Design Proposal Warlands Lane radio tower.pdf

BCM

Design & Planning Statement

Proposed RF Connectivity Lattice Tower & Associated Dishes Land at Homestead Farm, Shalfleet

July 2015

BCM Ref: 1275 | 4820

rural consultancy | sales & purchases | lettings architecture & design | planning & development

1275/4820 Designs & Planning Statement - Shalfleet

July / 2015

Contents Page Introduction & Proposal ............................................................................................................. 3 Site & Location ........................................................................................................................... 3 National Planning Policy ............................................................................................................. 5 Local Planning Policies ................................................................................................................ 5 Consideration of Alternatives ..................................................................................................... 7 Landscape Interactions............................................................................................................... 7 Health & Safety........................................................................................................................... 9 Conclusion .................................................................................................................................. 9

Appendices: Annex A: Technical Justification

Annex B: Shalfleet Common Application Site Map

Annex C: Shalfleet Common Search Area Map

Annex D: Shalfleet Common Alternative Locations Map


July / 2015

Introduction & Proposal

The proposed development consists of a new 12.3 metre lattice tower, which will incorporate two 600mm dishes. In conjunction, a single 2.5m³ equipment cabinet will be located at the base of the tower.

The proposal has evolved and given consideration to various technical, engineering, environmental and surrounding land uses.

In order to connect the solar farm (granted approval by P/00607/14) to the grid, Scottish and Southern Energy (SSE) require a permanent dedicated communication link between the solar farm and the Wootton Common substation. The ability for SSE to be able to disconnect the solar farm is a safety requirement. The standard option is to use a dedicated fibre optic link, which for this project would require a new fibre to be installed in the road between Shalfleet and Newport and the road leading down to the Wootton Common sub-station, about 10 km in total, as there is no existing infrastructure that can be used between these points. However this is not possible and so after negotiation with SSE, the Solar Building Company Ltd (SBC) have been granted permission to use a point to point (P2P) radio signal for the communication link.

In order to provide a P2P communication between the solar farm and the Wootton Common substation a 12.3 metre mast will be needed at each location. The locations will take into account:-

Local development Plan Policies;

Government guidance;

Minimising the impact on the surrounding environment; and

The technical requirements of the site.

Site & Location

Name Grid Reference X (Eastings) Y (Northings) Latitude Longitude

Shalfleet A SZ 40911 88610 440911 88610 50.695703 -1.4221230

The Solar Building Company Limited has approval to develop a solar farm with planning permission at Shalfleet P/00607/14 - TCP/31883 on land at Homestead Farm, Calbourne Lane and, land at Lower Dodpits Farm, Warlands Lane, Ningwood, Newport, Isle of Wight, PO30. This project is now owned by the applicants, Anesco.


July / 2015

Proposed Site Location

The field in question will be developed as part of the solar farm and hence the intimate relationship with the site and its landscape will naturally be changed with approved the renewable energy infrastructure. Therefore the lattice tower will form an ancillary facility to the project and will not look out of place to cause visual dis-amenity.

As itemised by the photographs, the field in question is self contained/isolated; having established woodland borders to act as natural screening without any further mitigation required. There are no key public receptors in close proximity; making the site ideal.

Existing lattice tower to the east of the proposal Proposed site location with backdrop of existing electric sub-station served off Warlands Lane


July / 2015

This circuit will minimise disturbance to the communities both nearby and on any proposed alternative technology and route, both in terms of construction and simplicity of deployment. The circuit is not functionally similar to the traditional telephony system, in that it is a specific P2P solution that will not be utilised for any other purpose other than what is has been designed and built for.

National Planning Policy

The National Planning Policy Framework is used to assess planning applications, but is deemed too strategic for this particular proposal. The NPPF does not consider specific detail regarding any form of telecommunication installation unlike its previous counterpart noted by the PPG’s. However as an overarching guide the NPPF requires suitable locations to be used and that regard be given to good design and siting. It is therefore only appropriate to consider Local Planning Polices.

Local Planning Policy

The Isle of Wight Core Strategy (hereafter referred to as the Island Plan) includes strategic policies and development management policies which outline the expectations that the Council will use in the determination of an application. The most relevant policies for this application include SP6 (Renewables) and DM2 (Design Quality for New Development).

SP6 Renewables A range of renewable energies will be encouraged across the Island to meet its target of up to 100 MW installed capacity as the on-shore contribution to becoming self-sufficient in renewable electricity production.

The Council supports domestic and medium scale, localised provision across the Island and recognises the need for large-scale, grid-connected renewable energy schemes. These schemes will be expected to contribute to the economic development and regeneration of the Island and help it meet its target of becoming self-sufficient in renewable electricity production.

The Council believes the renewable energy target can be met through the following potential minimum contributions from a range of proven technologies:

At least 22.5 MW from wind At least 15 MW from photovoltaics At least 7.4 MW from waste At least 6 MW from biomass

It is expected that the remaining 50 MW capacity will be met from a combination of smaller scale and domestic installations, schemes granted permission but not yet built and schemes using imported fuels.

It is accepted that a range of new technologies, other than those listed above, are likely to emerge and these will be considered on their own merits in-line with national planning policy and the policies of the Core Strategy.

Within areas of protected and sensitive landscapes, development should generally be small scale or community-based. It is expected that large-scale wind and photovoltaic schemes will be located outside of the AONB (and grade 1-3a agricultural land for photovoltaics) and other designated environmental assets, although schemes within the AONB will be considered when there are no alternative sites outside of the AONB and where a considerable community benefit is demonstrated and considered to outweigh the landscape impact.

The Council will support large-scale heat projects where they can demonstrate sufficient benefit to the Island and/or help to reduce the carbon emissions from existing housing and commercial buildings.


July / 2015

The existing solar installation in Shalfleet has been approved (P/00607/14) and aims to be implemented shortly. However this proposal forms a vital piece of infrastructure to enable SSE to disconnect the solar array’s as a safety requirement. The current proposal is most feasible and in accordance with agreement with SSE. The project has a direct correlation with Policy SP6 as the Council will essentially be supporting the previous approval to enable its implementation.

Policy DM2 focuses on site specific interactions and provides a number of criteria which the Council expect in order to support. The proposal has been sited in the most sensitive and logical position. It is well screened and forms part ancillary infrastructure to the approved solar park. It will not have an effect on any adjacent landscape feature, nor is it highly publically viewable. It is therefore felt that the proposal is in accordance with Policy DM2 as the proposal will have no demonstrable impact.

DM2 Design Quality for New Development

The Council will support proposals for high quality and inclusive design to protect, conserve and enhance our existing environment whilst allowing change to take place. A robust design process with the use of skilled designers and pre-application discussions will be promoted. Relevant information according to the site’s size, location and context will be required in order for the Council to determine planning applications properly and quickly. All new development should respond to a clear understanding of physical, social, economic, environmental and policy context.

Development proposals will be expected to:

1. Provide an attractive, functional, accessible, safe and adaptable built environment with a sense of place.

2. Optimise the potential of the site but have regard to existing constraints such as adjacent buildings, topography, views, water courses, hedges, trees, wildlife corridors or other features which significantly contribute to the character of the area.

3. Be appropriately landscaped to provide an attractive setting for the development that integrates with the surroundings.

4. Complement the character of the surrounding area, particularly in Conservation Areas and AONB, as defined in Conservation Area Appraisals, Village Design Statements or other Supplementary Planning Documents that define locally distinctive areas.

5. Minimise the consumption of natural resources and the production of waste or pollution.

Development proposals which preserve or enhance a Heritage Asset or the setting of a

Heritage Asset will be supported.


July / 2015

Consideration of Alternatives In addition to searching the area for existing mast sites and existing buildings that host mast telecommunications equipment, several alternative street-works locations were considered, but the proposal siting is thought to be the best due to its location near to a line of trees and being within the boundaries of the Shalfleet Solar Farm, and its proximity to connect to power and allow a small amount of local trench, with ducting for fibre optic services, to the Shalfleet Substation (see Annex D).

Landscape Interactions

In correlation with relevant local planning policies there has been a desire to position the mast in a logical position so it is technically deliverable and also agreeable to SSE. In consequence the proposal has been set within the framework of the field and consolidated within the backdrop of the approved solar arrays. It will look ancillary and visually consolidated. Therefore any close range view will form part of the solar park and sit against the backdrop of the existing SSE substation rather than being within a field block that is not appropriate due to general exposure.

As determined by the illustrations the site borders on established tree belt to give automatic screening which will be compounded by the fact that the proposal is not sited next to any key public visual receptors.

Site Address Reference Reason for option being discounted

SZ 40848 88585 Point A This location is too close to overhead power lines and is therefore deemed impractical.

SZ 40737 88598 Point B This location is too close to overhead power lines and is therefore deemed impractical.

SZ 41130 88783 Point C The equipment would not benefit from suitable screening and would be a prominent feature on the landscape, despite being located within the Shalfleet Solar Farm area.

SZ 40890 88404 Point D This location is too close to current underground utility (water) and is therefore deemed impractical due to the towers need for concrete foundations.

SZ 41043 88447 Point E The equipment would not benefit from suitable screening and would be a prominent feature on the landscape, despite being located within the Shalfleet Solar Farm area.

SZ 41217 88416 Point F This location does not benefit from the peripheral location and screening provided at the proposed site, which means that it would have a greater detrimental impact on the visual amenity of the area.

SZ 40666 88492 Point G Equipment on the farm estate would be more exposed and have a more detrimental effect on the visual amenity of the area than at the proposed site within the Shalfleet Solar Farm.


July / 2015

Views to the north – proposed site and rear tree belt

Views to the west and south

Views to the east


July / 2015

View from Warlands Lane; across the SSE substation

Health and Safety The Government guidelines state that provided a proposed base station meets the ICNIRP guidelines for public exposure then it should not be necessary for the local planning authority to consider the health effects and concerns on them. The application confirms that the proposed base station will comply with ICNIRP guidelines and so the submission has attached a Certificate of Compliance.

Conclusion

This application forms an essential piece of infrastructure connected with the approved solar array granted permission under P/00607/14.

The proposal is suitable in terms of its siting, scale and relationship with the wider landscape context and is in compliance with Policy SP6 (Renewables) and DM2 (Design Quality and New Development). The proposal has considered other alternatives, although the current site is the most appropriate. It is technically deliverable and ensures that the wider landscape setting is safeguarded and respected.


July / 2015

ANNEX A: TECHNICAL JUSTIFICATION

Technical Justification The nature of the connectivity required directly into the Shalfleet Solar Farm and its subsequent connection into the Shalfleet Substation requires that the site needs to be within close proximity to Shalfleet Solar farm and the Shalfleet Substation, with Line of Sight (LOS) of the inter-connecting mast situated in Cowes. The need of a P2P connection will allow the Shalfleet Solar Farm to be connected directly into the Energy Grid via SSE Energy Wootton Common Substation, which will allow management of power flows within limits, the minimum data rate and maximum latency requirements of a dedicated communications channel between the generator substation site and the remote central ANM system. The solution needs to be capable of a Data Rate of at least 50 kb/s and latency of 2m/s. This can only be achieved by deploying an OFCOM licensed wireless Point to Point solution due to there being no ‘dark’ fibre availability between Shalfleet and the Wootton Common Substation, and that ‘copper’ connectivity would not be capable of both the throughout and latency rate required. Furthermore BT ‘copper’ or ‘fibre’ would not be ‘dark (dedicated) i.e. a shared circuit within the BT Openreach network with constraints upon access, performance, maintenance and support.


July / 2015


July / 2015

Description Grid Reference X Y Latitude Longitude

Point A SZ 40848 88585 440848 88585 50.695479 -1.4230245

Point B SZ 40737 88598 440737 88598 50.695608 -1.4245909

Point C SZ 41130 88783 441130 88783 50.697246 -1.4190066

Point D SZ 40890 88404 440890 88404 50.693855 -1.4224425

Point E SZ 41043 88447 441043 88447 50.694229 -1.4202780

Point F SZ 41217 88416 441217 88416 50.693936 -1.4178210

Point G SZ 40666 88492 440666 88492 50.694657 -1.4256129

Design Proposal Warlands Lane radio tower.pdf

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