Agenda item

Erection of a 4MW PV Solar Farm and associated infrastructure.

Ed Jessamine, on behalf of the applicant, spoke in support of the development.

RESOLVED:

To grant planning permission subject to the following conditions:

1.         The development hereby permitted shall begin not later than three years from the date of this decision. Written confirmation of the date when electricity is first exported to the grid from the photovoltaic arrays hereby permitted (First Export Date) shall be submitted to the Borough Council within one month of the date of this taking place.

2.         This permission shall endure for a period of 25 years from the First Export Date (of electricity to the grid), after which the use shall cease, and the solar arrays and all ancillary structures shall be removed from the site, and the land restored in accordance with details to be approved in writing under condition 10 below. The site shall be decommissioned in accordance with the details to be approved under condition 10 within 6 months from the date of the last export of electricity.

3.         The development hereby permitted shall be constructed in accordance with the following approved plans and documents except insofar as may be otherwise required by other conditions of this planning permission: Planning Statement; Alternative Site Assessment (prepared by NLP); Design and Access Statement (prepared by NLP); Extended Phase 1 Ecology Survey Report (prepared by Lockhart Garrat); Arboricultural Statement (prepared by Lockhart Garrat); Landscape and Visual Impact Assessment (Applied Landscape Design); Glint and Glare Study (Pager Power); Highways Impact Statement (Bancroft Consulting); Agricultural Land Classification Report (Richard Stock); Desk Based Heritage Assessment (RPS); Site Location Plan (ref:GIS/50539/01-22); Site Layout (ref. 1053-A-01 rev -); Topographical Survey (ref 81/01); Solar Array Details (ref. 02); Control Room Details (ref. 03); Inverter Cabin Details (ref. 04); Customer Cabin Details (ref. 05); DNO Switchroom Details (ref. 06); Fence and Gates Details (ref. 07); and Camera Details (ref. 08).

4.         Prior to the commencement of development a Biodiversity Management Plan (BMP) shall be submitted to and approved in writing by the local planning authority. The BMP shall include details of the seeding of the site with species rich wildflower grassland mix using native species to the area; the planting of a new native-species hedgerow along the western part of the northern boundary and along the whole western boundary; details of the controls of vegetation clearance; details of the proposed lighting and its direction (away from trees); precise details and locations of the proposed bird and bat boxes; and, details of the measures to be put in place to protect semi-improved grassland field margins, hedgerows and woodland edge. Once approved the BMP shall be complied with and implemented as approved and shall thereafter be maintained or retained for the lifetime of the development, unless otherwise prior agreed in writing by the Borough Council.

5.         Before the development hereby approved is commenced an updated badger survey shall be submitted to and approved in writing by the local planning authority, indicating that 30 metres outside of the site has been surveyed so the full extent of impacts on badgers can be assessed and mitigation secured. The badger survey should be carried out 4 - 6 weeks in advance of works commencing on site. Once approved the development shall be carried out strictly in accordance with the approved details.

6.         All construction work associated to the development shall be undertaken outside of the bird-breeding season (March - September inclusive). Should works be carried out during this time, a suitably qualified ecologist shall be on site to survey for nesting birds, with a copy of the survey undertaken and any works required at the site to be submitted to and approved in writing by the Borough Council prior to the commencement of development at the site. Works shall be completed in accordance with the approved details.

7.         No part of the development hereby permitted shall be brought into use until the access has been surfaced in a hard bound material (not loose gravel) for a minimum of 10.0 metres. The surfaced area shall then be maintained in such hard bound material for the life of the development.

8.         No part of the development hereby permitted shall be brought into use until the access is constructed with the provision to prevent the unregulated discharge of surface water from the access to the public highway in accordance with details first submitted to and approved in writing by the local planning authority. The approved provision to prevent the unregulated discharge of surface water to the public highway shall then be retained for the life of the development.

9.         If the solar farm hereby approved ceases to operate for a continuous period of 6 months, unless otherwise approved in writing by the Borough Council, a scheme for the decommissioning and removal of the photovoltaic arrays and any other ancillary equipment (as requested under condition 10 of this approval), shall be submitted to and approved in writing by the Borough Council, within 3 months of the end of the 6 month cessation period. The approved scheme shall thereafter be implemented in accordance with the approved details.

10.       Prior to the decommissioning of the site a scheme setting out a programme of works required to undertake decommissioning works, together with details of any access improvements, alteration to junctions, details of the abnormal load routes together with details of how any required off-site traffic management measures along the proposed route of decommissioning traffic, details of how the site shall be restored and landscaped once structures have been removed and a schedule of works required and timescales for undertaking the restoration shall be submitted to and approved in writing by the Borough Council. The site shall be decommissioned in accordance with the approved details.

11.       Before development is commenced there shall be submitted to and approved in writing by the Borough Council detailed construction and engineering drawings showing any proposed changes to existing levels and contours across the site in excess of 1 metre.  The development shall be constructed in accordance with the approved drawings and the finished levels and contours shall be retained without further alteration for the lifetime of the development.

12.       Before development is commenced there shall be submitted to and approved in writing by the Borough Council, details of a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development.  The scheme shall subsequently be implemented in accordance with the approved details before the development is completed and shall be retained for the lifetime of the development, unless otherwise prior agreed in writing by the Borough Council.  The scheme to be submitted shall demonstrate the utilisation of holding sustainable drainage techniques; the limitation of surface water run-off to equivalent greenfield rates; the ability to accommodate surface water run-off on-site up to the critical 1 in 100 year event plus an appropriate allowance for climate change, based upon the submission of drainage calculations; and responsibility for the future maintenance of drainage features.

Reasons

1.         In order to comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

2.         This is a temporary permission and condition 2 is attached for the avoidance of doubt.

3.         For the avoidance of doubt.

4.         To enhance biodiversity in accordance with the National Planning Policy Framework and Policy 17 of the Gedling Borough Aligned Core Strategy Submitted Documents, February 2013.

5.         In order to safeguard the local badger population in accordance with the requirements of Section 11 of the National Planning Policy Framework and Policy 17 of the Aligned Core Strategy for Gedling Borough (September 2014).

6.         In order to safeguard the local bird population in accordance with the requirements of Section 11 of the National Planning Policy Framework and Policy 17 of the Aligned Core Strategy for Gedling Borough (September 2014).

7.         To reduce the possibility of deleterious material being deposited on the public highway (loose stones etc.)

8.         To ensure surface water from the site is not deposited on the public highway causing dangers to road users.

9.         To ensure that the site is decommissioned appropriately should the turbine cease to operate for a continuous period of 6 months.

10.       To ensure that when the site ceases operation at the time stated within condition 2 above that decommissioning works take place in an appropriate manner and that the site is restored to a suitable condition.

11.       To ensure the details of the development are satisfactory, in accordance with the aims of Policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2008).

12.       To prevent the increased risk of flooding; to improve and protect water quality; to improve habitat and amenity; and to ensure the future maintenance of the sustainable drainage structures in accordance with the National Planning Policy Framework, Policies ENV1 and ENV40 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2008) and Policy 1 of the Gedling Borough Aligned Core Strategy Submitted Documents, February 2013.

Reasons for Decision

Paragraph 98 of the NPPF advises that when determining planning applications for renewable energy schemes, local planning authorities should approve the application if its impacts are, or can be made acceptable. In the opinion of the Borough Council it has been demonstrated that the impacts of the proposal are acceptable.

Notes to Applicant

In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of paragraphs 186 - 187 of the NPPF. This included seeking additional information in order to assess the application and its impacts. Further information requested related to: The 'Very Special Circumstances' that were put forward, Efficiency, and Consideration of Alternative Forms of Renewable Energy, Financial Support for the Farming Enterprise including financial details/accounts and Habitat and Wildlife Surveys.

In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of paragraphs 186 - 187 of the NPPF. This included seeking additional information in order to assess the application and its impacts. Further information requested related to: The 'Very Special Circumstances' that were put forward, Efficiency, Consideration of Alternative Forms of Renewable Energy, Financial Support for the Farming Enterprise and Farm Diversification, Carbon Emissions Reduction, Landscape and Visual Impact, and Habitat and Wildlife.