the reasons set out above, the proposed development is considered to be in general accordance with the development plan. There are no material considerations indicating that the application should be determined other than in accordance with the development plan.  Accordingly, planning permission can and should be granted.

The public, employment and economic benefits to be gained from this mineral extraction in providing a sustainable, viable and reliable supply of sand met the objectives of the Corporate Plan in enabling economic growth and investment.