Agenda item

Approved, subject to various requirements to be set out in the Minutes.

The Committee considered the application WNS/2021/0498/EIA for the proposed development is the creation of a solar farm through the installation of rows of photo-voltaic panels alongside other ancillary development such as access tracks, containerised inverters, a substation compound, fencing, and new landscaping. The estimated total output of the project would be around 30Mw, which would be sufficient to power just under 10,000 homes and displace 6,740 tonnes of CO2 annually once connected to the national grid.

 

James Harley-Bond, the applicant, addressed the committee in support of the application.

 

In reaching its decision, the Committee considered the officer’s report and presentation, the address of the public speakers and the written update.

 

Resolved

 

(1)  that authority be delegated to the Assistant Director – Planning and Economy to grant permission for application WNS/2021/0498/EIA subject to

 

1)   The receipt of ‘no objection’ from the County Archaeologist following the completion of trial-trenching, and

 

2)   Subject to the conditions set out in the report (and any amendments to those conditions or additional conditions as deemed necessary) and an additional condition requiring details of signage associated with the development plus an informative to confirm that the Council will not regard the site as previously-developed land in the future.

 

CONDITIONS

 

Time limits

 

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

    

Reason : To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

2.   The planning permission hereby granted shall cease to have effect no later than 40 years from the date when electricity is first exported from any of the solar panels to the electricity grid ('First Export Date'). Written notification of the First Export Date shall be given to the Local Planning Authority within 14 days of its occurrence.

    

Reason : This is a time limited permission only given the nature and lifespan of the development proposed and to ensure the long term protection of the character and appearance of the countryside in accordance with Policy SA of the West Northamptonshire Joint Core strategy and Policies SS1 and SS2 of the South Northamptonshire Local Plan (Part 2).

 

Restoration

 

3.   Within 12 months of the date of expiry of the permission hereby granted a scheme shall be submitted to the Local Planning Authority for its written approval within 3 months from the end of the 12 month period for the removal of the solar panel(s) and associated equipment and the restoration of (that part of) the site to agricultural use. The approved scheme of restoration shall then be fully implemented within the timescale set out in the scheme. If any part of the solar array ceases to be used to generate electricity for a continuous period of 12 months, a scheme shall be submitted to the Local Planning Authority for its written approval within 3 months from the end of the 12 month period for the removal of the solar panel(s) and associated equipment and the restoration of (that part of) the site to agricultural use. The approved scheme of restoration shall then be fully implemented within the timescale set out in the scheme.

     

Reason : To ensure the removal of unnecessary panels that are no longer generating electricity and the satisfactory restoration of the land to preserve the character and appearance of the countryside in accordance with Policies SS1 and SS2 of the South Northamptonshire Local Plan

 

Approved details

 

4.   The development shall not be carried out otherwise than in complete accordance with the approved plans and details unless a non-material or minor material amendment is approved by the Local Planning Authority under the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended).  The approved plans and details are:

    

LCS018-SP-01_rev03Site Location Plan

LCS-SD-17_rev01      Panel Cross Section

LCS-SD-01_rev02      DNO Substation Elevations and Dimensions Plan

LCS-SD-02_rev-2       Customer Substation Elevations and Dimensions Plan

LCS-SD-03_rev01      CCTV and Light Post Detail

LCS-SD-04_rev01      Stock Fence and CCTV Elevation

LCS-SD-08_rev02      Inverter Elevations and Dimensions Plan

LCS-SD-14_rev01      DNO Substation Floor Plan

LCS-SD-15_rev01      Customer Substation Floor Plan

LCS-SD-16_rev01      Inverter Floor Plan

     Figures DLSF_SPA1R, DLSF_SPA1ER, DLSF_SPA1, DLSF_SPA1E, DLSF_SPA2R, DLSF_SPA2ER, DLSF_SPA2, and DLSF_SPA2E, all contained within Appendix G of the Transport Statement prepared by AECOM

   

All received by the Local Planning Authority on 30th April 2021

   

LCS018-PLE-01_rev15          Indicative Site Layout Plan

LCS018-DZ-01_rev17            Zoning Layout Plan

    

Both received by the Local Planning Authority on 7th September 2021

    

Reason : To clarify the permission and for the avoidance of doubt.

 

Ecology

 

5.   The development hereby permitted shall be carried out in accordance with the recommendations, mitigation measures and enhancements set out in Preliminary Ecological Appraisal, by AECOM, dated 23rd April 2021 and section 3 & 6 of the Environmental Statement Volume 1: Main Text, by AECOM, dated April 2021, unless otherwise agreed in writing by the Local Planning Authority.

     

Reason : To protect habitats and/or species of importance to nature conservation from significant harm in accordance with the Government's aim to achieve sustainable development as set out in Section 15 of the National Planning Policy Framework.

 

HS2

 

6.   None of the development hereby permitted within the area subject to formal HS2 Safeguarding Directions shall be commenced until details of that part of the scheme to constructed within that area together with a construction method statement for that part of the scheme has been submitted to and approved in writing by the Local Planning Authority.  The scheme shall not be implemented other than in accordance with the approved details. Attention is also drawn to the informative below concerning HS2.

     

Reason : To safeguard the HS2 Phase One programme.

 

Ecology

 

7.   Prior to, and within two months of, the commencement of the development, the site shall be thoroughly checked by a suitably qualified ecologist to establish any changes in the presence, abundance and impact on protected species. The survey results, together with any necessary changes to the mitigation plan or method statement shall be submitted to and approved in writing the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

     

Reason : To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy and Government guidance contained within the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

8.   Where an offence under Regulation 41 of the Habitat and Species Regulations 2010 is likely to occur in respect of the development hereby approved, no works of site clearance, demolition or construction shall take place which are likely to impact on bats and great crested newts until a licence to affect such species has been granted in accordance with the aforementioned Regulations and a copy thereof has been submitted to the Local Planning Authority.

     

Reason : To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy and Government guidance contained within the National Planning Policy Framework.

 

Construction management

 

9.   No development shall take place including any site preparation or clearance until a Construction Environmental Management Plan (CEMP) has been submitted to, and approved in writing by the Local Planning Authority. The statement shall be based upon the template provided in Appendix 3B of the submitted Environmental Statement and the submitted Transport Statement and shall include at a minimum:

   

a)     The parking of vehicles of site operatives and visitors;

b)     The routeing of HGVs to and from the site;

c)     Loading and unloading of plant and materials;

d)     Storage of plant and materials used in constructing the development;

e)     The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

f)      Wheel washing facilities including type of operation (automated, water recycling etc) and road sweeping;

g)     Measures to control the emission of dust and dirt during construction;

h)     A scheme for recycling/ disposing of waste resulting from demolition and construction works;

i)      Delivery, demolition and construction working hours;

j)      The mitigation measures recommended in chapters 6, 7 and 8 of the submitted Environmental Statement

   

The approved CEMP shall be adhered to throughout the construction period for the development.

   

Reason : To ensure the environment is protected during construction in accordance with Policy SS2 of the South Northamptonshire Local Plan and Government guidance contained within the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

10. No development shall take place (including demolition, ground works, vegetation clearance) until a Construction Environmental Management Plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP: Biodiversity shall include as a minimum:

   

a)          Risk assessment of potentially damaging construction activities;

b)          Identification of ‘Biodiversity Protection Zones’;

c)          Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);

d)          The location and timing of sensitive works to avoid harm to biodiversity features;

e)          The times during construction when specialist ecologists need to be present on site to oversee works;

f)            Responsible persons and lines of communication;

g)          The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;

h)          Use of protective fences, exclusion barriers and warning signs

 

The approved CEMP: Biodiversity shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy and Government guidance contained within Section 15 of the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

Landscaping

 

11. Prior to commencement of the development hereby approved, a Landscape and Ecology Management Plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the LEMP shall be carried out in accordance with the approved details.

     

Reason : To protect the visual amenities of the area and habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy and Government guidance contained within Section 15 of the National Planning Policy Framework.

 

12. Notwithstanding the approved drawings, a detailed scheme for landscaping the site shall be provided to and approved in writing by the Local Planning Authority which shall include:-

    

(a)    further details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas and written specifications (including cultivation and other operations associated with plant and grass establishment i.e. depth of topsoil, mulch etc),

       

(b)    further details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

       

(c)    details of the hard landscaping including access tracks within the development

   

Such details shall be provided prior to the development commencing. The approved scheme shall be implemented by the end of the first planting season following commencement of the development.

   

Reason : To ensure that a satisfactory landscape scheme is provided in the interest of well planned development and visual amenity and to accord with Policies SS2 of the South Northamptonshire Local Plan and Government guidance contained within the National Planning Policy Framework.

 

Drainage

 

13. Before construction commences a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, shall be submitted to the local planning authority for approval in writing. The scheme shall subsequently be implemented in accordance with the approved details. These shall include:

   

a)          Details (i.e. designs, diameters, invert and cover levels, gradients, dimensions and so on) of all elements of the proposed drainage system, to include pipes, inspection chambers, outfalls/inlets swales and attenuation basins.

b)          Details of the drainage system are to be accompanied by full and appropriately cross-referenced supporting calculations that demonstrate the discharge to watercourses from the individual drainage catchments is at Qbar for all events.

c)          Infiltration test results to BRE 365

d)          Demonstration that any flooding for the 1 in 100yr plus 40% climate change storm event remains on site.

   

Reason : To prevent the increased risk of flooding, both on and off site, by ensuring the satisfactory means of surface water attenuation and discharge from the site.

 

14. No development shall take place until a detailed scheme for the maintenance and upkeep of every element of the surface water drainage system proposed on the site has been submitted to and approved in writing by the Local Planning Authority and the maintenance plan shall be carried out in full thereafter. This scheme shall include details of any drainage elements that will require replacement within the lifetime of the proposed development.

     

Reason : In order to ensure that the drainage systems associated with the development will be maintained appropriately and in perpetuity, to reduce the risk of flooding due to failure of the drainage system.

 

Tree protection

 

15. No development within each of the Development Zones shown on the approved drawings shall take place until the existing trees to be retained in and around that Development Zone have been protected in accordance with the Tree Protection Plan and Protection Measures contained within Appendices E, F & G of the Arboricultural Impact Assessment prepared by AECOM and received 30th April 2021.  The barriers shall be erected before any equipment, machinery or materials are brought onto the site for the purposes of development within each Development Zone and shall be maintained until all construction equipment, machinery and surplus material have been removed from the site. Nothing shall be stored or placed within the areas protected by the barriers erected in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavations be made, without the written consent of the Local Planning Authority.

   

Reason : To ensure the continued health of retained trees/hedges and to ensure that they are not adversely affected by the construction works, in the interests of the visual amenity of the area, to ensure the integration of the development into the existing landscape and to comply with Policies SS2 and NE5 of the South Northamptonshire Local Plan and Government guidance contained within the National Planning Policy Framework.

 

Materials

 

16. Prior to the erection of any substations, inverters, or other plant structures, further details of the colour and finish of the buildings' external materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be completed in accordance with the approved details.

   

Reason : To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policies SS2 of the South Northamptonshire Local Plan Policy.

 

CCTV

 

17. Prior to being brought into operation, further details shall be submitted to and approved in writing by the Local Planning Authority regarding the operation of the proposed CCTV system. This shall include as a minimum:

   

-   Details of the proposed camera specification;

-   Details of the local contractor who will monitor security of the site and their proposed methods for responding to alerts.

   

Reason : In the interests of crime prevention and security and to comply with Policy SS2 of the South Northamptonshire Local Plan (Part 2).

 

Drainage monitoring

 

18. The development shall not be brought into operation until a Verification Report for the installed surface water drainage system for the site based on the Flood Risk Assessment and Drainage Strategy Drover’s Lane Solar Farm ver 2 dated 13th April 2021 prepared by Aecom has been submitted in writing by a suitably qualified independent drainage engineer and approved by the Local Planning Authority The details shall include:

   

a)     Any departure from the agreed design is keeping with the approved principles

b)     As-Built Drawings and accompanying photos

c)     Copies of any Statutory Approvals, such as Land Drainage Consent for Discharges etc.

   

Reason : To ensure the installed Surface Water Drainage System is satisfactory and in accordance with the approved reports for the development site.

 

Signage

 

19. Prior to the development being brought into operation, details of signage and other available information around the site for the general public shall be submitted to and approved in writing by the Local Planning Authority.  This shall include as a minimum the size, location, and content of any signage to be installed.

 

Reason : To ensure the development is appropriately signed without detriment to the visual amenities of the surrounding area, in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part 2).

 

Landscape maintenance

 

20. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the commencement of the development, and shall be maintained for a period of ten years from the completion of the development. Any trees and/or shrubs which within a period of ten years from the completion of the development 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 for any variation.

   

Reason : To ensure that the agreed landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord with Policies SS2 of the South Northamptonshire Local Plan and Government guidance contained within the National Planning Policy Framework.

 

21. All species used in the planting proposals associated with the development shall be native species of UK provenance.

   

Reason : To conserve and enhance biodiversity and prevent the spread of non-native species in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy and Government guidance contained within Section 15 of the National Planning Policy Framework.

 

Permitted development

 

22. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), no CCTV cameras, fencing, outbuildings or other structures shall be erected (aside from those shown on the approved plans), without prior planning permission from the Local Planning Authority.

   

Reason : to protect the character of the area and amenity in accordance with Policy SS2 of the South Northamptonshire Local Plan.

 

Contamination

 

23. If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.

   

Reason : To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Policy SS2 of the South Northamptonshire Local Plan, Policy BN9 of the West Northamptonshire Joint Core and Section 15 of the National Planning Policy Framework.

 

Lighting

 

24. No external lights/floodlights shall be erected on the land without the prior express planning permission of the Local Planning Authority.

   

Reason : In order to safeguard the visual amenities of the area in accordance with Policy SS2 of the South Northamptonshire Local Plan and Government advice in The National Planning Policy Framework.