PLANNING STATEMENT APPLICATION FOR TO A MATERIAL...

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PLANNING STATEMENT ON BEHALF OF

MR ADAM WOOD

APPLICATION FOR CHANGE OF USE OF AGRICULTURAL BUILDINGS AND ASSOCIATED LAND

TO A MATERIAL RECLAMATION FACILITY (MRF)

AT WEIGHTS FARM, WEIGHTS LANE, REDDITCH

Our Ref: ADM/K/7857 August 2016

Weights Farm, Weights Lane, Redditch Planning Statement

ADM/K/7857 August 2016 Stansgate Planning

CONTENTS

Page

1. Introduction 1

2. Site and its Surroundings 1

3. The Proposed Development 2

4. The Development Plan 4

Waste Core Strategy Local Plan 2012 – 2027 adopted November 2012 4

Bromsgrove District Local Plan 6

5. Other Material Considerations 8

Waste (England and Wales) Regulations 2011 8

Waste Management Plan for England December 2013 8

National Planning Policy Guidance March 2014 8

National Planning Policy for Waste October 2014 9

Bromsgrove District Plan 2011 – 2030 tracked changed version 9

February 2014

Borough of Redditch Local Plan No.4 2011 – 2030 track changed 11

version of proposed submission document March 2014

6. Planning Considerations 12

Principle of Development 12

Green Belt and visual amenity 14

7. Transport Statement 16

The Site and its surroundings 16

Weights Farm – Baseline traffic movements 18

MRF at Weights Farm – proposed traffic movements 19

8. Conclusion 22

Site address PDA Statement

ADM/K/7857 August 2016 Stansgate Planning

Appendices 1. Weights Farm - table of waste arising, processed and final destination

2. Waste Core Strategy Local Plan 2012 – 2027 Figure 14

3. Borough of Redditch Local Plan No.4 2011 – 2030 track changed version of proposed

submission document March 2014. Strategic Site Allocation Policy 46 - Brockhill East and

extract of Proposals Map.

4. Persimmon Homes Masterplan (ref 2014/256/OUT)

5. Brockhill East Phase 1 Masterplan (ref 2011/177/OUT)

6. Gallagher Estates Ltd Masterplan (ref 2012/120/OUT)

7. Bovis Homes approved detailed site plan (ref 2015/265/RM)

8. Brockhill East Phase 2 masterplan (ref 2014/256/OUT)

9. Photographs of the site

10. Draft Travel Plan


ADM/K/7857 1 August 2016 Stansgate Planning

1. INTRODUCTION 1.1 This Planning Statement accompanies a planning application for the “change of use

of agricultural buildings and associated land to a Material Reclamation Facility

(MRF)” at Weights Farm, Weights Lane, Redditch on behalf of Mr Adam Wood.

1.2 The application site contains eight agricultural buildings, within a site measuring 3.3

hectares. Two of these buildings (nos. 65 and 66) at the North-West end will not be

developed and will be retained in agricultural use. The six buildings proposed for

change of use are:

Building 59 473m2

Building 60 877m2

Building 61 1382m2

Building 62 740m2

Building 63 2367m2

Building 64 1970m2

The cumulative floor area of the six buildings is 7809m2. Photographs are at

Appendix 9.

2. THE SITE AND ITS SURROUNDINGS

2.1 Weights Farm is a working farm that has diversified into industrial activities and

waste management. There are 40 businesses trading from 58 commercial units

operating at Weights Farm, providing 100 jobs. There are no planning conditions

limiting trading hours, so they can operate 24/7. One of these businesses is

Redditch Skip Hire which operates from units 19 and 20 and is owned by the

applicant. From here, the business also operates a waste transfer station, with a

licence to handle up to 25,000 tonnes per year. This business employs 30 staff.

Other buildings and adjoining land are in agricultural use.

2.2 The site is located in the Green Belt and lies 800m from the existing boundary of

Redditch. To the north is a railway line. 250m away to the west off Weights Lane is

a landfill site operated by the applicant’s family (J & S A Wood). Further west is a

scrap yard.

2.3 Weights Lane is a public road wide enough for two cars to pass each other and it is

430m from the site access to the A441. Weights Lane is not a ‘through road’ and is



used only by people accessing Weights Farm and a small number of houses. A bus

stop is located on the A441 to the south of the Weights Lane junction. This bus stop

is 500m away from Unit 21.

2.4 Planning permission ref 2012/120/OUT for mixed use development of up to 200

dwellings, 5000m2 of Class B1 office floorspace and public open space includes

works to replace the existing T junction between Weights Lane and the A441 with a

new 28m diameter Roundabout. The layout of the approved roundabout provides

four arms – Birmingham Road forming two arms, Weights Lane and the residential

site access.

2.5 Planning permission was granted for the “Bordesley Bypass” in 2004. It is the long

term aspiration of the County Council and local residents for this relief road to be

constructed to divert traffic from passing through Bordesley. If/when the relief road is

constructed it can form the fourth arm of the proposed roundabout. Weights Lane

can be diverted with an access provided from another roundabout formed on this

Bordesley relief road.

3. THE PROPOSED DEVELOPMENT 3.1 The proposal involves the change of use of six agricultural buildings and associated

land to a Material Reclamation Facility (MRF), capable of handling up to 100,000

tonnes of waste a year arising from the Redditch area. This equates to about 300

tonnes per working day. About 50 staff will be employed (and increase from 30

employed at Redditch Skip Hire). The proposed MRF will be operated as follows:

1. Waste management operations to occur within the buildings between 6am and

7pm, Mondays to Saturdays.

2. The delivery and export of waste to occur between 6am and 7pm, Mondays to

Saturdays.

3.2 Redditch Skip Hire will continue to operate from Weights Farm in their existing

premises (units 19 and 20) but only insofar as empty skips will be stored at units 19

and 20. Waste management operations will relocate to the application site. Thus the

volume of waste handled at Weights Farm as a whole will rise from 25,000 tonnes

per annum to 100,000 tonnes, with the new premises providing greater opportunities

and volume to recycle waste.



3.3 Weights Lane is accessed via a private drive, with the site access for the proposed

MRF located about 100m along this drive from its junction with Weights Lane.

Weights Lane and the private drive are wide enough for two lorries to pass each

other, with a layby at the entrance gates providing further room for lorries to pass

each other.

3.4 A weigh bridge is located on Weights Lane about 250m from the A441. A new weigh

bridge will be installed at the proposed MRF, near the entrance. Lorries will exit the

site via the same point of entry. The site is covered with hardstanding and there is

plenty of room for lorries to circulate around the buildings, with segregated parking

for staff and visitors.

3.5 The proposed internal arrangement of the buildings when operating as a MRF meets

the guidelines from the Environment Agency and the legal requirement for a waste

management licence (subsequent to planning permission). All primary sorting,

washing, crushing and chipping will take place within the existing buildings. Any

recycled materials will be sold on a pre-ordered basis and on-site sales will be

prohibited.

3.6 Dust suppression such as “Mistair” will be used internally. Foul drainage for

employees of the MRF will be off-mains using a biodisk treatment plant. Trade

effluence will be collected by interceptor tanks with disposal in accordance with

statutory requirements.

3.7 The processing plant will include a Metrotrak Jaw Crusher, with a maximum

discharge height of two metres. Additional equipment will comprise a loading shovel,

a grab bucket and water bowser. A small feed pile will temporarily be situated

adjacent to the Jaw Crusher whilst it is in operation.

3.8 A table of waste arising, processed and final destination is at Appendix 1 of this

report. A Material Reclamation Facility is a sui generis land use and, as such, does

not fall within the Class B uses.

3.9 Livestock farming will decline in coming years at Weights Farm. This is largely due

to the uncompetitive returns from livestock farming and the development of the

applicant’s farmland adjacent to Redditch for residential development (Strategic Site



allocation Policy 46 – Brockhill East). However, two buildings (numbered 65 and 66)

on the application site will remain in agricultural use. 4. THE DEVELOPMENT PLAN

4.1 The development plan for the area comprises two documents:

The Waste Core Strategy Local Plan 2012 – 2027 adopted in November 2012

by Worcestershire County Council

The Bromsgrove District Local Plan adopted in January 2004

Waste Core Strategy Local Plan 2012 – 2027 adopted November 2012

4.2 The Waste Core Strategy Local Plan acknowledges that there is a “capacity gap” in

Worcestershire, with greater waste arising within the county than the capacity to treat

them (para.2.41). When broken down, there is a capacity gap for re-use and

recycling facilities and for ‘other recovery’ facilities, but not for sorting and transfer

facilities or for landfill or disposal facilities (para.2.44). Table 3 (p.22) shows the

capacity gap in 2010/2011 for re-use and recycling amounts to 391,000tpa, whilst

Figure 8 (p.23) shows the capacity gap projections, if no new facilities are developed

in the county.

4.3 Worcestershire’s vision for 2027 is that the county will be equivalent self-sufficient in

waste management capacity (para.2.64). Waste will be managed at the highest

appropriate level of the waste hierarchy.

4.4 The county has identified a geographic hierarchy for waste management in

Worcestershire (figure 13), with level 1 comprising a Kidderminster zone, a Redditch

zone and a Worcester zone. It can be seen from figure 14, that the application site is

located within the Redditch zone; see Appendix 2.

4.5 The Waste Strategy Local Plan policies have been developed to address the current

and projected capacity gap through a hierarchical approach that is in general

conformity with national guidance contained within the Waste Management Plan for

England December 2013 and in the National Planning Policy for Waste document

October 2014.



4.6 Policy WCS 1 repeats the Framework’s presumption in favour of sustainable

development.

4.7 Policy WCS 2 (Enabling Waste Management Capacity) sets targets for the different

types of waste recovery at milestone dates of 2015/16, 2020/21 and 2025/26. The

Worcestershire Mineral and Waste Local Development Framework Annual

Monitoring Report April 2013 – March 2014 records that capacity for re-use and

recycling has exceeded predictions during the monitoring period (figure 6.1).

However, it is also reported that three sorting and transfer sites in the county suffered

a total of four fires in 2013, which was very likely to reduce their future capacity,

although the precise consequences were yet unknown. Overall, at an early stage in

the plan period, the Council considered it was making good progress towards targets.

4.8 Policy WCS 3 (Re-use and Recycling) supports waste management facilities that

enable re-use or recycling of waste where it is demonstrated that the proposed

location is at the highest appropriate level of the geographic hierarchy.

4.9 Policy WCS 6 (Compatible Land Uses) provides more specific requirements of what

types of land are compatible for new waste management facilities. Enclosed re-use

and recycling facilities are deemed acceptable on existing or allocated industrial land,

contaminated or derelict employment land, redundant agricultural or forestry

buildings or their curtilage and sites with current use rights for waste management

purposes. These types of facilities will also be deemed acceptable where they would

co-locate with producers, end users or other complementary activities, where a clear

operational relationship can be demonstrated (table 7).

4.10 Policy WCS8 (Site infrastructure and access) sets out specific criteria and makes

clear that cumulative effects must be considered. Details of any mitigation or

compensation proposals must be included. Policy WCS 9 deals with environmental

assets.

4.11 Policy WCS 10 (Flood risk and water resources) sets out requirements with regards

to flood risk and potential impacts on surface and ground water. Cumulative effects

must be considered and details of any mitigation or compensation proposals must be

included.



4.12 Policy WCS 11 (Sustainable design and operation of facilities) supports new waste

management facilities where it can be demonstrated against six detailed criteria that

the design of buildings, layout, landscaping and operation of the facility and any

restoration proposals take account of sustainable development practices and climate

change mitigation and resilience. Again, cumulative effects must be considered and

details of any mitigation or compensation proposals must be included.

4.13 Policy WCS 12 (Local characteristics) seeks to protect the character and quality of

the local area, built environment and natural landscape. Where harm is identified,

schemes will only be permitted where the benefits of the development at the

proposed site clearly outweigh the unacceptable adverse impacts.

4.14 Policy WCS 13 (Green Belt) allows waste management facilities in Green Belt where

the proposal does not constitute inappropriate development, or where very special

circumstances exist. This is discussed later in the statement.

4.15 Policy WCS 14 (Amenity) allows facilities only where there would not be

unacceptable adverse impacts as set out in seven criteria. Cumulative effects must

be considered and details of any mitigation or compensation proposals must be

included. Measures such as enclosing operations may be required. Where it is

concluded that unacceptable adverse impacts would result, schemes will only be

permitted where the benefits of the development at the proposed site clearly

outweigh the unacceptable adverse impacts.

4.16 Policy WCS 15 (Social and economic benefits) sets out four types of proposals that

could be supported. It also safeguards mineral resources and gives consideration to

how the applicant has carried out community involvement and how this has informed

the development of the proposal.

Bromsgrove District Local Plan

4.17 The Local Plan was adopted in 2004, eight years earlier than the Waste Core

Strategy Local Plan. Where there are discrepancies between the policies of the two

documents, greater weight should be given to the Waste Core Strategy Local Plan,

as the more recently adopted document.



4.18 Policy DS2 Green Belt provides definitions of appropriate development that were

consistent with the now revoked PPG2. The weight to be given to this policy should

be tempered by the guidance on development in the Green Belt that is provided in

the Framework.

4.19 Policy DS13 Sustainable development provides the Council’s definition of sustainable

development. The weight to be given to this policy should be tempered by the

definition of sustainable development that is provided in the Framework.

4.20 Policy C5 Submission of landscaping schemes requires such schemes to be

submitted along with the application, if the Council deems it appropriate to do so, and

not left for later approval.

4.21 Policy C27 Re-use of Existing Rural Buildings sets out seven criteria against which

such proposals will be considered. The weight to be given to this policy should be

tempered by the advice provided in the Framework.

4.22 Policies C31 & C32 Farm Diversification Schemes support farm diversification

schemes subject to various criteria. These policies do not include any sort of

balancing exercise of benefits and any harm identified and are therefore not wholly

consistent with the Framework. They should therefore not be given full weight.

4.23 Policy E9 Criteria for New Employment Development also lacks any balancing

exercise and is not consistent with the advice on traffic generation and highway

safety provided in the Framework. This policy cannot be given full weight.

4.24 ES1 Protection of Natural Watercourse Systems advises that the Council recognises

the importance of the natural watercourse system for providing essential drainage of

land and will protect it from adverse forms of development. This approach and the

four criteria to support it are consistent with advice in the Framework and the national

guidance.

4.25 ES4 Groundwater protection similarly seeks to protect groundwater from pollution or

derogation and this too is consistent with advice in the Framework and the national

guidance.



5. OTHER MATERIAL CONSIDERATIONS

Waste (England and Wales) Regulations 2011

5.1 The waste hierarchy is both a guide to sustainable waste management and a legal

requirement, enshrined in these regulations.

Waste Management Plan for England December 2013 5.2 The Waste Management Plan for England cites the Waste Review 2011, which

estimated that the total arisings of waste in England in 2008 were 165.1 million

tonnes from households, commercial and industrial businesses and the construction

sector. The decline in waste arisings already evident in 2008 has continued since

then.

5.3 In addition to this, in 2011, the UK imported nearly 250,000 tonnes of waste

materials. It exports approximately 15m tonnes of materials for recycling per year.

5.4 The Waste Management Plan sets out policies for managing the different types of

waste and for managing waste further up the waste hierarchy. It concludes with a

section on evaluation of the development of waste streams in the future.

National Planning Policy Guidance March 2014

5.5 The national guidance advises that, if the proposal is consistent with an up to date

Local Plan, there is no need to demonstrate “need”.

5.6 For proposals that are likely to generate significant volumes of waste through the

development or operational phases it will be useful to include a waste audit as part of

the application. This audit should demonstrate that in both construction and

operational phases of a proposed development, waste will be minimised as far as

possible and that such waste as is generated will be managed in an appropriate

manner in accordance with the Waste Hierarchy. There are four criteria that need to

be covered in such an audit.

5.7 The potential impacts from noise, vibration, artificial lights, dust and odour must be

properly considered for any proposed site.



National Planning Policy for Waste October 2014

5.8 The Worcestershire Waste Core Strategy pre-dates the publication of the national

policy document. However, the approach set out in the Waste Local Plan is

consistent with the national policy approach. The national policy reminds waste

planning authorities to ensure that the planned provision of new capacity and its

spatial distribution is based on robust analysis of best available data and information,

and an appraisal of options. Spurious precision should be avoided.

5.9 In determining planning applications, amongst other criteria, the national guidance

advises waste planning authorities to ensure that waste management facilities in

themselves are well-designed, so that they contribute positively to the character and

quality of the area in which they are located. They should also consider the likely

impact on the local environment and on amenity against criteria set down in

Appendix B. These criteria cover the same considerations as set out in

Worcestershire’s Waste Core Strategy.

Bromsgrove District Plan 2011 – 2030 tracked change version February 2014

5.10 The emerging Bromsgrove District Plan 2011 – 2030 is now at an advanced stage

with the examination in public hearings set to reconvene on 23-24 March 2016. In

his initial findings, the Inspector raised concerns regarding the sustainability appraisal

and the site selection process. At this stage, only limited weight should be attached

to these policies.

5.11 Policy BDP1 Sustainable Development Principles broadly repeats the guidance in

para.14 of the Framework. It also provides criteria a – j, against which all new

proposals for development will be assessed.

5.12 Policy BDP4 Green Belt sets out definitions for development that are consistent with

the Framework.

5.13 Policy BDP13 New Employment Development sets out a range of options to support

and control new employment development, of which (e) and (f) are most relevant to

this application:

e) Promotes sustainable economic development in rural areas

through…conversion of rural buildings, where account has been taken of



potential impact on the openness and the purpose of including the land in

Green Belt. Proposals that can demonstrate significant benefits to the local

economy and/or community will be considered favourably.

f) Promotes the accommodation of waste management facilities within

designated employment sites in accordance with the Waste Core Strategy for

Worcestershire.

5.14 Policy BDP15 Rural Renaissance sets out 11 criteria against which new proposals

will be assessed. Some of these are relevant to this application.

5.15 Policy BDP16 Sustainable Transport requires development to comply with the

Worcestershire Local Transport Plan 3 policies, design guide and car parking

standards, incorporate safe and convenient access and be well related to the wider

transport network. BDP16.9 requires developments which generate significant travel

demands to include a transport statement or transport assessment, being fully

informed by guidance, and have easy access to existing or proposed public transport

links.

5.16 Policy BDP19 High Quality Design provides 22 criteria against which developments

will be assessed. Those criteria referring to pollution mitigation, BREEAM standards

etc are relevant to this application.

5.17 Policy BDP21 Natural Environment seeks to achieve better management of

Bromsgrove’s natural environment and sets out nine criteria to deliver this aim.

5.18 Policy BDP23 Water Management advises that the Council will deliver safe

developments with low environmental impact through the application of seven

criteria.

5.19 Policy RCBD1 Redditch Cross Boundary Development is an allocation of land that

falls within both Bromsgrove and Redditch Districts. Site 2 Brockhill will contain a

minimum of 600 dwellings which will integrate with the Strategic Site at Brockhill

East, as shown in the Redditch Local Plan No.4, and should integrate well into the

existing urban fabric of Redditch.



Borough of Redditch Local Plan No.4 2011 – 2030 track changed version of proposed submission document March 2014

5.20 The emerging Bromsgrove District Plan 2011 – 2030 is now at an advanced stage

with the examination in public hearings set to reconvene on 23-24 March 2016. In

his initial findings, the Inspector raised concerns regarding the sustainability appraisal

and the site selection process. At this stage, only limited weight should be attached

to these policies.

5.21 The relationship between Weights Farm and Redditch is due to change radically in

the next 10 years, as the two areas merge together. The population of Redditch is

projected to rise from 84,200 (2011 Census) to 88,000 by 2030, with much of the

new population planned to be accommodated in emerging Strategic Site Allocation

Policy 46 - Brockhill East. An extract from the Draft Local Plan inset map is at

Appendix 3. Allocation Policy 46 is sandwiched between Weights Lane and the

industrial estates off Windsor Road. Policy 46 states: “A strategic site at Brockhill

East is appropriate for a high quality mixed use development comprising around

1,025 dwellings, employment (8.45ha) and relevant community facilities and services

including a District Centre (including convenience retail store), a first school and a

sustainable public transport network.”

5.22 A Masterplan supplied by Persimmon Homes (ref 2014/256/OUT) shows the

comprehensive development of the allocated site (Appendix 4). The allocated

development will abut Weights Farm, with a new roundabout constructed opposite

the entrance to Unit 21. Furthermore, Policy 46 includes “A link road from Brockhill

Drive (B4184) to Weights Lane should be implemented which incorporates any

necessary environmental improvements”.

5.23 The growth will be in phases:

1) Brockhill East Phase 1 for mixed use development of 171 dwellings, employment

and open space was granted in October 2011 under planning permission

2011/177/OUT. This is under construction. Appendix 5 is a copy of the

Masterplan.

2) To the east side of the railway line, Gallagher Estates Ltd has planning

permission for mixed use development of up to 200 dwellings, 5000m2 of Class

B1 office floorspace and public open space; ref 2012/120/OUT. Vehicular access

serving the site via a new roundabout and secondary access on Birmingham



Road. Appendix 6 is a copy of the approved Masterplan. Reserved Matters

were granted for Bovis Homes on 9 December 2015 (2015/265/RM) for

residential development of 200 dwellings only - Appendix 7 is the approved site

plan.

3) Brockhill East Phase 2 is subject to a planning application submitted by

Persimmon Homes for mixed use development of 296 dwellings, public open

space and up to 3100m2 of Class B1 business use; ref 2014/256/OUT.

Committee resolved to grant this application, subject to a S106 agreement, on 9

December 2015. Appendix 8 is a copy of the Masterplan.

5.24 In summary, across the strategic site, 1,625 new homes are proposed, of which 567

dwellings already have consent and works have already commenced on some sites.

6. PLANNING CONSIDERATIONS

Principle of Development

6.1 Waste management is a growing area of the economy and the thrust of the

Worcestershire Waste Core Strategy Local Plan is to support and manage that

growth successfully. The County wishes to be equivalent self-sufficient by 2027

whilst ensuring that any impacts of waste facilities are properly mitigated to the

benefit of communities and the environment.

6.2 The principle of the proposed MRF at the site at Weights Farm has been assessed

against the Worcestershire Waste Core Strategy Local Plan. The greatest volume of

waste management is expected to be within the level 1 zones of the geographic

hierarchy and Weights Farm is located in this level within the Redditch zone. There

is a recognised capacity gap for re-use and recycling facilities and, whilst good

progress is being made, at this early stage of the plan’s lifetime, the proposed facility

would make a significant contribution towards meeting the County’s aim to be

equivalent self-sufficient by 2027.

6.3 More specifically in terms of the Proximity Principle, a MRF located at Weights Farm

has the following relationships:

1. Adjacent to the Weights Farm Trading Estate, which has 40 businesses trading

from 58 commercial units. The MRF at Weights Farm can recycle waste

arising from the operation of these businesses.



2. Redditch Skip Hire and its associated waste transfer station also operate from

Weights Farm. This business has contracts to handle waste generated by

Alexandria Hospital, Redditch Police Station, HM Prison Hewell Grange,

Redditch and Bromsgrove Council and Birmingham City Council. These

relationships will continue when the waste transfer station moves 200m ‘up the

road’ to the application site.

3. 100m from the boundary of “Strategic Site Allocation Policy 46 - Brockhill

East….comprising around 1,025 dwellings, employment (8.45ha) and relevant

community facilities and services including a District Centre (including

convenience retail store), a first school and a sustainable public transport

network.” The MRF at Weights Farm can recycle waste arising from the

construction of that development and the future operation of employment and

community buildings.

4. 250m from a landfill site operated by the applicant’s family (J & S A Wood).

Inert waste that cannot be recycled from the MRF at Weights Farm can be

deposited at the nearby landfill site.

5. 600m from a scrap yard, off Weights Lane (Weights Lane Dismantlers).

6. 800m from the existing boundary of Redditch. Redditch has a large number of

businesses and construction projects that require waste management. For

example, Weights Farm lies only 1km from Enfield Industrial Estate. The

estate includes Mettis Aerospace, which is the largest employer in Redditch,

and Sims metal recycling.

7. Other relationships are set out in the “Table of waste arising” at Appendix 1.

6.4 The principle of the proposed MRF at the site at Weights Farm is therefore in

accordance with Worcestershire Waste Core Strategy Local Plan policies WCS1,

WCS2, WCS3, WCS6 and WCS15. The principle is also broadly in accordance with

saved policies in the Bromsgrove District Local Plan. These documents together

comprise the Development Plan.

6.5 The provision of a MRF at Weights Farm is not wholly in accordance with emerging

District Plan policy BDP13 (f) which promotes the accommodation of waste

management facilities within designated employment sites in accordance with the

Waste Core Strategy for Worcestershire. However, this policy currently carries

limited weight and is not consistent with the Waste Core Strategy, which clearly

allows facilities to come forwards in many more locations than just designated

employment sites. When examined on its merits, the proposal amounts to



sustainable development and potential impacts of the facility can be satisfactorily

mitigated.

Green Belt and visual amenity

6.6 The site lies in the Green Belt. Paragraph 90 of the Framework allows the re-use of

buildings provided that the buildings are of permanent and substantial construction.

Waste Local Plan Policy WCS 13 (Green Belt) allows waste management facilities in

Green Belt where the proposal does not constitute inappropriate development, or

where very special circumstances exist.

6.7 The proposed use does not require new buildings, extensions or hardstanding and

the existing yard will be used for parking. The proposed external alterations to the

buildings by cladding the walls will have no impact on openness. Unloading,

handling, processing and storage of processed waste will take place within the

buildings. A limited amount of external storage of processed materials will take place

within existing storage bays number A, B and C. However, these storage areas are

currently used in association with agricultural use, such as animal bedding, biomass

woodchip and silage. The site is well contained within palisade fencing and no new

fencing is proposed. No external storage of skips is proposed. Instead, skips will be

kept at the applicant’s business Redditch Skip Hire, located only 200m away. No

floodlighting is proposed. Given the above analysis, the proposal constitutes

development not inappropriate in a Green Belt and so very special circumstances do

not need to be advanced.

6.8 Location plan 7857-100/A shows the site in relation to its surroundings and public

footpaths. Views of the application site from the public domain are limited to oblique

views from Weights Lane, which is a public road and bridleway. Taken from Weights

Lane, images 1 and 2 below are the only views of the site from the public domain. To

the north and east there is no view from public footpaths, Redditch Road or

Birmingham Road A441. There are no public footpaths to the south between Weights

Farm and Redditch; from the Redditch conurbation there are no views of the site.

The public footpath located 800m to the west is shielded from view by Butlers Hill

Wood. Another factor is the limited change in the character of the site itself. No new

buildings or hardstanding is proposed and all waste management operations will take

place within the buildings and external storage limited to three existing storage bays.

All in all, a combination of topography, woodland and the presence of the existing



industrial estate at Weights Farm ensure the proposed change of use of six buildings

at Weights Farm to a MRF has very little impact on visual amenity.

Image 1. View from Weights Lane, 150m south-west of the application site.

Image 2. View from Weights Lane looking north, at the junction with the private drive leading

to the application site, 150m away. The limit of the public highway is marked by the red cone.



7. TRANSPORT STATEMENT

The site and its surroundings 7.1 Weights Lane is a public road wide enough for two cars to pass each other and the

site lies 430m from the Birmingham Road/A441. Weights Lane is not a ‘through

road’ and is used only by people accessing Weights Farm industrial estate and a

small number of houses.

Image 3. Weights Lane passing through Weights Farm industrial estate

7.2 The application site is accessed via a private drive about 100m from its junction with

Weights Lane (see below).

Image 4. Access to proposed MRF via private drive. Weights Lane lies 100m away to the south-east.



7.3 Weights Lane and the private drive are wide enough for two lorries to pass each

other, with a layby at the MRF entrance gates providing further room for lorries to

pass each other. A weigh bridge is located on Weights Lane about 250m from the

A441. A new weigh bridge will be installed at the proposed MRF, near the entrance.

Lorries will exit the site via the same point of entry. The site is covered with

hardstanding and there is plenty of room for lorries to circulate around the buildings,

with segregated parking for staff and visitors.

7.4 Planning permission ref 2012/120/OUT for mixed use development of up to 200

dwellings, 5000m2 of Class B1 office floorspace and public open space includes

works to replace the existing T junction between Weights Lane and the A441 with a

new 28m diameter roundabout. Its geometry is shown by the plan at Appendix 7.

The layout of the new roundabout provides four arms – Birmingham Road forming

two arms, Weights Lane and the residential site access. The location of the new

roundabout is shown by the image below.

Image 5. Junction of Weights Lane and Birmingham Road/A441

7.5 Planning permission was granted for the “Bordesley Bypass” in 2004. It is the long

term aspiration of the County Council and local residents for this relief road to be

constructed to divert traffic from passing through Bordesley. If/when the relief road is

constructed it can form the fourth arm of the proposed roundabout. Weights Lane



can be diverted with an access provided from another roundabout formed on this

Bordesley relief road.

Weights Farm - Baseline traffic movements

7.6 There are 40 businesses trading from 58 commercial units at Weights Farm,

providing 100 jobs. There are no planning conditions limiting trading hours, so they

can operate 24/7. One of these businesses is Redditch Skip Hire, which operates

from units 19 and 20, six days a week, and is owned by the applicant. From here,

the business also operates a waste transfer station, with a licence to handle up to

25,000 tonnes per year. This business employs 30 staff. Other buildings and

adjoining land are in agricultural use. Existing lorry movements associated with

Redditch Skip Hire Ltd at units 19 and 20 are as follows:

25,000 tonnes of waste handled per year Divided by 52 weeks = 480 tonnes per week

There are two types of vehicle operated by Redditch Skip Hire Ltd from Weights Farm – 3.5 tonne and 10 tonne.

Skip Hire

480 divided by 3.5 tonnes (average weight per skip vehicle) = 137 skip movements per week

137 divided by 6 days per week = 23 inwards and 23 outward skip lorry movements per day.

Plus

Waste reclamation and recycling

480 divided by 10 tonnes (average weight per skip vehicle) = 48 skip movements per week

48 divided by 6 days per week = 8 inward and 8 outward skip lorry movements per day

Inward and outward journeys

7.7 All traffic accesses the site via Weights Lane and the Birmingham Road/A441, with a

proportion of waste (up to 5% by weight) that cannot be recycled being deposited in

the applicant’s landfill site 250m away to the west off Weights Lane.

7.8 At the Weights Lane/A441 junction, the experience of Redditch Skip Hire Ltd

operating from units 19 and 20 at Weights Farm is 60% of lorries travelling to and



from the junction to the north (the Birmingham and junction 2 of the M42 direction)

and 40% travelling to and from the junction to the south (the Redditch direction).

MRF at Weights Farm – proposed traffic movements 7.9 The proposed Material Reclamation Facility (MRF) will be capable of handling up to

100,000 tonnes of waste a year arising from the Redditch, Bromsgrove and

Birmingham area. About 50 staff will be employed (an increase from 30 employed at

Redditch Skip Hire). The proposed MRF will be operated as follows:

1. Waste management operations to occur within the buildings between 6am

and 7pm, Mondays to Saturdays.

2. The delivery and export of waste to occur Monday to Saturday between 6am

and 7pm.

7.10 Redditch Skip Hire will continue to operate from Weights Farm in their existing

premises (units 19 and 20) but only insofar as empty skips will be stored at units 19

and 20. All waste management operations at Weights Farm will relocate to the

application site (units 59 to 64). Proposed lorry movements are as follows:

100,000 tonnes per year Divided by 52 weeks = 1923 tonnes per week

Skip lorries

1923 divided by 3.5 tonnes = 549 skip movements per week 549 divided by 6 days per week = 92 inward and 92 outward skip lorry

movements per day

Plus

Waste reclamation and recycling 1923 divided by 10 tonnes = 192 movements per week

192 divided by 6 days per week = 32 inward and 32 outward skip lorry movements per day.

Inward and outward journeys

7.11 Based on the experience of Redditch Skip Hire Ltd handling 25,000 tonnes of waste

a year at their waste transfer station (units 19 and 20), it is reasonable to predict that

a Material Reclamation Facility (MRF) handling an additional 75,000 tonnes of waste

(thus 100,000 tonnes in total) will result in similar patterns of lorry movements.

Therefore in terms of the skip hire business, inward (full) and outward (empty)

journeys at the Weights Lane/A441 junction will continue the 60%/40% split of skip



hire lorries travelling northbound and southbound on the A441 as set out in

paragraph 7.8.

7.12 In terms of waste reclamation and recycling, up to 5% of waste by weight that cannot

be recycled by the proposed MRF will continue to be sent to landfill 250m away to

the west, at the end of Weights Lane. That leaves about 95,000 tonnes of reclaimed

waste exiting on 10 tonne skip lorries via Weights Lane. The starting point is to

assume the same 60/40 split at the Weights Lane/A441 junction. However, the

greater volume of waste handled by the proposed MRF and the greater scope to sort,

grade and handle waste more efficiently from new premises (buildings 59 to 64) will

open up more destinations for exporting waste for treatment by other recycling

facilities and manufacturers in the UK. These locations are identified by the “Table of

Waste” at Appendix 1. With reference to this table it is predicted that at the Weights

Lane/A441 junction, 70% of inward (empty) and outward (full) lorries carrying

reclaimed waste will travel north to the north (the Birmingham and junction 2 of the

M42 direction) and 30% to the south (the Redditch direction).

Staff movements

7.13 About 50 staff will be employed at the MRF, an increase from 30 employed by

Redditch Skip Hire at units 19 and 20. A draft Staff Travel Plan is at Appendix 10.

The staff work in shifts and are often off-site collecting/delivering waste so only about

half (25) of all staff will be working on site at any one time. There is already a high

degree of car sharing and cycling associated with the existing business at units 19/20

and this trend is expected to continue. The proposed site plan shows 24 car parking

spaces at units 59 to 64. There are more car parking spaces available at units 19 and

20, which will continue to be used for skip storage. In this context, 24 on-site parking

spaces at units 59 to 64 is sufficient for the needs of the MRF business and more car

parking is available on the site, 100m away from Weights Lane, if required. To

illustrate this point, see image 4 and the photos at Appendix 9.

Conclusion

7.14 The proposed increase in traffic associated with the proposed Material Reclamation

Facility will be safely accommodated by Weights Lane, which is a “no through road”

wide enough for skip lorries to pass each other. The site is located close to the

strategic highway network – the Birmingham Road/A441 - and Junction 2 of the M42



is located only 4km away to the north. At the Weights Lane/A441 junction works are

underway to transform this junction from a T-junction to a 28m diameter roundabout.

The roundabout has sufficient capacity to cope with the additional skip lorries

entering and exiting Weights Lane as calculated above. The application site is a

highly sustainable location for a MRF and it has safe and efficient road access via the

A441 and Weights Lane.



8. CONCLUSION

8.1 The proposed Material Reclamation Facility at units 59 to 64 Weights Farm will be

operated by Adam Wood, who also owns Redditch Skip Hire and its associated

waste transfer station, with a licence to handle up to 25,000 tonnes per year at units

19 and 20. Recycling is a labour intensive process and the MRF is forecast to

handle up to 100,000 tonnes of waste per annum and employ at least 50 people, an

increase from 30 people employed by Redditch Skip Hire. The MRF will also support

other businesses that manufacture recycled products. The applicant is closely

involved with the construction business and is keen to manage a MRF that focuses

on handling construction and demolition waste and exploring innovative ideas about

alternative uses for recycled waste.

8.2 The proximity principle requires that facilities for the handling and treatment of waste

should be located as near to its place of origin as possible. Most of the waste

managed by the proposed Material Reclamation Facility at Weights Farm will

originate from Redditch, Bromsgrove and south Birmingham. Therefore the majority

of waste both received and distributed has not travelled long distances and is

transported in an efficient manner. In line with the proximity principle, a MRF at

Weights Farm, Redditch is close to the source of waste arisings and will manage

waste within the region from which it is produced.

8.3 The UK’s waste management strategy has undergone tremendous changes. For

example, the Landfill Directive and Waste Electrical and Electronic Equipment

Directive banned untreated non-hazardous and electrical waste from landfill from

2007. However, there is a shortage of MRFs in Worcestershire County and the

ability of landfill sites to accept waste will lessen considerably. A MRF at Weights

Farm provides the ability to treat waste in accordance with the 3-point test and will

contribute directly to increasing recycling rates in Redditch, Bromsgrove and south

Birmingham. This, in turn, will help to reduce the need for additional landfill sites.

The important role of a new, large MRF to the emerging waste management strategy

of Worcestershire County should carry considerable weight when considering the

merits of the application.

8.4 Worcestershire County Council, Bromsgrove District Council and Redditch Borough

Council, via their development plans, are committed to protecting the character,

quality, interest and setting of features of acknowledged importance. The County



Council lists 18 specific features in the Appendix to the Waste Core Strategy:

Preferred Options Report that will be taken into account when assessing proposals

for waste management facilities. These environmental factors are also identified in

the appended primary and secondary constraints plans.

8.5 In this regard, Weights Farm is not subject to any special landscaping or

environmental designations, other than Green Belt. The proposed MRF is located

near to industrial area but will not cause material harm to neighbouring businesses in

units 1 to 58, all of which are controlled by the applicant. The site is not located in or

adjacent to a residential area. The nearest residential property is Lucerne House

opposite the site access, which is owned by the applicant and subject to an

agricultural occupancy condition. The farmer who lives at Lucerne House will

continue to farm Weights Farm, including the retained agricultural buildings on the

site (e.g. buildings 65 and 66). The nearest house not owned by the applicant is

Butlers Field Cottage, located 140m from the nearest proposed MRF building (unit

64). This is far enough away for Butlers Field Cottage not to be materially affected

by the operation of the MRF.

8.6 Accordingly, it is concluded that planning permission should be granted for the

proposed development.

Stansgate Planning

August 2016



Appendices 1. Weights Farm - table of waste arising, processed and final destination

2. Waste Core Strategy Local Plan 2012 – 2027 Figure 14

3. Borough of Redditch Local Plan No.4 2011 – 2030 track changed version of proposed

submission document March 2014. Strategic Site Allocation Policy 46 - Brockhill East

and extract of Proposals Map.

4. Persimmon Homes Masterplan (ref 2014/256/OUT)

5. Brockhill East Phase 1 Masterplan (ref 2011/177/OUT)

6. Gallagher Estates Ltd Masterplan (ref 2012/120/OUT)

7. Bovis Homes approved detailed site plan (ref 2015/265/RM)

8. Brockhill East Phase 2 masterplan (ref 2014/256/OUT)

9. Photographs of the site

10. Draft Travel Plan

WASTE TYPE PERCENTAGE

BREAKDOWN BY

WEIGHT

PROCESSING DESTINATION

Construction and

demolition

75%, of which 35% is

rubble and 40% is

soil

Large materials are extracted by excavator

machine with grab attachment, the

remainder materials are processed through

a Trommel system that screens out Mid-

sized inert/soils material.

This will be conveyed to a wash system

which floats out contaminants, leaving clean

product to be conveyed to a static screen

and produce clean, saleable end products of

10, 20 and 40mm stone. Decontaminated

fines are subjected to another process

producing a high quality and impervious

‘puddle clay’ in cake form.

Oversize passes onto a conveyor-belt where

an over- band magnet extracts ferrous

metals, other materials such as none ferrous

metal, wire, plastic, wood and paper are

hand picked and segregated.

Processed soil and rubble is recycled for

use in the construction industry.

For example –

1. Decontaminated Mid-sized-inert

produces a high quality – Sand and

10mm to 40mm Stone Aggregate.

2. Brick, Rubble and Concrete

produce a high quality 75mm to 40mm

Crushed Aggregate.

3. Decontaminated fines produce a

high quality and impervious ‘puddle clay’

in cake form. (Suitable for lining lakes,

canals)

Over sized primary brick rubble and concrete

is conveyed to a crusher producing 75mm to

40mm high quality material.

Non-recoverable

waste

5% Screened inert and non-inert waste that

cannot be recycled will go to landfill.

Inert waste will go to Weights Farm

landfill site. Non-inert waste will go to

local landfill sites at Kingswinford and

Ling Mell (Rugby).

Metals 2% Sorted into containers. Sent to scrap metal merchants for

melting-down and re-use. Local metal

merchants are at – Redditch and

Kingswinford

Wood chipping

and timber

5% Wood that has not been treated, painted or

burned is subject to a high-speed machine to

segregate and shred the wood, to produce a

40mm size chipped wood.

Chipped wood is used for:

1. Chipboard processing mill at

Kronospan Ltd, Chirk, Wrexham, North

Wales.

2. Biomass boilers within a 15 mile

radius.

3. Animal bedding at Weights Farm.

Waste Electrical

Equipment

(WEE)

0.5% Products will be placed on a conveyor belt

and sorted manually. Environmentally

hazardous components will be removed

manually, such as PCB, mercury, cadmium,

Products include the recycling of glass

from television and computer screens to

make new monitor screens. The nearest

lead and brominates flame-retardants. The

dismantled parts will then be sorted by

material type and placed in a recycling

container.

scrap metal merchants are at Redditch

(Sims) and EMR (Craddocks).

Scrap Tyres

1% Slow speed torque shredder to produce wire-

free rubber. An over-band magnet will remove

the majority of the liberated steel away from

the conveyor belt. A rare-earth drum magnet

will separate any ferrous materials.

Products include road surfaces, where

the pellets are mixed with bitumen to

prolong the life of the road and reduce

road noise. Rubber can also be mixed

with bitumen to make sealants and as an

asphalt/rubber stress absorbing

membrane inter-layer. Worcestershire

County Council Highways Authority

would be an ideal client for this road

surface.

Alternative uses are for playground

surfaces. Energy source to burn to

generate electricity and to heat the kilns

in the cement industry.

Plastics (rigid,

film and foam)

10% Primary mixed plastics will be separated

manually into different plastic streams by

polymer type and colour. Mechanical

recovery through melting, shredding and

Some re-granulate will be exported to

China. The nearest reprocessing

companies are at:

1. Birds and Sims, Long Marston.

granulation of waste plastics. Following

sorting and shredding into flakes, the plastic

is melted down and processed into granules

(re-granulate). New techniques for handling

include x-ray fluorescence, infrared and near

infrared spectroscopy, electrostatics and

floatation.

2. Plasticity, Staffordshire.

3. Birmingham

Products include bin liners, carrier bags,

sewer pipes, flooring and window

frames, insulation board, cassette cases,

fencing and garden furniture, anoraks

and fleeces.

Plasterboard 1.5% Broken down into a powder and paper

product.

Sent to locations such as:

1. Paper mills in Birmingham.

2. Arrow gypsum, Norton,

Worcestershire.

3. Plasterboard mills in the UK, such as

Lafarge.

Ipsley

Lakeside

Woodrow

Beoley

Riverside

Abbeydale

WalkwoodCallow HillCallow Hill

HuntEnd

CrabbsCross

Oakenshaw

Greenlands

Smallwood

Southcrest LodgePark

Winyates

Batchley

Church Hill

Matchborough

Woodrow

Train Line To Birmingham New Street

Worcester & Birmingham Canal

Headless Cross

Webheath

M42 M42

B4090 To Alcester

A441 To Evesham

A435 To Alcester

A448 To Bromsgrove

A38 High Technology

Corridor

A435 To Birmingham

& M42

A441 To Birmingham

& M42

B4096 To Longbridge

B4120 To Barnt Green

B4102 To Solihul

B4189 To Warwick

B4089 To Wooton Wawen

B4101 To Knowle

B4092 To Holberrow Green

B4090 To Droitwich

B4091 To Bromsgrove

Bromsgrove

Alvechurch

MappleboroughGreen

Feckenham

AstwoodBank

Studley

Stratford-on-Avon District

Bromsgrove District

Wychavon District

Redditch Borough

www.redditchbc.gov.uk

N

S

W E

MARCH 2013

© Crown Copyright and database rights 2013Ordnance Survey 100024252

Scale:

Surveyed:

Drawn:

Planning and Regeneration

Date:

Drawing No:

Drawing:

Town HallWalter Stranz Square

RedditchWorcs B98 8AH

Borough of Redditch Local Plan No.4

Key Diagram

KD002

EEG

N/A

1/60000 @ A3

N

S

W E

Key

Cross Boundary Housing Site

Eastern Gateway

Railway Line Enhancements

Green Belt

Borough/District Boundary

Motorway

A Class Road

B Class Road

Railway Line

Watercourse/Lake

Strategic Sites

Open Countryside

Urban Area

99 STRATEGIC SITES

Draft Borough of Redditch Local Plan No.4 – March 2013

Policy 46 Brockhill East

Brockhill East Strategic Site is located on the north west boundary of the Redditch urban area andis ideally located to support a significant amount of Redditch’s housing, employment andassociated community facilities alongside adjacent development across the Redditch Boroughboundary in Bromsgrove District. This strategic site is currently greenfield as has been previouslydesignated as Green Belt in parts; however exceptional circumstances exist to allocate this site tomeet development needs. Furthermore, as development of this site progresses, it will positivelyenable development of a key employment site (previously referred to as IN67) to come forward tocontribute towards the Borough’s employment needs.

Policy 46

A Strategic Site at Brockhill East is appropriate for a high quality mixed use developmentcomprising around 1,000 dwellings, employment (8.45ha) and relevant community facilities andservices including, a District Centre (including convenience retail store), a first school and asustainable public transport network.

Development of the Brockhill East Strategic Site should ensure that the following principles areapplied:

Development type

i. incorporate a mix of housing types and provide the Borough Council’s current standard ofaffordable housing provision;

ii. implementation of employment development to be delivered concurrently with other phaseddevelopment within the strategic site;

iii. the type of employment uses must provide an appropriate and sympathetic buffer betweenexisting employment uses to the south of the site and future neighbourhood development tothe north;

iv. deliver a District Centre of a high quality design, avoiding design flaws that contribute to afeeling of being unsafe which meets local convenience needs;

v. deliver a school capable of use as a community facility, including playing pitches;

vi. the inclusion of a portion of mixed use live-work units would be considered favourably in thislocation;

Design and the environment

vii. the whole Strategic Site must be designed to successfully integrate with the existing Brockhillarea. Its design must be appropriate to allow a natural extension to the urban area, and usethe sites features to improve the character and quality of the area and the way it functions;

viii. development must respect and be sympathetic to the topography of the site, in particulardesign consideration should be given to the steeper slopes with no development onprominent ridge lines and any excessive remodelling of land avoided;

100STRATEGIC SITES


ix. green infrastructure must be provided based on the needs identified in the GreenInfrastructure Concept Statement for Brockhill East, including open spaces (in line with theOpen Space Provision SPD), landscaped areas, the utilisation of the Red Ditch and/or newbalancing areas for biodiversity opportunities;

x. the quality, diversity and distinctiveness of the landscape character and important natural,man-made and historic features must be conserved, enhanced and where necessary,restored;

xi. landscaping should be reflective of the Wooded Estateland landscape type, with sensitivelandscape treatment being applied along the site boundaries;

xii. appropriate mitigation measures must be implemented to ensure protection of the naturalenvironment, with benefits from development to biodiversity captured;

Infrastructure

xiii. the Strategic Site must be accessible by a choice of modes of sustainable transport.Investment in necessary transport infrastructure, service improvements and Smarter Choicesmeasures should be delivered, including facilitating appropriate pedestrian connectivity;

xiv. a link road from Brockhill Drive (B4184) to Weights Lane should be implemented whichincorporates any necessary environmental improvements;

xv. a Transport Assessment must be provided which demonstrates how the implications of thedevelopment will be mitigated against, also detailing the safe access and egressarrangements into the site;

xvi. sufficient land should be retained for the delivery of Bordesley Bypass;

xvii. flood risk measures must be informed by a site specific flood risk assessment, with allmitigation measures fully implemented and no development taking place within 8m of thewatercourse;

xviii. appropriate SuDS systems to attenuate and balance any surface water runoff must beincorporated and balancing areas implemented to adequate safety standards; and

xix. drainage system upgrades identified in the Water Cycle Strategy must be in place to enabledevelopment;

The first phase of this Strategic Site development is expected to be delivered within 5 yearsfollowing Local Plan adoption. The remainder of the Strategic Site will be expected to be deliveredwithin 10 years following Local Plan adoption.

Planning permission will not be granted for any scheme which would restrict the delivery of theentire Strategic Site, or the achievement of the development principles.

All aspects of the Brockhill East Strategic Site delivery must be in accordance with other policiesand proposals contained within this Local Plan.

101 STRATEGIC SITES


Development Type - The Brockhill East Strategic Site was previously designated as a combinationof Area of Development Restraint (ADR), Green Belt and an employment site (IN67). Redditch’shousing requirements and the limited locations for development within Redditch’s urban areanecessitate that exceptional circumstances exist to remove land from the Green Belt to form part ofthis Strategic Site for development. Furthermore, release of the land for housing developmentenables the former IN67 employment site to be delivered for employment developmentconcurrently, as this is more feasible than delivery of employment development alone. A mixed useapproach, including the delivery of live/work units in this location is required to create a morevibrant place. Live/ work units are suitable here due to the sustainable location.

An appropriate location should be determined in Brockhill East for a District Centre which isneeded in north Redditch, in the Brockhill area. This District Centre should satisfy any convenienceneeds of the community. Where convenience retail is to be provided in the Brockhill area this willbe subject to an impact assessment on surrounding District Centres to ensure there are nonegative impacts.

The delivery of a first school is required is the north Redditch area, this need must be met in anappropriate location (the most appropriate location may be cross-boundary in Bromsgrove District).The school should also be capable to use as a community facility.

The provision of social infrastructure is required to support any proposed development on theStrategic Site, in addition this has the added benefit of creating new opportunities for the peopleliving in the Brockhill community. The type of community facility developed should be determinedby evidence based on the community’s requirements in line with the identified infrastructure need.

Design and the environment - Given the topography of the site, open space provision should be auseable and beneficial space which is easily maintained. The Green Infrastructure ConceptStatement for Brockhill East must guide the provision of green infrastructure. Consideration shouldbe given to the incorporation of balancing areas into the Green Infrastructure Network. Thewatercourse and mature trees that exist are important features of the site and should be retainedand improved due to their value and contribution to the landscape. The landscape character andhistoric features within the site also contribute to the character of the landscape and townscapeand local distinctiveness of the area. Applicants should refer to the Worcestershire LandscapeCharacter Assessment and Worcestershire Historic Environment Record to inform proposals.

The Worcestershire Landscape Character Assessment designates the area as WoodedEstatelands. The principles of the Wooded Estateland Management Strategy include that ofconservation with elements of enhancement and restoration. Design proposals should seek toconserve the large scale structure and wooded character of the landscape, whilst seeking torestore parkland areas and enhance the overall landscape by encouraging an increase inwoodland cover as part of the development.

Infrastructure - The delivery of supporting infrastructure is required to enable development atBrockhill East Strategic Site (including road and drainage infrastructure). This supportinginfrastructure may need to be located outside of Redditch Borough’s administrative boundary inBromsgrove District to enable this site to be sustainably developed.

Accessibility - A modal shift must be sought to reduce car dependency and promote the use ofpublic transport in this area. The accessibility of this site is generally good as this site is located infairly close proximity to Redditch Town Centre. However, access to the local bus network isrestricted in some parts of the site. Therefore, consideration should be given to extending the 50and 51 services into the site to ensure good access by public transport to/from all parts of the site.

102STRATEGIC SITES


Early consultation with Worcestershire County Councils Sustainable Transport Team isrecommended.

Smarter Choices Measures refers to the use of marketing and information measures which seek toencourage and enable the use of sustainable travel modes. Examples include improvedinformation provision, innovative marketing and media and awareness-raising campaigns.

Transport Infrastructure - Improvements necessary for the Strategic Site as a whole should beidentified in a Transport Assessment. Within the Transport Assessment, details of the installation ofan appropriate link road from Weights Lane will need to identify any impacts on Dagnell Endjunction and the Riverside roundabout in particular.

Flood risk - The Red Ditch runs through part of the site, the flood extent is limited to a shortdistance either side it. A small portion of this site is in Flood Zone 3 where built developmentshould be avoided, and directed to areas at lower risk of flooding within the site. A precautionaryapproach should be adopted to flood risk for the entire site. Opportunities should be explored forreducing the existing downstream flood risk through appropriate design and layout of thedevelopment.

Consideration should be given to the preparation of flood management and evacuation plans. Safedevelopment is essential with finished floor levels set at least 600mm above the predicted 1% plusclimate change flood level. Ideally a flood free route for both pedestrians and vehicles should beavailable to/from the development. An emergency evacuation plan should be prepared as part ofthe FRA/drainage impact assessment for the proposed development. Pollution control measuresshould also be incorporated to prevent contamination of the Red Ditch, which may be achievedthrough the incorporation of Sustainable drainage systems (SuDS).

Water management - The appropriate methods to manage surface water on this site should beimplemented, with runoff from the site not exceeding existing greenfield rates and ideally improvingcurrent volume and rates of runoff. This could be adequately achieved through the use of SuDSand enhancements to the watercourse, such as creating flood attenuation and storage. Appropriatelandscaping should also be utilised to improve drainage efficiency within the site and to direct flowpaths away from development to flood storage areas. The site will also be expected to incorporateappropriate SuDS throughout the scheme to deal with surface water runoff created from thedevelopment and resulting from potential cumulative effects from development in the Brockhillarea.

Waste water infrastructure - Necessary upgrades to the existing drainage system must beimplemented to ensure there is enough capacity for the waste water needs arising as a result ofdevelopment of the Strategic Site and a satisfactory water supply is provided. The waste watercollection infrastructure required is small diameter sewerage systems upgrades and local upsizingto accommodate the increased flow. Further hydraulic modelling is required to confirm the extent ofany capacity improvements.

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