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Development Control Committee
Meeting to be held on 7 July 2004
Part 1 – Item No 3
Electoral Division affected:
Lancaster City
Lancaster City: Application Number 01/04/0476
To erect a boiler room building, an MCC kiosk and 4 no. lightning protection
masts at Lancaster Wastewater Treatment Works, Stodday, near Lancaster
Contact for further information:
Robert Hope, 01772 534159, Environment
Executive Summary
Application – To erect a boiler room building, an MCC (Motor Control Centre) kiosk
and 4 no. lightning protection masts at Lancaster Wastewater Treatment Works,
Stodday, near Lancaster.
Recommendation – Summary
That planning permission be granted subject to conditions controlling the
commencement of operations, working programme, hours of working, silencing of
plant and scheme for noise monitoring.
Applicant’s Proposal
Planning permission is sought for the erection of a boiler room building, an MCC
(Motor Control Centre) kiosk and 4 no. lightning protection masts within the
operational area of an established wastewater treatment works as part of the
applicant’s long–term strategy for sludge disposal at the works.
The boiler room measures 20m x 11m x 4m high and would be constructed of dark
green glass reinforced plastic (GRP). The kiosk measures 18m x 6m x 4m high and
would be constructed of glass reinforced plastic, also coloured dark green. In
addition, a new biogas gasholder is to be constructed on the site of an existing
sludge storage tank (to be demolished) to provide sufficient storage for the increased
biogas production. The gasholder has the benefit of permitted development rights
but the four, 20 metre high, lightning conductor masts needed to protect against
lightning strikes do not enjoy such rights.
Description and Location of Site
The proposed development would be located within the existing Lancaster
Wastewater Treatment Works. The boiler room and kiosk are to be located centrally
within the site and the lightning protection masts towards the western perimeter.
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The treatment works lies within the open countryside approximately 2 kilometres to
the south of central Lancaster. There are no residential properties within
approximately 400 metres of the site.
Background
History
The proposed development would be located within an existing Wastewater
Treatment Works at which a number of planning permissions have been previously
granted.
Planning Policy
Lancashire Structure Plan
Policy 1 – Development in rural areas
Policy 70 – Waste Water Treatment and Disposal Facilities
Replacement Joint Lancashire Structure Plan
Policy 5 – Development in Rural Areas
Lancashire Minerals and Waste Local Plan
Policy 2 – Quality of Life
Policy 7 – Open Countryside and Landscape
Policy 102 - Extensions
Policy 103 – Ancillary Development
Lancaster District Local Plan (Deposit Edition incorporating proposed modifications)
Policy E4 – Development in the countryside
Consultations
Lancaster City Council – No objection.
Section Manager (Traffic and Safety) – No objection.
Environment Agency – No objection.
Representations – The application has been advertised in the local press, by notices
posted at the site and in Stodday, and neighbouring residents have been notified by
letter. Two letters of representation have been received objecting to proposals and
raising the following summarised issues:


There are concerns regarding the hazards associated with biogas storage.
Visual intrusion of the white spherical gasholder, 12m high stack, 6 x 9.5m
high reactor vessels and 4 x 20m high lightning protection masts.
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

Increasing noise levels arising from the waste water treatment works and the
potential for new developments to further exacerbate the problem.
Disturbance caused by construction traffic movements as early as 6:30am.
Advice
Assistant Director (Planning) – Observations
The proposed development is part of a larger scheme relating to the improvement of
wastewater discharges and waste management at the works as required by a range
of more stringent environmental quality standards including the Bathing Water and
Urban Wastewater Treatment Directives. A number of elements of the proposed
works constitute permitted development and the letters of objection in respect of
those rights cannot be addressed as part of this application.
he kiosk and boiler room would be located within the boundaries of the works and
would be screened from adjoining uses by existing structures. The lightning
protection masts are essential components of gasholder health and safety protection
measures. The structures would have a galvanised steel surface finish to minimise
visual impact on the skyline. The traffic from the proposed development is not
considered to be of a scale that would cause undue noise disturbance to the amenity
of local residents.
The Environmental Health Department at Lancaster City Council have stated that
there is a history of noise complaint caused by the operation of the site, and feel it is
important that noise levels are not permitted to increase significantly above the
existing background levels which exist in the area surrounding the plant due to
existing 24 hour sewage treatment operations. In the light of representations
received concerning noise, a condition is recommended requiring the applicant to
undertake a noise survey and implement mitigation measures if necessary.
Concerns have been raised over the safety of the biogas storage tank. This
structure has the benefit of permitted development rights. However, the concerns
raised have been brought to the attention of the applicant who has given verbal
assurance that appropriate health and safety policy will be applied. In this instance
the proposed gas holder would be a considerable distance from residential
properties, the nearest houses being approximately 400 metres away.
The proposals comply with the policies of the development plan in that they are
required to improve wastewater treatment, are located within an existing wastewater
treatment works, and are of a design and scale that would be in keeping with their
locality.
Conditions are proposed which would safeguard the amenity of local residents.
In the circumstances it is not considered that any Convention Rights under the
Human Rights Act would be affected by the proposal.
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Summary of Reasons for Decision
The development is required to enable compliance with legislation regarding the
management of sewage sludge. The development is also located within an existing
waste water treatment works. Provided that the permission is subject to
environmental controls including control of noise, the proposal is considered to
accord with the policies of the development plan, in particular Policies 1 and 70 of
the Lancashire Structure Plan, Policy E4 of the Lancaster District Local Plan and
Policies 2 and 103 of the Lancashire Minerals and Waste Local Plan.
Recommendation
That planning permission be granted subject to the following conditions:
Time limit
1.
The development shall commence not later than five years from the date of
this permission.
Reason: Imposed pursuant to Section 91(1)(a) Town and Country Planning
Act 1990.
Working programme
2.
The development shall be carried out, except where modified by conditions to
this permission, in accordance with the following documents:
a)
The planning application and supporting statement dated
25 March 2004.
b)
Submitted Plans:
0375/90017407/0097/1003, Issue A - Location Plan
0375/90017407/0097/1004, Issue A - Site Layout
0375/90017407/0097/1005, Issue A - MCC kiosk Elevations
0375/90017407/0097/1006, Issue A – Boiler Room Elevations
Reason: For the avoidance of doubt and to enable the County Planning
Authority to adequately control the development and to minimise its impact on
the amenities of the local area and to conform with Policies 1 and 70 of the
Lancashire Structure Plan and Policies 7, 102 and 103 of the Lancashire
Minerals and Waste Local Plan.
Hours of working
3.
No construction development or delivery of materials shall take place except
between the hours of:
0800 to 1800 hours, Mondays to Fridays (except Public Holidays)
0800 to 1300 hours on Saturdays
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No construction development or delivery of materials shall take place at any
time on Sundays or Public Holidays.
Reason: To safeguard the amenity of local residents and adjacent
properties/landowners and land users and to conform with Policies 2 and 103
of the Lancashire Minerals and Waste Local Plan.
Silencing of Plant
4.
The boiler room building shall be equipped with effective silencing equipment
or sound proofing equipment to the standard of design set out in the
manufacturer's specification and shall be maintained in accordance with that
specification at all times throughout the development.
Reason: To safeguard the amenity of local residents and adjacent
properties/landowners and land users and to conform with Policy 2 of the
Lancashire Minerals and Waste Local Plan.
Noise monitoring
5.
Prior to the commencement of development a scheme and programme for
noise monitoring/mitigation at the site shall be submitted to and approved in
writing by the Assistant Director (Planning). The scheme and programme shall
include details of:
a)
ambient/background noise levels at the site during the daytime and at
night-time;
b)
the identification of noise sensitive properties and maximum noise levels
at these properties during the daytime and at night-time;
c)
the identification of noise monitoring points and maximum noise levels
at these points;
d)
the equipment to be used for monitoring and the information to be
recorded including weather conditions, activities taking place at the site
and the plant and equipment being used during the monitoring period;
e)
the monitoring period, which shall include provision for noise
measurements to be taken at the points identified in c) above before the
development commences and after the development is completed;
f)
provision for noise monitoring results taken after completion of the
development to be submitted to the Assistant Director (Planning) within
1 month of the measurements being taken;
g)
the measures to be taken if noise levels exceed background levels by at
least 5dB(A) when measured at the boundary of the site or at the noise
sensitive properties identified;
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h)
a timescale for the implementation of each of the above matters;
The approved scheme and Programme shall be carried out in its entirety.
Reason: To safeguard the amenity of local residents and adjacent
properties/landowners and land users and to conform with Policy 2 of the
Lancashire Minerals and Waste Local Plan and to enable the Planning
Authority to monitor the operations to ensure compliance with this permission.
Definitions
Assistant Director (Planning): means the Assistant Director (Planning) of the
County Planning Authority.
Local Government (Access to Information) Act 1985
List of Background Papers
Paper
Date
Contact/Directorate/Ext
Development Information
Folder 01/04/0476
24 May 2004
Robert Hope
Environment
34159
Reason for inclusion in Part II, if appropriate
N/A