DONCASTER METROPOLITAN BOROUGH COUNCIL

PLANNING COMMITTEE - 26th July 2016

Application 1

Application Number:

15/01268/FULM Application Expiry Date:

19th August 2015

Application Type:

Planning FULL Major

Proposal Description:

Installation of solar park with an output of approx. 33MW on approx. 54.16ha of land.

At: Land Adjacent Partridge Hill Farm High Common Lane Austerfield Doncaster

For: Belvedere Energy Developments - Ms Gemma Heaton

Third Party Reps:

1

Parish:

Austerfield Parish Council

Ward: Rossington And Bawtry

Author of Report Mark Sewell

MAIN RECOMMENDATION: GRANT

1.0 Reason for Report 1.1 This application is being reported to planning committee, because it is a departure to the Doncaster Unitary Development Plan. 2.0 Proposal and Background 2.1 This application seeks planning permission for a 33MW Solar Photovoltaic Farm covering an area of approximately 54 hectares of land located on the eastern side of the A638 (Great North Road), 1.4km north west of Austerfield and 1.8km south east of Rossington. The development proposes to utilise a renewable source to create electricity, which in turn will be distributed to both domestic and commercial consumers via the local distribution network. The amount of electricity generated will be sufficient to power the equivalent of approximately 10,000 homes. The key components of a solar farm are the solar panels, support frames for the panels, inverters and transformers. A new 2 metre high security fence (Deer fence) is to be erected around the perimeter of the site with associated landscaping. 2.2 The development will consist of a maximum of 113,058 solar panels attached to a fixed ground mounted frame system with a total height of 2.33m. To achieve maximum solar gain, the panels are proposed to be laid out in east to west rows and will be tilted at an angle of approximately 25 degrees and mounted to face due south. The panels are constructed from non-reflective material to avoid any glare. The solar panels are designed with an operational life of 25 years, whereby upon conclusion, the solar panels will be dismantled and removed prior to the site being restored. 2.3 A Screening Opinion Request under the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations was submitted to the local planning authority in respect of the potential requirement for an Environmental Impact Assessment (EIA) for the proposed development. A formal Screening Opinion was issued by the local planning authority on the 10 November 2014 confirming that an EIA was not required. 2.4 The application site consists of 54 hectares of agricultural land, located to the eastern side of the Great North Road, A638, with Rossington to the north west of the site and Austerfield to the south east. High Common Lane borders the application site to the north, with the southern end of the airport runway on the opposite side to the north east. The site comprises arable land, bordered by trees, hedgerows and woodlands. The site is essentially flat within the three northern fields, rises very gently within the central three fields, before falling gently to the south and east. Mature hedgerows mark the field boundaries within the site. 2.5 The surrounding area is predominantly rural in character, with a mixture of agricultural land, land associated with Robin Hood Airport, caravan sales, the Northern Racing College and isolated houses and farm buildings. 3.0 Relevant Planning History 3.1 None relevant.

4.0 Representations 4.1 This application has been advertised in accordance with Article 13 of the Town and Country Planning (Development Management Procedure) (England) Order 2010 by way of a press advert and site notices. 4.2 One representation has been received, objecting on the grounds of the loss of agricultural land, and the visual impact of the proposal. 5.0 Parish Council 5.1 Not received. 6.0 Relevant Consultations Robin Hood Airport - following discussions with the applicants and further information provided, raise no objections subject to the imposition of conditions. DMBC Ecology - no objections following receipt of updated information, conditions requested in respect of enhancement and management plans. DMBC Drainage - no objections. Natural England - no objections. Severn Trent - no objections. DMBC Environmental Health - no objections. DMBC Built Environment - no objections. DMBC Mineral Policy - no objections, on the basis of a (long term) temporary use. DMBC Conservation - no objections, subject to a condition to ensure replacement planting. DMBC Public Rights of Way - no objections. DMBC Trees and Hedgerows - no objections. DMBC Pollution Control - proposed informative. Environment Agency - no objections. South Yorks Archaeology Service - not received. NATS - no objections. DMBC Highways - no objections, require details of visibility splay and turning area. 7.0 Relevant Policy and Strategic Context National Planning Policy Framework 7.1 The National Planning Policy Framework (NPPF) states in one of its core principles that planning should encourage the use of renewable resources. When determining applications, local planning authorities should not require applicants for energy development to demonstrate the overall need for renewable or low carbon energy and approve the application if its impacts are (or can be made) acceptable. 7.2. A core principle of the NPPF is that the countryside should be recognised for its intrinsic character and beauty. It also advises that planning decisions should avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development.

Planning Practice Guidance 7.3 The Planning Practice Guidance notes issued by the Department for Communities and Local Government offers advice to local planning authorities when dealing with solar photovoltaic farms. It states that increasing the amount of energy from renewable and low carbon technologies will help to make sure the UK has a secure energy supply, reduce greenhouse gas emissions to slow down climate change and stimulate investment in new jobs and businesses. Planning has an important role in the delivery of new renewable and low carbon energy infrastructure in locations where the local environmental impact is acceptable. 7.4 It states that the deployment of large-scale solar farms can have a negative impact on the rural environment, particularly in undulating landscapes. However, the visual impact of a well-planned and well-screened solar farm can be properly addressed within the landscape if planned sensitively. 7.5 Particular factors a local planning authority will need to consider include: i) encouraging the effective use of land by focussing large scale solar farms on previously developed and non-agricultural land, provided that it is not of high environmental value. ii) where a proposal involves greenfield land, the proposed use of any agricultural land has been shown to be necessary and poorer quality of land has been used in preference to higher quality land and the proposal allows for continued agricultural use where applicable and encourages biodiversity improvements around arrays. iii) the proposal's visual impact, the effect on landscape of glint and glare and on neighbouring uses and aircraft safety. iv) the need for, and impact of, security measures such as lights and fencing. v) conservation of heritage assets. vi) the potential to mitigate landscape and visual impacts through, for example, screening with native hedges. vii) the energy generating potential, which can vary for a number of reasons including latitude and aspect. Doncaster Core Strategy 7.6 Policy CS3 states that the countryside in the east of the borough will continue to be protected through a Countryside Protection Policy Area (as indicated on the Key Diagram). The key considerations for land within this area are: 1. new urban extension development allocations will be confined to those necessary to deliver the Growth and Regeneration Strategy; 2. minor amendments to settlement boundaries will be supported where existing boundaries are indefensible; 3. proposals will be supported where they would be appropriate to a countryside location and would protect and enhance the countryside for the sake of its intrinsic character and beauty, the diversity of its landscapes, heritage and wildlife, the wealth of its natural resources and to ensure it may be enjoyed by all; and; 4. proposals that would generally be acceptable include agriculture, forestry, outdoor sport and recreation, habitat creation, flood storage and management, essential infrastructure, mineral extraction, some forms of stand alone renewable energy, suitable farm diversification schemes, limited extension, alteration or replacement of existing dwellings and re-use of suitable buildings for uses appropriate in the countryside.

Proposals which are outside development allocations will only be supported where they would: 1. protect and enhance the countryside, including the retention and improvement of key green wedges where areas of countryside fulfil a variety of key functions; 2. not be visually detrimental by reason of siting, materials or design; 3. not create or aggravate highway or amenity problems; and; 4. preserve the openness of the Green Belt and Countryside Protection Policy Area and not conflict with the purposes of including land within them. 7.7 Policy CS16 states that nationally and internationally important habitats, sites and species will be given the highest level of protection in accordance with the relevant legislation and policy. 7.8 Policy CS19 states that Doncaster will generate at least 37 megawatts of grid-connected renewable energy by 2021. Proposals for stand-alone renewable energy schemes will be directed towards areas with highest relative landscape capacity (as indicated in the landscape character and capacity studies) which are practicable for the development proposed. In all cases, stand-alone renewable energy proposals will only be supported which: i) Demonstrate how they will deliver environmental, social and economic benefits; ii) Protect local amenity and include appropriate stand-off distances between technologies such as wind turbines and sensitive receptors, such as residential areas; iii) Allow the continued safe and efficient operation and growth of Robin Hood Airport; iv) Have no significant adverse impacts, including cumulative impacts, on the built and natural environment (including landscape character, and historic and nature conservation assets, such as Thorne and Hatfield Moors); v) Reclaim the site to a suitable and safe condition and use (such as agriculture or nature conservation) should the development cease to be operational. Doncaster UDP 7.9 The site is allocated as Countryside Policy Area by the Saved UDP Policies and Inset Maps. Policy ENV2 sets out the purposes of the Countryside Policy, whilst Policy ENV4 sets out the types of uses which would normally be acceptable in such locations, which includes agriculture, forestry, recreation and leisure, small scale extension or expansion of existing employment uses, or replacement of existing dwellings. 8.0 Planning Issues and Discussion Principle of Development 8.1 Solar farms do not fall within any of the categories identified in policy ENV 4 as being appropriate development in the countryside. On that basis, the proposal would be an inappropriate form of development in the countryside. Proposed uses outside of those listed must be judged on their own merits, and any potential harm should be clearly weighed against other material planning considerations and potential benefits.

8.2 Policy ENV 4 is supplemented by policy CS3 of the Core Strategy and this does allow for 'some forms of stand-alone renewable energy'. As mentioned previously, CS3 seeks to ensure that all developments will not be visually detrimental by reason of siting, materials or design, and would not cause harm to the openness of the countryside. As such, although technically a departure under the provisions of the saved UDP Policies and allocations, the Core Strategy does recognise that such forms of development can be acceptable in such locations. The saved policies of the UDP and the allocations within it do still form part of the development plan though, and as such it is on this basis that the application is being presented to Committee and considered to be a departure from the development plan. 8.3 There is clearly a need to carry out a balancing act of the benefits that the scheme will bring against any harm that it would cause. A judgement needs to be made as to whether the benefits of the proposal outweigh the harm to the countryside by reason of inappropriateness and any other harm. 8.4 The proposal will therefore be assessed in terms of its impacts upon the countryside, in terms of whether the scheme will be visually detrimental by reason of siting, materials or design, whether it preserves the openness of the Countryside and does not conflict with the purposes of including the land within that allocation, and would not create or aggravate highway or amenity problems. These issues will be discussed later in the report. 8.5 Policy CS19 is also a key policy consideration, being concerned with renewable energy. The policy establishes that the Borough will generate at least 37 mega watts of grid connected renewable energy by 2021. Proposals for stand-alone renewable energy scheme will be directed towards areas with the highest relative landscape capacity, and in all cases will have to demonstrate how they deliver environmental, social and economic benefits, protect local amenity, allow for the safe operation of Robin Hood Airport, have no significant adverse impacts upon the built and natural environment, and be able to leave the site in a safe and suitable condition at the cessation of any operations. 8.6 The proposal will generate 33MW of grid connected renewable energy, and so provides a significant share of the Core Strategy target. It is important to note that this target is not a minimum figure, and national policy indicates that meeting our target is no reason to not grant further proposals - the target set is therefore a minimum figure and will be periodically reviewed. 8.7 Reflective of wider Government policy, designed to address the potential impacts of climate change and to ensure energy security, one of the core planning principles of the NPPF is to encourage the use of renewable resources, for example, by the development of renewable energy. Paragraph 97 of the NPPF says that to help increase the use and supply of renewable and low carbon energy, local planning authorities should recognise the responsibility on all communities to contribute to energy generation from renewable or low carbon sources. 8.8 Although the need for renewable energy does not automatically override environmental protections, on balance, the considerable benefits of the proposal outweigh the harm by reason of inappropriateness and other harm identified. As mentioned previously, these other issues and potential impacts will be discussed further in the report.

Landscape and Visual Impact 8.9 One of the core principles of the NPPF is that the intrinsic character and beauty of the countryside should be recognised. Planning Practice Guidance notes issued by the government states that the deployment of large-scale Solar Farms can have a negative effect on the rural environment, particularly in very undulating landscapes. However, it states that the visual impact of a well-planned and well screened solar farm can be properly addressed within the landscape if planned sensitively. This guidance also stresses that local topography is an important factor in assessing whether a large scale solar farm could have a damaging impact on the landscape. 8.10 The Council's Policies around the Countryside Policy Area similarly seek to ensure that developments do not have an adverse impact upon the openness and character of such areas and would not be visually detrimental by reason of siting, materials or design. Policy CS19 relating to renewable energy also seeks to ensure that schemes have no significant adverse impacts, including cumulative impacts, on the built and natural environment (including landscape character). 8.11 The applicant has submitted a Landscape and Visual Appraisal as part of the application. The assessment takes into account both the alteration the development would introduce to the landscape, and the sensitivity of the site and its current surroundings. 8.12 Whilst the application site consists of agricultural land and is undoubtedly within a rural location, views into the site are constrained by boundary hedgerows, areas of woodland and topography. The proximity of main roads and the airport also reduce the naturalness of the landscape. The main views into the site are from the A638 Great North Road to the western boundary, and High Common Lane to the north. There are no national or local landscape designations within the site or surrounding area. 8.13 The Doncaster Landscape Character and Capacity Study identifies the site is located within the Sandland Heaths and Farmland Landscape Character Type, and more specifically the area H1 - Bawtry to Finningley Sandland Heaths and Farmland. The document describes the key characteristics of this landscape as such; "The land use consists mainly of medium to large scale arable farmland and woodlands. There is a relatively high proportion of tree cover consisting of large straight-edged conifer plantations along with smaller mixed woodland. There is a geometric form to many landscape elements including a railway line, straight edged fields which often have fragmented or missing flailed hawthorn hedgerows with bracken and straight roads particularly the A638 which runs along the line of the former Roman Road. Historic farmed estates and parkland, such as Rossington Hall and Hesley Park built of traditional red brick, are also a feature. Many have since changed their use and become educational establishments or other types of institutions. There are relatively few public rights of way. The few settlements were historically market towns... There are many wooded skylines and longer distance views to lower ground but other views are enclosed by woodland and the local landform."

8.14 The landscape value of the wider area is assessed as high however it states that this is with regard to, "...moderately tranquil and remote areas." It can be considered however that the application site, with the busy A638 to the west and High Common Land and the airport to the north, does not fulfil these criteria, and so can be considered to be a lower value than the more remote parts of the wider character area. This assessment is confirmed by the additional landscape capacity study work carried out in 2010 by the Council, which assessed the neighbouring area of land to the north of High Common Lane as medium sensitivity. 8.15 The main visual impacts of the proposal would be from views from the A638 for the sections of highway from which the site is visible above or through gapping in the field boundary vegetation. Similar impacts would be evident from High Common Lane to the north of the site. The closest residential properties to the application site are located some 200m to the east of the site, and although the development would be visible from these properties, they are separated by an established boundary hedgerow, and would not cause harm to the amenity of these properties. Properties to the west, including Rossington Hall would not be impacted to a great degree given their distance, the main road between, and the existing boundary vegetation. Short distant views from the west and north will be evident during the construction / early stages of operation, however the implementation of the proposed mitigation measures to gap up and increase the height of hedgerows and plant a mixed woodland belt adjacent to the A638 would result in the visual impacts being limited (once the new planting has thickened). 8.16 It is considered that whilst the proposed solar farm would undoubtedly impact upon the openness of the countryside in this location, it can be absorbed into the existing landscape, given that the site is well contained by existing planting to the perimeter and the retention of boundary hedges within the site, which will break up and interrupt views of the solar array. In addition, the proposal is intended to be temporary and so the impacts not permanent. Taking all these points together, the degree of harm the proposal would cause in landscape terms would be limited. The proposal has been planned sensitively and is therefore in accordance with the Planning Practice Guidance notes and policy CS19 of the Doncaster Core Strategy. Agricultural Land 8.17 National planning guidance states a preference for such renewable energy schemes to be located on brownfield land (para 27 of NPPG). Policy CS18 of the Core Strategy (Air, Water and Agricultural Land) seeks to protect higher quality agricultural land (grades 1,2 and 3a) in so far as this is consistent with the Growth and Regeneration Strategy, with the supporting text stating that poorer quality land should be used in preference to higher quality land to the extent that his is practicable. The NPPF states that LPA's should 'take into account the economic and other benefits of the best and most versatile agricultural land' and that where development of agricultural land is demonstrated to be necessary, LPA's, 'should seek to use areas of poorer quality land in preference to that of a higher quality'. Best and most versatile agricultural land is defined as being Grades 1-3a within the Agricultural Land Classification System. 8.18 Whilst there is a preference for the use of brownfield land, this does not preclude such development within the countryside or other green field land, providing that the scheme can be accommodated and impacts upon the landscape can be mitigated. It is also recognised that there is significant pressure on brownfield land or sites within urban areas to deliver alternative uses such as residential, and difficulties associated with delivering such large scale renewable energy schemes given the amount of land required.

8.19 The applicants have provided an assessment of the land classification, which reveals that the site consists of two thirds Grade 3b and one third 3a. Natural England's Agricultural Land Classification Maps shows that there is no land present within the surrounding area of lower grade than Grade 3. Given that the scheme is non intrusive in terms of its impacts, has a temporary lifespan and that a condition will be imposed to ensure that the apparatus is removed after 25 years or at the cessation of operations, the loss of agricultural land is not reversible. Once the development is completed, the soil will be at the same grading and can be put straight back into agricultural use, with the additional benefit of enhanced hedgerows and woodland areas to promote ecological interest. The developers have also confirmed that in to order to make full use of the site, the landowners have been offered a grazing licence, which will allow grazing for up to 50 sheep per hectare. Impact on Robin Hood Airport 8.20 Part C of Policy CS19 seeks to ensure that renewable energy proposals allow for the continued safe and efficient operation and growth of Robin Hood Airport. Given the proximity of the proposal to the airport, this criteria is particularly pertinent. 8.21 The applicant has submitted a Glint Assessment study to establish the possible effects of solar reflections on aviation safety. The proposed solar farm would be sited less than 500m away to the southeast from the end of the runway at it closest point. For comparison, the study gives examples of other large scale solar installations operating close to airports, including Gatwick. Robin Hood Airport has been modelled with respect to aircraft on final approach, taxiing and the ATC tower. Although some instances of low intensity glint was found for aircraft on final approach to Doncaster-Sheffield airport, this is not expected to present any serious problems. 8.22 The assessment also confirms that the panels are made specialist glass, which has a much lower reflectivity than conventional glass, and the strength of reflection is much lower than other features commonly seen such as glasshouses, glass fronted buildings and calm reservoirs. The panels are obviously fixed, and so reflections can only be directed to one area of the sky at any one time. This point slowly moves across the sky as the sun moves during the course of a day. The maximum extent of any glint is only the size of the proposed solar farm and as such an aircraft moving at high speed will cross this point very quickly. The potential for glint will also be reduced where cloud, rain or other weather events obscure the sun from the panels. 8.23 The assessment states that large scale ground mounted solar arrays have been installed at and near to a number of airports both in the UK and worldwide, and no significant adverse effects on aircraft operating in the vicinity of these developments have been noted. Robin Hood Airport initially raised concerns over the proposal, however following discussions with the applicants their objection was lifted. Conditions are recommended concerning biodiversity, and to ensure that panels meet a required standard throughout their life. The airport also required that the developers make any corrections should the installation become any type of physical distraction to pilots and aircrew using the Airport, or elevated safety concerns from air crews occur. 8.24 It is therefore unlikely that the proposed solar farm will have any significant effect on the impact of the radar system or aviation safety through glint or glare and the proposal is therefore compliant with policy CS19 of the Doncaster Core Strategy and the Planning Practice Guidance.

Highways 8.25 The applicant has submitted a Transport Assessment with the application. An existing field access on the northern boundary of the site with High Common Lane will be used for the construction, maintenance and final decommissioning of the site. It is proposed that the access will be upgraded in order to provide adequate visibility splays and width to accommodate larger heavy goods vehicles delivering materials and equipment to site during the construction phase. Vehicles delivering to the site will be standard road vehicles (ie no abnormal loads) which can be accommodated by the local network, and there will be space made within the site for vehicles to be able to turn and leave in a forward gear. It is envisaged that all loads will be brought along High Common Lane from the A638 Great North Road, and from there on to the M18 or A1. The construction period is anticipated to last 3-4 months, with around 430 HGV trips over this period. Following the construction phase, the development will have a minimal impact upon the local network, with visits to the site only required for maintenance purposes every week or two. 8.26 No objections are raised by the Council's Highways Team. A question is raised over the impact of glint on motorists and whether additional landscaping will be provided, however the applicants have provided planting details along the highway boundary which addresses this concern. Highways require details of the visibility splay on to High Common Lane from the access point, and adequate turning to be provided within the site to allow vehicles to leave in a forward gear. Ecology and Wildlife 8.27 Policy CS16 of the Doncaster Council Core Strategy states that Doncaster's natural environment will be protected and enhanced in accordance with a number of principles. Nationally and internationally important habitats, sites and species will be given the highest level of protection and proposals will be supported which enhance the borough's landscape and trees by ensuring that design are of high quality, include appropriate hard and soft landscaping, a long term maintenance plan and enhance landscape character while protecting its local distinctiveness and retaining and protecting appropriate trees and hedgerows, and incorporating new tree, woodland and hedgerow planting. 8.28 An Ecology report has been submitted with the application which sets out which species may be impacted by the scheme, and the potential impact of the scheme upon nearby protected sites. An objection was initially received from the Council's ecologist and the Yorkshire Wildlife Trust, on the basis that the survey did not quantify a potential negative impact upon the nearby River Idle SSSI, and also raised queries over information submitted in respect of specific surveys carried out. Following these comments, and discussions with the Council's Ecologist, the applicants provided an updated ecology report which resolved and clarified the points raised. As such, the Council's Ecologist raises no objections to the scheme, subject to conditions requiring a Construction Ecological Management Plan, Ecological Enhancement Plan, and an Ecological Management Plan. 8.29 The Council's Trees and Hedgerows Officer has also been consulted, and raises no objections to the scheme, on the basis that the existing field boundary hedges are to be retained.

9.0 Summary and conclusions 9.1 Whilst the proposal technically represents a departure from the saved UDP policies, the Core Strategy does support such uses in the Countryside subject to the normal visual, ecological, highways and amenity considerations. There will clearly be an impact on the openness of the countryside in this location, however the proposal is sited such that the visual impact of the solar array will be limited due to existing planting around and within the site. Whilst in a rural location, given the proximity of main roads and the airport, together with the aforementioned planting, it is not considered that the scheme would cause unacceptable harm to the character of the countryside. The solar farm is also a temporary feature (albeit 25 years) and so any impacts to the landscape would be both temporary and reversible. 9.2 All issues such as aviation safety, highways and ecology have been satisfactorily resolved. On balance, the benefits of the scheme in terms of renewable energy provision outweigh the impacts of the development, which in any case can be satisfactorily mitigated, and it is therefore recommended that planning permission be granted subject to the conditions below.

RECOMMENDATION

Planning Permission GRANTED subject to the following conditions. 01. STAT1 The development to which this permission relates must be begun not

later than the expiration of three years beginning with the date of this permission.

REASON Condition required to be imposed by Section 91(as amended) of the

Town and Country Planning Act 1990. 02. U47129 Within 6 months of the 25th anniversary of the date of first export (as

defined in condition 3 below), or within 6 months of the cessation of the solar farm, whichever is the sooner, all solar panels, associated equipment, fencing and other infrastructure shall be removed and the ground re-instated in accordance with details to be approved in writing by the local planning authority.

REASON To ensure that the site is appropriately restored. 03. U47130 Within one month of the date of first export of electricity from the solar

farm, the local planning authority shall be notified in writing of that date.

REASON To establish a date of commencement for the development and to

assist in the effective monitoring of the site. 04. U47131 Prior to the commencement of development a Construction Ecological

Management Plan shall be submitted to the Local Planning Authority for approval in writing. This plan shall clearly set out when a suitably qualified ecologist is required on site to supervise activities and who on site is responsible for ensuring that each part of the plan is followed. The plan will include details of the following:

- The results of a pre commencement badger survey to inform appropriate mitigation measures.

- The locations of mammal gates to be installed in the fencing on site. - The reasonable avoidance measures to be employed during

construction to ensure no impact on reptile species. - A precautionary working method statement for great crested newts. - The measures that will be put in place to ensure no disturbance to

nesting birds. Once approved the plan shall then be implemented as described

unless agreed in writing as otherwise by the Local Planning Authority. REASON In line with Core Strategy Policy 16 to ensure the ongoing ecological

interests of the site are maintained. 05. U47132 Prior to the commencement of development, an ecological

enhancement plan shall be submitted to the local planning authority for approval in writing. This plan shall include details of the following measures, all of which shall be implemented prior to the first occupation of the site or in an alternative timescale to be approved in writing with the local planning authority:

- Species rich seed mixes for the land below the solar areas and adjacent to the hedgerows and ditches.

- Hibernacula features to be created on the site. - New hedgerow planting. - Bat boxes. REASON To ensure the ecological interests of the site are maintained in

accordance with Core Strategy Policy 16. 06. U47133 Prior to the commencement of development, an ecological

management plan shall be submitted to the local planning authority for approval in writing. This plan shall include details of how all the retained and created habitats on the site will be managed. The habitats shall be managed in accordance with the ecological management plan for the lifetime of the development.

REASON To ensure the ecological interests of the site are maintained in

accordance with Core Strategy Policy 16. 07. U47134 Prior to their erection on site, details of the colour and materials of all

ancillary structures shall be submitted to and approved in writing by the local planning authority. The structures shall be built as approved.

REASON To ensure the satisfactory appearance of all ancillary structures and

preserve the character of the countryside. 08. ACC1 The development hereby permitted must be carried out and

completed entirely in accordance with the terms of this permission and the details shown on the approved plans and specifications.

REASON To ensure that the development is carried out in accordance with the

application as approved.

Reasons(s) for Granting Planning Permission: STATEMENT OF COMPLIANCE WITH ARTICLE 35 OF THE TOWN AND COUNTRY DEVELOPMENT MANAGEMENT PROCEDURE ORDER 2015 In dealing with the application, the Local Planning Authority has worked with the applicant to find solutions to the following issues that arose whilst dealing with the planning application: The impacts of the proposal upon ecology, and aviation safety The above objections, considerations and resulting recommendation have had regard to Article 8 and Article 1 of the First Protocol of the European Convention for Human Rights Act 1998. The recommendation will not interfere with the applicant’s and/or objector’s right to respect for his private and family life, his home and his correspondence.

APPENDIX 1

Site Location Plan

APPENDIX 2

Aerial Photo

APPENDIX 3

Site Layout