Agenda item

Erection of a 49.99 MW Solar PV Array, comprising ground mounted solar PV panels, vehicular access from Worlds End Lane with internal access tracks, landscaping and associated infrastructure including security fencing, CCTV cameras, and grid connection infrastructure including transformers and substation compound buildings.

The Majors & Environment Team Manager introduced the application for a solar farm and explained that it covered 64.62 hectares of land and would be a temporary development for 45 years. He showed the Committee the plan for the site including a viewpoint impact assessment and explained that there would be a high-powered underground cable connection to the grid. He highlighted that a similar proposal had just been approved by South Gloucestershire which would border the application site. The existence of the application on neighbouring land had been considered when weighing up the balance in the report and in the late papers. 

Councillor Green spoke as the Ward Member for the area and asked the committee to refuse the application for the following reasons:

·         Berkley Ward produced large amounts of renewable power from both solar and wind sources and were already net exporters of renewable energy.

·         The application would have a detrimental effect on Biodiversity, Flooding, Landscape and Heritage.

·         The loss of agricultural land would lead to increased food imports during an uncertain period of food security.

·         Accessing the remote location would bring additional pressure to local infrastructure and communities.

·         The characteristic of the development must be considered with regard to any cumulative impact. There was another solar development which bordered the application site that had recently been granted planning permission and therefore would cause a larger cumulative impact. This site was given limited weight in the Officer report due to its pending application however since this had now been approved the weight given needed to be revaluated.

·         Due to the cumulative impact, the application contradicted Policy ES2 of the Stroud District Council Local Plan and Paragraph 155 of the National Planning Policy Framework (NPPF)

·         Original objections had been raised by Historic England and Gloucestershire County Council (GCC) Highways due to nearby historical assets.

·         The Officer report highlighted a ‘major adverse’ impact on the landscape character and surrounding areas (page 80) which was in contradiction to Local Plan Policy ES7.

·         The Officer report stated that the decision was finely balanced in favour of granting permission however since the approval of the adjoining scheme in South Gloucestershire, would this now weigh in favour of refusal.

Mr Greetham, the agent, asked the Committee to approve the application for the following reasons:

·         They were a British company based in the Southwest with a mission to create an abundance of renewable and accessible energy.

·         The proposed Development would produce a significant amount of renewable energy which would support both Local and National Planning Policy.

·         Land Options for this development had been surveyed and this site was concluded to be the only available site able to accommodate the proposed development.

·         It was a temporary installation and following decommissioning of the site, the land would be restored to its original state resulting in no permanent loss.

·         The agricultural land was grade 4 and therefore due to its grade and temporary status there would be no conflict with Policy ES2 of the Local Plan.

·         There were significant community benefits to the proposal and the scheme already had a viable grid offer in place.

·         The application would make use of an underutilised agricultural field and would also achieve a 69% uplift in biodiversity net gain across the site.

·         Whilst the site was located outside of the development boundary, the principal of development was confirmed under Strategic Objective SO5 of the Local Plan. Policy ES2 further supported proposals which maximised the generation of energy from renewable sources.

·         The emerging Local Plan, which was attributed little weight, supported proposals for renewable energy through Policy DCP1.

Councillors were given the opportunity to ask technical questions of the Officers, the following answers were given in response:

·         Condition 12 requested that a Landscape Management Plan (LMP) be approved before any works commenced. This would outline the height of the hedges and allow for proper grounds maintenance.

·         A landscape assessment had been completed which took account of the surrounding viewpoints. There was a localised impact identified which had been included in the planning balance. Due to the topography of the landscape and mitigation, the impact would be reduced the further you were from the site.

·         It was unknown when the construction phase for the South Gloucestershire site would begin however if Members were minded to, they could liaise with the applicants in order to effectively manage both sites as part of the construction management plan.

·         Highways had originally objected to the proposal due to insufficient information; they were now happy with the proposal having had additional details submitted.

·         The application was deemed as temporary due to the decommission clause at the end of the 45-year life span.

Councillor Schoemaker requested that Ham and Stone Parish Council be consulted on the Transport Management Plan (TMP). The Majors & Environment Team Manager explained that Parish and Town councils were not formally consulted on technical details however the details would be available for them to view and make comments.

In response to Councillor Ryder, it was confirmed that any proposal rated at 50mw and above would be deemed a National Infrastructure Project and not for Local Authorities to decide. It was also confirmed that there were conditions relating to an ecological management plan, which would control any new and existing planting and a further condition relating to the decommission of the site. 

Councillors raised questions on the cumulative impact of the other sites and potential sites in the area. The Officers showed a wider plan of the site which highlighted the current sites and proposals which had been included in the planning balance and explained it was for the Committee to determine whether they felt there was any harm caused from the cumulative impact.

Councillor Fenton Proposed and Councillor Brown seconded the officer recommendation.

Councillor Brown highlighted the significant public benefit and the current demand for renewable energy given the examples of global warming that were happening all over the world.

Councillor Schoemaker proposed an amendment to condition 6 to restrict any construction traffic to after 9am and not between the hours of 3-4pm during school term time. Councillor John Jones seconded.

Councillors discussed the use of an informative in order to liaise with South Gloucestershire Council and effectively manage the construction traffic for both sites in the area. Officers advised to conclude the amendment first and then vote on the substantive motion with an informative to that effect.

Councillor Ryder asked for all variation requests, regarding this application, to be brought back to committee to which the Officers agreed.

Councillor Luff clarified that the restriction was just for construction related deliveries and not all working hours.

After being put to a vote, the Amendment was carried with 9 votes for and 1 abstention.

Councillor Ryder debated the loss of the agricultural land against the food security struggles and felt that the balance was currently not in favour of approval.

Councillor John Jones raised serious concerns for the impact of the construction traffic on the surrounding roads especially in conjunction with the nearby recently approved site in South Gloucestershire.

Councillor Gray explained she was still struggling to weigh up the planning balance due to the significant impact on the local landscape and wildlife such as badgers and newts.

Councillor Fenton felt that the significant benefit of the proposal would outweigh any harm and was happy to approve the application.

Councillor Luff debated that food security was currently better than the energy supplies and stated that the countries that provided large amounts of power normally have little human rights  whereas the countries providing food to the UK were significantly better.

Councillors, Schoemaker and Brown expressed their support for the green technology and felt happy to support now that condition 6 had been amended.

Councillor Miles stated she would support the application as it was in line with National and Local Policies to support renewable energy and any harm had been mitigated or outweighed by the public benefits. 

After being put to a vote, the Motion was carried with 7 votes for and 3 votes against.

RESOLVED To permit the application subject to an amendment to condition 6 to restrict any construction traffic and an additional informative to liaise with South Gloucestershire Council in order to effectively manage construction to both sites and delegate to the Head of Development Management in consultation with the Chair and Vice Chair to agree the wording.