To receive an implications report from the Head of Planning and Regeneration following discussions at the previous meeting where Members were minded to refuse the application.
Minutes:
The Committee had before it an * implications report of the Head of Planning and Regeneration following discussions at the previous meeting where Members were minded to refuse the application.
The Area Planning Officer outlined the contents of the report stating that at the previous meeting Members had been minded to refuse the application and the application had been deferred for a further report setting out the implications for proposed reasons for refusal on landscape, visual impact and cumulative impact. Members were able to view a map which depicted large solar photovoltaic sites in the area.
Discussion took place regarding:
· The accuracy of the map and whether sites across the border into Somerset had been considered which may have a sequential cumulative impact. It was noted that sites within Taunton Deane had not been taken into account by officers in drafting the implications report.
RESOLVED that the application be refused on the following grounds:
1. In the opinion of the Local Planning Authority, due to the scale and siting of the proposed solar photovoltaic installation, the development is considered to have a harmful effect on the rural landscape character and visual amenities of the area when viewed from public vantage points on local roads to the south-east, west and north, public footpaths to the north and west and from nearby dwellings (in particular at Broadways to the east and Whipcott to the west) and it has not been demonstrated that this harm could be satisfactorily addressed by mitigation planting. The application is considered to be contrary to policies COR2 and COR5 of the Mid Devon Core Strategy 2007 (Local Plan Part 1), DM2 and DM5 of the Local Plan 3 Development Management Policies, the National Planning Policy Framework and Planning Practice Guidance.
2. The proposed scheme by reason of its scale, siting and location, in combination with other solar schemes viewed in sequence from public roads when travelling in the area is considered to have an unacceptable cumulative impact on the rural character of the area, contrary to policies COR2 and COR5 of the Mid Devon Core Strategy 2007 (Local Plan Part 1), policies DM2 and DM5 of the Local Plan Part 3 Development Management Policies, the National Planning Policy Framework and Planning Practice Guidance.
(Proposed by Cllr R L Stanley and seconded by Cllr R F Radford)
Notes:
(i) Cllrs Mrs H Bainbridge, K Busch, Mrs C Collis, Mrs F J Colthorpe, J M Downes, P J Heal, Mrs B M Hull, D J Knowles, F W Letch, R F Radford, J D Squire and R L Stanley made declarations in accordance with the Protocol of Good practice for Councillors dealing in planning matters as they had received correspondence regarding the application;
(ii) Cllr Mrs F J Colthorpe requested that her abstention from voting be recorded as she had not been present at the previous meeting;
(iii) The following late information was reported: 27th November 2015
1. Two further objections received:
· The previous officer’s report failed to take certain matters and views into account and gave a false impression of the landscape and visual impact and cumulative impact.
· The report gave inadequate consideration to mitigating landscape conditions. Now the leaves are off the trees the site is even more visible from many public locations including Holcombe Court.
· The application is not in Burlescombe Parish and has not benefit to the Parish. There are 2 solar farms already and another being built. Please consider those who have to live with the eyesores.
2. Consideration of Mid Devon’s guidance document “An Assessment of the Landscape Sensitivity to Onshore Wind Energy and Large Scale Photovoltaic Development in Mid Devon”
The Landscape Sensitivity Assessment is a guidance document to help understand how to best accommodate wind and solar electricity generation installations into the landscape of Mid Devon. The document carries some weight as a guidance document and Members may wish to have regard to its contents. The document is in the process of being developed into a Supplemental Planning Document which, once adopted, will carry additional weight in planning decision making.
The Landscape Sensitivity Assessment is referenced in the original officer’s committee report (page 86 of the 2 December 2015 committee agenda). The site is within Landscape Character Type (LCT) 3B Lower rolling farmed and settled valley slopes. At 11 hectares, the site is considered to fall within the “large” category for solar PV developments.
The Landscape Sensitivity Assessment describes the sensitivity of the landscape to the introduction of solar development and for Landscape Character Type 3B splits this into land within the AONB and land outside the AONB. For land outside the AONB, the landscape character type is considered to have “medium to high” sensitivity to large-scale solar development.
The guidance states that:
“This indicates that the best form and location for solar PV development will be in developments up to 10 ha or smaller in size, located in more enclosed areas and on lower slopes, avoiding highly visible slopes and valued areas of semi-natural habitat”.
“Multiple developments within the LCT should be of similar scale and design (in terms of siting, layout, scale, form and relationship to key characteristics) to maintain a simple image and reinforce links between landscape characteristics and design response within the LCT. The overall aim should be to make sure that solar PV developments do not have a defining influence on the overall experience of the landscape of the LCT (i.e. developments would not result in a significant cumulative impact on the LCT as a whole or overall change of landscape character).
The relevant pages of the Landscape Sensitivity Assessment are attached.
The guidance references Chapter 3 of the Devon Landscape Policy Group’s Advice Note 2: Accommodating Wind and Solar PV Developments in Devon’s Landscape which can be found on the Devon County website: http://www.devon.gov.uk/devon-guidance-v6-june-2013-final-report.pdf.
(iv) *Report previously circulated, copy attached to minutes.
Supporting documents: