Installation of solar PV panels (3.6 MW) to include ancillary buildings, landscaping and access to site.
Local Members:
Councillors Anne T. Lloyd Jones and Mike Stevens
Minutes:
Install PV (3.6MW) solar panels to include
ancillary buildings, landscaping and access to the site.
(a)
The
Senior Development Control Officer expanded upon the background of the
application and noted that the application site measured approximately 6.7 hectares
and included grade 4 agricultural grazing land and located on the marshland on
the boundaries of the town of Tywyn. This site was
part of the former RAF Morfa Camp. It was noted that
the Pen Llŷn and Sarnau
Special Area of Conservation was located in Cardigan Bay which was
approximately 0.7km to the west of the site, and two Sites of Special
Scientific Interest were located nearby, one on the Morfa
Gwyllt which was within 0.6km to the site to the
north and the other, namely Dyfi, within 1.4km to the
south. Attention was drawn to the fact that the ancient monuments of Caer Llechrwyd and Gwersyll Tal y Garreg were
located to the north of the site and a number of listed buildings were located
close to the site in the town of Tywyn. The proposal
involved installing solar panels to create a solar park which would generate
3.6MW of electricity for the National Grid.
Reference was made to the relevant policies together with the public consultations as outlined in the report.
In terms of
the principle of the development, it was noted that policy C1 of the Unitary
Development Plan related to locating new developments, and it stated that land
within town and village development boundaries and the developed form of rural
villages would be the main focus for new developments. It was considered that the proposal was
acceptable in terms of the relevant policies of the GUDP and that it complied
with the appropriate policy for the provision of energy from renewable sources.
In terms of design and materials, attention was drawn to the fact that the plans did not go into detail about the proposed materials or finishes of the structures, but it would be possible to agree on using materials that were acceptable and were in-keeping with the site.
It was
proposed to landscape the site by means of appropriate measures and therefore,
it was considered that the proposal complied with relevant policies subject to
conditions.
In terms of
general and residential amenities, it was noted that additional documents had
been submitted as part of the application and the information included in the
documents stated that the development would not cause any nuisance or
unsuitable glare as a result of sunshine, and that the proposal would not cause
a harmful visual impact. In the context of light pollution and lighting, it was
considered that the findings of this report confirmed that solar reflections
from the development could affect nearby houses and road users, however, it was
not considered that this impact would have a significant harm on the
residential amenities of neighbouring residents or on the safety of users of
nearby roads.
It was noted that there would only be an increase in traffic flow during the construction phase and the applicant had provided a traffic flow management plan in order to satisfy the requirements of Gwynedd Council's Transportation Unit.
No response
had been received from the Council’s Senior Conservation Officer; however,
CADW’s response noted that it was unlikely that the proposed development would
have more than a local impact on the registered historic landscape.
By ensuring
that an agreement was accepted to operate in a method that would protect the
interests of biodiversity on the site by means of a condition, it was
considered that the plan would meet the objectives of policy B20 of the Unitary
Development Plan.
Given all the
relevant considerations, it was not considered that the proposal was contrary
to any of the relevant policies and therefore, the proposal was
acceptable. The planning officers
recommended approving the application subject to relevant conditions.
(b)
Taking
advantage of the right to speak, the applicant’s agent noted the following main
points:
·
That
the plan was on the boundary of the dwelling on the land of poor agricultural quality
and that the plan had been drawn up with consideration of the landscape and
biodiversity, and therefore, the applicant had been willing to agree to a
landscape plan for the lifespan of the development.
·
This
would look at improving opportunities for the skylark and reptiles.
·
An
extensive public consultation was held and, although not a planning matter, a
financial contribution would be presented to the local community.
·
In
terms of the sewers that crossed the site, assurance was given that contact had
been made with Welsh Water to protect the assets.
(c)
In
light of the financial contribution to the community, the Chair noted that both
local members had had to declare an interest.
(ch) During
the ensuing discussion, the following points were noted by individual Members:
·
That
the opinion of the Town Council had been shared on the matter.
·
Some
disagreed with the recommendation in light of the fact that the National Park
surrounded the site and that the Pen Llŷn a’r Sarnau special area of
conservation was approximately 0.7km to the west from the site and that two
sites of special scientific interest were located nearby, and therefore, it
could not be seen how approving the application could be justified.
·
It
was suggested that similar work that had commenced on the Tyddyn
Cae site in Pen Llŷn
should be visited. It was a mess on the landscape according to a Member’s
opinion.
·
Similar
applications were increasing and there was a concern about the visual impact,
and it was agreed with the above suggestion that the Committee should visit the
site in Pen Llŷn with an open mind in order to
fully understand what the visual impact on the landscape was.
·
Planning
officers were requested to formulate an impact report on these type of
applications on the landscape and for them to provide guidelines / regulations
in the same manner as they did with wind turbines.
(d)
The Senior Solicitor explained that the whole purpose of a
planning application was to assess the site that was the subject of the
application, and a substantial concern was expressed regarding the suggestion
to visit another site in order to be able to make a decision on the application
before the Committee. The Planning Committee was advised that there was a
substantial risk in making a decision on a site in Tywyn
based on visiting a site in Pen Llŷn.
(dd) The
Senior Planning Service Manager expressed that he understood the observation in
light of the fact that this type of development was new for the Council. In
terms of wind turbines, a site visit was arranged for a Planning Committee in another County as part of
training and similar arrangements could be made with these types of
developments but it was emphasised that every case must be considered on its
own merits.
In terms of a
landscape impact assessment, it was emphasised that there was a comprehensive
report before the Committee providing the professional opinion of officers as
well as other statutory bodies on the visual impact. It was further noted that
specific work had been undertaken by Gillespies
examining the landscape capacity in Gwynedd and Anglesey and that the contents
of the report gave consideration to the above research. It was noted that the
recommendation before the Committee was based on the observations of consultations
and that planning officers had considered the observations and had concluded
that the application was acceptable.
(e)
It was proposed and seconded to approve
the application.
RESOLVED: (a) To approve with the following
conditions:
1. Five years
2. To complete the development in accordance with the plans.
3. The panels must be located as shown in the plans, or as
agreed in writing with the Local Planning Authority.
4. Agree on the materials/colour of the frames and anti-glare covers.
5. To agree on the colour of the fence and camera poles.
4. Agree and complete a landscaping plan and a landscape management plan.
5. Agree on and implement a Surface Water Management Plan and a
Construction Environmental Management Plan.
6. Agree on and implement a Biodiversity Management Plan.
7. Agree on and implement a Traffic Flow Management Plan for the
works.
8. Agree on and implement an Archaeological Works Programme.
10. Any electricity cables from the development to link to the electricity
connection should be installed underground, and this should be agreed
beforehand with the Local Planning Authority.
11. Within 25 years of completing the development or if the solar
panels approved in this application remain unused for the purposes of
generating electricity for 12 months, they must be permanently removed from the
land and the site should be restored to its original condition.
12. Welsh Water standard conditions.
13. Agree on the external materials of all buildings.
14. Highways conditions.
15. The details of the site's lighting system, including the type,
exact location, luminosity level and the method of protection from pollution or
light overflow must be submitted to the Local Planning Authority for written approval
and to be fully operational before the permitted development is completed and
before the site is operational.
(b) To ask planning officers to arrange
future training for the Planning Committee to meet guidelines / regulations for
applications to install solar panels.
Supporting documents: