Is B2 Planning Class OK for Permitted Waste Activities?

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Is B2 Planning Class OK for Permitted Waste Activities?

We were contacted re. B2 Use for Permitted Waste Activity. We have obtained waste permits in the past for Permitted Waste Activities on sites with B2 planning use, and we have also had the use contested. This is our research, to clarify the matter.

pile of waste wood

B2 Planning Class for Permitted Waste Activity – General UK Wide Consensus

Class B2 (General Industrial):

  • Activities: Used for a wide range of industrial processes that don’t fall under Class E. This includes:
    • Manufacturing (For Example Plastic Bags)
    • Engineering
    • Production facilities
    • Machine construction/repair
    • Lighter industrial uses not suitable for residential areas due to factors like noise, fumes, or machinery.
  • Exclusions: B2 excludes:
    • Incineration
    • Chemical treatment of waste
    • Landfill or hazardous waste (these are considered “sui generis” uses)

So is it OK?

So in conclusion B2 planning use is acceptable for some permitted waste activities provided they don’t include:

  • incineration or
  • chemical treatment of waste or
  • landfill or
  • hazardous waste

So being these exclusions are now known a number of permitted waste activities that could be included under B2 planning use these might include:

  • waste transfer without treatment waste transport with physical treatment or thermal treatment that doesn’t involve burning.

So which Environmental Permits can be used with B2 Planning?

With regards to stand permit,therefore the below truncated list may apply:

However bespoke permits may also be suitable for use under B2 Planning Use.

So That’s It Then? I can use B2!

Unfortunately it is not quite as simple as it seams.

B2 planning use allows for a variety of industrial processes, but with limitations on waste activities. Here are some examples of waste activities that might be compatible with B2 use, but remember to check with your local authority for specific regulations:

Lower-impact processing:

  • Bulky waste sorting and processing: This could involve separating bulky items like furniture or appliances for reuse, recycling, or dismantling.
  • Construction and demolition waste processing: Sorting, crushing, or separating inert construction waste materials (e.g., concrete, bricks, wood) for recycling or reuse.
  • Paper and cardboard recycling: Sorting, baling, or shredding paper and cardboard for recycling facilities.

Important Considerations:

  • Intensity of the activity: B2 is unlikely to be suitable for large-scale or intensive waste processing activities. Noise, dust, and traffic volume associated with the activity should be within acceptable limits.
  • No treatment or disposal: B2 excludes waste incineration, chemical treatment, and landfill operations. These require specific planning permissions under a different class.
  • Local authority policies: Even for permitted activities, your local council might have additional restrictions within their plans for B2 use class areas.

Here are some examples of waste activities that would likely NOT be suitable for B2 use:

  • Chemical processing of hazardous waste
  • Large-scale incineration of waste
  • Landfill operations
  • Large-scale composting facilities (might be considered under B2 with limitations depending on odor and traffic)

Conclusions

It cannot be said for certain as to whether a B2 use is suitable for a Permitted Waste Activity. It probably will be provided the activity doesn’t involve :

  • Incineration
  • Chemical treatment of waste
  • Landfill or hazardous waste (these are considered “sui generis” uses)

But there are also interpretations around intensity and nature of treatments, and also local authority polices.

Whilst we not maged to find example of where a local policy may prevent B2 planning use for waste, we can envisage that “intensity” in particular could be interpreted to incorporate a broad set of meaning by local planning authorities.

Worked Example of Soakaway with Costings

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Worked Example of Soakaway with Costings

This is a fairly inaccurate walkthrough of a soakaway design to BRE 365 and an estimation of costs for installation of the designed soak away.

Design

Provided here is a worked example of a soakaway designed to BRE 365.

The soakaway is receiving  water from a roof of 323m2.

The site is set of sandy clay soil. With a permeability of 9X10-6 (Reference Value)

1:100 year rainfall event. With 40% climate change allowance.

Size of Soakaway is 22 m3.

Soakaway dimensions are 2 meters by 11 meters. And consists of crate type modular system.

Install

Below costs, for crate soakaway:

  • Crates: 110 crates at £30 each. £3300
  • Digger: £500
  • Soil Disposal: 40 tons @ £10 ton. £400
  • Pipe Work: £500
  • Labour: £2000

Total cost: Approximately £7000, with VAT on top probably.

Case Study

How much can I earn from BNG Credits?

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How much can I earn from BNG Credits?

It has recently been requested of us to supply a client with a quote for BNG (Biodiversity Net Gain) Credits for a site near Chard and assessment of Carbon Credit Scoping.

This request is becoming more frequent as landowners may be interested in land use change, such as adapting disused or hard to manage land into biodiversity encouraging habitats.

Good areas to use for biodiversity credits might include boggy land, steep land, stoney land,  land with poor soil and any other area of underutilized Farmland.

The colour photograph showing English Farmland there is a hedge in the foreground which has been trimmed with the mechanical hedge trimmer behind the hedge is a field with known grass various hedge rows seen in the distance and small farm building with silver roof this is galvanized corrugated steel in the fields are sheep and cows and in the distance there are two Cyprus trees and the very far distance you can see a lime of electricity pylons of style built in the 1970s which include galvanized steel lattice work and Carry approximately four to six cables per pile on the sky is overcast with small patches of clear Sky and the center left of the picture there is also a small brick built agricultural building with a single opening visible

Kate Jewell / Farmland near Scalford

BNG Credit Case Study

We will now describe to you a case study involving biodiversity net gain credits: The project consisted of assessing farmland which produces low yields and is hard to manage, and evaluating the current biodiversity value and understanding the ideal habitat to convert the land into. The subsequent increase of biodiversity value that can be gained with the converted land can be equated into Habitat Credits/BNG Credits. These BNG Credits can then be sold for between £9,000 and £25,000 (Squires, 2023).

The ideal habitat to be introduced was Native Broadleaved Woodland, and with 1 hectare of land enhanced from farmland this roughly equates to 5 habitat credits or £45,000.

Added Benefits

The newly planted woodland, funded by a BNG Credit buyer, can also gain additional carbon credits (WCU’s – Woodland Carbon Units). WCU’s can be sold for a guaranteed price for up to 2055/56 and can be sold for any newly planted woodland, not just for BNG.

If you require assistance with BNG Credit evaluation or Carbon Credit Scoping, let us know.

Image: Kate Jewell / Farmland near Scalford

Is 3% to 5% Radon Dangerous?

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Prolog

It means that between 3% and 5% of the home in your area are above 200 Becquerels m-3 .The conclusion of this page is “if in doubt” test. Get a testing kit from UK Radon (Part of Government) and follow their instructions. Our professional advice is not to test for less than 3 months. It is quite likely to give and inaccurate result. Read on for more delicious boffin waffle:

Introduction

You are reading this because Radon is dangerous. Radon is a radioactive gas, and  small percentages in the air that you are breathing can be disaster. But how small? And what does 3 to 5 % mean?

Every building contains radon but the levels are usually low. The chances of a higher level depend on the type of ground. UK Health Security Agency has published a map showing where high levels are more likely.

Above from UK Radon.It is boradley correct, but as well as the “type of ground” the type of building is very important.

Becquerels

The “action” level for Radon is 200 Becquerels m-3   At this point we don’t really need to understand what that means, just that is exists.

What Does 3% to 5% Mean?

It means that between 3% and 5% of the home in your area are above 200 Becquerels m-3  (the action level). The worst it could be is 30% over the level, and best is 1% or less.

So that is a bit confusing isn’t it. Is you home dangerous or not? Well really we would need to know a lot about you building before we could make a guess. Not only what radon was coming out of the ground (difficult to measure), but also how much of it leaks out (also difficult to measure).

Type of Building

Good – If the house is a modern building with a radon protection barrier, sump, and other features then chances are that you indoor air quality will be good (with regards to radon) and you will be below action level. But the bottom line is you do not know if you are safe unless you test. Perhaps the builders made some mistakes, perhaps they didn’t follow the plans, or the building inspector forgot to check. . . .

Bad – If the house is old, and maybe has a suspend timber floor, with no damp proof course, then radon can get in to the house from the ground. However, if the house also has old leaky windows and drafts coming under the door, then this may help keep radon levels lower, as they will have less chance build up. Things like positive input ventilation, or a wood burner, or a vented tumble drier can also affect air flow through the house, and affect radon levels. But the bottom line is you do not know if you are safe unless you test.

Ugly – An old house, with no damp proof course which as be subsequently upgraded to include double glazing, draft proofing and uses combustion appliances with balanced flues, will experience very little air flow, whilst allowing ground gases (including radon) in to the building. Very very much worth urgently doing some testing if you are in this situation.

Conclusion

The bottom line is you do not know if you are safe unless you test.

There are too many variables to predict accurately what the radon level in a house will be. All we know from the 3% to 5% bracket, is that “some” houses in your area have a problem.

Construction techniques, building age, choice of appliances, choice of heating systems, and user behaviour all play a role in radon levels. The bottom line is you do not know if you are safe unless you test.

When you do the test get you kits direct from UK radon:

https://www.ukradon.org/services/orderdomestic

They are the official government labs, and will not recommend test period of less than 90 days. Do not test for less than 90 days because of all the variables, as mentioned above, you need to measure for a long period to make sure results are representative.

Planning Consultants Bristol 

 

60 Day Rule for Camping & Flood Risk

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60 Day Rule for Camping & Flood Risk

You have been Asked for a Flood Risk Assessment and Flood Warning Plan when you have decided to extend your 28 days camping rule, to 60 days you may be required to submit a Flood Risk Assessment and a Flood Warning Plan. We can write both of these for you.

In the last chapter on this page we offer a up a few tips if you would like to try and write you own flood risk assessment.

a picuture show camping and tents flooded in a field the water is muddy and you cannot see the gound the tops of the colourful tents are poking out of the surface of the flood water

Glastonbury 2005 – Creative Commons 2.0 – sebFlyte

The 60-day Rule

  • Introduced in July 2023, it allows landowners to use their land as a campsite for up to 60 days per calendar year for up to 50 pitches, without needing full planning permission.
  • It applies to tents, motorhomes, and campervans (but not touring caravans).
  • You must notify your local planning authority beforehand with details like dates, site plan, and waste disposal methods.

Flood Risk and the 60-day Rule

Sites in Flood Zone 2 or 3 Require Additional Consideration

Even outside Flood Zones 2 & 3, be Cautious

      • Check historical flood maps and local flood risk information.
      • Choose campsites on high ground, away from bodies of water, and avoid low-lying areas.
      • Stay updated on weather forecasts and be prepared to evacuate if necessary.

Remember:

  • The 60-day rule simplifies permissions, but flood safety remains paramount.
  • Prioritize safety and choose campsites with minimal flood risk, regardless of the rule’s applicability.

A Little Help

We fully appreciate that some smaller campsite, may not make a huge amount of money, and as such we provide the below hints for writing your own Flood Risk Assessment which perfectly OK thing to do.

  • Why not use Google Gemini to Write the Bulk of the Text for You
  • Order a “Product 4” from the Environment Agency (You can do this via “Flood Map for Planning “)
  • Use the data they provide (you have to wait 20 days) to write you report.
  • Move camping areas to low risk areas.
  • Use flood risk areas for open areas or sports areas.
  • Describe what people will do if the campsite becomes flooded, and where they can shelter.
  • Read about “flash flooding” and what the dangers are, think about how you can warn people about it (sign up to flood warnings and sever weather warnings).

Lots of Help

We can do this for you if you like.

Shadow Habitat Regulation Assessment: Ashford, Kent

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SHRA?

Do you need an SHRA (Shadow Habitat Regulation Assessment) for you planning application, in Ashford, Kent? If you do please contact us and we can quote for a cost effective and timely service.

Why Do I need and SHRA?

The nutrient neutrality issue in Ashford, Kent, revolves around protecting the water quality of the Stour catchment, which has been negatively impacted by excess nutrients like nitrogen and phosphorus. These nutrients primarily come from sources like agriculture and wastewater treatment plants.

By Alex Lockton – Own work, CC BY-SA 4.0

Here’s a breakdown of the issue:

The Problem:

  • Excess nutrients in the Stour catchment harm sensitive habitats like the internationally important Stodmarsh nature reserve, so an Shadow Habitat Regulation Assessment is needed.
  • To address this, Natural England implemented regulations requiring “nutrient neutrality” for new developments. This means any development that adds nutrients through wastewater needs to find ways to offset that impact elsewhere.

The Impact:

  • This requirement has significantly impacted building projects in Ashford, as around 90% of planned development sites fall within the affected area.
  • Many planning applications have been put on hold, hindering housing development and causing economic concerns, unless a Shadow Habitat Regulation Assessment can be provided, and then not even then!

The Controversy:

  • Local authorities like Ashford Borough Council argue that the onus shouldn’t solely fall on them to address a wider issue beyond their control.
  • They emphasize that water companies and the Environment Agency, responsible for water quality, should share the responsibility.
  • The government initially proposed changes to lessen the burden on local authorities, but these were met with opposition and not enacted.

Current Status:

  • As of October 2023, the government is working on a new bill to address the nutrient neutrality issue, aiming to shift responsibility to relevant bodies. But this was voted out, owing to being so poorly written. And as such for the time being the issue remains.
  • Ashford Borough Council continues to seek solutions for development while the new bill takes shape.

Further Resources:

The Windshield Phenomenon

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A New Phrase I Wish I Didn’t Know!

I suddenly realised the other day that my children (some of whom are teenagers) have never seen a car windshield (or windscreen :-/ if you are in the UK) covered in squashed bugs. “Good” you might say what a horrible thing to show a child. But really it is very worrying that they don’t know that this used to be normal in the UK during the summer, and its absence is not a great sign with regard to the UK’s levels of biodiversity.

Shifting Baselines

Example: Imagine a child growing up in a city with smog-filled skies. They may not realize the air quality is unhealthy because it’s their “normal.” This is the essence of shifting baseline syndrome: each generation accepts the current state of the environment as the baseline, even if it’s degraded compared to the past.

Windscreens of the Past

The Windshield phenomenon, also known as the Windscreen phenomenon, refers to the observation that fewer dead insects seem to accumulate on the windshields and front bumpers of cars compared to past decades. It’s become a common anecdotal observation among drivers, particularly those who have been driving for many years.

Image of Car windshield with splattered insects
ecologyisnotadirtyword.com

While the phenomenon itself is quite noticeable, the reasons behind it are complex and multifaceted. Here are some of the leading explanations:

1. Decline in insect populations:

  • This is arguably the most concerning explanation. Studies across the globe have documented a significant decline in insect populations, with some estimates suggesting a drop of up to 75% in some regions since the 1990s.
  • This decline is attributed to several factors, including habitat loss and fragmentation due to deforestation and urbanization, excessive pesticide use, climate change, and light pollution.

2. Changes in driving habits and car designs:

  • Modern cars tend to be more aerodynamic and have smoother front ends, which might make it less likely for insects to hit the windshield directly.
  • Additionally, increased highway speeds and changes in driving routes may also play a role, as insects are less likely to encounter cars at certain speeds or on specific roads.

3. Observer bias:

  • It’s possible that the Windshield phenomenon is partly due to our own perception. As people become aware of the decline in insect populations, they might be more likely to notice the absence of insects on their windshields, even if the actual number hasn’t changed significantly. However, I would have thought a long drive in the summer would yield a few casualties, so driving from Devon to Scotland without killing a single bug. . .  that is a bit of a coincidence.

The implications of the Windshield phenomenon are worrisome:

  • Insects play crucial roles in ecosystems as pollinators, decomposers, and prey for other animals. A significant decline in their populations could have cascading effects on entire ecosystems, impacting food webs and potentially even affecting human food security.

Therefore, it’s important to take the Windshield phenomenon seriously and investigate the causes behind it further.

More research is needed to understand the full extent of the decline in insect populations and to develop effective conservation strategies.

Here are some additional things to keep in mind:

  • The Windshield phenomenon is not a definitive indicator of insect decline on its own. More comprehensive studies are needed to confirm the trends and their underlying causes.
  • While the phenomenon might be partly due to observer bias, it’s still a valuable observation that raises awareness about the potential threat to insect populations.
  • Conservation efforts focused on protecting insect habitats, reducing pesticide use, and mitigating climate change are crucial to addressing the broader issue of insect decline.

Remember, even small changes in our individual habits, like choosing organic produce and opting for sustainable gardening practices, can contribute to a healthier planet for insects and ourselves.

How Can Sewage Companies Increase Biodiversity?

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Perhaps – But What is Being Done at the Moment is not Enough.

Sewage companies, even though dealing with the not-so-glamorous side of our lives, can play a surprisingly crucial role in boosting biodiversity. But the light touch methods used at present will not outway the harm that outdated, and badly run assets causes. Here are some ways sewage companies claim to help at present:

1. Investing in advanced treatment technologies:

  • Membrane bioreactors (MBRs): These sophisticated systems use membranes to filter out even the tiniest contaminants, producing cleaner effluent that’s safer for aquatic life.
  • Nutrient removal technologies: Excess nutrients like nitrogen and phosphorus from sewage can trigger harmful algal blooms, upsetting the ecosystem. Advanced treatment methods like biological nutrient removal can help control these nutrients.
  • Microbial fuel cells: These innovative systems harness the power of microbes to generate electricity from wastewater, potentially turning waste into a resource and reducing reliance on fossil fuels. This may seam slightly detached from bio diversity, but resource used and climate change are both reducing biodiversity.

2. Minimizing pollution at the source:

  • Public education and outreach: Raising awareness about responsible disposal of pharmaceuticals, personal care products, and other harmful substances can significantly reduce their presence in wastewater.
  • Collaboration with industries: Partnering with industries to pretreat their wastewater before it enters the municipal system can significantly lessen the load on treatment plants and protect aquatic ecosystems.
  • Investing in leak detection and repair: Leaky pipes and sewers allow untreated wastewater to escape into the environment, contaminating water sources and harming biodiversity. Regular inspections and proactive repairs can minimize these leaks.
  • Elimination Combined Sewer Overflows: Combined sewer overflows (CSOs) can have a significant and negative impact on the environment, public health, and infrastructure.

3. Creating and restoring natural habitats:

  • Wetlands construction: Wetlands act as natural filters, removing pollutants and providing habitat for diverse species. Sewage companies can create or restore wetlands near treatment plants to enhance biodiversity.
  • Riparian buffer zones: Planting trees and shrubs along riverbanks helps stabilize the soil, prevents erosion, and creates valuable habitat for birds, insects, and other wildlife.
  • Fish stocking programs: In some cases, carefully planned fish stocking programs can help restore fish populations in rivers impacted by past sewage discharges.

4. Embracing circular economy principles:

  • Resource recovery: Sewage sludge, a byproduct of treatment, can be treated and turned into fertilizer or renewable energy sources, reducing reliance on virgin resources and minimizing waste.
  • Water reuse: Treated wastewater can be used for irrigation, industrial processes, or even toilet flushing, reducing pressure on freshwater resources.

By implementing these strategies, sewage companies can transform their operations from potential threats to biodiversity into valuable contributors to a healthier planet. Remember, a thriving ecosystem not only benefits the environment but also leads to cleaner water, improved public health, and a more resilient future for all.

But – The Damage is Far Worse

Sewage, a byproduct of our daily lives, poses a significant challenge to the UK’s precious biodiversity. While modern wastewater treatment facilities significantly reduce pollution, the issue remains complex, with various factors influencing the impact on different ecosystems.

Negative Effects:

  • Nutrient Overload: Excess nutrients like nitrogen and phosphorus from sewage can trigger algal blooms, depleting oxygen levels and harming aquatic life. Imagine vast stretches of water covered in thick, green scum, suffocating fish and other organisms.
Image of Algae bloom caused by sewage pollutionAlgae bloom caused by sewage pollution
  • Toxic Chemicals: Sewage can contain pharmaceuticals, personal care products, and industrial pollutants that are harmful to wildlife. These chemicals can disrupt hormones, impair reproduction, and even cause deformities in animals.
  • Habitat Degradation: Untreated sewage spills or overflows can contaminate rivers, streams, and coastal areas, damaging sensitive ecosystems like coral reefs and seagrass meadows. These vital habitats provide food and shelter for countless species, and their loss has cascading effects throughout the food chain.
  • Spread of Disease: Sewage can carry bacteria, viruses, and parasites that can sicken fish, birds, and other wildlife. This can lead to outbreaks of disease and population decline, disrupting the delicate balance of ecosystems.

  • Plastics: Our ubiquitous companions in modern life, unfortunately find their way into our sewage systems, posing a significant and often hidden threat to aquatic ecosystems and potentially even human health. Everyday plastic items like disposable cups, plastic bags.

What Areas of UK have the Worst Air Quality?

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Top 4 Worst Areas for Air Quality in the UK

Air quality in the United Kingdom varies across different regions and cities. According to the Department for Environment, Food and Rural Affairs (DEFRA), the following areas in the UK have the worst air quality:

  • Greater London: Greater London has consistently high levels of nitrogen dioxide (NO2) pollution, mainly due to road traffic emissions. In 2022, 16 out of the 20 local authorities in Greater London exceeded the annual legal limit for NO2.

image shows various shapes that represent the particles and organisms being discussed the virus is the smallest and the PM10 particle is the biggest

PM2.5 PM10 Relative Sizes

  • South Wales: South Wales has high levels of particulate matter (PM) pollution, mainly due to emissions from industrial processes and power plants. In 2022, four out of the five local authorities in South Wales exceeded the annual legal limit for PM10.

  • West Midlands: The West Midlands has high levels of NO2 pollution, mainly due to road traffic emissions. In 2022, four out of the seven local authorities in the West Midlands exceeded the annual legal limit for NO2.

  • Glasgow: Glasgow has high levels of NO2 pollution, mainly due to road traffic emissions. In 2022, Glasgow exceeded the annual legal limit for NO2.

Are these Always the Worst Places for Air Quality?

It is important to note that air quality can vary significantly within these areas, and there may be pockets of clean air even in areas with generally poor air quality. Additionally, air quality can vary from day to day depending on weather conditions and traffic levels.

Where can I find our more about Air Quality?

Here are some resources that you can use to find information about air quality in your area:

Southwest Environmental Limited: Your One-Stop Shop for Flood Risk Assessments

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Flood Risk Professionals

Flooding is a natural disaster that can cause significant damage to your property. It can also lead to business interruption and loss of income. That’s why it’s important to have a flood risk assessment in place to protect yourself from the financial and emotional costs of flooding.

a man is cycling along a flooded street in england, the water is brown and about 10cm deep, he is not looking hwere he is going and behind him there is a row of shop one is painted yellow with the words cartridge world written on the sign, the buildings in the background look quite old maybe 100 years old of more

Image: johnda CC BY-SA 2.0

Southwest Environmental Limited is a leading provider of flood risk assessments in Somerset. We have a team of experienced professionals who can help you assess your flood risk and develop a plan to mitigate it. We offer a range of services, including:

  • Flood hazard mapping: We can use our advanced mapping technology to identify areas that are at risk of flooding.
  • Flood risk assessment: We will assess your property’s vulnerability to flooding and identify potential risks.
  • Flood mitigation planning: We will develop a plan to reduce your flood risk, such as installing flood barriers or making changes to your property’s drainage system.

Why Choose Southwest Environmental Limited?

  • We are experienced: We have been providing flood risk assessments for over 15 years.
  • We are qualified: Our team of professionals is qualified to assess flood risk.
  • We are affordable: We offer competitive rates for our services.

Contact us today to schedule a flood risk assessment.

Don’t wait until it’s too late. Protect your property from flood damage with a flood risk assessment from Southwest Environmental Limited.