Agenda item

The Planning Officer presented the application as detailed in the agenda and with the aid of a powerpoint presentation showed the site and proposed plans.  He referred to the National Planning Policy Framework (NPPF) where clear guidance states that renewable energy projects be supported where impact on the surrounding area is proved acceptable.

He confirmed that the key considerations included:

·         Provision of Renewable Energy

·         Landscape Impact

·         Highway Safety

·         Impact on Amenity

·         Impact on Heritage Assets

The Planning officer also understood that there were some Archaeological remains on site which required Condition 15 to ensure further investigation work is carried out prior to commencement of works.  He also clarified to members that the NPPF states that there is not a requirement for the applicant to prove the need for the development as long as the impact is or can be made acceptable.  His recommendation was therefore to approve the application as detailed in the agenda report. 

Lilian Elsa spoke in objection to the application as representative of the Campaign to Protect Rural England (CPRE).  She said this development would be contrary to the NPPF where decisions should look to protect areas of significant amenity value and raised concern where electricity cannot be stored with possible leakage from nearby sub-station.

Mr Richard Pelet spoke in support of the application.  He explained as Trustees of the land it carried heavy responsibility of heritage land which required constant upgrading.  It included Sites of Special Scientific Interest (SSSi) nearby and includes several long term tenanted farms. He said farming was currently in crisis and therefore there was a need for outside income from diversification to provide stability.  He concluded he had rejected larger proposals in the last 15 years including installation of windmills due to the massive impact these would have for miles around and that this was a small scheme which was out of the way but within proximity of the line of electricity.

Mr Rupert Cotterell, the applicant explained this scheme was an excellent way to utilise the land to supply green energy.  He said new hedgerows would be planted, there had been no objections from the statutory consultees and felt the impact on the landscape was minimal which caused no demonstrable harm to local residents and provided local financial benefit.  He therefore concluded the benefits of the provision outweighed any impact on the character of the land and accords with Planning Policy.

Councillor Tim Inglefield, Ward member raised concern regarding the increasing amount of these proposed schemes could have in the area.  He considered the location in this instance to represent an ideal site for such schemes being on top of a hill and bounded by hedgerow, and therefore considerably hidden from the roadside and general public view. He would therefore accept and support the application.

At this point of the discussion Dr Ewan Jones wished to correct a mis-statement in regard to comments made on both this and the previous application which opinion indicated Area East had more than delivered enough PV arrays for the area.

In response he was advised that the comments were made in relation to the locality of Area East and not the countywide area of Somerset as a whole.

During members’ discussion, several comments were made including the following:

·         Considered the proposal to be in an acceptable location where any impact on the landscape can be fully mitigated.

·         Financial benefit to land owner and local community.

·         Appropriate use of agricultural land in this instance.

During a short debate, the Planning Officer informed members that an amendment to Condition 2 would be made to allow for the amended plans.  It was then proposed and subsequently seconded that planning permission be approved, as per the officers recommendation and subject to the updating of Condition 2.  On being put to the vote this was carried unanimously.

RESOLVED:

That planning application 15/02718/FUL be approved subject to the following:

01.       Notwithstanding local concerns it is considered that the benefits in terms of the provision of a renewable source of energy, which will make a valuable contribution towards cutting greenhouse gas emissions, outweigh the limited impact the proposal will have on the local landscape character. As such the proposal accords with the aims and objectives of Policies SD1, TA5, TA6, EQ1, EQ2, EQ3, EQ4 and EQ7 of the South Somerset Local Plan and the provisions of the National Planning Policy Framework.

SUBJECT TO THE FOLLOWING:

01.       The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

            Reason:  To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.

02.       The development hereby permitted shall be carried out in accordance with the following approved plans:

- Planning Layout Drg. No. 1253-0201-01 Issue 03;

- Site Location Plan Drg. No. 1253-0200-05 Issue 01;

- Construction Access and Cable Route Drg. No 1253-0201-05;

- Proposed Compound Area Drg. No. 1253-0201-20 Issue 01;

- CCTV Detail Drg. No. 1253-0204-00 Issue 01;

- Steel and Timber Fencing Detail 22 degrees Panel Angle - Drg. No. 1253-0205-03 Issue 01;

- Mounting System Detail Drg. No. 1253-0206-09 Issue 01;

- Inverter Station Detail Drg. No. 1253-0207-16 Issue 01;

- Spares Container Detail  Drg. No. 1253-0207-40 Issue 01;

- SSE DNO Access Road Section - Drg. No. 1253-0208-10 Issue 01;

- Private Switchgear - Drg. No. 1253-0208-54 Issue 01;

- DNO Switchgear  Drg. No. 1253-0208-71 Issue 01;

- Water main easement - Drg. No. 1253-0200-50 Issue 01.

Reason: For the avoidance of doubt and in the interests of proper planning.

03.       The development hereby permitted shall be removed and the land restored to its former condition within 25 years of the date of this permission or within six months of the cessation of the use of the solar farm for the generation of electricity whichever is the sooner in accordance with a restoration plan to be submitted to and approved in writing by the Local Planning Authority. The restoration plan will need to include all the works necessary to revert the site to open agricultural land including the removal of all structures, materials and any associated goods and chattels from the site.

            Reason: In the interests of landscape character and visual amenity in accordance with the aims of the NPPF and Policies SD1, EQ1 and EQ2 of the South Somerset Local Plan.

04.       No development hereby permitted shall be commenced unless a site management plan for tree, hedge and grass maintenance of the site has been submitted to and approved in writing by the Local Planning Authority. Such management plan, once agreed, shall be fully implemented for the duration of the use hereby permitted, unless any variation is agreed in writing with the Local Planning Authority.

            Reason: In the interests of visual amenity and to safeguard the character and appearance of the landscape in accordance with the aims of the NPPF and Policy EQ2 of the South Somerset Local Plan.

05.       The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping and planting, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of the development, as well as details of any changes proposed in existing ground levels. All planting, seeding, turfing or earth moulding comprised in the approved details of landscaping shall be completely carried out within the first available planting season from the date of commencement of the development.  For the duration of this permission the trees and shrubs shall be protected and maintained, and any trees or plants which die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

            Reason: In the interests of visual amenity and landscape character in accordance with the aims of the NPPF and Policy EQ2 of the South Somerset Local Plan.

06.       No means of external illumination/lighting shall be installed without the prior written consent of the Local Planning Authority.

            Reason: In the interests of visual amenity and to safeguard the character and appearance of the landscape in accordance with the aims of the NPPF and Policies EQ2 and EQ7 of the South Somerset Local Plan.

07.       No CCTV equipment or other cameras shall be installed on the site other than that shown on the submitted layout plan ref. 1253-0201-01, in accordance with the CCTV design details submitted with the application.

            Reason: In the interests of visual amenity and to safeguard the character and appearance of the landscape in accordance with the aims of the NPPF and Policy EQ2 of the South Somerset Local Plan.

08.       No form of audible alarm shall be installed on the site without the prior written consent of the Local Planning Authority.

            Reason: In the interests of amenity and to safeguard the rural character of the setting in accordance with the aims of the NPPF and Policies EQ2 and EQ7 of the South Somerset Local Plan.

09.       No development hereby permitted shall be commenced unless details of the means of connection to the electricity grid from the site have been submitted to and approved in writing by the Local Planning Authority.

            Reason: To safeguard the character and appearance of the area in accordance with the aims of the NPPF and Policy EQ2 of the South Somerset Local Plan.

10.       No development here by permitted shall be commenced unless a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. Such Plan shall seek to regulate, in terms of best practice, hours of operation, deliveries, and impacts of noise, dust, fumes, vibration, traffic, delivery routes etc., during construction, in the interests of traffic management and amenity. Any alterations to the vehicular access shall be submitted to and approved in writing by the Local Planning Authority (and Local Highway Authority) and fully implemented in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

            Reason: In the interests of highway safety, traffic management and amenity, in accordance with the aims of the NPPF and Policies EQ2 and TA5 of the South Somerset Local Plan.

11.       The applicant shall ensure that all vehicles leaving the site are in such condition as not to emit dust or deposit mud, slurry or other debris on the highway. In particular (but without prejudice to the foregoing), efficient means shall be installed, maintained and employed for cleaning the wheels of all lorries leaving the site, details of which shall have been agreed in advance in writing by the Local Planning Authority and fully implemented prior to start of construction, and thereafter maintained for the duration of the construction phase.

            Reason: In the interest of highway safety to accord with TA5 of the South Somerset Local Plan.

12.       Prior to the commencement of development, details of measures for the benefit of wildlife (e.g. bat and bird boxes, wildflower sowing and management) shall be submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented in accordance with the approved details unless otherwise approved in writing by the local planning authority.

            Reason: For the enhancement of biodiversity in accordance with NPPF and Local Plan Policy EQ4.

13.       No works in respect of the solar park hereby permitted unless details of the finished colour of the security fencing and the finished colour and position of the CCTV equipment has been submitted to and agreed in writing by the local planning authority. The development shall be carried out in accordance with the agreed details.

            Reason: In the interest of landscape character and visual amenity in accordance with Policy EQ2 of the South Somerset Local Plan.

14.       The supporting posts to the solar array shall not be concreted into the ground.

            Reason: In the interest of sustainable construction and to accord with part 10 of the National Planning Policy Framework.

15.       No development hereby approved shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the local planning authority.

            Reason: To safeguard archaeological remains on the site and to accord with the NPPF and Policy EQ3 of the South Somerset Local Plan.

16.       No development hereby permitted shall be commenced unless details of the access to the site, including visibility splays, layout and surfacing materials, have been submitted to and approved in writing by the Local Planning Authority. Such details shall be fully implemented prior to commencement of the installation of solar panels and equipment, and shall thereafter be retained and maintained for the lifetime of the permission.

            Reason: In the interests of highway safety, and to accord with the NPPF and Policy TA5 of the South Somerset Local Plan.

Informatives:

01.       The applicant is advised to contact the Highway Authority with a view to carrying out condition surveys of the roads in the vicinity of the site to be used for access purposes during construction, and to agree the scope of repairs required. Section 59 of the Highways Act 1980 allows the Highway Authority to recover certain expenses incurred in maintaining highways, where the average cost of maintenance has increased by excessive use. The condition survey will be used as evidence should damage to the highway network occur during the construction phase of the development.

The Area Highway Office in Yeovil can be contacted on 0845 3459155 to arrange for the condition survey to be carried out.

(voting: unanimous)