Meeting documents

Planning & Regulation Committee
Monday, 24 February 2003

PN240203-10

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ITEM PN10

PLANING AND REGULATION COMMITTEE - 24 FEBRUARY 2003

HORNTON GROUNDS QUARRY, HORNTON


(1) extension of the saw shed and importation of block stone for cutting and finishing, and relocation of existing processing building (Ref: 02/02488/CM)

(2) To continue quarrying without complying with condition 79 of permission 1899/9/3 – to allow the temporary retention of the existing saw shed and ancillary facilities (Ref: 02/02485/CM), at Horton Grounds Quarry, Horton

Report by Director of Environmental Services

Introduction

  1. Two planning applications have been submitted by Peter Bennie Limited relating to the saw shed at Hornton Grounds Quarry. The saw shed contains plant which saws blocks of stone into shapes suitable for sale.

  2. The first application (Application 1), seeks approval to extend the existing saw shed, to create space for a second saw, and for the importation of block stone.

  3. The second application (Application 2) seeks to vary condition 79 of the existing permission (Ref: 1899/9/3) which states that all fixed plant and machinery shall be removed once working has ceased, and the land shall be restored. The applications would allow the existing saw shed and associated areas to be retained for a further 10 years.

    4. Site Description (see attached Plan 1) (Download as .doc file)

  4. Hornton Grounds Quarry is located to the west of Hornton. It is part of a large planning permission granted in the 1950s for the extraction of ironstone. In 1999, under the provisions of the Environment Act 1995, new conditions were agreed for the Balscote, Hornton, Wroxton (BHW) site which included this planning permission. Working at Hornton Grounds is now in its final stages.

  5. The saw shed is located in the north-western corner of the BHW site, over 900m from Starveall Barn, 160m from Hornton Grounds Farm House, (where the owner of the land on which Hornton Grounds Quarry is situated lives) and 1km from the village of Hornton. It is adjacent to the conservation stone compound, and is otherwise surrounded by agricultural land reinstated following quarrying.

    6. Proposed Development

    Application 1

  6. Application 1 proposes the erection of a building of similar dimension to the existing saw shed but to its rear (see attached Plan 2). (Download as .doc file) This would double the internal space allowing room for a second saw. The existing stone carving building would be relocated. A number of reasons have prompted the applicant to make this application. There has been a significant investment in the establishment of the saw shed and facilities within the compound within recent years, to reflect the increased demand for sawn stone products. In 1997 when the submission of modern conditions was made to the County Council, it was expected that the mineral reserve at Hornton Grounds Quarry would last for 10 years at the prevailing rate of extraction. However, as the working area moved southeast, the quality of the mineral reduced, resulting in a wastage rate of 60% in significant areas of the site. This, together with the recent increase in demand for aggregate for the construction of the Silverstone by-pass, has meant that the reserve has only lasted for 5 years. The applicant states that allowing the facilities and shed to remain at Hornton Grounds would save the costs of removing the building, plant and infrastructure to Wroxton Fields Quarry nearby (see plan 1). A further 10 years use would enable the operator to maximise the financial benefit of recent investments.

  7. The dimensions of the proposed extension are 10m x 25m x 6.5m.

  8. Application 1 also seeks permission for the importation of stone. As stone is no longer being quarried at Hornton Grounds all stone would need to come from other quarries. The applicant has predicted that stone would come from the following areas:

    9. - 40-50% from Alkerton Quarry

    - 25-30% from Wroxton (but this is dependent on quality of stone from Wroxton Fields). Both Alkerton and Wroxton are in the same quarry planning permission.

    - 10% from Lincolnshire – using same route as lorries use at present to get aggregates to Northamptonshire (A422, B4525 to A43)

    - 10-15% from Cotswolds – if coming from west will use A422 and Fosse Way, if from south will use A361 and A422.

    NB if there is little suitable stone found at Wroxton then the percentage coming from the Cotswolds would increase to 40-45% of imports.

  9. The applicant states that the importation of stone from outside Hornton Grounds would generate less than one 20 tonne lorry load of stone per day. It is estimated that 2000 tonnes of stone would be processed annually. Processing would result in 25% of the imported stone being waste. This waste would be returned to Wroxton Fields Quarry either to be used as aggregate or for infilling.

  10. The recent permission at Wroxton Fields Quarry (Ref: 02/01972/CM) (also operated by Bennies) includes provision for a saw shed which could be used to cut stone from Wroxton, although the applicant states they could not import any significant amount of stone from other quarries without applying for planning permission. The applicant made a significant investment in establishing saw shed facilities at Hornton Grounds Quarry. At present it is not known if the stone at Wroxton is of a quality good enough for cutting. If the applicant was to erect a new saw shed at the Wroxton Fields Quarry and the quality of the stone turned out to be inadequate the venture would be a wasted investment.

  11. At present four staff are employed at Hornton, in jobs related to the saw sheds. If the two applications were approved two additional jobs would be created.

    12. Application 2

  12. Application 2 seeks to alter condition 79 of the modern conditions for permission 1899/9/3. At present condition 79 states that

    13. "All fixed plant and machinery shall be removed from the areas outlined in green on the approved plans HORNT/MP/C and ALK/MP/A once working has ceased in that area and the land shall be restored, in accordance with agricultural restoration schemes approved by the Mineral Planning Authority within one year of work ceasing in that area or as may be agreed by the Mineral Planning Authority in writing."

  13. The applicants wish to extend the life of the existing saw shed for a further 10 years. The application is to maintain the following facilities:

    14. - saw shed and adjacent stone processing buildings, plus generator;

    - wheelwash and weighbridge;

    - site offices and parking;

    - water storage lagoon;

    - stone stockpiles, awaiting processing;

    - storage of stone products.

  14. Upon reaching this end date, operations would cease and all buildings, plant and machinery would be removed within a further 12 months and the site restored in accordance with the quarry restoration scheme. (Plan number HORNT/PDR/B)

  15. Application 2 seeks to retain the saw shed at Hornton, rather than relocating to Wroxton, for three reasons.

  16. Firstly, the applicant states that the saw shed would not give rise to unacceptable noise levels at either location. However, the applicant says that noise levels at properties potentially affected by a saw shed at Wroxton Fields would:

    • be higher than those at the affected properties near Hornton Grounds;

    • exceed the background noise level by more than they would at properties near Hornton Grounds; and

    • in combination with noise from extraction activities, exceed the MPG11 (The Control of Noise at Surface Mineral Workings, 1993) criteria at times.

  1. Secondly, the economic implications of moving the saw shed and related plant to the Wroxton Fields Quarry would mean Bennies financing a new building when the existing facility is relatively new, and satisfactory for processing stone.

  2. Finally, the applicant states that the visual impact of the saw shed at Hornton Grounds Quarry is low due to the screening provided by existing hedges and trees to the west and the lie of the land which screens the site from Hornton village. If the shed was relocated to Wroxton Fields Quarry it would be more visible from the A422 due to the height of the building and poorer screening.

    3. Consultations and Representations

  3. These are listed at Annex 1.

    4. Comments of the Director of Environmental Services

  4. Section 54a of the Town and Country Planning Act 1990 states that decisions should be made in accordance with the Development Plan unless material considerations indicate otherwise. The relevant plan policies are set out at Annex 2.

  5. The main points to consider are whether the existing site is suitable for use as a saw shed and whether the advantages gained by its current location and extension outweigh the advantages of relocating to Wroxton Fields in order to enable stone to be processed where it is recovered. The main policies which relate to this application are PB1 and PB2 of the Oxfordshire Minerals and Waste Local Plan (OMWLP). PB1 seeks to ensure that processing plant is sited so as to minimise environmental disturbance. The plant has been sited at Hornton for a number of years. Visually it is unobtrusive and both its operation (where most noise and dust is contained within the building) and its location mean there are no significant issues with either noise or dust. The EHO has no objections to the development.

  6. Wroxton Parish Council and a local resident are both concerned that the proposals would increase the number of lorries on local roads. As quarrying at Hornton will soon cease, the only vehicle movements to and from the site will be those associated with the saw mill. The number of vehicle movements associated with the proposal would be less than one 20 tonne lorry per day, and 4-5 small lorries or vans. There is no highway objection.

  7. PB1 also requires that any permission for plant is limited to the life of the mineral working. PB2 requires all plant to be removed on completion of extraction or the expiry of the permission. There is only one quarry permission under which Hornton Grounds, Wroxton Fields and Alkerton quarries operate. The two current application sites are also within the quarry permission area and, therefore, plant does not have to be removed now in order to comply with policy PB2. The quarry permission does not expire until 2042. However, the intent of the policy and, indeed, of the conditions on the quarry permission is that once quarrying is complete in any area, the site should be cleared of all plant and machinery and restored.

  8. Approving these applications would delay the restoration of the Hornton Grounds Quarry site for 10 years. Hornton Parish Council have raised concern over this delay. However, since the saw shed is already located at Hornton Grounds, is a kilometre from Hornton village, and any noisy and dusty work is undertaken within the shed, I consider that there would be minimal adverse effects as a result of this development.

  9. Cherwell District Council raised no objections to the proposals. However, they put forward some conditions which they felt would ensure a higher standard of development should the applications be approved. (See Annex 1 for details). These conditions are incorporated in the recommendation.

    10. Environmental Implications

  10. These are outlined in the report.

    11. Financial and Staff Implications

  11. There are none other than those that would arise if the applicant appealed to the Secretary of State against any refusal of planning permission or the conditions imposed.

    12. RECOMMENDATION

  12. It is RECOMMENDED that planning permission be granted for:

          1. the extension of the saw shed and importation of block stone for cutting and finishing, and relocation of existing processing building, (Ref: 02/02488/CM); and

          2. continuation of permission 1899/9/3 without complying with condition 79 to allow the temporary retention of the existing saw shed and ancillary facilities (Ref: 02/02485/CM);

subject to conditions to be determined by the Director of Environmental Services but to include:

    1. end date of 2013;

    2. removal of all plant and buildings and restoration by 2014;

    3. complete compliance with plans and particulars;

    4. standard working hours;

    5. noise limits and controls;

    6. restoration and aftercare of the site;

    7. construction of a surface water drainage system to be approved by the LPA before application for the extension is implemented;

    8. volume of stone to be processed not to exceed 2000 tonnes per annum;

    9. no mud to be taken onto the road.

          1. all other existing conditions on Permission 1899/9/3 to remain in force.

DAVID YOUNG
Director of Environmental Services

Background Papers: 8.1/3944/3 ‘Extension of Saw Shed and Importation of Blockstone’ and 8.1/3944/4 ‘application to vary condition 79 of 1899/9/3 to allow the temporary retention of existing saw shed and ancillary facilities, Hornton Grounds Quarry, Hornton, Nr Banbury’ both in Land Use division of Environmental Services, Speedwell House, Oxford

Contact Officer: Emma Shaw, Tel: 01865 815 272.

30 January 2003.

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