THE IMPACT OF ODOUR IN DEVELOPMENT
WHY ODOUR IMPACT MATTERS IN DEVELOPMENT
Developers often overlook odour until it becomes a major stumbling block. This most commonly happens in planning applications or public consultations. For developments close to odour sources, it can affect project approval and property values. Typical odour sources include landfills, industrial plants and wastewater plants. To maximise property value and achieve smooth approval, you should assess odour impact in development at an early stage.
UNDERSTANDING ODOUR REGULATIONS
In the UK, odour is managed through a mix of legislation, planning policy and technical guidance. Developers must consider odour in relation to planning, environmental permits and public health. This avoids creating or worsening problems.
The National Planning Policy Framework (paragraph 187) introduces the “agent of change” principle. It puts the responsibility on developers to manage odour risks from nearby sources. This means odour mitigation must be in place before a development is completed. These rules help protect developments from odour pollution, or causing nuisance to others.
Below are some of the key regulations and guidance documents:
Key Legal & Regulatory Frameworks
An odour is a statutory nuisance if it is “prejudicial to health or a nuisance”, as Section 79 of the EPA outlines. During construction, the local authorities may investigate odour complaints. They will decide whether they are a statutory nuisance and issue abatement notices if so. Failing to meet the requirements of an abatement notice can lead to fines or prosecution.
Local planning authorities must follow the (NPPF) in their planning decisions. The framework supports sustainable development while protecting communities from significant nuisances, including odour. The developor (the “agent of change”) must ensure odour mitigation is in place before completion of a development.
For some industries and manufacturing processes, operators need an Environmental Permit. The Environment Agency or local authority regulate these permits. Often, they will contain odour management conditions.
Property developers should consider the potential for odour impacts from neighbouring sites. They must also ensure their developments do not increase odour emissions nearby.
This act strengthens local authorities’ ability to deal with odour nuisances. In particular, from industrial or agricultural sources. Developers must ensure they do not add to odour issues, particularly in urban areas.
The (PPG) advises on how to consider odour impact in development. If odour issues are possible, the developer must carry out an odour impact assessment.
Supporting Guidance & Standards
This guidance provides a framework for assessing the potential impacts of odours on receptors. Receptors include nearby residents or businesses. It helps developers understand how odour can be quantified. Additionally, it explains the significance of odour exposure and outlines appropriate mitigation measures.
Developers may use this guidance to carry out odour impact assessments during planning. Especially for developments near existing odour sources, such as landfills or wastewater sites.
This guidance is directed at local authorities. But, it is relevant for developers to understand how to assess and manage odour. It provides methods for identifying and addressing odour nuisance.
Developers can use this guidance to prepare for planning applications. It is useful if odour could be an issue, as it outlines odour management plans and assessments.
BS 4142:2014+A1:2019
This standard assesses the likelihood of complaints about industrial and commercial noise. But it also includes guidance on how noise and odour can combine to affect amenity. Developers can refer to this when assessing potential odour impacts. It can be particularly useful in mixed-use developments.
Local authorities often have specific odour management policies or guidance documents. Developers should locate these policies to understand specific local odour requirements.
Part F of the Building Regulations concerns ventilation. It indirectly relates to odour by ensuring that buildings have appropriate ventilation systems. Their design must prevent the build-up of internal odours.
For developments involving substances generating strong odours, developers must comply with COSHH. This protects workers and surrounding communities from harmful exposure.
YOUR RESPONSIBILITIES AS A PROPERTY DEVELOPER
Your development should not create or worsen existing odour issues. Adhering to these regulations and guidelines can help ensure this. In summary, here are the key steps you may need to take:
Odour Impact Assessments for Development
You will need to conduct odour impact assessments as part of your planning process. This will be especially important for developments near odour sources. And, for ‘sensitive receptors’, including residential dwellings, schools, hospitals and community care facilities.
Odour Management Plans
You may need to outline and implement an odour management plan. This outlines how you plan to manage the odour impact in your development. The plan should consider both the construction and operational phases.
Mitigation Measures
Once you understand your development’s potential odour challenges, you can mitigate them. Measures could include buffer zones or altering site layouts to minimise odours. Depending on your site, you may also need to use technology to mitigate odours. This could include biofilters, chemical scrubbers or activated carbon filters.
ODOUR, PROPERTY VALUES & MARKETABILITY
Odour issues can directly affect property values and marketability. Residential and commercial developments in areas with odour problems are less attractive to buyers, tenants, and investors. This can result in reduced property values, longer sales cycles, and reputational damage. Negative publicity surrounding odour complaints may also affect future developments.
So, don’t let odour reduce the value and success of your development. Conduct odour assessments, monitoring and proper mitigation measures to safeguard your investment.
To reach our team of odour experts, click the link above or call 01525 860222. You can also email us at info@silsoeodours.co.uk. Alternatively, you can follow Silsoe Odours on LinkedIn.
