Allerdale Borough Council

2/2010/0982

Reference No: 2/2010/0982 Received: 19 October 2010 Proposed Development:

The introduction of a bio-fuelled combined heat and power (CHP) powerplant on an existing boardmill site. The plant consists of: a fuel reception, handling and storage facility; a long conveyor to the boiler island; a boiler house with associated flue gas cleaning system; a discharge stack; a steam turbine building; a cooling tower complex; associated minor plant

Location: Iggesund Paperboard (Workington) Ltd Siddick Workington

Applicant: Mr Alan Brown Iggesund Paperboard (Workington) Ltd

Constraints:

British Coal Area Adv Control Exclusion - Workington

Policies: Allerdale Local Plan, Adopted 1999 (Saved) Policy CO13 - The setting of a Conservation Area Policy CO24 - Protection of setting of Hadrians Wall Policy EM4 - Extension of existing industrial premises Policy EM9 - Control of noise generating uses Policy EN12 - Safeguarding floodplains Policy EN18 - Control of light pollution Policy EN2 - Energy Efficiency Policy EN20 - Protection of AONB Policy EN24 - Protecting Historic Parks and gardens Policy EN27 - Protecting SSSI's Policy EN3 - Landscaping Policy EN40 - Protection of landscape features on the edge of towns Policy EN43 - Enhancement of A596(T) corridor Policy EN5 - Pollution Control Policy EN6 - Location of potentially polluting development Policy EN9 - Contaminated/Derelict Land Policy TR14 - Regular movement of heavy vehicles Allerdale Local Plan, First Alterations, June 2006 (Saved) Policy EN13 - Flood plains and flood risk

Cumbria and Lake District Joint Structure Plan 2001-2016,

Adopted Plan April 2006 (Saved) Policy R44 - Renewable energy outside the Lake District National Park and AONBs Policy E37 - Landscape character Policy ST4 - Major development proposals Policy T30 - Transport assessments North West of England Plan Regional Spatial Strategy to 2021 Policy DP1 - Spatial principles Policy DP4 - Make the best use of existing resources and infrastructure Policy DP5 - Manage travel demand, reduce the need to travel and increase accessibility Policy DP7 - Promote environmental quality Policy DP9 - Reduce emissions and adapt to climate change Policy EM1 - Integrated enhancement and protection of the region's environmental assets Policy EM6 - Managing the North West's coastline Policy RDF3 - The Coast

Relevant Planning History:

SCO/10/0003 - Screening and Scoping Opinion 2/2008/0073 Withdrawn - Outline planning application for the construction of a distribution centre and associated infrastructure. 2/96/0083 - Gas Fired CHP plant approved subject to planning applications.

Representations: Seaton Parish Council – No representations received to date (21 February 2011). Maryport Town Council – No representations received to date (21 February 2011). Workington Town Council – No objections. Fire Authority – No objections. Port of Workington – No objections. Environment Agency – No objections subject to planning conditions. Network Rail – Network Rail Town Planning notes that whilst the development is not adjacent to the railway boundary a request is made that the applicant makes contact with the Asset Protection Engineer for the area to make sure any asset protection requests are followed to ensure the safety, operation and integrity of the railway.

The materials contained within the site subject to the applicants control should be stored and processed in such away that prevents over spilling onto Network Rail land and should not pose excessive risk to fire. If hazardous materials are likely to be sited on the land then network Rail must be further contacted by the applicant. Northern Gas Networks – No objections. Concern regarding protection of apparatus during construction. Diversionary works would be fully chargeable. Electricity North West – The development is shown to be adjacent to or affect Electricity North West operation land or electricity distribution assets. Where the development is adjacent to operational land the applicant must ensure that the development does not encroach over either the land or any ancillary rights of access or cable assessments. The applicant should take great care at all times to protect the electrical apparatus and any personnel working within the vicinity. County Highways – No objections to amended details. When the impact of the proposed development is measured against existing traffic flows and the number of vehicles reduced by the cessation of board machine 1; there is unlikely to be any significant effects on traffic conditions. Highways Agency – No objections. Taking account of the existing uses of the property and information submitted, it is considered that the proposal will be unlikely to have a material effect on existing highway conditions. Cumbria constabulary – No objections to the design and layout. It will be important for security to be considered in detail. Health and Safety Executive – Do not advise against. United Utilities – No objections. Cumbria County Planning – No objections. Cumbria County Council does not consider the scheme to be a Category 1 Application and the County Council has not responded from a strategic perspective. Need to get the viewpoint of local emergency services. It is anticipated that the facility would not involve flaring or the venting of gas either routinely or as an emergency procedure such as to cause a danger to over flying aircraft. If this is not the case contact must be made with Directorate of Airspace Policy Civil Aviation Authority; see notes to applicant.

Ministry of Defence – The Planning Authority need to check aerodrome specific safeguarding issues and have regard to lighting of the 75 metre high stack. Friends of Siddick Ponds – No representations received to date (21 February 2011). Environmental Health – No objections subject to planning conditions. Building Control – No objections. Natural England – No objections subject to planning conditions. Allerdale Drainage Engineer – No objections. NHS – No representations received. Cumbria Wildlife Trust – No objections. The application has been advertised on site and within the local press. Adjoining owners have been notified. Four letters/ emails of objection. Concern regarding the increase in traffic movements and routes of traffic during the transfer of fuel to the boiler. Concern regarding the amount of fuel transferred through the village and concern over matters of noise and vibration. The scheme is too close to residential properties. The visual impact will be detrimental to nearby residents. Concern regarding local impact of biomass plant. Alternative routes to the site for vehicle routes should be explored. A suggestion is that wood fuel is brought into Iggesund from the south side of the village or an entrance be created on Lowca Lane. Concern that Siddick has gained a sewage farm, windmills, loss of the picnic area, loss of pedestrian crossings and is plagued by fine dust from the Iggesund wood yard. There will be a detrimental visual impact.

Report The Proposal Iggesund Paperboard (Workington) Ltd (IPWL) seeks planning permission to build and operate a Biomass-Fuelled Combined Heat and Power (CHP) Plant at its existing paperboard mill site at Siddick, Workington, Cumbria. An Environmental Statement has also been submitted as part of the planning application to address environmental matters associated with the scheme such as: air quality; landscape and visual assessment; noise; terrestrial ecology; transport, traffic and

access; surface water hydrology and flood risk; soils, ground water and geology and socio-economics and population. The proposed scheme is assessed against national expectations with regard to renewable energy and national, regional and local planning policies that address renewable energy provision and the above matters. Development Description The Biomass CHP will have a nominal generation capacity of just under 50MW of renewable electricity and will utilise approximately 550,000 tonnes of biomass fuel per annum (wet material). The plant has been designed to fulfil the Mill’s electricity requirements, as well as to provide heat for the IPWL’s board making operations. Any surplus electricity will be exported to the national grid via an existing on-site electrical connection. The plant will consume only clean biomass and clean recovered wood and hence will not be subject to the requirements of the Waste Incineration Directive (WID). The proposed development will be split into two areas: A fuel preparation area including an ‘A’ frame building for fuel storage and wood chippings and a boiler house, a flue stack (75m), and associated turbine and process area. The two areas will be connected by an enclosed conveyor. The scale and design of the buildings are determined by the size of the plant required to fit within them. The height of the flue stack (75 metres) has been determined by an air modelling study, which showed that no air quality standards of guidelines are forecast to be exceeded from the operation of the biomass plant. The site layout has been determined by the size and shape of the complex and uses the existing site entry to the south-west corner of the mill site. It is noted that all the main buildings and plant will be constructed to the east of the site to minimise impacts on dwellings adjacent to the A596. The plant consists of the following functional areas: • Fuel Reception Points with Small Conveyors to • Fuel Storage Building (81 metres length, 33 metres width to

base, 25 metres height) • Long Conveyor Storage to • Boiler House (48 metres long, 25 metres width, 48 metres

height) • Steam Turbine and Generator B building (42 metres length,

35 metres width and 31 metres height)

• Auxiliary Services Building • Flue Gas Treatment Annex and Associated Stack • Two Standard by Package Boilers (45 metre stack) – only

used as standby steam plant. • Steam Accumulator • Main Stack (75 metres height) The applicant has set out that the development assumes a 24 month construction phase. The proposed development would be sited on the existing position of the redundant Board Machine 1 building that will need to be removed to accommodate the development. Existing buildings on the site would help to screen the development from views to the north, west and east. The buildings will have an industrial appearance in keeping with the surrounding infrastructure. These are large buildings and will be colour clad to reduce the visual bulk of the buildings. CHP is the simultaneous generation of usable heat and electrical power in a single process. This can be compared with an open-cycle power station which is used to produce electricity only. An open cycle steam plant will typically convert around one third of the energy in the fuel into electrical power. This is because once the steam has left the turbine it is condensed, thereby giving up its heat content to the environment. However, in a CHP plant steam is used to perform useful work instead of being wasted. In a board mill the heat from the steam is used to dry the board as part of the paper-making process. The use of the heat improves the thermal efficiency of the CHP plant to around 80%. Details of Proposed Development The main elements of the Biomass CHP comprise of:

Boiler House – The boiler will supply steam to a single turbine and generating unit, producing a maximum of just less than 50MW electricity using bio-fuels supplied by a conveyor from the fuel preparation area.

The plant will also provide up to 54 MW of renewable heat for use on site at the Mill. The thermal input of the plant will be 150MW. The boiler building has a height of approximately 48 metres in height , 25 metres width, 48 metres in length and will be clad in Goosewing Grey coloured profiled sheeting.

The combustion technology will comprise of a Fluidised Bed (FB) boiler which is considered to be the most efficient technology for burning the proposed range of products. The boiler will produce two solid waste streams; boiler ash which is ash extracted from the boiler convective passes and fly ash fraction extracted from the

flue gas cleaning system. Fly ash will be stored in a separate fly ash silo and bottom ash in mobile containers ready for collection. Heavy ash fractions and non combustibles will also be collected as necessary and transported to a suitable licensed waste recovery, recycling and disposal facility. The applicant has set out that emissions of oxides of nitrogen from this plant are lower than the majority of alternative combustion technologies.

The main stack will be 75 metres in height with a 2.4 metre diameter. The emissions associated with the flue gases from the stack include sulphur oxides, carbon monoxide, nitrogen oxides, and particulates. Steam Turbine – This building will be 42 metres in width, 35 metres length, and 31 metres in height, and houses a steam turbine. Steam generated by the boiler will be at high pressure and will be allowed to expand through the steam turbine. Cooling Towers – Cooling of the Biomass CHP will be carried out by hybrid cooling towers associated with the steam turbine and these will not be visible from outside the house. Water to be used in the system will be obtained from the site’s own water supply; under license from an existing abstraction point from the River Derwent. IPWL has a contract with United Utilities to supply up to 1,083 m3 per hour. The Mill consumes 750m3 per hour whilst 100m3 per hour will be required to operate the new Biomass CHP pant. On this basis there is sufficient water resource availability to operate the proposed plant under the terms of an existing abstraction license. The cooling towers will be screened by other buildings and will not be visible outside the site. Cooling water will be discharged to the sea following primary treatment in the existing Effluent Treatment Plant on site. Generator – The proposed Biomass CHP is intended to provide the Workington Mill with a base load electrical demand on a full time basis, except during down time when maintenance is required. When there is surplus electricity it will be transported to the National Grid via an existing 132kV transformer. Fuel Storage Areas – An ‘A’ Frame fuel storage area is proposed to the south of the site, and this will be in an open area adjacent to Siddick Ponds. The fuel storage building is approximately 25 metres in height 81 metres in length and 33 metres in width to the base. Package Boiler – There will be periods when the Biomass CHP plant will not be available but there will still be a need to run the Mill. During these outages the Mill will be supplied with electricity from the grid and steam from a new package boiler system. The

boiler will burn natural gas to produce around 80 tonnes of steam per hour. The Package Boiler has a height of approximately 45 metres. Construction Phase – It is estimated that there would be a 24 month construction phase. At the peak the construction workforce would be around 300 persons. A Site Waste Management Plan (SWMP) would look to manage the waste materials from the construction phase. Decommissioning Phase – The proposed development would be designed to have an operational life of at least 25 years. Decommissioning is expected to take around 9 months. Fuel Type and Source – The Biomass CHP plant will operate with a wide variety of biomass fuels including purpose grown forestry, energy crops, forestry residues, mill co-products, and clean recovered wood. All fuel will comply with the requirements and definition of biomass as defined in the Renewables Obligation. As part of the current Mill operations on site, some biomass material to be used as fuel for the proposed development is already stored and handled on the site. Fuels will be delivered to the site as follows: • Wood from existing harvesting arrangements including from

mixed conifer woodland from the UK from up to 150km distance from the site.

• Forest residues collected from the Forestry Commission of their nominated contractor, expected to be delivered to the site via road.

• Clean recovered recycled wood from local recovery companies, which is wood that has been processed from its original state and is a secondary product, expected to be delivered to the site by road.

• Via Workington Port, likely to be from UK coastal and overseas sources that would be delivered to the port by ship and then transported to the site by road.

Approximately 60% of fuel will arrive by boat and 40% by road. Fuel will arrive at the site as mainly logs and chips. On site fuel derived from the Mill process itself will comprise of bark, sawdust and scrap chips from logs and effluent cake which is the pressed out solids from the process water stream. The Environmental Permitting process will only allow the use of clean biomass fuel.

Access to Site – The site will be accessed from the A596 using the existing site entrance, security buildings and weighbridges. Vehicles collecting ash or delivering materials to the boiler building will use this route. Fuel Delivery – The typical vehicles to be used for the delivery of biomass fuel will be the standard articulated 44 tonne (gross) wagons. It is estimated that there will be approximately 50 vehicles travelling to and from the site per day on a 24 hours/7 days week operation. Fuel will be delivered to the site via the A596 that runs from Workington in the south and Maryport to the north along the coast. The existing site access has the capacity to accommodate the proposed increase in traffic levels. Existing gatehouse and weighbridge facilities would be retained and used as part of the operations of the proposed development. It is estimated there will be likely to be a maximum of 1,400 tonnes of fuel delivery per day to the site via the road and port. This will equate to approximately 50 Heavy Goods vehicles (HGVs) per day in each direction or up to 3 HGV’s per hour in each direction associated with the proposed biomass CHP plant. Planning Policy National Planning Policy This section provides an overview of the spatial planning context that relates to the proposed Biomass CHP and in particular to renewable energy developments at the national, regional and local level. The national Planning Policy is set out in various Planning Policy Guidance Notes (PPGs) and Planning Policy Statements (PPSs). The policies set out in these are material to decisions of individual planning applications. The following are relevant to this project: • Planning Policy Statement 1: Delivering Sustainable

Development (2005) • Planning and Climate Change: Supplement to PPS1 (2007) • Planning Policy Statement 9: Biodiversity and Geological

Conservation (2005) • Planning Policy Guidance 13: Transport (2004) • Planning Policy Statement 22: Renewable Energy (2004) • Planning for Renewable Energy: A Companion Guide to

PPS22 (2004)

• Planning Policy Statement 23: Planning and Pollution Control (2004)

• Planning Policy Guidance 24: Planning and Noise (1994) • Planning Policy Statement 25: Development and Flood Risk

(2010) • Planning Policy Statement 25: Development and Coastal

Change (2010) • Planning Policy Statement 22: Renewable Energy (2004) is

the most relevant to the proposed Biomass CHP plant as a material consideration in the decision making process. The key principles state:

Principle (i) ‘Renewable energy developments should be capable of being accommodated throughout England in locations where the technology is viable and environmental, economic and social impacts can be addressed satisfactorily’.

Principle (ii) specifies that regional planning bodies and Local Planning Authorities should adopt policies that ‘promote and encourage rather than restrict the development of renewable energy resources’.

Principle (iii) continues to say that planning policies constraining the development of renewable energy must be reasonably justified.

Principle (iv) considers that ‘the wider environmental and economic benefits of the proposal for renewable energy projects, whatever their scale, are material considerations that should be given weight in determining whether the proposals should be granted planning permission’.

Principle (vii) considers the importance of good community engagement.

Principle (viii) requires that ‘development proposals should demonstrate any environmental, economic and social benefits as well as how any environmental and social impacts have been minimised through careful consideration of location, scale, design and other measures’.

Planning Policy Statement 1 (PPS): Delivering Sustainable Development (2005) presents sustainable development as a core principle underpinning planning. Sustainable patterns of development are promoted where they support, economic success, progress in meeting society’s needs and aspirations and protection and enhancement of the wide ranging environmental qualities of the area for society’s sake and to underpin the attractiveness of the area as a place to live and work. Planning Policy Statement 9: Biodiversity and Geological Conservation (2005) sets out the Government’s objectives for planning and development in a biodiversity and a geological sense.

Planning Policy Statement Guidance 13: Transport (1994) sets out the objectives to integrate planning and transport at the national, regional, strategic and local levels and promotes more sustainable choices both for carrying people and for moving freight. PPG13 also promotes the use of more sustainable forms of freight transportation to road, including waterways and railways. Planning Policy Statement 23: Planning and Pollution Control (2004) sets out the Governments core policies and principles in relation to planning and pollution control and affirms that the planning and pollution control systems are separate but complementary. Accordingly the planning system should focus on whether the development itself is an acceptable land use and the impacts from the land use rather than seeking to control the process of the emissions themselves. The policy advises that matters of the quality of the land, air or water and potential impacts arising from the development, in terms of health and air emissions, are capable of being material planning considerations. Planning Policy Guidance 24: Planning and Noise provides a range of measures that can be addressed when planning for a development that has the potential to generate noise and vibration. These include the reduction of noise generation at the source through careful planning of architectural acoustics, considerations of layout and the setting of operational limits. Planning Policy Statement 25: Development and Flood risk (2010) sets out the Government’s spatial policy with regard to development and flood risk. Recent guidance and policy advice seeks to direct new development towards lower risk flood zones and requires planning applications address flood risk from both an assessment and management perspective. Planning Policy Statement 25: Development and Flood Risk (2010) sets out a planning framework for the continuing economic and social vitality of coastal communities. Developments in coastal locations should provide wider sustainable benefits extending into the community, economy and environment. North West Regional Spatial Strategy to 2021, September 2008 Regional Spatial Strategy - The Development Plan presently consists of the North West Regional Spatial Strategy (including saved policies of the Joint Structure Plan) and the Allerdale Local Plan. Subsequent to a high court challenge, it has been determined that the RSS as a statutory part of the 'Development Plan' has not been removed, however, planning authorities have been advised to have regard to the current Government's intention to abolish this document formally under the Localism Bill, in

determining the weight to be attached to it. Policy DP1: Spatial principle. Policy DP2: Promote sustainable communities. Policy DP3: Promote sustainable economic development. Policy DP4: Make the use of existing Resources and Infrastructure. Policy DP5: Manage travel demand, reduce the need to travel and increase accessibility. Policy DP6: Marrying opportunity and need. Policy DP7: Promote Environmental Quality. The above policies address sustainable development principles for the development in the NWRSS. Policy DP9: Reduce emissions and adapt to climate change. Policy RDF: The Coast. Policy EM1: Integrated enhancement and protection. Policy EM6: Managing the north-west coast line. Policy EM15: A framework for sustainable energy in the north-west. This policy in line with the North West Sustainable Energy Strategy the NW aims to double its installed Combined Heat and Power CHP capacity by 2010 from 866 MW to 1.5 GW if economic conditions area feasible. Policy EM16: Energy conservation and efficiency. Policy EM17: Renewable energy. Policy CNL1: Overall spatial strategy for Cumbria. Policy CNL2: Sub area development priorities for Cumbria. Cumbria and Lake District Joint Structure Plan 2001-2016 (Adopted 2006) The Joint Structure Plan for Cumbria and the Lake District was replaced by the Regional Spatial Strategy when adopted, however a number of the policies from the Structure Plan have been extended and not replaced by the policies set out in the RSS. These policies are considered as follows: Policy R44: ‘Renewable energy outside the Lake District National Park and AONB’ provides a number of criteria against which a proposal for a renewable energy development would be deemed favourable. These criteria include: The development having no significant adverse impact on the landscape character, biodiversity and natural heritage of the area J J and the development having no significant adverse impact on local amenity, local economy, highways or infrastructure; and the development proposing practicable measures to reduce any potential adverse impacts on landscape, environmental, nature conservation, historical and local community interests. With regard to renewable energy for biomass, Policy R44 requires that the proposed development is sited on existing industrial land and, where practicable, the transportation of fuel by ship or rail

should be considered. It is considered the scheme accords with this policy. Policy E37: ‘Landscape Character’ states that development and land use change should be compatible with the distinctive characteristics and features of Cumbria’s landscape types and sub-types. It also provides a number of criteria on which a project should be assessed against including visual intrusion or impact and its scale in relation to the landscape and features surrounding it. The scheme is considered to comply with this policy. Policy ST4: Addresses major development which is defined as development which has significant environmental impacts and is more than local character. The policy sets out that development will only be permitted where: • The total benefit clearly outweighs the total detrimental

impacts; • The proposal complies with national standards and best

practice for the environment, safety and security, and where appropriate is independently reviewed; and

• Alternative locations and methods give rise to less harm have been fully considered and rejected.

The scheme is considered to comply with this policy. Policy T30: Addresses the need for Transport Assessments to accompany certain planning applications. This has been submitted as part of the Environmental Statement. Allerdale Local Plan Allerdale Local Plan was initially proposed to cover the period 1996-2006. This was amended by the First Alteration 2006, which indicated changes to a number of policies that would be saved until 2009, or until the emerging DPD is adopted. Those policies not amended in the First Alteration were also saved under these terms. The emerging Development Plan document is not yet drafted and, therefore, not adopted. The saved policies from the original Allerdale Local Plan and those amended and saved as part of the First Alteration are considered to be a material consideration in the determination of the planning application. Policy EN2: Requires that medium and large scale development is as energy efficient as possible and promotes the use of Combined Heat and Power as it offers high energy efficiency and major potential energy savings. Policy EN3: Regards landscaping schemes.

Policy EN5: States that proposals that are potentially polluting should minimise the potential environmental pollution. Policy EN6: Proposals for potentially polluting development in locations which would unacceptably adversely affect pollution sensitive development will not be approved. With regard to this, policy mitigation measures are being put in place as part of the development to ensure pollution is within appropriate guidelines. Policy EN9: Regards appropriate restoration of contaminated land. This matter can be addressed through a planning condition. Policy EN12: Advises that development that is proposed on land that is likely to flood or increases the risk of flooding should be resisted by the Council. Need For Development The proposed Biomass CHP plant will generate between 43 and 49.9 Megawatts (MW) of renewable energy from circa 550,000 tonnes (wet) of biomass; this will fulfil all the Workington Mill site’s electricity requirements, as well as providing heat for use in the board making process which is the primary purpose of the Workington Mill site operations. Any surplus electricity will be exported to the national grid via an existing on-site electrical connection. The Workington Mill is currently supplied with electricity by an on-site gas fired CHP facility which is owned and operated by Eon. IPWL would like to ensure security of energy supply, preferably from a renewable energy source. The objectives of the development are to provide long term renewable energy generation for the site’s operations, to reduce the cost of energy consumption and to reduce fossil fuel carbon emissions. The Environmental Statement sets out that the need to develop a Biomass CHP plant on the IPWL’s site at Workington in order to provide heat and electricity for the site’s operations, to maintain operational continuity, reduce the cost of energy consumption, safeguard against fluctuating gas prices and security of supply issues, contribute to the economic development and regeneration objectives of the Workington area, create 150-300 temporary jobs during the 24 months construction phase followed by five operational posts, contribute to the strategic renewable energy objectives of the Cumbria Energy Coast and to reduce the carbon emissions associated with IPLW’s operations at Workington by using clean, sustainably sourced biomass.

Alternative Options and Considerations A number of alternatives to the proposed project were considered prior to the finalisation of the project design. The option to do nothing is not an option for IPWL due to the economic cost of sourcing the energy requirement through fossil fuels generation (i.e. the gas CHP) and the use of fossil fuels would contribute to carbon emissions and contribute to climate change impacts. This would put uncertainty over the business and there are further concerns over reliability and cost increase of fossil fuels. IPWL have set out that they are committed to assisting local, regional, national and international efforts to combat climate change through carbon dioxide mitigation measures. The total carbon abatement achieved through the proposed Biomass CHP plant could amount to about 30,000 tonnes CO2/year by displacing fossil fuel use for electricity generation and heat. Alternative sites were considered for the siting of the Biomass CHP plant, however given the primary objective of the proposed development is to supply electricity and heat to existing on-site operations, there is very little scope for other alternative locations off site. In terms of process efficiency and in terms of closing down views of the development from nearby areas the proposed siting of the development is considered to be optimal. Preferred Location The preferred location on the site was determined by the space available on the site. Two options were considered including locating the plant entirely on the undeveloped, hardstanding to the south of the existing Workington mill site or to locate the boiler house and proposed stack in place of the existing but redundant Board Machine 1 building with the fuel delivery and storage and preparation area in the undeveloped hardstanding areas to the south of the site. It was decided that the latter option was the most appropriate, given the large boiler house structure and 75m high stack would be sited in the area of the existing Board Machine 1, whereby two of the four sides of the development would be bordered by existing buildings, also fuel delivery by HGV’s would utilise the existing road network within the site, and the fuel preparation and storage area would be adjacent to the existing wood preparation area at the site. The first alternative would also have moved the development closer to the Siddick Ponds SSSI to the south of the site and would be situated in a more open and visible area. There would also have to be a likely reduction in process efficiency as there would be a greater heat loss given the heat would have to travel further from the proposed Biomass Plant and the Mill itself.

The applicant has also set out that Biomass CHP is the only renewable technology that is able to meet the entire demands of the existing operation and provide the potential for additional electricity export as well as ‘dispatching’ (i.e. controlled match of energy and supply). Photovoltaic (PV) systems, even if the entire roof of the CHP plant were clad, could only deliver a fraction of the required demand and that the heat requirements are not well matched to either solar, thermal or heat pumps and only again would deliver modest carbon cuts. Approximately 56 wind turbines would be needed if wind energy were to be exploited at the site to provide the same level of carbon abatement and proposed production of MW, plus there would be no control over supply and demand and therefore backup generation would be required. Wind would also tie up large areas of land which is not possible in the context of site operations at IPWL. Off site technologies such as wind and tidal would not provide the site specific energy supply and are not properly developed commercially and/or may result in significant environmental impacts. Site Description and Surroundings The development would be located within the existing boundary of Iggesund’s Workington Mill site in Siddick, near Workington. The site is approximately 1.5km to the north of Workington and approximately 50 metres to the east of the village of Siddick. The proposed development is to be located in the central and southern parts of the existing Workington Mill site and is immediately bordered on all sides (north, east and west) by existing site operations. The site is previously developed land and industrial in nature. The site is generally flat and coastal in nature (around 8 metres AOD) with rising topography and fields to the east in the direction of the village of Seaton. To the west the land slopes down gently in the direction of the Solway Firth. The land within the development site will be used as hardstanding or occupied by buildings. The southern area of the site is currently used as vehicle parking, material storage or as open ground. The northern area is made up of redundant building, plant and storage areas and internal roads. Existing buildings and other structures on the location of the proposed biomass CHP plant will be demolished prior to construction of the biomass CHP plant. Surrounding the mill site is a row of dwellings known as Siddick Villas, around 50 metres from the project site boundary. Beyond

the Villas is the A596 that links Workington to Maryport and Carlisle to the north and beyond the road there are a further two rows of residential properties, Siddick Village Hall, a bed and breakfast and the Carlisle-Barrow railway line. Lowca Lane joins the A596 to the village of Seaton and runs to the north of the site and beyond to the north is an industrial area operated by Eastman Chemicals Ectona Ltd and the area includes two wind turbines within the Eastman land boundary. Within this site are tall industrial buildings and two large 3MW wind turbines. Tall structures are a common feature in this area and there are a number of other wind turbines located along the nearby coast. Agricultural fields are located to the east of the site and are used for grazing. Beyond these fields approximately 640 metres from the site development boundary lies residential dwellings within the village of Seaton. A cycleway runs between the village of Seaton and the site boundary. To the south of the site lies Siddick Ponds SSSI which is 42 metres from the site boundary. Beyond this are residential properties, an industrial site and a retail park known as Dunmail Park shopping centre. A watercourse known as Ling Beck is to the south-east of the site and at its closest this watercourse passes within 45 metres of the southern red line boundary, where the fuel storage and processing areas are proposed. There are a number of sites with specific designations within 10km of the site and these include: • Siddick Ponds Site of Special Scientific Interest (SSSI). • River Derwent and Tributaries SSSI and River Derwent and

Bassenthwaite Special Area of Conservation (SAC). • The Grade II Registered Park and garden associated with

Curwen Hall, Workington, approximately 1.8km south of the site.

• Solway Coast Area of Outstanding Natural Beauty (AONB) approximately 7km to the north east of the site.

• Hadrian’s Wall Heritage Site, approximately 7km to the north east of the site.

• Lake District National Park, approximately 10km to the south east of the site.

Site History Thames Board Ltd established a board mill at Siddick site in 1966 with a single machine and gas fired boiler to produce steam for the plant. In 1982 the mill was expended with the construction of a new, wider machine along with a new pulp mill and finishing hall, and further steam raising equipment was added at this time. Iggesund AB bought the mill with a nominal capacity of 170,000 tonnes per year in 1988. The gas fired CHP was added in 1997 (planning application 2/96/0083) and the mill had a major uplift in 2000. At the end of 2009 the first Board Machine 1 was permanently closed down. The mill has a current production capacity of 200,000 tonnes and employs 380 people. The paperboard mill currently receives both its electrical power and its steam from an on-site gas powered CHP. The proposed development would replace this plant with a new biomass-fuelled CHP plant burning wood fibre. Air Quality and Climate Change Chapter 6 of the Environmental Statement addresses air quality and climate change associated with the development and considers emissions to air, and road traffic during the construction and operation of the proposed development. It included information requested by the Environment Agency, and contains details of the dispersal model used within the assessment. Reference has been made to baseline air quality data, data from the meteorological office, sensitive receptors and worse case data issued by potential plant suppliers. Stack height and abatement plant information has been included. The proposed biomass CHP has the potential to release a visible plume of water vapour from the stack. The average plume length during daylight hours is forecast to be 120 metres. The Environmental Assessment sets out that with incorporated mitigation measures there will be no significant adverse impact on air quality due to the operation of the proposed Biomass CHP plant. The proposed 75 metre high stack located adjacent to the process buildings is considered to represent a good level of environmental performance. Further details of the design will be presented to the Environment Agency as part of the environmental permitting application process.

An emissions monitoring programme will be proposed for the agreement with the Environment Agency under the Environmental Permitting process to ensure compliance with emission levels. The proposed development has been designed to ensure that there are no significant adverse effects on air quality. This is demonstrated in the air modelling study, which showed that no air quality standards of guidelines are forecast to be exceeded. It is concluded that there will be no significant adverse effects on human health as a result of emissions from the proposed development. It was found that emissions will not adversely affect sensitive habitat sites and that traffic movements associated with the development will not have a significant effect on air quality. Landscape Character and Visual Amenity Chapter 7 of the submitted Environmental Assessment addresses landscape character and visual amenity. The impacts of the development on landscape character and visual amenity within a 5km study area is assessed. The focus of the assessment is on the relationship of the site to its landscape character, and the scale, massing and appearance of the development. The proposed development has been considered from six key viewpoints: these being from Siddick Villas, north-west Seaton, cycleway west of Seaton, A596 north of Flimby, the Howe and South Workington. The chapter addresses impacts on the landscape resource, impacts on the perception of the landscape area and impacts on visual amenity. Landscape impacts are changes in the landscape resource and perception of landscape character and differ from visual impacts, which relate to the appearance of these changes and the resulting impact on the visual amenity. The largest part of the development is the boiler house at approximately 50 metres in height, and the tallest is the associated stack up to 75 metres in height. Other substantial structures are the water treatment building at approximately 27 metres in height and the feed silos to the boiler at 30 metres in height, the steam turbine building (31m in height) and storage building (25m in height). The longest elevation visible from the outside of the site is the east elevation. The taller boiler house (50m) is set behind the lower water treatment building and the existing gas fired CHP plant.

The northern elevation presents the boiler house and stack, with the cooling towers and existing buildings in the foreground. From the south the taller buildings are partially masked by the conveyor and fuel storage area. From the west the top part of the boiler building and stack would be visible across the line of existing buildings. The existing disused industrial building Board Machine 1 (that will be demolished to accommodate the development) is currently 21 metres in height. The main Mill building adjacent the site is approximately 25 metres in height. There are several existing stacks on site; the tallest being approximately 70 metres in height. The maximum difference in height of the proposed CHP with the tallest existing building is 25 metres in height. The proposed stack would be some 5 metres taller than the existing tallest stack. The height of the roofline will vary but will have a maximum height of 48 metres associated with the boiler house and the 75 metre stack. There will be a plume associated with the stack, which will have an average length of 120 metres. The plume is likely to be visible for an average of 90% of daylight hours in a year. External lighting would be required as part of the development to provide safe and secure working conditions. A lighting scheme could be secured by planning condition associated with the site and designed to ensure no light spillage onto Siddick Ponds SSSI. A number of measures have been incorporated in to the development to mitigate against potential impacts on the landscape character and visual amenity of the locality. These include siting the plant adjacent to existing buildings, whereby the largest buildings are internal to the layout. The buildings would be clad with standard profiled sheets in Goosewing Grey colour and the stack would also be Goosewing Grey in colour with a black band at the top. Due to the scale of the Biomass CHP Plant, the stack and the upper parts of the boiler house are likely to be visible from an area surrounding the Mill site, however views towards the proposed development would be within the context of the existing industrial site. The submitted Environmental Statement sets out that for the landscape sub-types of predominantly urban or industrial character. In the Coastal Urban Fringe and Urban categories, the changes resulting from the proposed development are not considered to be inappropriate to the landscape character. The magnitude of change is assessed as negligible in that the baseline character of the study area, given it would not be appreciably changed by the

introduction of the proposed elements and the elements themselves and their disposition are not uncharacteristic in pattern, form or scale. The Ridge and Valley Landscape sub-type and the Inter-tidal flats are considered to be the most sensitive of those affected by the proposed development; however it is considered that these landscape types are influenced by their industrial hinterland and views of the Coastal Urban Fringe. Whilst the change resulting from the proposed development would reinforce the large scale industrial elements locally, the overall change to the landscape type is considered to be slight adverse. The proposed development provides a substantial structure with stacks and ancillary facilities sited within an existing industrial site and an Urban Fringe context. The proposed development would be most visible from the north and the east and from the near distance and higher ground. Views towards the buildings would incorporate other buildings, landform, transport routes and industrial structures such as wind turbines and pylons as well as the coastline and farm land of the urban fringe. Within the study area radius of 5km, visibility of the proposed development would be particularly likely from the hamlet of Siddick Villas, the eastern edges of Seaton, the north-west of Hawk Hill and the south-eastern edge of Flimby. Road and rail routes passing the site, in particular Lowca Lane provide opportunity for intermittent views of the development. Local footpaths, cycleways and short stretches of the Cumbria coastal way would have partial or intermittent views of the proposed development. The visibility would be variable depending on the intervening topography, vegetation and buildings and the views would be primarily of the taller parts of the complex, the upper parts of the boiler house (50metres height) and the stack (75 metres in height). A plume from the stack would also be visible in certain weather conditions. The Environmental Statement predicts there to be no significant impact on the landscape character of the study area as a result of the proposed development. Changes to the landscape sub-types due to the development are not considered to be inappropriate to the baseline landscape character and there is not likely to be any change of a high magnitude to the characteristic landscape elements. It is considered that the landscape assessment within the Environmental Statement satisfies the landscape Policy E37 of the Cumbria and Lake District Joint Structure Plan and Policies EN20, EN40 and EN43 of the Allerdale Local Plan. The assessment found the proposed Biomass CHP to have no significant adverse impacts on the landscape and visual resources of the study area and the proposed development is considered to be acceptable in terms of landscape character and

visual amenity. Surface Water Hydrology and Flood Risk The site is in Flood Zone 1. The Environment Agency raises no objections to the scheme from a flooding point of view. The applicant is aware of a small risk regarding flooding of the wood fuel storage area from Ling Beck and mitigation measures could be put in place if required. Noise and Vibration A detailed noise assessment has been carried out with the results presented in the submitted Environmental Statement. The day time and night time operations of the existing site and proposed plant are very similar and therefore in order to predict worst case emissions, the night time noise levels have been assumed to be of the same magnitude as day time noise emissions. The noise levels have been compared to existing day time and night time noise levels at the nearest noise sensitive receptors. The comparative assessment has been undertaken in accordance with BS4142 ‘Method for Rating Industrial Noise Affecting Mixed Residential and Industrial Areas’. The contribution of noise from the proposed development at the closest noise sensitive receptors is predicted to be below existing day time noise levels and the impact of predicted noise levels is considered to be minor and not significant. The night time noise levels at Receptors R1 (Siddick Villas, residential) and R2 (Shamara, Siddick Road, residential) as a result of Biomass CHP plant are predicted to be of a minor significance with no practicable increase in measured background levels. At R3 (Hazel Grove, Seaton, residential) the noise levels as a result of the proposed development are seen to increase night time noise levels by up to 4dBA. An increase of this magnitude is classed as minor and not significant under the assessment criteria. When compared to appropriate British guidelines, the resulting noise level will not be of a magnitude that will impact on sleep. In terms of site suitability and overall disturbance to surrounding receptors, the construction and operation of the Biomass CHP plant is not anticipated to be significant. The matter of noise will be addressed in the Environmental Permit associated with the operations of site. Matters of noise during construction can be dealt with by planning condition.

Terrestrial Ecology The baseline ecological conditions of the proposed development site and its immediate context were assessed in the Environmental Impact Assessment through a combination of field and desk studies. The proposed development area was found to comprise hardstandings and buildings of little or no ecological value, with the exception of a few scattered Kidney Vetch plants and the use of a few derelict buildings by a small number of nesting birds. Habitats on the wider Mill site include woodland, scrub and running water (Ling Beck) and ephemeral, tall herb communities, which were considered to be of local ecological value. A search of historic species records revealed no evidence of species previously recorded within the proposed development site, with only Small Blue Butterfly and bird species associated with the adjacent Siddick Ponds SSSI. Surveys for breeding birds and small blue butterfly were conducted on the Mill site. A single Small Blue was recorded suggesting that a small colony of the species remains and breeding bird populations were considered to be of local value. Otters and bats were also considered to be using areas of the wider Mill site. The potential impacts of the proposed development were also considered in relation to two statutory sites; Siddick Ponds SSSI and Local Nature Reserve and the River Derwent and Tributaries SSSI and River Derwent and Bassenthwaite Special Area of Conservation (SAC). A dedicated ornithological desk study of Siddick Ponds was conducted to better understand wildfowl populations associated with the SSSI. The potential impacts of the proposed development upon ecological receptors were assessed following the IEEM guidelines for Ecological Impact assessment in the UK. In the absence of mitigation, the potential significant impacts were found to be associated with: • Hydrological impacts which were considered probable to have

a significant negative impact on Siddick Ponds during construction and unlikely to affect wider habitats or the SSSI during operation.

• Visual disturbance during construction but uncertain/unlikely to have a significant negative impact on bird populations of Siddick Ponds.

• Construction and operational activities affecting habitats,

considered probable to have a potential impact on populations of Small Blue butterfly on the Mill site.

• Construction and operational lighting considered uncertain/

unlikely to have a significant negative impact on local populations of bats.

In view of the above, the following mitigation and enhancement measures are proposed and can be secured by planning conditions:

• The development of a Construction Environmental

Management Plan including measures to reduce dust and hydrological impacts and the potential to injure/harm terrestrial species (i.e. otters).

• Screening of development related activities to the South of the site during construction and the erection of fencing and signs to prevent the impacts upon Kidney Vetch.

• Development of a Project Environmental Plan (PEP) including measures to reduce construction related noise.

• Design of a lighting scheme which follows the Bat Conservation Trust’s Bats and Lighting in the UK Guidelines to ensure that light spillage is reduced/avoided.

• The production of a Habitat Management Plan outlining measures to enhance habitats on the Mill site for the benefit of local wildlife including the Small Blue butterfly.

With regard to the above mitigation matters to be secured by planning condition, the proposed development is not considered to have a Likely Significant Effect on Siddick Ponds Site of Special Scientific Interest and of the River Derwent and Bassenthwaite Special Area of Conservation (SAC) and site of Special Scientific Interest. In view of the proposed mitigation and enhancement schemes proposed, the submitted Environmental Statement sets out that the only significant negative residual impacts relate to the potential for hydrological effects on Ling Beck and Siddick Ponds but these effects are considered unlikely.

Soils Groundwater and Geology The soil and groundwater context of the proposal at this site were assessed within the Environmental Impact Assessment. The Environmental Statement sets out, given the nature of the historical uses of the site and the surrounding locality, that there is the potential for contaminants to be found on or under the study site.

Due to the potential presence of fugitive gases, suitable mitigation measures are proposed to address their potential impact during the construction and operational phases of the proposed development.

The impact assessment for the Biomass CHP plant on soils and groundwater was undertaken assuming that: • Chemicals and fuels will be stored at the site for water

treatment, fuel and engineering processes. • Isolated hot spots of soil contamination identified during

construction would be remediated, where required, as part of the site enabling works.

• Upon completion the site will be covered by hardstanding or buildings.

• Mitigation measures are assumed in that the operation of the development will be carried out to accord with Pollution Prevention Guidelines (PPGs) and licensed under the Environment Agency (EA), under the Environmental Permitting regime. That bulk storage tanks will be appropriately bunded and located on areas of hardstanding. All wastes will be stored appropriately within buildings or bunded area. All tanks, bunds, drains and hardstanding will be maintained, inspected frequently for damage, and remedial works conducted if necessary.

Further mitigation measures to protect soils, groundwater and geology: Further mitigation and management of potential risks associated to the soils and groundwater underlying the Mill site are not considered to be required, because the risk is considered to be very low or low. To address risks to human health, buildings and structures posed by fugitive gases potentially present under the site, it is set out that appropriate gas protection measures be incorporated into building design.

In order to mitigate risks to groundwater from contaminants associated with historic activities, suspected contaminated materials encountered during construction will be either quarantined for further testing or removed off site for appropriate treatment/ disposal. During site preparation and redevelopment works there is the potential for unforeseen ‘hotspots’ of contamination and therefore potential risks will be mitigated via the use of a contaminated land planning condition. It is likely that the main Contractors will be required to provide an auditable Environmental Management System (EMS) to IS0140001 for the construction, operation and decommissioning works, within the quality assurance component of the contract. It is possible that the main contractor will be required to develop a Construction Environmental Management Plan (CEMP) in the form of a PEP.

Socio–economics and Population Impacts assessed include those relating to population characteristics, community and institutional structures, political and social resources, house prices, individual and family changes and community resources. ‘Social impacts’ mean the consequences to human populations of any public or private actions that relate to ways in which people live, work, play, relate to one another, organise to meet their needs and generally cope as members of society. The term also includes cultural impacts involving changes to the norms, values and beliefs that guide and rationalise their understanding of themselves and their society. The key purpose of the socio-economic assessment is to examine how a proposed project or development is likely to change the lives of current and future residents and neighbours of a community and to inform the design and decision making process accordingly. The prevailing social and economic conditions present within the vicinity of the Mill and its context within Workington and the West Cumbria area was considered. Based on the findings of this assessment a number of matters have been put forward to address potential negative impacts as follows: • Economic investment and business development will

contribute to manufacturing operations within the local area and provision of employment opportunities up and down the supply chain. The proposed development may provide for

partnerships with suppliers and service providers and different markets. The company seeks to take an active role to maximise opportunities for local people to obtain local jobs during the construction and decommissioning phases of the development in particular.

• Training skills and qualifications will be provided where necessary and the company will seek to explore links and opportunities for the development of local apprenticeships and links to local colleges for the recruitment and training of local workers. Opportunities for staff to attain qualifications will be supported to ensure staff improved technical knowledge and expertise.

• The local community has been informed during the design of the process and will be informed during future construction activities to ensure the specific needs of the community are satisfied. Public perception will be managed through ongoing engagement with the local forum by building on the public consultation already undertaken by IPWL.

Conclusion and Recommendation The proposed CHP plant at Iggesund Paperboard will support existing employment at the site as well as supporting supplier and partners in the local area. The development will also create significant temporary employment opportunities during construction. The proposal is considered to accord with national, regional and local planning policy and, in particular, policies which encourage the production of energy from renewable sources. The proposed development is substantial in scale but when viewed in the context of the existing development at the site will not have a significant impact on the character of the site or the surrounding area. Both the Highway Agency and Cumbria County Council agree that the proposed development is unlikely to have a significant effect on existing traffic or highway conditions in the area. The Environmental Statement submitted in support of the application considered possible environmental effects relating to air quality, hydrology, noise and vibration, ecology and ground conditions, and concludes that any adverse effects resulting from the proposed development are unlikely to be significant subject to appropriate mitigation.

Due to the nature of the proposed development the plant will need to operate under a permit granted by the Environment Agency in accordance with the Environmental Permitting Regulations. This will include operational restrictions relating to emissions and noise which will be enforced by the Environment Agency. It is neither appropriate nor necessary to duplicate these conditions as part of a planning permission but conditions are recommended to ensure proper control is exercised during the construction process. Appropriate conditions are also proposed to ensure the Siddick Ponds SSSI and existing habitats within the site are safeguarded and enhanced.

Recommendation:

Approved Conditions/ Reasons:

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: In order to comply with Section 51 of the Planning & Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out in accordance with the following plans: JE30025 - Site Location Plan JE30025-1 - Site Boundary Plan 60D10088.10 -10008 Rev A - Layout Bio fuel Plant - South Elevation, amendment received 18 February 2011 F15126 - South and West Elevations, Existing Plant and Proposed biomass CHP Plant 60D10088.10-10007 Rev A - Layout East elevation amended drawing received 18 February 2011. JE30025 Figure 1.3A - Site Layout F15126 Rev 1 - Proposed elevations and existing, Supporting Information received 16 February 2011 Environmental Statement No:1247689 In Support of Planning Application Reason: In order to ensure a satisfactory standard of development.

3. A Construction Environmental Management Plan shall be

submitted to and approved by the Local Planning Authority before site clearance and development commences on site in order to ensure safeguarding and mitigation measures are put in place, in order to address hydrological impacts, dust, noise/vibration and light spillage and any potential to injure or harm habitats and species protected by law, local residents and users of the locality and will include hours of construction operations, in accordance with Policies EN27, EN6, EN9 of the Allerdale Local Plan, Adopted 1999 (Saved) and Policy R44 of the Cumbria and Lake District Joint Structure Plan 2001-2016, Adopted Plan, April 2006 (Saved). The Construction Environmental Management Plan shall thereafter be implemented in accordance with the approved details.

Reason: In order to protect habitats and species protected by law, and the amenity of local residents and users of the locality.

4. Before development commences a detailed lighting

scheme shall be submitted to and approved by the Local Planning Authority (which follows the Bat Conservation Trust's, 'Bats and Lighting in the UK Guidelines'), in order to ensure that light spillage is reduced/avoided and there is no light spillage onto Siddick Ponds Site of Special Scientific Interest and there is no adverse effect on local residents and users of the locality in accordance with Policies EN27, EN6, EN9 of the Allerdale Local Plan, Adopted 1999 (Saved) and Policy R44 of the Cumbria and Lake District Joint Structure Plan 2001-2016, Adopted Plan, April 2006 (Saved). The lighting scheme shall thereafter be implemented in accordance with the approved details. Reason: In order to protect habitats and species protected by law and the amenity of local residents and users of the locality.

5. Before development commences a Habitat Management

Plan outlining measures to enhance habitats on the mill site for the benefit of local wildlife and protected species by law including the Small Blue butterfly shall be submitted to and approved by the Local Planning Authority, in accordance with Policy EN27 of the Allerdale Local Plan, Adopted 1999 (Saved) and Policy R44 of the Cumbria and Lake District Joint Structure Plan 2001-2010, Adopted Plan, April 2006 (Saved). The Habitat Management Plan shall thereafter be implemented in accordance with the approved details. Reason: In order to protect habitats and species protected by law and the amenity of local residents and users of the locality.

6. Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls, details of which shall be submitted to the Local Planning Authority for approval. The volume of the bunded compound shall be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound shall be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any water course, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets shall be detailed to discharge downwards into the bund. Reason: To prevent pollution of controlled waters.

7. No development approved by this permission shall be

commenced until all necessary site investigation works within the site boundary have been carried out to establish the degree and nature of the contamination and its potential to pollute the environment or cause harm to human health. The scope of works for the site investigations should be agreed with the Local Planning Authority prior to their commencement. (i) Should the risk assessment, formed from the results

of the site investigation, establish the requirement for remediation, then the remediation statement shall be submitted to and approved by the Planning Authority prior to the commencement of any remediation. The statement shall demonstrate how the works will render the site 'suitable for use' and shall describe the works in relation to the development hereby permitted. It shall include full details of any works to be undertaken, proposed site clean-up criteria, site management procedures, contingencies, timetable of works, and how the works will be validated.

(ii) Prior to the occupation of the development, the completion of the remediation works detailed in the approved remediation statement and validation report shall be submitted to and approved in writing by the Local Planning Authority. This report shall:

(iii) Describe the remediation works carried out and any significant variations from the works set down in the approved remediation statement;

(iv) Include and discuss substantiating data (analytical or otherwise);

(v) Confirm that the remediation objectives set down in the remediation statement have been achieved.

Reason: To prevent pollution of controlled waters.

2/2010/0982