layer solar farm, colchester planning, design and …

Date: November 2020 DWD Ref: 14604

LOW CARBON

LAYER SOLAR FARM,

COLCHESTER

PLANNING, DESIGN AND ACCESS

STATEMENT

6 New Bridge Street London EC4V 6AB

T: 020 7489 0213 F: 020 7248 4743 E: [email protected] W: dwdllp.com

Low Carbon – Layer Solar Farm Planning, Design and Access Statement

November 2020 DWD Ref: 14604

Disclaimer

This report has been produced by DWD, the trading name of Dalton Warner Davis LLP, a Limited Liability Partnership. Registered in England No. OC304838. Registered Office: 6 New Bridge Street, London, EC4V 6AB. The report is intended for the sole and exclusive use of the instructing client or party. The report shall not be distributed or made available to any third party or published, reproduced or referred to in any way without the prior knowledge and written consent of DWD. The report does not constitute advice to any third party and should not be relied upon as such. DWD accepts no liability or responsibility for any loss or damage to any third party arising from that party having relied upon the contents of the report in whole or in part.



CONTENTS

EXECUTIVE SUMMARY ............................................................................................................. 1

1.0 INTRODUCTION .............................................................................................................. 2

Overview ...................................................................................................................................... 2 The Applicant ............................................................................................................................... 2 Pre-application consultation ........................................................................................................ 3 Pre-application advice ................................................................................................................. 3 Environmental Impact Assessment ............................................................................................. 4 Planning application submission .................................................................................................. 4 The purpose and structure of this document .............................................................................. 5

2.0 NEED ............................................................................................................................... 7

3.0 THE SITE AND SURROUNDING AREA ............................................................................... 9

Location, description and use ...................................................................................................... 9 Surrounding area ....................................................................................................................... 10 Planning and Environmental Designations ................................................................................ 10 Site Selection .............................................................................................................................. 12

4.0 PROPOSED DEVELOPMENT ........................................................................................... 14

Development Summary ............................................................................................................. 14 Design Flexibility ........................................................................................................................ 15 Main Components ..................................................................................................................... 17 Landscaping and Biodiversity ..................................................................................................... 22 Construction............................................................................................................................... 23 Operation ................................................................................................................................... 24 Decommissioning and Restoration ............................................................................................ 24

5.0 DESIGN APPROACH ....................................................................................................... 25

Design principles ........................................................................................................................ 25 Design approach ........................................................................................................................ 25 Design evolution ........................................................................................................................ 26 Design through consultation ...................................................................................................... 28

6.0 DESIGN COMPONENTS .................................................................................................. 29

Use ............................................................................................................................................. 29 Amount ...................................................................................................................................... 29 Layout ........................................................................................................................................ 30 Scale ........................................................................................................................................... 31 Appearance ................................................................................................................................ 31 Access ......................................................................................................................................... 32 Landscaping and Biodiversity ..................................................................................................... 32

7.0 PLANNING POLICY CONTEXT ......................................................................................... 35

Statutory development plan ...................................................................................................... 35 Other Material Considerations .................................................................................................. 36

8.0 ASSESSMENT OF THE PROPOSED DEVELOPMENT .......................................................... 39



Principle of development ........................................................................................................... 39 Site selection .............................................................................................................................. 40 Scale, appearance and design .................................................................................................... 41 Land-use and development in the countryside ......................................................................... 42 Landscape and Visual ................................................................................................................. 43 Cultural Heritage ........................................................................................................................ 45 Flood Risk ................................................................................................................................... 46 Biodiversity ................................................................................................................................ 48 Traffic and Transport ................................................................................................................. 49 Amenity and Impact on Local Community ................................................................................. 50

9.0 SUMMARY AND CONCLUSIONS .................................................................................... 52

TABLES

Table 1.1: PDAS Structure .................................................................................................................... 6

FIGURES Figure 3.1: Site Location ....................................................................................................................... 9 Figure 3.3: MAGIC map extract ........................................................................................................... 11 Figure 3.4: Unconstrained Land .......................................................................................................... 13 Figure 4.1: Indicative Site Layout ........................................................................................................ 15 Figure 4.2: Development Zone Plan .................................................................................................... 17 Figure 3.3: Example of Row of Panels ................................................................................................. 18 Figure 4.4: Example Cabin .................................................................................................................. 18 Figure 4.5 – Example 33kV – 132kV substation compound.................................................................. 19 Figure 4.6: Example Substation and customer switchroom ................................................................. 20 Figure 4.7: Example Camera ............................................................................................................... 22 Figure 4.8: Example Fence .................................................................................................................. 22 Figure 5.1: Habitat Buffers (North) ..................................................................................................... 27 .......................................................................................................................................................... 27 Figure 5.2: Habitat Buffers (South) ..................................................................................................... 27 .......................................................................................................................................................... 27

APPENDICES

APPENDIX A: LIST OF PLANS



Revision Description Originated Checked Reviewed Authorised Date

1 First draft JM NB NB NB 26/10/20

2 Updated draft JM NB NB NB 09/11/20

3 Updated draft JM NB NB NB 16/11/20

4 Final version JM NB RB NB 30/11/20

DWD Job Number: 14604



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EXECUTIVE SUMMARY

Layer Solar Farm Limited (the ‘Applicant’) is seeking planning permission from Colchester Borough Council

for the construction and operation of a solar photovoltaic farm and other associated development on

agricultural land west of Layer de la Haye, near Colchester. The proposal is referred to collectively as the

‘Proposed Development’ and the project is known as ‘Layer Solar Farm’.

The primary purpose of this Planning, Design and Access Statement is to set out the planning case for the

Proposed Development, including with reference to local and national planning policy. This statement

should be read in conjunction with the other documents that comprise the planning application

submission, including the requisite environmental and technical reports that have been produced.

The principle of renewable energy, such as solar power, is supported by local and national planning policy.

It is also notable that Colchester Borough Council has declared a climate emergency and the UK

Government has committed to meeting a legally binding target of net-zero carbon emissions by 2050. In

order to meet the 2050 target, significant investment is required in the development of renewable energy

infrastructure throughout the UK.

The Applicant has carried out a meaningful pre-application consultation exercise in respect of the

Proposed Development, primarily focused on the local community, but also including consultation the

Council. The Applicant has listened to the views expressed by consultees, including the local community,

and has made changes to the Proposed Development to help address and mitigate concerns. The changes

include additional screen planting and standoffs from sensitive features, including isolated residential

properties.

The Proposed Development complies with relevant planning policy and there are significant benefits

associated with it. The environmental and technical reports that form part of the planning application

submission demonstrate that there would be no unacceptable environmental impacts.

These factors, when combined with the significant need for renewable energy, mean that the planning

balance (and, in particular, when considered in the context of the tests under Section 38(6) Planning and

Compulsory Purchase Act 2004) is weighted significantly in favour of the Proposed Development.



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1.0 INTRODUCTION

Overview

This Planning, Design and Access Statement (‘PDAS’) has been prepared in support of an application

for full planning permission submitted to Colchester Borough Council (the ‘Council’) under the

provisions of the Town and Country Planning Act 1990 (as amended) on behalf of Layer Solar Farm

Limited (the ‘Applicant’), which is a special purpose vehicle (‘SPV’) owned by Low Carbon UK Solar

Investment Company Limited (‘Low Carbon’).

The proposal comprises the construction and operation of a solar photovoltaic (‘PV’) farm and

associated infrastructure, including inverters, security cameras, fencing, access tracks and

landscaping. The proposal is referred to collectively as the ‘Proposed Development’ and the project

is known as ‘Layer Solar Farm’.

The proposed site (the ‘Site’) measures approximately 96.8 hectares (‘ha’) and comprises two

parcels of agricultural land, separated by Birch Road, located west of Layer de la Haye, near

Colchester. The developable portion of the Site is approximately 67.9ha. The majority of the Site is

Grade 3b land (moderate quality), with a small section of Grade 3a land (good quality) to the north.

It follows that the Site is farmed as a unit of Grade 3b land and is classed as such for the purposes

of this planning application.

The UK Government has committed to meeting a legally binding target of net-zero carbon

emissions by 2050 and the Council has declared a climate emergency. This requires major

investment in proven technologies, such as solar and wind, which are supported by planning policy

at local and national level. The Proposed Development would help to address this need by

generating clean and renewable energy without the need for subsidies.

Planning permission is being sought to operate for 40 years, at which point it would be

decommissioned and the land returned to its previous state.

The Applicant

Low Carbon, the owner of the Applicant, is a UK company committed to making a positive and

significant impact on the causes of climate change. The company has funded the development of

more than 322 megawatts (‘MW’) of UK solar, generating enough clean energy to power more than

100,000 UK homes and saving in excess of 143,600 tonnes of CO² each year.



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Pre-application consultation

The Applicant has carried out a comprehensive and meaningful pre-application consultation

exercise in respect of the Proposed Development, primarily focused on the local community, but

also including consultation with the Council and other key consultees.

The Proposed Development received some interest from the local community. There was also a fair

amount of neutral feedback, however the majority of respondents agreed that the UK needs more

renewable energy generation.

The views expressed by consultees have been listened to, resulting in several changes and additions

to the Proposed Development. These includes significant changes to the site layout, such as

reducing the area covered by solar panels and other infrastructure. This has included removing the

majority of solar panels and other infrastructure from sections of the Site. Further changes include

the following:

• incorporating standoffs into the site layout from boundary habitats, field margins and areas

of woodland to the north and east of the Site;

• removal of solar panels from land in the southern boundary of the Site to provide for

ecological buffers and habitat enhancement areas;

• removal of solar panels and other infrastructure from the north western part of the Site;

• incorporating standoffs into the site layout and additional screen planting, to mitigate

impacts.

• investigating options for highway access to the Site, including carrying out speed surveys and

vehicle tracking exercises.

The approach taken was informed by the Council’s Statement of Community Involvement (March

2013).

Pre-application advice

The Applicant sought pre-application advice from the Council including a virtual meeting held on 7

May 2020 followed by formal written pre-application advice letter issued on 18 May 2020. The

Council confirmed that the principle of development is supported subject to the impacts of the

Proposed Development being acceptable and appropriately mitigated including matters regarding

landscape and visual, archaeology, heritage and ecology.



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The advice has been taken into consideration in preparing the planning application, particularly in

terms of scope, assessing and addressing relevant environmental impacts, and producing a

submission that complies with local validation requirements.

Environmental Impact Assessment

The Applicant submitted a request for an Environmental Impact Assessment (‘EIA’) Screening

Opinion from the Council on 7 July 2020. The Council issued its Screening Opinion on 27 July 2020,

stating that the development is considered to be ‘EIA development’ and any planning application

must therefore be accompanied by an Environmental Statement (‘ES’).

It follows that the planning application is accompanied by an ES which comprises an assessment of

potential effects of the Proposed Development on cultural heritage, ecology and landscape and

visual amenity. The submission includes a number of environmental reports produced by technical

specialists, listed in para. 1.16 below.

It is noted that the EIA Screening Opinion related to the development of approx. 130ha of land

which included a parcel of land south of Heckfordbridge. This parcel is no longer proposed for

development and has been excluded from the Site to which this current planning application relates

thereby reducing the overall site size to approximately 96.8ha.

Planning application submission

The application submission consists of the following documents:

• Application Cover Letter;

• Application Form and Certificates;

• Community Infrastructure Levy (‘CIL’) form;

• Planning, Design and Access Statement (this document);

• Consultation Report;

• Alternative Site Assessment;

• Plans (the full of list of plans is itemised at Appendix A of this report);

• ES Volume 1 – Main Report;

• ES Volume 2 – Technical Appendices;

• ES Volume 3 – Figures;



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• Flood Risk Assessment and Drainage Strategy;

• Transport Report;

• Contaminated Land Report (Phase 1);

• Arboricultural Survey (included within ES Volume 1

• Agricultural Land Classification Survey; and

• Photomontages (included within ES Volume 1 Chapter 6).

The application has been submitted electronically via the Planning Portal and is accompanied by

the necessary fee of £149,543.00 payable to the Council.

The purpose and structure of this document

The primary purpose of this PDAS is to demonstrate how the design of the Proposed Development

is a suitable response to the Site and its setting, and to demonstrate that it can be adequately

accessed. Furthermore, how the Applicant has taken account of relevant planning policy and the

extent to which the Proposed Development is compliant with the Statutory Development Plan.

In doing so, this PDAS draws upon and cross-refers, where relevant, to the other documents that

form part of the planning application submission.

The PDAS has been prepared in accordance with Article 9 of the Town and Country Planning

(Development Management Procedure) (England) Order 2015. Article 9 requires that all

applications for major development, such as the Proposed Development, are accompanied by a

‘design and access statement’ that should:

• explain the design principles and concepts that have been applied to the development;

• demonstrate the steps taken to appraise the context of the development and how the design

of the development takes that context into account;

• explain the policy adopted as to access, and how policies relating to access in relevant local

development documents have been taken into account;

• state what, if any, consultation has been undertaken on issues relating to access to the

development and what account has been taken of the outcome of any such consultation;

and

• explain how any specific issues which might affect access to the development have been

addressed.



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The above details are primarily set out in Sections 5 and 6 of this document.

Structure

The remainder of this document is structured as follows:

Table 1.1: PDAS Structure

Section Title Overview

Section 2 Need Sets out the significant need that exists for solar and other renewables.

Section 3 The Site and surrounding area

Describes the Site and its key features, the planning history of relevance that relates to it, any local planning designations and allocations that apply, and the Applicant’s site selection process.

Section 4 The Proposed Development Provides an overview of the Proposed Development, including use, amount, layout, appearance and access.

Section 5 Design approach Outlines the approach taken to the design of the Proposed Development.

Section 6 Design components Provides the design and access details of the Proposed Development, including layout, use, amount, scale, appearance, access and landscaping.

Section 7 Planning policy context Sets out the legislative and policy framework for the determination of the planning application.

Section 8 Assessment of the Proposed Development

Provides an assessment of the Proposed Development against relevant policy at national and local level.

Section 9 Summary and conclusions Sets out the conclusions of this PDAS in terms of the overall acceptability of the Proposed Development.



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2.0 NEED

There is a significant and quantifiable need for the deployment of solar farms and other renewable

energy generation, which is being driven by government at local and national level in the UK.

In June 2019 the Government raised the UK’s ambition on tackling climate change by legislating for

a net-zero greenhouse gas emissions target for the whole economy by 2050. Decarbonising the

power sector is integral to achieving this goal and requires major investment in proven

technologies, such as solar and battery storage, which are supported by planning policy at local and

national level.

At local level, Colchester Borough Council (‘CBC’) declared a climate emergency on 17 July 2019,

acknowledging that urgent action is required to limit the environmental impacts produced by the

climate crisis. As part of this declaration, the CBC resolved several actions that it is taking to respond

to the climate crisis. One of the main actions was the formation of the Conservation and

Environmental Sustainability Task and Finish Group, which have held meetings to discuss actions

the Council can take on the climate emergency. To achieve carbon neutrality by 2030, the Council

has produced a Climate Emergency Action Plan which specifies the Council’s greenhouse gas

emissions and the actions it plans to reach carbon neutrality by 2030.

The National Infrastructure Commission (‘NIC’), official advisor to the Government on

infrastructure, has subsequently produced a report1 (in March 2020) setting out the infrastructure

required in order to meet the 2050 target, including the amount of new renewable energy

development that would need to be deployed.

Importantly, the NIC recommends the generation mix is up to around 90% renewables. At page 18

the report recommends that across all scenarios significant solar, onshore wind, and offshore wind,

with between 129–237 gigawatts (‘GW’) of renewable capacity is in operation by 2050, including:

• 56–121 GW of solar;

• 18 –27 GW of onshore wind; and

• 54 – 86 GW of offshore wind.

1 https://www.nic.org.uk/publications/net-zero-opportunities-for-the-power-sector/



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The above requires a monumental increase in installed capacity, including around 9x more solar

than is currently installed in the UK, which is presently around 13 GW according to Green Match2.

Taking the above figures and applying them to the number of local authority areas in the UK leads

to some astonishing numbers, as follows:

• there are approximately 382 local authorities across England, Scotland, Wales and Northern

Ireland;

• if current installed solar capacity (13 GW) in subtracted from the NIC’s upper figure for solar

(121 GW), this leaves up to 108 GW of new solar needed;

• this would mean that each local authority in the UK hypothetically needs to provide

approximately 283 MW of solar capacity which equates to approximately 6 solar farms the size

of the Proposed Development to meet the target; and

• the amount of solar farms required within ‘developable’ local authority areas increases

exponentially when National Parks and other local authorities where solar farms arguably might

not be viable are removed from the equation.

The above figures are clearly high-level; however, they go a significant way to demonstrating the

amount of new infrastructure that is required. The need is compelling and undeniable, and the

amount of new infrastructure means that the responsibility is shared throughout the UK. There is

simply too much for it not to be shared nationally, not to mention that climate change is a national

and global issue.

It is wholly reasonable therefore to consider that every local planning authority area where there

is developable land should be delivering a significant amount of capacity, taking in a mixture of

landscapes and terrains.

2 https://www.greenmatch.co.uk/blog/2019/09/uk-solar-capacity



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3.0 THE SITE AND SURROUNDING AREA

This section describes the location and key features of the Site and surrounding area, identifies any

relevant planning and environmental designations, and explains the Applicant’s site selection

process.

Location, description and use

The Site (within the application red line boundary) measures approximately 96.8ha and comprises

two parcels of agricultural land, separated by Birch Road. The developable portion of the Site is

approximately 67.9ha. The Site is located approximately 0.5km to the west of Layer de la Haye and

2km from the edge of Colchester’s settlement boundary. The land is Grade 3 (moderate quality)

and is currently in arable rotation.

The Site currently comprises a number of agricultural fields with small sections of shrubs and trees

surrounding each field and areas of woodland bordering the north of the Site. There is no

development currently on the Site, aside from an overhead electricity line and pylons that cross the

southern section of the Site.

The northern parcel is surrounded almost entirely by woodland apart from to its south west where

it is bound by Birch Road and Birch Park Road. A small part of its south eastern boundary is bound

by a small agricultural field. The parcel is bordered to the west by an isolated residential property

known as The Bungalow. Woodhouse Farm is located centrally within the parcel.

The southern parcel is located immediately south of the northern parcel and Birch Road. It is

surrounded by a mixture of roads, agricultural fields, woodland, Layer de la Haye Treatment Works,

scattered residential properties and agricultural buildings. It is also located approximately 300

metres (‘m’) north west of Abberton Reservoir at its closest point.

No PRoWs cross the southern parcel of land. No public rights of way (PRoW) cross the Site but a

number of PRoW border the Site. This includes a footpath to the south of the Site, a bridleway and

footpath to the north-east of the Site and a footpath to the north-west of the Site.

The Site includes the land required for the main solar farm, associated infrastructure and highway

access. Please refer to Section 4 of this report for further details.

The location of the Site, defined by the red line planning application boundary, is shown in Figure

3.1 below and in the Site location Plan (Reference: PL-01).

Figure 3.1: Site Location



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Surrounding area

The surrounding area is rural in character and dominated by pasture, with the village of Layer de la

Haye and the Water Treatment Works situated directly to the east of the Site. Residential and

commercial properties are located in Layer de la Haye with a number of farmsteads and residences

scattered within the surrounding area.

Colchester town is located to the north east of the Site. There are a number of other villages within

the vicinity of the Site including Heckfordbridge to the north-west and Birch, Birch Green and Layer

Breton to the west and south-west.

Woodland cover is well represented in the agricultural landscape, particularly to the north and east

of the northern parcel of the Site. The topography of the Site and the surrounding area is

characterised by relatively flat land with limited topographical change. The Site itself is fairly

uniform in topography, varying only in elevation of between approximately 35 and 40 m Above

Ordnance Datum (AOD).

There is a number of existing solar farms located in wider surrounding area within the Borough

including: Birch Estate, land adjacent to Claypits Farm (approx. 2km to the west); Birch Airfield on

Blind Lane (approx. 4km to the west) and Langenhoe Solar Farm (approx. 6.3km to the south-east).

Planning and Environmental Designations

A search of the Government’s MAGIC mapping resource has confirmed that the Site is not subject

to any national or international designations or assets that relate to biodiversity, landscape, cultural



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heritage or other e.g. Special Protection Area, Scheduled Monument or Area of Outstanding Natural

Beauty. An extract from the MAGIC search is provided in Figure 3.3 below with the Site delineated

in red.

There are a number of designated heritage assets in the surrounding area. Part of the Scheduled

Monument Gosbecks Iron Age and Romano-British Site (ref. 1002180) is located to the north of and

outside the Site within Chest Wood. There are Grade II listed buildings located near to the Site at

Conduit Farm, Birch Park to the west and also at The Vicarage and 3 & 5 Birch Road to the east of

the Site (just north of the Water Works). The Grade I listed Church of St John the Baptist is located

some 230m to the south east of the Site on the eastern side of Church Road.

The closest national/international ecological designation is the Abberton Reservoir, located

approximately 270 m to the south east of the Site at its closest point, which is a Ramsar Site, a

Special protection Area (‘SPA’) and a Site of Special Scientific Interest (‘SSSI’). There are also Local

Wildlife Sites, primarily comprising of woodland, located adjacent to the north of the Site. There

are no landscape designations in the immediate surrounding area.

The entire Site is located within Flood Zone 1 and therefore has a low probability of flooding. There

are no trees within the Site subject to Tree Preservation Orders.

Figure 3.3: MAGIC map extract



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Site Selection

The identification of the Site is the result of a methodical site selection exercise undertaken by the

Applicant. This applied a number of important criteria, including technical feasibility, environmental

and planning constraints, and land availability. The criteria were determined with reference to

relevant planning policy.

The site selection process was broadly split into the following sequence of activities:

• definition of a search area;

• analysis of previously development land;

• analysis of lower grade agricultural land;

• establishment of a long-list;

• long-list filtering to create a short-list of sites; and

• assessment of the short-list.

The Alternative Site Assessment (‘ASA’) report that forms part of the planning application

submission demonstrates the process that the Applicant went through to identify the Site. The

overall aim of the assessment is to demonstrate that the Applicant gave due consideration to the

benefits and constraints associated with the Site when selecting it for development.

As detailed in the ASA, the Search Area features a lot of heavily constrained land in its northern

extent, located in and around Colchester, in addition to Abberton Reservoir to the south west. The

remainder comprises predominantly agricultural land. Figure 3.4 (an extract from the ASA) below

illustrates the unconstrainted land in light green.

A number of previously developed and strategic sites were identified in and around the urban area

but all (with the exception of one) were too small to be considered as feasible alternatives to the

Proposed Site. The vast majority of the agricultural land was unconstrained, but due to the presence

of physical features such as roads, woodland and residential areas much of this agricultural land

was divided into plots too small to be considered as feasible alternative sites.

The site search, which is set out in the ASA, identified a long-list of 117 sites. The filtering exercise

reduced the long-list down to a short-list of 8 sites.

The assessment considers all sites on the short-list and ultimately concludes that the majority of

the sites are comparable to the Proposed Site in many respects, particularly regarding favourable

topography and being clear and developable. However, in many instances there are unknowns



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regarding land availability. In addition, Abberton Reservoir forms a significant obstacle between a

number of sites and the respective point of connection resulting in protracted and potentially

unfeasible underground connections. Furthermore, there are other potential constraints including

close proximity to residential areas and properties and in some cases Grade II Listed Buildings

without screening.

The ASA therefore concludes that whilst many of the sites comply with the main criteria and are

comparable to the Proposed Site, none comprise a more feasible alternative.

Figure 3.4: Unconstrained Land



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4.0 PROPOSED DEVELOPMENT

This section provides a description of the Proposed Development, including its main components,

construction and operation.

Development Summary

The Proposed Development comprises the construction and operation of a solar photovoltaic (‘PV’)

farm and other associated infrastructure. The Proposed Development includes the following

equipment (approximate):

• Rows of solar PV panels;

• approximately 25 inverters within shipping containers (or similar);

• a meter room and switchroom;

• a 33kV – 132kV transformer substation compound and cable connection to Abberton

Substation;

• internal buried cabling;

• internal access tracks;

• perimeter fencing; and

• CCTV cameras.

It is estimated that the solar panels would generate up to 49.9 MW peak, enough to power

approximately 16,581 homes.

The Proposed Development benefits from an agreed point of connection (‘POC’) to an existing

Distribution Network Operator (‘DNO’) electricity substation located in Abberton, approximately

2.7km to the east of the main solar farm site.

The Indicative Site Layout Plan (Reference: PL-02) that forms part of the planning application

submission illustrates an example layout. The plan is reproduced in Figure 4.1 on the following

page.



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Figure 4.1: Indicative Site Layout

Design Flexibility

Construction work on the Proposed Development, assuming planning permission is granted, would

not commence until a final investment decision has been made by the Applicant and a contractor

appointed. Following the award of the contract(s), the appointed contractor would carry out a



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number of detailed studies to inform the technology selection for the Proposed Development and

also to optimise its layout and design before starting work at the Site.

It follows that it has not been possible for the Applicant to fix all of the design details of the

Proposed Development at this stage. The Applicant has therefore sought to incorporate sufficient

design flexibility. This relates to the dimensions and layout of structures forming part of the

Proposed Development, including the precise layout of the Site and the height of the solar panels.

In order to ensure a robust assessment of the likely significant environmental effects of the

Proposed Development, the assessments that form part of the planning application have been

undertaken adopting the principles of the ‘Rochdale Envelope’.

The approach involved assessing the maximum (and where relevant, minimum) parameters for the

elements where flexibility is required. For example, the solar panels have been assessed for the

purposes of landscape and the visual impact as being a maximum of 2.8 high, which is the worst-

case.

The approach also involved defining development zones, rather than having a defined layout. This

would allow the future contractor to optimise the layout of the solar farm following any grant of

planning permission, rather than being bound to a precise layout. The zones are shown in the

Development Zone Plan (Reference: DZ-01) that forms part of the planning application submission.

The plan is reproduced in Figure 4.2 on the following page.

The zones define where certain infrastructure should be located within the Site, but there is

flexibility in terms of the layout within each zone. The infrastructure that is proposed within each

zone is as follows:

• Development Zones 1 – 6 and 8 – 12: solar panels, inverters and associated infrastructure; and

• Development Zone 7: substations, solar panels, inverters and associated infrastructure.



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Figure 4.2: Development Zone Plan

Main Components

Solar Panels

The solar panels would be laid out in rows running from east to west across the Site. There would

be a gap of approximately 3-4 m between each row. The panels would be mounted on a frame, to

be installed using spiked foundations of approximately 1-2 m deep.



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The panels are typically mounted in four horizontal rows, with one row fixed directly above the

other, and angled at the optimum position for absorbing year-round solar irradiation. At the lowest

edge the arrays would be approximately 0.9 m from the ground and up to approximately 2.8m at

the highest edge.

An example of a row of solar panels is shown in Figure 4.3 below. Indicative dimensions of the

panels and frame are shown on the Indicative Site Layout Plan (Reference: PL-02) that forms part

of the planning application submission.

Figure 3.3: Example of Row of Panels

Inverters

The inverters would be contained within shipping containers or similar cabin type structures. Each

unit would measure approximately 12.2 m long, 2.5 m wide and 2.9 m high. Each cabin would be

placed on a concrete base (with 1m deep foundations) as shown in Figure 4.4 below.

Figure 4.4: Example Cabin



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The inverters would convert the direct current (‘DC’) generated by the solar panels into alternating

current (‘AC’). Transformers, contained within the inverter cabins, convert the low voltage output

from the inverters to high voltage suitable for feeding into the local electricity distribution network.

Indicative elevations and dimensions of the inverter cabins and associated infrastructure are shown

in the Inverter Elevations and Dimensions Plan (Reference: SD-08).

Substation compound and cable connection route

The connection into the grid network would require a transformer substation compound

(measuring up to 6 m in height) to allow for the voltage step-up from 33 kV to 132 kV connection

at the Abberton bulk supply point substation – approximately 2.8km east of the Site. The cable

connection route would be buried within the road from the Proposed Development to the

substation.

The new substation compound within the Site would measure up to 50 m by 25 m (an example is

shown in Figure 4.5 below). This would become partly adopted by the DNO for their assets. This

would consist of overhead electrical busbars and other electrical infrastructure along with a DNO

control building and a customer switchroom (examples of which are shown in Figure 4.6 below)

housing the metering equipment. These structures would measure up to approximately 6 m high.

The DNO control building would measure approximately 6 m long, 8 m wide and 4.1 m high. From

the substation compound, a cable would be installed to DNO substation and then on to a customer

switchroom on-site. Each would be placed on a concrete base. They would either be clad in brick

or wood to comply with local vernacular, or coloured green (or in any other colour) to minimise any

visual impact.

The substation, inverters and solar panels would be connected by underground electrical cables

(buried approximately 1 - 1.5 m below ground level).

Indicative elevations and dimensions of the substation compound and other structures are shown

in the Substation Compound Plan (Reference: SD-13), DNO Substation Elevations and Dimensions

Plan (Reference: SD-01) and Customer Substation Elevations and Dimensions Plan (Reference: SD-

02). Example of the underground electricity cable configurations are shown in the Cable Trench

Cross-Section Plan (Reference: LCS007-SD-05).

Figure 4.5 – Example 33kV – 132kV substation compound



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Figure 4.6: Example Substation and customer switchroom

Access

It is envisaged that the southern part of the Site would be accessed directly via the existing farm

access located on Church Road (B1026). To exit the southern parcel, vehicles will use the same

existing farm access onto Church Road.

An existing access along Birch Road will facilitate access to the northern part of the Site. An existing

gated access from the southern part of the site onto Birch Road will facilitate access to the northern



21

parcel. Both accesses with require some localised widening in order to accommodate turning

movements.

To avoid the requirement for HGVs needing to use the northern section of Church Road or the

section of Birch Road to the east of the site and therefore passing through the village centre at

Layer de la Haye, it is proposed that all large construction vehicles will access the southern parcel

from Church Road. Onward access to the northern parcel will then be achieved by using an internal

route through the southern parcel, which will exit at the northern boundary onto Birch Road at an

existing access. Vehicles can then access the northern parcel from the aforementioned access on

Birch Road. It is proposed that construction routing to the northern parcel will also utilise the B1023

and the B1026 to the south of the Site, from the A12.

Site access tracks would be utilised to facilitate movement within the Site for construction and

maintenance. It is envisaged that topsoil layers would be excavated to expose a suitable base on

which to build the tracks. The tracks would then be built up by laying a crushed stone surface, rolled

in layers. It is envisaged that the tracks would utilise existing access points between field and

crossing points over ditches as far as practicable.

During operation, it is expected that vehicles will utilise Birch Road to access the northern parcel,

rather than travelling through the southern parcel from Church Road as they will during the

construction phase, given that the frequency of movements is expected to be very limited.

Security

The Proposed Development would need to be secure. It is envisaged that deer fencing (mesh with

wooden posts or similar) to a height of approximately 2 m would be installed along the outer edges

of the Site in order to restrict access.

This would be sited inside the outermost hedges/trees/vegetation, ensuring that the fence is

visually obscured, and access is available for hedge trimming and maintenance. Gates would be

installed at the main site access point for maintenance access. These would be the same design,

material and colour as the fencing.

The perimeter of the Site would be protected by a system of CCTV cameras and/or infra-red

cameras, which would provide full 24-hour surveillance around the entire perimeter. An intelligent

sensor management system would manage the cameras. The cameras would be on poles of

approximately 3 m high, spaced at approximately 50 m intervals along the security fence. There

would be no lighting within the Site at night-time.



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The proposed fencing and cameras are shown in Figures 4.7 and 4.8 below, and on the Deer Fence

Elevations and Dimensions Plan (Reference: LCS007-SD-07) and CCTV Elevations and Dimensions

Plan (Reference: LCS007-SD-03) that forms part of the application submission.

Figure 4.7: Example Camera

Figure 4.8: Example Fence

Landscaping and Biodiversity

The Proposed Development has been designed to respect the character of the landscape and use

the strong field boundaries to integrate the scheme into the landscape as far as practicable. Existing

landscape features would be protected and strengthened and all trees and hedgerows on or around

the Site would be retained and additional planting provided where necessary, to fill gaps in the

existing boundary planting to retain field enclosures.



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Key landscaping proposals include:

• establishing flora margins/buffer strips along field boundaries, between the boundary

hedge/vegetation and the proposed fence;

• elsewhere sowing areas with a species-rich wildflower grassland mix, including beneath and in

between rows of solar panels;

• retaining all existing woodland, trees and hedgerows (and field margins generally) within and

adjacent to the Site, to retain the sense of enclosure and avoid opening long views;

• providing enough space for new/replacement hedgerows and vegetation to be planted, to

integrate the Site into the surrounding landscape as far as practicable; and

• using native species only.

Construction

The construction phase of the Proposed Development is expected to last for approximately 16

weeks. During this period, initial site setup works including access maintenance and improvements

will be undertaken where considered to be beneficial to the use of the access, followed by

construction of the internal access route(s), ground works, the installation of the solar panels and

other infrastructure.

Facilities would be provided on site for construction workers, including provision of a site office and

welfare facilities (including toilets, changing and drying facilities, and a canteen). Fencing would be

installed around the perimeter of the site, as discussed, and temporary parking would be provided

for the construction workers.

During the 16-week construction period, it is proposed that construction working hours would be

as follows:

• 07:00 – 18:00 Monday to Friday; and

• 08:00 – 13:00 Saturday.

Should work be required to be undertaken outside of these times, this would be agreed in writing

with the Council.

At the end of each day, mobile plant would be returned to a secure overnight plant storage, where

drip trays can be utilised under the various types of plant, if required.



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Operation

Once operational, occasional maintenance of the solar panels and other infrastructure would be

required. The solar panels would also need to be periodically cleaned, most likely using simply soap

and water, to ensure the efficient running of the system.

It is expected that under normal circumstances no more than 4 cars/vans would visit the Site each

week (generally spread to less than 1 per day).

The Site would be retained in agricultural use for the life of the Proposed Development. The

majority of the site would be planted with a combination of grassland/meadow, which would

enable grazing (sheep). This would include land between and underneath panels. Around the

perimeter, wildflower meadows would be planted.

Decommissioning and Restoration

At the end of the Proposed Development’s lifespan (i.e. circa 40 years), the solar panels and other

infrastructure would be removed and the Site restored. The small quantity of foundations, hard

surfacing and heavy infrastructure mean that, in combination with retaining the majority of the site

as grassland, the land would be easier to restore than other more intrusive development, e.g. large

buildings requiring significant foundations.

The restoration process is intended to ensure that the land is restored to the same quality as

previously and it is envisaged this would be secured through a suitable condition attached to any

planning permission.



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5.0 DESIGN APPROACH

This section sets out the approach that the Applicant has taken to the design of the Proposed

Development and how the design has evolved throughout the pre-application process.

Design principles

The main design principles adopted by the Applicant are set out below:

• Design Principle 1: to position the main components to minimise environmental impact;

• Design Principle 2: to seek opportunities for the management and enhancement of biodiversity;

• Design Principle 3: to provide a functional design that makes the best use of the location and

provides for efficient generation of electricity;

• Design Principle 4: to seek to assimilate the Proposed Development into the local landscape as

far as possible;

• Design Principle 5: to ensure safe and efficient access to the public highway; and

• Design Principle 6: to ensure the approach to design is inclusive.

These principles are referenced where applicable in the remainder of this section.

Design approach

The approach that the Applicant has taken to the design of the Proposed Development has been

informed by the context within which it would be situated, in addition to the opportunities and

constraints presented by the Site.

The immediate and wider context within which the Site sits is formed largely by agricultural land

and woodland however there is a presence of built development in the area, notably the village of

Layer de la Haye and the Water Treatment Works to the east and the settlements of Birch, Birch

Green and Layer Breton to the west. Given the Site’s agricultural context, the Proposed

Development has been designed to be sympathetic to its surroundings (in accordance with Design

Principles 1, 2 and 4), whilst being practical in terms of technical and engineering considerations (in

accordance with Design Principles 3 and 5).

Key elements of the design approach have included the following:

• preserving all existing trees and hedgerows, and maintaining suitable stand-offs from sensitive,

ecological features within the Site, e.g. field margins hedgerows and Ancient Woodland and a

buffer along the southern boundary (in accordance with Design Principle 2);



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• orientating the solar panels south to benefit from maximum solar irradiation (in accordance

with Design Principle 2);

• providing additional screen planting to reduce potential visual impact, including where there

are gaps, or no hedgerows exist (in accordance with Design Principle 4);

• providing significant habitat improvements within the Site, including improving the existing

pastureland, the provision of species-rich grassland along field margins and the provision of

new hedgerow and trees (in accordance with Design Principle 2); and

• removing panels from the north western and central sections of the Site, and providing

standoffs from the adjacent residential properties (in accordance with Design Principles 1 and

4);

The infrastructure relating to the Proposed Development is functional in appearance and has been

situated in such a way so as to avoid any environmentally sensitive areas and mitigation has been

included to reduce any other impacts. The approach that has been taken to the design of the

Proposed Development is considered appropriate given its context and purpose; to generate and

export electricity to the local grid network.

Design evolution

The design process for the Proposed Development has been an iterative one. As part of the design

process a number of options have been considered for the design and layout of the Proposed

Development, as set out in the ‘Design Approach’ section of this report. The approach and options

considered are not repeated here.

The main changes to the Proposed Development, in terms of its design, include the following:

• Removing panels from the northern parcel of land within the Site to maintain south-facing

views for residents of Woodhouse Farm;

• Removing panels from the north western parcel of land within the Site to maintain east-facing

views from residents of The Bungalow;

• Removing panels from the southern boundary of the Site to provide a buffer to protect birds

from the statutory designated ecological sites at Abberton Reservoir;

• Removing panels from sections within the northern land parcel to protect buried non-

designated archaeological assets;



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• Providing tree and shrub planting at several locations to limit visual effects experienced by

sensitive receptors (residential properties); and

• Investigating options for highway access to the Site, including carrying out a vehicle tracking

exercise.

The process of implementing some of these changes is shown in Figures 5.1 and 5.2 below.

Figure 5.1: Habitat Buffers (North)

Figure 5.2: Habitat Buffers (South)



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Design through consultation

The Applicant carried out a pre-application consultation engagement exercise in respect of the

Proposed Development (in accordance with Design Principle 6). This included correspondence with

the Council; emails to key consultees and local stakeholders (e.g. Parish Councils, Ward Councillors

County Councillors and local interest groups); letter, leaflet and feedback form sent to residential

properties and businesses in the surrounding area; consultation website; and an interactive

consultation platform known as CommonPlace.

The exercise would usually have included a number of face to face meetings and a public exhibition

at a venue close to the Site. However, this was not possible owing to the circumstances brought

about by COVID-19. The CommonPlace platform was utilised to fill the gap left by the inability to

carry out a public exhibition, as it allows consultees to review a significant amount of information

about the Proposed Development, make comments on specific aspects and complete a feedback

form. In addition, a freepost service was setup to provide postal feedback, whilst a dedicated email

address and a freephone telephone line was set up and manned by the Applicant, to allow for

interested parties to email or call, ask questions and leave comments.

The objective of the consultation was to introduce the Proposed Development, including elements

of the design approach and proposed management measures. Examples of the consultation

materials produced, including leaflets and extract from the CommonPlace platform, are appended

to the Consultation Report that forms part of the planning application submission.

The points raised by consultees have been considered and the Applicant subsequently made a

number of changes and additions to the Proposed Development, as summarised in Section 1 of this

document.



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6.0 DESIGN COMPONENTS

This section describes the key design components of the Proposed Development. This includes in

relation to use, the quantum of development, layout, the scale of the main structures, appearance

and the approach taken to landscaping.

Use

It is proposed that the use of the Site would be for the operation of a renewable energy installation,

comprising a solar farm and other associated infrastructure. The Site currently comprises

agricultural land (pasture) within a predominantly rural setting.

It is proposed that the Site will retain its agricultural use in conjunction with the generation of

renewable electricity through grazing once the Proposed Development is operational. It is proposed

to maintain the grazing use for the lifetime of the Proposed Development, after which time it is

envisaged that all infrastructure associated with the Proposed Development would be removed

and the land returned to its previous state.

Given the Site’s largely agricultural context, the Proposed Development has been designed to be

sympathetic to its surroundings (including a comprehensive landscaping and biodiversity scheme),

whilst being practical in terms of technical and engineering considerations. It is therefore

considered that, on balance, the proposed use is compatible with the surrounding area.

Amount

The Proposed Development would consist primarily of solar panels mounted on a treated metal

(likely aluminium) framework. As mentioned in Section 4, the Proposed Development includes the

following equipment:

• Rows of solar PV panels;

• approximately 25 inverters within shipping containers (or similar);

• a meter room and switchroom;

• a 33kV – 132kV transformer substation compound and cable connection to Abberton

Substation;

• internal buried cabling;

• internal access tracks;

• perimeter fencing; and



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• CCTV cameras.

This is considered the minimal level of development necessary to ensure that the Site performs

effectively with regard to its main purpose of generating and storing electricity. It is also noted that

electricity generation has been balanced with environmental impact as part of the Proposed

Development, hence why a significant amount of solar panels and other infrastructure have been

removed from certain areas of the Site.

It is envisaged that only around 30% of the Site would be developed, i.e. through the placement of

solar panels and other infrastructure, with the remainder retained as grassland, hedgerows and

trees. It is also notable that grass would grow underneath the solar panels.

Layout

The proposed solar panels and other infrastructure would be set within the existing field pattern,

with all field margins and boundary vegetation retained. The fencing around the Site would be

situated inside boundary vegetation, ensuring that access is available for hedge trimming and

maintenance and the fencing is not outwardly visible.

The solar panels would be positioned in south facing rows across the Site, with the inverters set

within the rows of panels to reduce visual impact. The substation compound would be situated

close to the solar farm entrance on Birch Road for easy access during operation and proposed

within Development Zone 7, where it can be most effectively screened.

The initial design was assessed by planning and environmental specialists in terms of, amongst

other matters, landscape and visual, cultural heritage, ecology, hydrology and traffic

considerations. Each specialist visited the Site and identified the presence or absence of potential

environmental constraints and opportunities. Plans were produced to show all potential

environmental constraints both within the Site and surrounding area, including in respect of

landscape and visual impact and ecology. Some of these plans are reproduced in Figures 5.1 and

5.2 in the previous section of this document.

The constraints and opportunities analysis then informed various meetings attended by

environmental specialists and design engineers. Although there are factors that limit the extent to

which the layout and design of the solar farm can be adjusted, these design iterations have ensured

that the Proposed Development has as little impact on the local environment as possible.

Furthermore, the protection of existing landscape features, including hedgerows, trees, ponds and

PRoWs has been a central consideration in the preparation of the layout.



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The approach involved defining development zones, to ensure that amongst other matters, the

field pattern is adhered to and appropriate stand-offs from sensitive features are maintained. The

zones are shown in the Development Zone Plan (Reference: DZ-01) that forms part of the planning

application submission. The plan is reproduced in Figure 3.2 earlier in this report. The zones define

where certain infrastructure should be located within the Site, but there is flexibility in terms of the

layout within each zone.

The Indicative Site Layout Plan (Reference: PL-02) that forms part of the planning application

submission illustrates an example layout.

Scale

The scale of development at the Site has been determined by the equipment necessary to generate

electricity sufficiently.

All of the structures at the Site would be single storey, ensuring that they would not be significantly

visible from most viewpoints outside of the Site. Even when viewed from nearby vantage points,

the scale of development would not be overbearing due to its low visual profile. This would be

further improved when proposed screen planting matures, which, in addition to existing screening

around the Site, would effectively assimilate the Site into the local landscape over time.

The highest structures associated with the Proposed Development would be the structure within

the substation compound, some of which would measure up to 6m high, however these will be well

screened. It is therefore considered that the scale of the Proposed Development is appropriate to

the location.

Appearance

The most visible components of the Proposed Development would be the solar panels, inverters

and substations. The solar arrays would be mounted on a metal frame and constructed from non-

reflective glass.

It is notable that the solar panels are designed to absorb sunlight, therefore there would be no

significant issues associated with glint and glare. It is also notable that the metal frame is treated

to avoid any significant issues associated with glint and glare. The metal frame is necessary because

it is durable and is sufficiently strong to hold the panels in position; a functional design requirement.

It is envisaged that the cabins and other small buildings would be appropriately coloured or clad to

minimise any visual impact and comply as far as practicable with the local vernacular. The structures



32

would however be functional in appearance, reflecting their purposes, which is for the generation

electricity.

Cabling necessary between rows of arrays, inverters and the grid connection point would be

underground at a prescribed depth, meaning that there would be no requirement for over ground

cabling and/or additional pylons, and therefore there would be no visual impact associated with

this approach.

Access

Three highway accesses are proposed:

• The southern part of the Site will be accessed by the existing farm access located on Church

Road (B1026, approximately 950m south of the Birch Road / Malting Green Road junction, to

be utilised for construction and operation by the construction contractor and site operator.

• The northern part of the Site will be accessed via an existing access located along Birch Road,

approximately 190m east of the Birch Road / Birch Park junction. This access will need to be

widened to allow for construction vehicles to entire the northern part of the Site. To avoid any

requirement for construction vehicles needing to use the northern section of church Road or

the section of Birch Road to the east of the Site and therefore passing through the village centre

at Layer de la Haye, it is proposed that all construction vehicles will access the southern parcel

from Church Road. The northern parcel will then be accessed using an internal route through

the southern parcel, which will exit at the northern boundary (of the southern parcel) onto

Birch Road at an existing gated access which again will be widened to accommodate the

construction vehicles.

• During the operational phase it is expected that LGVs will utilise Birch Road to access the

northern parcel, rather than travelling through the southern parcel from Church Road as they

will during the construction phase. However, any HGV visits that require access to the northern

parcel during the operational phase will again be required to use the internal route through the

southern parcel.

Landscaping and Biodiversity

A Landscape and Visual Impact Assessment (‘LVIA’) has been produced (by a qualified landscape

architect) and forms part of the ES which accompanies the planning application submission. The

assessment considers the effects of the Proposed Development on both the landscape (landscape



33

impact) and on representative viewpoints from around the Site (visual impact), including from

PRoWs.

The Proposed Development has been designed to respect the character of the landscape and uses

the strong field pattern to integrate the scheme as far as practicable. Existing landscape features

would be retained, protected and strengthened; including the retention of all existing field margins

(hedgerows and ditches) and standoffs from boundary habitats. All trees on the Site would be

retained and additional planting provided, where necessary, to fill gaps in the existing boundary

planting.

The specific landscaping and biodiversity proposals for the Site include the following:

• the inclusion of additional non-development areas within the planning application boundary,

to allow for habitat enhancement areas and standoffs from sensitive features to be secured by

any planning permission and managed as part of the Proposed Development;

• Removing panels from the southern boundary of the Site to provide a buffer to protect birds

from the statutory designated ecological sites at Abberton Reservoir;

• standoffs from sensitive ecological features e.g. field margins hedgerows and Ancient

Woodland.

• maintain site boundary hedgerows to 3.0m in height, maintain new hedgerows and hedgerow

infill sections to 3.0m in height, maintain existing outgrown hedges as tree belts to link with

newly planted tree belt sections. All these elements would minimise the visibility of the

Proposed Development beyond the Site.

• removing panels from the northern parcel of land within the Site to maintain south-facing views

for residents of Woodhouse Farm;

• removing panels from the north western parcel of land within the Site to maintain east-facing

views from residents of The Bungalow;

• any gaps within existing hedge lines infilled to maintain visual continuity and the boundary

hedges thickened in parts of the Site;

• all planting comprising of native indigenous species common within the local area, such as

hawthorn, blackthorn, hazel and common oak.

• a buffer zone in the south east section of the Site, where no panels or other infrastructure

would be placed;



34

• provision of wildflower meadow along field margins and elsewhere.

The landscaping and planting proposals associated with the Proposed Development would bring

about significant ecological benefit when compared to the present situation at the Site, including

upgrading lower value agricultural land to higher value habitats.

The Proposed Development includes the following quantifiable habitat creation:

• creation/maintenance of approximately 2.0km of new native hedgerow planting and to provide

new habitat for a range of local fauna, such as nesting birds and small mammals, as well as

enhancing the ecological connectivity of the site and the local landscape within which the site

lies; and

• provision of approximately 0.6km of new trees.

For more detail, please refer to the ES Chapter 6 LVIA and Chapter 7 Ecology forming part of the ES

which accompanies this planning application. The ‘Mitigation Planting Proposals’ Plan is

reproduced in LVIA Chapter 6 - Figure 6.6.



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7.0 PLANNING POLICY CONTEXT

This section provides a brief overview of the relevant planning policy and guidance at local and

national level. The design of the Proposed Development has been influenced by these policies and

the proposals are assessed against them in Section 8 of this report.

The planning application will be determined in accordance with section 70(2) of the Town and

Country Planning Act 1990 (as amended), which states that in dealing with applications, local

planning authorities shall have regard to the provisions of the statutory development plan and to

other material considerations.

Statutory development plan

The Statutory Development Plan for the area comprises the Colchester Borough Council (‘CBC’)

Core Strategy (adopted 2008, amended 2014) (the ‘Core Strategy’), the Development Policies DPD

(adopted 2010, amended 2014) and the Site Allocations DPD (adopted 2010), noting that the latter

DPD is not considered to be relevant to the Site.

Local planning policy

The following policies of the Core Strategy are considered to be of most relevance:

• SD1 – Sustainable Development

• UR2 – Built Design and Character;

• TA4 – Roads and Traffic

• ENV1 – Environment;

• ENV2 – Rural Communities; and

• ER1 – Energy, Resources, Waste, Water and Recycling.

The Policies of the Development Policies DPD considered to be of relevance consist of:

• DP1 – Design and Amenity;

• DP8 – Agricultural Development and Diversification;

• DP14 – Historic Environment Assets;

• DP17 – Accessibility and Access;

• DP20 – Flood Risk and Management of Surface Water Drainage;

• DP21 – Nature Conservation and Protected Lanes; and



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• DP25 – Renewable Energy.

Other Material Considerations

Emerging planning policy

The Council is currently in the process of developing the emerging Colchester Borough Local Plan

2017 – 2033, which, when adopted, will replace both the Core Strategy and Development Policies

DPDs. The Publication Draft was submitted to the Planning Inspectorate on 9 October 2017 and the

Council recently held a 6-week consultation on proposed main modifications following

recommendations from the Inspector. The consultation ran between 27 August 2020 and 9 October

2020.

The emerging Local Plan is at an advanced stage of preparation and it is therefore a material

consideration. The following draft policies are considered to be of most relevance:

• ENV1 – Environment;

• CC1 – Climate Change;

• OV2 – Countryside;

• DM6 – Economic Development in Rural Areas and the Countryside;

• DM7 – Agricultural Development and Diversification;

• DM16 – Historic Environment;

• DM21 – Sustainable Access to Development

• DM23 – Flood Risk and Water Management;

• DM24 – Sustainable Urban Drainage Systems; and

• DM25 – Renewable Energy, Water, Waste and Recycling.

National planning policy

The National Planning Policy Framework (‘NPPF’) was adopted in March 2012 and last updated in

February 2019. It sets out the Government’s planning policies for England and how these are to be

applied.

The policies contained within the NPPF are expanded upon and supported by National Planning

Practice Guidance (‘NPPG’), which was first published in March 2014 and has been periodically

updated since. NPPG considered most relevant to the Proposed include:

• Climate Change 15 March 2019;



37

• Environmental Impact Assessment;

• Historic Environment;

• Natural Environment;

• Open Space, sports and recreation facilities, public rights of way and local green space;

• Renewable and low carbon energy; and

• Strategic environmental assessment and sustainability appraisal.

The National Policy Statements (‘NPSs’) make up the planning policy framework for examining and

determining Nationally Significant Infrastructure Projects (‘NSIPs’). As the Proposed Development

is not considered to be a NSIP, the NPSs are not directly relevant; however, they do form material

considerations in the determination of the planning application.

The following NPSs are relevant:

• Overarching NPS for Energy (‘EN-1’);

• NPS for Renewable Energy Infrastructure (‘EN-3’); and

• NPS for Electricity Networks Infrastructure (‘EN-5’).

Other

In June 2019 the Government raised the UK’s ambition on tackling climate change by legislating for

a net-zero greenhouse gas emissions target for the whole economy by 2050. Decarbonising the

power sector is integral to achieving this goal and requires major investment in proven

technologies, such as solar and battery storage, which are supported by planning policy at local and

national level.

At a local level, CBC declared a climate emergency on 17 July 2019, acknowledging that urgent

action is required to limit the environmental impacts produced by the climate crisis.

The National Infrastructure Commission (‘NIC’), official advisor to the Government on

infrastructure, has recommended that in order to meet the 2050 target the energy generation mix

is up to around 90% renewables, including 56–121 GW of solar, which is up to 9x that currently

installed.

In addition, whilst not planning policy documents, the following also form material considerations:

• Department of Energy and Climate Change – Solar PV Strategy Part One: Roadmap to a Brighter

Future (2013); and



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• Department of Energy and Climate Change – UK Solar PV Strategy Part Two: Delivering a

Brighter Future (2014); and

• National Infrastructure Commission – Net Zero Opportunities for the Power Sector (2020).

There are also numerous documents produced by National Grid that are relevant in terms of the

need that exists for the Proposed Development and proposals of its kind.



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8.0 ASSESSMENT OF THE PROPOSED DEVELOPMENT

This section of the statement provides an assessment of the application proposals, in order to

demonstrate how the Proposed Development has been influenced by and is compliant with

relevant planning policy. The key assessment topics are as follows:

• Principle of development;

• Site selection;

• Scale, appearance and design;

• Land-use and development in the countryside;

• Landscape and visual;

• Cultural heritage;

• Flood risk;

• Biodiversity;

• Traffic and transport; and

• Amenity and impact on local community.

The above topics have been influenced by a review of the local planning policy, the consideration

of advice given by the Council in the aforementioned pre-application advice, and comments

received from the local community as part of pre-application consultation process.

Principle of development

Policy Summary

The NPPF sets out its support for renewable energy development in Chapter 14 (Meeting the

challenge of climate change, flooding and coastal change). Paragraph 148 states that:

“The planning system should support the transition to a low carbon future. It should help to …

support renewable and low carbon energy and associated infrastructure.”

Paragraph 154 goes on to state:

“When determining planning applications for renewable and low carbon development, local

planning authorities should not require applicants to demonstrate the overall need for renewable

or low carbon energy and [should] approve the application if its applications are (or can be made

acceptable).”



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Policy ER1 (Energy, Resources, Waste, Water and Recycling) of the Core Strategy states that “the

Council will encourage the delivery of renewable energy projects, including micro-generation, in the

Borough to reduce Colchester’s carbon footprint.”

The supporting text on page 80 of the Core Strategy states “Stand alone renewable energy projects

that are sympathetic to landscape character and local amenity will also be supported”.

Policy DP25 (Renewable Energy) of the Development Policies DPD states that “the local authority

will support proposals for renewable energy schemes” along with their ancillary land based

infrastructure. The policy also highlights the need for all types of renewable energy schemes to be

located and designed to minimize all impacts.

Draft policy CC1 (Climate Change) of the emerging Local Plan 2017-2033 states that a low carbon

future for Colchester will be achieved through a number of measures including “encouraging and

supporting the provision of renewable and low carbon technologies.” Draft policy DM25

(Renewable Energy, Water, Waste and Recycling) states the Council “will support proposals for

renewable energy projects including (inter alia) solar farms…at appropriate locations in the Borough

to help reduce Colchester’s carbon footprint”.

Assessment

The principle of the Proposed Development is heavily supported by both local and national policy

including adopted and emerging local policy support for solar farms, provided there are no

unacceptable impacts and certain criteria are met. There is also a significant and demonstrable

need for the Proposed Development as set out in Section 2 of this document.

The remainder of this section demonstrates that there are no unacceptable impacts associated with

the Proposed Development and that the planning balance weighs heavily in favour of it.

Site selection

Policy Summary

Policy DP25 (Renewable Energy) states the Council will support renewable energy schemes and

goes on to state that “schemes should be located and designed in such a way to minimise increases

in ambient noise levels and visual impacts should be mitigated through siting, design, layout and

landscaping measures.”

Emerging policy OV2 (Countryside) of the Emerging Local Plan acknowledges that “proposals for…

renewable energy generation… may require a countryside location.” Emerging policy DM25

(Renewable Energy, Water, Waste and Recycling) states renewable energy schemes with potential



41

for adverse effects on international or nationally designated sites will only be supported in

exceptional circumstances where it can be demonstrated that the designations objectives for the

area will not be comprised and that adverse impacts can be adequately mitigated. It goes on to

state “all applications for renewable energy proposals should be located and designed in such a way

to minimise increases in ambient noise levels. Landscape and visual impacts should be mitigated

through good design, careful siting and layout and landscaping measures.”

Assessment

The Alternative Site Assessment (‘ASA’) report that forms part of the planning application

submission demonstrates the process that the Applicant went through the identify the Site,

including the consideration of previously developed land and lower grade agricultural land. The

overall aim of the assessment is to demonstrate that the Applicant has given due consideration to

the benefits and constraints associated with the Site when selecting it for development.

The assessment concludes that there are no alternative sites that are more suitable than the Site,

when considered relative to the applied criteria, including avoiding designated sites, using lower

grade agricultural land (Grade 4 – not Best and most Versatile), and avoiding areas subject to a

higher risk of flooding. Please refer to the ASA itself or ‘Site Selection’ in Section 3 of this report for

further detail.

The pre-application consultation exercise carried out is also relevant to site selection, particularly

as it requested specific comments on the Proposed Development at the Site. The consultation

exercise received a great deal of interest from the local community, with more positive feedback

than negative. It is therefore not inconceivable to consider that the sentiment of those who

engaged is more positive than negative when consideration selection of the Site.

It is therefore considered that the Proposed Development complies with relevant planning policy

relating to site selection.

Scale, appearance and design

Policy Summary

Policy UR 2 (Built Design and Character) of the Core Strategy states that the Council “will promote

and secure high quality and inclusive design in all developments to make better places for both

residents and visitors.”

Policy DP1 (Design and Amenity) of the Development Policies DPD states that “all development

must be designed to a high standard, avoid unacceptable impacts on amenity, and demonstrate

social, economic and environmental sustainability.” It goes on to state that proposals must



42

demonstrated that they respect and enhance the character of the site and its context and

surroundings, provide a design and layout that takes into account potential users of the site, protect

existing public and residential amenity, create a safe and secure environment, respect or enhance

the landscape, incorporate SuDS where appropriate and take account of landform, layout,

orientating, massing and landscaping to minimise energy consumption. The same is also outlined

in emerging policy DM15 (Design and Amenity) in the Emerging Local Plan.

Emerging policy DM25 (Renewable Energy, Water, Waste and Recycling) of the Emerging Local Plan

states that “landscape and visual impacts should be mitigated through good design, careful siting

and layout and landscaping measures.”

Assessment

The ‘Design approach’ and ‘Design components’ associated with the Proposed Development are

covered in more detail in Sections 5 and 6 of this report, respectively.

The Proposed Development has been designed so as practically fulfil its purpose of generation

electricity. However, it has also been designed as far as possible to avoid adverse impacts by

ensuring sensitive siting and layout which is compatible within its location, together with improving

the quality of the area by introduction landscape and biodiversity enhancements.

Also, where necessary, specific mitigation measures which have been proposed to reduce

anticipated impacts to an acceptable level. For these reasons, the Proposed Development is

acceptable in terms of scale, appearance and design in accordance.

Land-use and development in the countryside

Policy Summary

Policy SD1 (Sustainable Development Locations) states that growth will be located at the most

accessible and sustainable locations in accordance with the Settlement Hierarchy and the Key

Diagrams. When considering development proposals the Council will take a positive approach that

reflects the presumption in favour of sustainable development contained in the National Planning

Policy Framework. It will always work proactively with applicants jointly to find solutions which

mean that applications can be approved wherever possible and to secure development that

improves the economic, social and environmental conditions in the area.

Policy ENV1 further indicates that where development needs or is compatible with a rural location,

it should be appropriate in terms of its scale, siting and design, protect, conserve or enhance

landscape character, including natural or historic assets, and provide for any necessary mitigating

or compensatory measures.



43

Assessment

The site is a countryside location, however it is generally accepted that solar farms are a use that

may be appropriate in countryside locations. Sites large enough to accommodate the proposed

MW output and that make a significant contribution to meeting the challenging 2050 target are

extremely difficult to find in settlements and/or on previously development land, as is

demonstrated by the Alternative Site Assessment.

It is also notable that the Proposed Development is located on land that is classed as Grade 3b

(moderate quality) agricultural land, thereby avoiding best and most versatile land as required by

planning policy. The Alternative Site Assessment demonstrates that there are no more suitable sites

located on lower grade land in the area and the development of the Site would mean that the area’s

high-quality agricultural land is preserved. Importantly, it should also be noted that agricultural land

use at the Site would be retained. This is because the land can be grazed once the Proposed

Development is in operation, meaning that the land would have to dual benefit of being

agriculturally productive whilst providing for the generation of renewable energy.


relating to land use and development with the countryside.

Landscape and Visual

Policy Summary

Core Strategy Policy ENV1 further indicates that where development needs or is compatible with a

rural location, it should be appropriate in terms of its scale, siting and design, protect, conserve or

enhance landscape character, including natural or historic assets, and provide for any necessary

mitigating or compensatory measures.

Policy DP1 (Design and Amenity) of the Development Policies DPD states that development

proposals must “respect or enhance the landscape and other assets that contribute positively to the

site and surrounding area.”

Emerging policy DM25 (Renewable Energy, Water, Waste and Recycling) of the Emerging Local Plan

states that “landscape and visual impacts should be mitigated through good design, careful siting

and layout and landscaping measures.”

Assessment

The planning application is accompanied by a LVIA (ES Volume I Chapter 6), photomontages and ES

LVIA Figure 6.6: ‘Mitigation Planting Proposals’. The design of the Proposed Development has been

subject to significant input from a landscape architect, as set out in Section 6 of this document.



44

Following National Guidance, well-established principles of design have been incorporated into the

proposed site layout, taking a range of constraints into consideration to minimise effect. The layout

of the panels has been designed to be sympathetic to the local landscape, retaining the existing

structural landscape features, such a hedgerows and tree groups, and including a comprehensive

landscape scheme (ES Volume III, Figure 6.6). These are set out in detail in the submitted LVIA.

The submitted LVIA states that the residual significant effects of this Proposed Development would

be limited to (i) parts of the northern fringes of the Site around the edges of Chest Wood and Cook’s

Wood, (ii) the visual amenity of an extremely limited number of residents in individual properties

in the surrounding the Site and (iii) users of a few sections of nearby PRoWs and a limited section

of Sustrans Route 1.

In response to the above, it should be noted that:

• In terms of selected nearby properties, gradual mitigation planting measures would establish

and add further filtering and screening of views of the solar panels. By the stage of full maturity,

no significant effects on the visual amenity of these residents is expected.

• Some effects might be experienced by PRoW and Sustrans users whilst mitigation planting is

beginning to establish, although by the stage of full maturity, no significant effects on the visual

amenity of these receptors is expected.

Whilst the LVIA identifies the above effects, it should be noted that these are largely initial impacts

at the start of operation whilst proposed mitigation planting matures. By the stage of full maturity

most of the above impacts are considered to be substantially reduced. Therefore, it is considered

that the significant effects on landscape and visual amenity as a result of the Proposed

Development would be extremely limited in this location.

The submitted LVIA also confirms that there would not be any residual significant effects on

landscape fabric, landscape designations or any of the other identified Landscape Character Areas

located within the 3.0 km radius LVIA study area of the Site. There would be no significant effects

on the visual amenity of the vast majority of residential receptors or on the visual amenity of visitors

to any of the visitor attractions, within the LVIA study area.

It is considered that, on balance, the Proposed Development complies with the aforementioned

planning policies relating to landscape and visual impact, whilst making a considerable and positive

contribution to the Government’s targets for 2050. This is on the basis that the vast majority of



45

impacts are not significant, and the significant mitigation proposals have further reduced the

anticipated degree of impact.

Cultural Heritage

Policy Summary

Policy ENV1 (Environment) of the Core Strategy states that the Council will conserve and enhance

Colchester’s natural and historic environment, countryside and coastline and safeguard its history

and archaeology through the protection and enhancement of sites of international, national,

regional and local importance. This is also re-iterated in emerging policy ENV1 (Environment) of the

Emerging Local Plan.

Policy DP14 (Historic Environment) of the Development Policies DPD states that “development will

not be permitted that will adversely affect a listed building, a conservation area, historic park or

garden or important archaeological remains. Development affecting the historic environment

should seek to preserve or enhance the heritage asset and any features of specific historic,

archaeological, architectural or artistic interest.” It goes on to state that Heritage Statements

and/or archaeological evaluations will be required for proposals related to or impacting on the

setting of heritage assets and/or possible archaeological sites.

Emerging policy DM16 (Historic Environment) of the Emerging Local Plan states that “development

that will lead to substantial harm to… a listed building, conservation area, historic park or garden

or important archaeological remains (including development that adversely affects the setting of

heritage assets) will only be permitted in exceptional circumstances where the harm or loss is

necessary to achieve substantial public benefits that outweigh the harm or loss.”

Assessment

ES Volume I, Chapter 8 covers the matter of cultural heritage, including (i) above-ground heritage

and (ii) archaeology. The assessment identifies potential heritage constraints within the Site and an

up to 500m study area around it, and provides relevant and proportional mitigation strategies to

reduce impacts, where necessary. The study area was agreed following consultation with CBC.

There are no designated assets within the Site boundary. There are two scheduled monuments

within the Study Area, one of which is also Grade II* listed and 21 further listed buildings. There are

no World Heritage Sites, conservation areas, registered parks and gardens or registered

battlefields.

There are two scheduled monuments located within the Study Area. The first is located to the north

of the Site. Gosbecks Iron Age and Roman site (NHLE 1002180) is a settlement dating from the early



46

1st century AD to the 4th century AD including a defended Iron Age settlement with Roman

additions. Oliver's Dyke, is an Iron Age dyke which runs to the south of the site aligned north-south

running through farmland to the Roman River and continuing beyond, measuring c.1.5 km in length.

A portion of this dyke to the north of the Site is included within the scheduling, although a non-

scheduled section of the feature continues into the Site boundary. The southern edge of the

scheduled monument is located directly to the north of the northern extent of the Site boundary.

The section of Layer’s Dyke (MCC7285), which lies within the Site boundary has been avoided by

the Developable Areas of the Site.

A number of listed buildings have been identified within the Study Area. The majority of these will

not be impacted by the Proposed Development either physically or by changes within their setting

and the ES Volume I Chapter 8 concludes that there are no significant effects.

There is the potential for significant effects upon archaeological features located within the Site

from intrusive construction groundworks. The three archaeological features which would result in

significant effects comprise linear and rectilinear cropmark features recorded within the Site

boundary, which would be impacted. In relation to unknown archaeology/assets, a programme of

pre-determination evaluation works is currently underway, in the form of the geophysical survey,

the results of which will be incorporated into this assessment upon completion. Following this,

consultation will be carried out with CBC regarding the extent and nature of any further

archaeological works that may be required; to be secured by planning condition. Dependent on the

results of the geophysical survey, these works would possibly comprise a programme of trial trench

evaluation. Due to the nature of the Proposed Development, potential impacts on sensitive areas

– if present – could be mitigated in a worst-case scenario by the use of raised panels foundations

and/or exclusion zones.


relating to cultural heritage.

Flood Risk

Policy Summary

Policy ENV1 (Environment) of the Core Strategy states that “the Council will seek to direct

development away from land at risk of fluvial or coastal flooding in accordance with PPS25,

including areas where the risk of flooding is likely to increase as a result of climate change.”


proposals must “incorporate any necessary infrastructure and services including … where



47

appropriate SuDS.” Policy DP20 (Flood Risk and Management of Surface Water Drainage) goes on

to state that “development will only be supported where it can be demonstrated that proposals

meets requirements in PPS25, recommendations in Colchester’s Strategic Flood Risk Assessment

and includes satisfactory flood defence measures or flood mitigation measures such as SuDS to

minimise the risk of increased flooding both within the development boundary and off site in Flood

Zones 2 and 3.”

Emerging policy DM23 (Flood Risk and Water Management) states “development will only be

supported where it can be demonstrated that the proposal meets flood management requirements

in the NPPF, the PPG and the policy DM23.” It goes on to state proposals must deliver measures to

minimise the risk of increased flooding within the boundary and off-site. Furthermore,

developments must comply a number of criteria as set out in the Colchester Surface Water

Management Plan. Emerging policy DM24 (Sustainable Urban Drainage Systems) states that all new

development should incorporate Sustainable Drainage Systems appropriate to the nature of the

site.

Assessment

A Flood Risk Assessment (‘FRA’) and Drainage Strategy forms parts of the planning application

submission, in accordance with planning policy, on the basis that the Site is larger than 1 ha.

The FRA concludes that the Site is generally considered to be at low risk from surface water flooding

and advises that impermeable components, such as inverters, are positioned to avoid surface water

flows. This has been factored into the design of the Proposed Development, as set out earlier in

this report.

Runoff rates for surface water are unlikely to increase as a result of the Proposed Development

(due to existing impermeable conditions, small area of the Site in hardstanding and the existing

drainage system); hence, impact on the surrounding area is not expected. The drainage strategy is

the FRA recommends that swales/filter drains should be located around the proposed buildings,

such as the inverters and substations. Runoff would be directed into the swales from the

hardstanding areas into existing drains. The retention of grass between and underneath the solar

panels should maintain the original greenfield runoff rates within the Site.

The proposed drainage measures are set out in the drainage strategy that forms part of the FRA

and are considered more than sufficient for the Proposed Development. It follows that the

Proposed Development complies with relevant planning policy.



48

Biodiversity

Policy Summary

Policy ENV1 (Environment) of the Core Strategy states that the Council will conserve and enhance

Colchester’s natural and historic environment, countryside and coastline and safeguard its

biodiversity and geology through the protection and enhancement of sites of international,

national, regional and local importance. This is also contained in emerging policy ENV1

(Environment) of the Emerging Local Plan.

Policy DP21 (Nature Conservation and Protected Lanes) of the Development Plan DPD states that

for all proposals, development will only be supported where it is supporter with acceptable

ecological surveys where appropriate, will conserve or enhance the biodiversity value of sites and

minimise fragmentation of habitats, maximises opportunities for the restoration, enhancement

and connection of natural habitats in accordance with the Essex Biodiversity Action Plan and

incorporates beneficial biodiversity conservation features and habitat creation where appropriate.

This is also contained in emerging policy ENV1 (Environment) of the Emerging Local Plan.

Emerging policy CC1 (Climate Change) states that “green infrastructure should be used to manage

and enhance existing habitats.”

Assessment

The impact of the Proposed Development on biodiversity is considered in the Ecological

Assessment submitted as part of the planning application. This includes a Phase 1 Habitat Survey,

which identified the need for Great Crested Newt eDNA surveys (for off-site ponds), ground nesting

birds and badger surveys.

The assessment notes that the Site does not cover any designated ecological sites and the Proposed

Development would almost exclusively affect agricultural land only, which is relatively low value.

There are some sensitive habitats along field boundaries and margins, all of which would be

preserved and from which suitable standoffs maintained. The process of designing the site layout

to accommodate this is set out in Section 5 of this report, including suitable standoffs from

identified badger setts and the inclusion of a development buffer along the southern boundary of

the site as recommended by the Project Ecologist.

The assessment ultimately concludes that there would be no significant impacts on biodiversity and

there would in fact be a number of benefits as a result of the new habitat that is proposed. It follows

that the Proposed Development complies with relevant planning policy.



49

Traffic and Transport

Policy Summary

Policy TA1 (Accessibility and Changing Travel Behaviour) of the Core Strategy states that the Council

will work with partners to improve accessibility and chance travel behaviour and that major

developments should develop travel plans to promote sustainable travel behaviour.

Policy DP17 (Accessibility and Access) of the Development Policies DPD states that “access to all

development should be created in a manner which maintains the right and safe passage of all

highway users. Development will only be allowed where there is physical and environmental

capacity to accommodate the type and amount of traffic generated in a safe manner. The access

and any traffic generated shall not unreasonable harm the surroundings, including the amenity of

neighbouring properties and/or the public rights of way network.” Policy DP21 (Nature

Conservation and Protected Lanes) states that “Protected Lanes of historic and/or landscape value

shown on the Proposals Map will be protected from development that would adversely affect their

physical appearance or would give rise to a material increase in the amount of traffic using them.”

Emerging policy DM21 (Sustainable Access to Development) of the Emerging Local Plan states that

“access to all development should be created in a manner which maintains the right and safe

passage of all highway users” and “development will only be allowed where there is physical and

environmental capacity to accommodate the type and amount of traffic generated in a safe

manner.” Emerging policy DM25 (Renewable Energy, Water, Waste and Recycling) of the Emerging

Local Plan states that “Transport Assessments covering the construction, operation and

decommissioning of any solar farm proposal will be required and should be produced at the pre-

application stage so acceptability can be determined and mitigation measures identified.”

Assessment

The assessment and consideration of the transport arrangements for the Proposed Development

is set out in the Transport Report that forms part of the planning application submission.

Due to the nature of the Proposed Development, during the operational phase it would only

generate a limited number of trips associated with servicing and maintaining the equipment.

Approximately 4 vehicles (car or transit van type vehicles) would be expected to visit the site each

week, generally spread out across multiple days. In the event that a new or replacement item for

equipment is required, it is estimated that 1 HGV trip may occur per annum. No abnormal loads are

anticipated.



50

The number of construction vehicle trips during the construction phase is also expected to be

relatively limited, with approximately 6-8 HGV deliveries expected typically across each working

day, over a 16-week period. The number of construction vehicle trips is expected to be quite limited

and there should not generally be a build-up of trips at any particular point in the programme, or

construction traffic related congestion.

Following consideration of highway access option for the Site, it has been concluded that the

proposed accesses are fit for purpose for both construction and operation. The assessment includes

vehicle tracking and visibility splays.

The Transport Report includes a framework Construction Traffic Management Plan ('CTMP') and it

is proposed that a detailed plan could be secured by planning condition. The CTMP would be

sufficient to adequately manage the limited transport impacts associated with the Proposed

Development and it is therefore considered that the Proposed Development complies with the

relevant planning policy.

Amenity and Impact on Local Community

Policy Summary


proposals must “protect existing public and residential amenity, particularly with regard to privacy,

overlooking, security, noise and disturbance, pollution (including light and odour pollution), daylight

and sunlight.”

Emerging policy ENV5 (Pollution and Contaminated Land) of the Emerging Local Plan states that

“proposals will be supported that will not result in an unacceptable risk to public health or safety,

the environment, general amenity or existing uses due to the potential of air pollution, noise

nuisance, surface/ground water sources or land pollution.” Emerging policy DM25 (Renewable

Energy, Water, Waste and Recycling) of the Emerging Local Plan states that “energy proposals

should be located and designed in such a way to minimise increases in ambient noise levels.”

Assessment

The nature of the Proposed Development is such that it is not likely to cause any form of pollution

during its operational stage. This is because there are no significant noise sources, traffic would be

very low and it would not be lit at night. The Proposed Development includes no plans to divert or

close any PRoWs, because none cross the Site.

It is also notable that the Applicant has carried out a comprehensive and meaningful pre-application

consultation exercise in respect of the Proposed Development, primarily focused on the local



51

community. The Applicant has listened to the views expressed by the local community and has

made a number of changes and additions to the Proposed Development as a result, which are listed

in Section 5.

In light of the above, the Proposed Development is considered to be acceptable in terms of its

impact upon residential amenity and accords with relevant planning policy.



52

9.0 SUMMARY AND CONCLUSIONS

The Proposed Development comprises the construction and operation of a solar PV farm and other

associated infrastructure.

The principle of renewable energy, such as solar power, is supported by local and national planning

policy. Furthermore, the Council has declared a climate emergency and the UK Government has

committed to meeting a legally binding target of net-zero carbon emissions by 2050. There is

therefore a significant and demonstrable need for the Proposed Development, as set out in Section

2 of this document.

The Applicant has carried out a meaningful pre-application consultation exercise in respect of the

Proposed Development, primarily focused on the local community, but also including consultation

with Colchester Borough Council in the form of an EIA Screening Request and other stakeholders.

The Applicant has listened to the views expressed by consultees, including the local community,

and has made changes to the Proposed Development to help address and mitigate concerns.

The Proposed Development complies with planning policy and there are significant benefits

associated with it. The environmental and technical reports that form part of the planning

application submission demonstrate that there would be no unacceptable environmental impacts,

and there are a number of added benefits, including habitat creation and biodiversity gains.

These factors, when combined with the significant need for renewable energy, mean that the

planning balance (and, in particular, when considered in the context of the tests under Section 38(6)

Planning and Compulsory Purchase Act 2004) is weighted significantly in favour of the Proposed

Development.

The Applicant therefore respectfully requests that planning permission is granted for the Proposed

Development.



APPENDIX A: LIST OF PLANS

No. Reference Title

1 LCS022-PL-01_rev05 Site Location Plan

2 LCS022-PL-02_rev10 Indicative Site Layout Plan

3 LCS022-DZ-01_rev07 Development Zone Plan

4 Figure 6.6 Landscape and Biodiversity Scheme

5 LCS007-SD-01_rev02 DNO Substation Elevations and Dimensions Plan

6 LCS007-SD-02_rev02 Customer Substation Elevations and Dimensions Plan

7 LCS007-SD-03_rev01 CCTV Elevations and Dimensions Plan

8 LCS007-SD-04_rev01 DNO Access Track Typical Cross-Section

9 LCS007-SD-05_rev01 Cable Trench Cross-Section

10 LCS007-SD-06_rev01 Access Track Cross-Section

11 LCS007-SD-07_rev01 Deer Fence Elevations and Dimensions Plan

12 LCS007-SD-08_rev02 Inverter Elevations and Dimensions Plan

13 LCS007-SD-11_rev02 Panel Cross Section 26.5 Degree Tilt

14 LCS007-SD-13_rev01 Substation Compound Plan

15 LCS007-SD-14_rev01 DNO Substation Floor

16 LCS007-SD-15_rev01 Customer Substation Floor

17 LCS007-SD-16_rev01 Inverter Floor Plan

18 410558-MMD-XX-BA07-DR-C-0001 P02 Site Access Option 1 Proposed DNO Access

19 410558-MMD-XX-BA07-DR-C-0002 Site Access Option 1 Vehicle Swept Paths

20 410558-MMD-XX-BA07-DR-C-0003 Sheet 1 of 2 P02

Site Access Option 1 Preliminary Internal Construction Traffic Route 1 of 2

21 410558-MMD-XX-BA07-DR-C-0003 Sheet 2 of 2 P02

Site Access Option 1 Preliminary Internal Construction Traffic Route 1 of 2

layer solar farm, colchester planning, design and …

Documents