Planning, Design and Access Statement Planning, Design and Access Statement Charrington Battery...

Energy Storage System on land at Flanchford Farm, Reigate RH2 8RB

Planning, Design and Access Statement

Charrington Battery Storage Limited

August 2016 Rev 01


August 2016 │ Rev 01

Issue and Revision Record

Revision Date Originator Checker Approver Narrative

1.0 04/08/16 ER/WM ER MG For issue

Disclaimer

This document has been prepared for the titled project or named part thereof and should not be

relied upon or used for any other project without an independent check being carried out as to its

suitability and prior written authority of OST Energy being obtained. OST Energy accepts no

responsibility or liability for the consequence of this document being used for a purpose other than

those for which it was commissioned. Any person using or relying on the document for such other

purpose will by such use or reliance be taken to confirm his agreement to indemnify OST Energy

for all loss or damage resulting therefrom. OST Energy accepts no responsibility or liability for this

document to any party other than the person by whom it was commissioned.

As provided for in OST Energy’s proposal, to the extent that this report is based on information

supplied by other parties, OST Energy accepts no liability for any loss or damage suffered by the

client, whether contractual or tortious, stemming from any conclusions based on data supplied by

parties other than OST Energy and used by OST Energy in preparing this report.

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Contents

1 Introduction ................................................................................................................................ 4

2 The Site and Surroundings ....................................................................................................... 5

3 The Proposed Project ............................................................................................................... 8

3.1 Energy Storage Systems Overview ................................................................................ 8

3.2 Energy Storage in the UK ............................................................................................... 8

4 Design of the proposed development ..................................................................................... 10

4.1 Use ................................................................................................................................ 10

4.2 Amount, Fabrication and Scale ..................................................................................... 10

4.3 Layout ............................................................................................................................ 11

4.4 Landscaping .................................................................................................................. 11

5 Landscape and Visual Effects ................................................................................................. 14

5.1 Landscape Effects ......................................................................................................... 14

5.1.1 Green Belt ......................................................................................................... 14

5.2 Visual Effects ................................................................................................................. 14

5.3 Mitigation ....................................................................................................................... 15

6 Ecology .................................................................................................................................... 17

6.1 Protected Sites .............................................................................................................. 17

6.2 Habitats ......................................................................................................................... 17

6.3 Protected Species ......................................................................................................... 17

7 Access and Transport ............................................................................................................. 19

7.1 Site Access .................................................................................................................... 19

7.1.1 Construction Compound ................................................................................... 19

7.2 Routing .......................................................................................................................... 20

7.3 Vehicle Trip Attraction ................................................................................................... 20

7.3.1 Construction Phase ........................................................................................... 20

7.3.2 Operational Phase ............................................................................................ 21

7.4 Summary ....................................................................................................................... 21

8 Planning Policy Assessment ................................................................................................... 22

8.1 National Planning Policy ............................................................................................... 22

8.1.1 The National Planning Policy Framework ......................................................... 22

8.1.2 Planning Practice Guidance for Renewable and Low Carbon Energy ............. 22

8.2 Local Planning Policy .................................................................................................... 22

8.3 Summary ....................................................................................................................... 25

9 Summary and Conclusion ....................................................................................................... 26

Appendices


August 2016 │ Rev 01 4

1 Introduction

OST Energy Ltd (OST Energy) has been commissioned by Low Carbon Storage Investment

Company Ltd (Low Carbon, the applicant) to prepare a planning application for the development of

an energy storage system (ESS) with a capacity for storing up to 7 MW of electricity on land at

Charrington Battery Storage Limited, Flanchford Farm, Clayhall Lane, Reigate RH2 8RB, within

Reigate and Banstead Borough.

The planning application is accompanied by a number of documents and assessments in order that

the Local Planning Authority has sufficient information to make a decision on the planning

application. Pre-application advice (Ref: PAM/16/00274) has been received to define the scope

and extent of the supporting information required.

This Planning Statement is submitted in support of the application and incorporates a Design and

Access Statement within the document.

This document describes the development followed by an assessment of the potential effects of

the proposal with specific regard to:

Landscape and Visual Impact

Ecology

Access and Transport.

An assessment of how the proposed development accords with national and local planning policy

is provided at the end of the document.

The application is also accompanied by the following documents as required by national1 and local

guidance:

Completed Planning Application form (including ownership certificate)

Copy of notice to landowner

Location plan at a scale of 1:10000

Project Layout (or Block Plan of the site) at a scale of 1:1250 showing site boundaries

Elevations

The appropriate fee

Copies of supporting studies:

– Landscape Assessment

– Preliminary Ecological Appraisal.

1 Planning Practice Guidance, Validation Requirements, Paragraph 022



2 The Site and Surroundings

The site of the proposed ESS is located within the farmyard of Flanchford Farm, approximately

1.4 km to the west of Reigate. The location of the site is shown overleaf in Figure 1.

Access to the site would be gained from Clayhall Lane, to the north of the site via the existing farm

access track (Figure 101, Appendix A). Access arrangements are illustrated in Section 7 of this

document.

The proposed ESS would only occupy a small parcel of land, approximately 0.2 ha, which is

currently hardstanding used for storing farm vehicles and materials within the associated farm, and

was previously used for the storage of electrical infrastructure and component parts by UK Power

Networks.

There are no designated sites, such as Areas of Outstanding Natural Beauty (AONB), Sites of

Special Scientific Interest (SSSIs), Special Areas of Conservation, National Parks, World Heritage

Sites or Scheduled Monuments within or directly adjacent to the proposed development area or

within 1 km of the site. The site lies within the Metropolitan Green Belt, adjacent to a local

designation, an Area of Great Landscape Value (AGLV).

There are 11 listed buildings which lie within 1 km of the site; the closest being the group of three

Grade II assets associated with Flanchford Farmhouse, approximately 50 m to the northwest of the

site. However, due to the intervening agricultural buildings associated with the farm, the proposed

development does not fall within the setting of these heritage assets and therefore will not impact

upon them. Figure 2 overleaf shows the location of designated sites and listed buildings within

1 km of the project.

The closest unconnected residential building lies approximately 400 m to the west at Little

Flanchford.

The site was selected in consideration of having the following:

A well screened location adjacent to existing agricultural buildings

Low potential impact on local residents and public receptors

Proximity to the electricity network

Appropriate site access

A location not within or adjacent to any designated or sensitive sites

Appropriate topography.

A desktop review has determined that the area proposed for the ESS lies within Flood Zone 1. The

development of the energy storage facility will not result in an increased flood risk to other areas,

as the design of the installation does not decrease the capacity of the land to absorb rainfall and

will not increase runoff in other areas.

Key

1:15,000 @ A4

Proposed Site Location

Charrington Farms

Client:

Address:

T+44 (0)1273 819 429E [email protected] www.ostenergy.com

0000000000

Date

Description

Draw

Check

01/06/16R

RER

00129-BE1601-100

Site Location Plan

Reproduction is permissible only with prior consent. Do not scale.

Check that this is the latest version of the drawing.

Project:

App'dR

evM

GSite Location Plan

Drawing number:

Drawing Title:

2nd Floor, Nile House,Nile Street, Brighton, BN1 1HW

0km 1km

Flanchford Farm,Flanchford Road,Surrey,RH2 8RB

00

Charrington Farms - Sensitive Sites 1km Buffer

xmin = 519000Projection = OSGB36

ymin = 145900xmax = 528400ymax = 150600

Copyright resides with the data suppliers and the map must not be reproduced without their permission. Some information in MAGIC is a snapshot of the information that is being maintained or continually updated by the originating organisation. Please refer to the metadata for details as information may be illustrative or representative rather than definitive at this stage.

LegendLocal Nature Reserves (England)National Nature Reserves (England)National Parks (England)Ramsar Sites (England)Sites of Special Scientific Interest (England)Special Areas of Conservation (England)

Map produced by MAGIC on 2 June, 2016.

(c) Crown Copyright and database rights 2016. Ordnance Survey 100022861.



3 The Proposed Project

3.1 Energy Storage Systems Overview

Energy storage can help to maintain reliable energy supplies by using stored electricity to

compensate for lows in output from intermittent renewables such as wind or solar, or power plants

breaking down. The greater predictability of energy that results from energy storage being

integrated with renewable generation plants enables more renewable capacity to be allowed into

the UK Grid, reducing dependency on fossil fuels, thereby reducing UK carbon dioxide emissions.

Consumers require a consistent power supply, however if grid power cannot be supplied when it is

required by consumers, the power quality will deteriorate and can lead to service interruption.

Energy storage can provide power control functions, and improve or support local voltage levels by

charging or discharging electricity almost instantaneously. The flexibility that is achieved from the

storage of electrical energy enables greater control of power for the local electricity distribution

network.

Electricity costs to consumers can also be reduced by the ability of energy storage to time shift the

supply of energy. Time shifting is the storage of electrical energy when its value and/or price are

low, and then releasing the low cost stored energy later, at peak demand periods.

Energy storage reduces the need for investment in transmission infrastructure. When established

at strategic locations, such as existing local electricity substations, energy storage can mitigate

congestion on the electricity network by storing electricity while transmission lines have spare

capacity and then releasing the electricity locally when transmission lines have low spare capacity

due to high national demand.

3.2 Energy Storage in the UK

National Grid, the UK’s electricity transmission system operator, has a statutory obligation to ensure

that the balance between the total amount of electricity generation being fed into the Grid matches

the total amount of electricity being taken off the Grid by all consumers. This presents a significant

challenge for the existing electricity transmission and distribution networks which face numerous

changes in the UK electricity market, due to the decommissioning of old generating assets (such

as coal powered stations), the introduction of more distributed generation, as well as changes in

consumer energy consumption demands.

National Grid forecasts a £200m-£250m per annum increase in the cost of controlling the Grid by

2020. To mitigate this additional cost to the end consumer, National Grid is implementing new

response solutions and market opportunities utilising demand side resources and other

technologies such as energy storage.

The Department for Energy and Climate Change2 has stated that energy storage could offer a wide

range of benefits across the UK energy system, from deferring costly electricity network

2 DECC was merged with the newly created Department for Business, Energy & Industrial Strategy on 13th July

2016.



reinforcement, through to helping the power system stay in balance on a minute by minute basis in

order to maintain the secure electricity supply our economy relies on3.

As we transition towards low carbon sources of power, energy storage will play a key role in

delivering a flexible electricity system. It will help to maintain reliable energy supplies, meaning the

UK could build fewer new power stations, integrate more low carbon electricity at a lower cost, and

use all the assets in the electricity system more efficiently, leading to significant cost savings for

consumers.

The UK Government has identified energy storage as one of the technologies in which the UK can

become a global leader. As of July 2016 there were 30 energy storage battery systems announced,

contracted, under construction or operational4, the majority of which were carried out by Distribution

Network Operators under permitted development rights. Many of these projects have been trials

and demonstrations supported by Ofgem’s Low Carbon Network Fund.

The Government has suggested that, if innovation in this sector is successful, there could be 9,000

MW of grid connected energy storage by 2020, and 27,000 MW by 2050. This would save the

energy system and consumers £4bn by 2050, with the UK energy storage industry contributing an

estimated £11.5bn to GDP during that time period5. The Electricity Storage Network organisation

has suggested the UK needs at least an additional 2,000 MW of electricity storage by 20206. The

proposed ESS development would make an important contribution to these requirements.

3 DECC (December 2015), Towards a Smart Energy System

4 http://www.energystorageexchange.org/

5 Parliamentary Office of Science and Technology (April 2015), Energy Storage, Post Note 492

6 http://www.electricitystorage.co.uk/policy-and-issues

https://www.gov.uk/government/publications/towards-a-smart-energy-system

http://www.energystorageexchange.org/

http://researchbriefings.parliament.uk/ResearchBriefing/Summary/POST-PN-492#fullreport

http://www.electricitystorage.co.uk/policy-and-issues


August 2016 │ Rev 01 10

4 Design of the proposed development

This chapter describes the project and sets out the particular elements relating to design, required

of the Design and Access Statement namely:

Use

Amount

Layout

Scale

Landscaping.

Issues associated with access are covered separately under Section 7 of this report.

4.1 Use

The proposed development is an Energy Storage System (ESS) with a capacity of up to 7 MW,

which would allow the storage of electrical energy in batteries housed in 3 containers on an area

of hardstanding within the associated farm, currently in use for the storage of farm vehicles and

materials. The scheme is designed to provide real-time grid stabilisation to the local area, allowing

excess electricity generated from a variety of renewable and conventional sources to be stored in

the batteries during times of low-demand. This stored capacity can then be fed back into the grid

during times of peak demand, which can coincide with times of low generation (early mornings and

evenings).

The design of the proposed project takes into account the local policies and objectives as set out

in the following policies of the Reigate and Banstead Local Plan: Core Strategy (adopted July 2014)

and saved policies of the Reigate and Banstead Local Plan (adopted April 2005).

Policy CS1 Presumption in favour of sustainable development

Policy CS2 Valued landscapes and the natural environment

Policy CS3 Green Belt

Policy Co1 Setting and Maintenance of the Green Belt

Policy Co2 Agricultural Considerations

Policy Pc9 Buildings of Local Architectural or Historic Interest.

These are discussed in greater detail in Section 8 in this document.

4.2 Amount, Fabrication and Scale

The proposed project involves the installation of the following components:

Three battery storage containers, each within a 40 ft (12.2m) shipping container to be placed

directly onto the existing hardstanding. Each container will require a heating, ventilation and

cooling system (HVAC); these are integrated into the containers. Elevations are provided in

Figure 200, Appendix A.

Two AC/DC Power Conversion Systems (PCS), which allow the electricity to be transferred

between the grid and the storage batteries. Each PCS consists of 4 inverter units and 1

transformer unit mounted on a steel support platform, or ‘skid’, on concrete foundations;

elevations have been provided in Figure 201, Appendix A.

The Distribution Network Operator (DNO) cabin: this connects the ESS to the distribution

network via underground cables. The size of this cabin will be determined by the requirements


August 2016 │ Rev 01 11

of the DNO as statutory undertaker with permitted development rights, but it is likely to be

fabricated from Glass Reinforced Plastic (GRP) with approximate dimensions of 5 m long,

4.75 m wide and 4 m high; elevations have been provided in Figure 202, Appendix A.

Customer Switchgear / Control Room: this operates, isolates and controls the export power

from the ESS. It is where the SCADA operating system will be located and where an operator

would control the project. The cabin dimensions would typically be 7.5 m long, 2.9 m wide and

3.2 m high and will be fabricated from GRP; elevations have been provided in Figure 203,

Appendix A.

A security system: is required to prevent unauthorised access into the ESS and to protect the

components. This will consist of a 2 m high deer fence with pole mounted security cameras

positioned around the fence perimeter. The security cameras will employ infra-red technology

and no site lighting will be required. Signage in conspicuous locations mounted on the security

fence will warn of the dangers of unauthorised entry.

It should be noted that final equipment suppliers and contractors for the project have yet to be

selected. Whilst some variation in the equipment may be necessary we do not envisage significant

variation in the presented elevations and footprints.

Once constructed, access to the ESS will typically generate between 10 and 20 visits per year for

maintenance works, with journeys made by four wheel drive vehicles or transit vans. There will be

no on-site office or permanent staffing of the site.

4.3 Layout

In proposing the general layout of development, great consideration has been given to the

relationship with topography; surrounding trees and hedgerows; and existing buildings. This will

help ensure that the development sits comfortably within, and is well contained by, its natural

surroundings whilst not having a detrimental effect on the surrounding environmental

characteristics.

The site was selected as it is not located within any environmentally sensitive areas.

The general layout of the project is illustrated overleaf as Figure 3 and in Figure 101, Appendix A.

UK Power Networks (the DNO) has made available a connection to the national electricity

distribution grid, located on the 33 kV overhead line running 450 m to the east of the site.

No public access is required as part of this development. A security system is required to prevent

unauthorised access into the ESS, and to protect the components. This will consist of a 2 m high

deer fence around the site and pole mounted security cameras installed around the fence

perimeter.

The siting of the security fence has also considered the potential effect on the appearance of the

area, and has been set away from the public footpath to the south, ensuring that there is separation

from the existing vegetation, and from proposed new hedgerow and infill trees, thus screening the

fencing from many viewpoints.

4.4 Landscaping

The proposed site lies within a complex of farm buildings, with the site compound located along the

southern edge of the complex on ground that is partially concreted and gravelled. The site is well


August 2016 │ Rev 01 12

screened from the surrounding environment and would not impact upon the openness of the Green

Belt.

The site is enclosed by mature vegetation along the farmstead boundaries, and a small woodland

to the south. To the west is the valley of the River Mole. To the east, south and north are extensive

arable fields lined with mature trees and hedgerows.

The site sits within a larger area of agricultural fields to the east and west and to the north beyond

Clayhall Lane. An area of woodland sits immediately to the southwest and a further strip of

woodland borders the site to the east.

The proposed mitigation measures to screen the ESS and enclose the site compound are the

planting along the southern and western site boundaries of new hedgerows, to be grown to a winter

height of 3 m.

The additional hedgerow planting will reflect species as detailed in the Reigate and Banstead Local

Distinctiveness Design Guide (2004) for the Low Weald, including hawthorn, hazel, blackthorn and

field maple. The proposed mitigation planting will have a secondary benefit of strengthening the

biodiversity of the area.

Additionally, select standard tree planting at 10 m spacing of Alder, field maple and English Oak,

as recommended by the Reigate and Banstead Local Distinctiveness Design Guide (2004), will

reinforce screening of the site compound along the southern and western boundaries.


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5 Landscape and Visual Effects

Greenlight Environmental Consultancy was commissioned to carry out an independent Landscape

Assessment (LA) of the proposed ESS site.

The LA process involved a desktop assessment of published data to identify potential landscape

and visual receptors that could be affected by the proposals, including a field survey carried out on

9th June 2016. The full report of the LA is presented in Appendix B, and summarised below.

5.1 Landscape Effects

The landscape elements present on the proposed site and within the wider character area will not

be changed by the development. The introduction of new landscape elements, namely the

containers housing the energy storage units and ancillary buildings, should be viewed in relation to

the existing farm buildings on the site. These man-made elements limit the cumulative effects of

the proposals.

There would be a low level of change to the receiving landscape character over a 1 km radius from

the site boundaries. The change in land cover is limited by the size and height of the development,

and the fact that it is contained adjacent to the existing farm buildings. Hedgerows will be retained

and enhanced, therefore not altering the balance of the wider landscape character.

5.1.1 Green Belt

The site lies in the Metropolitan Green Belt and adjacent to a local designation, an Area of Great

Landscape Value (AGLV) to the north of Clayhall Lane. The site compound itself is completely

obscured from views from the AGLV boundary, although the site entrances are visible. The

proposed development would be a minor new element introduced into the landscape with no

change to land form, maintaining the openness of the Green Belt. There would be limited conflict

with the integrity of the Green Belt.

Paragraph 79 of the NPPF states that the primary purpose of Green Belt is to preserve openness

and permanence. In relation to the five purposes of the Green Belt, these proposals do not

constitute unchecked urban sprawl; the merging of settlements or an encroachment into the

countryside due to the contained nature of the proposals; nor is it a detraction to historical town.

The proposal is a reuse of farm land which is currently hardstanding and not used in the production

of food. Further information on how the proposal constitutes very special circumstances is provided

in Section 8.2 of this document.

5.2 Visual Effects

The greatest effect on visual amenity is likely to be experienced immediately adjacent to the site.

Any more distant views of the proposed development beyond this are likely to be limited, and if

experienced would be assimilated into the wider landscape. It is therefore considered that there is

little potential for the development to result in any significant effects on visual receptors at distances

of over 500 m from the site.

The greatest visual change will be for properties within the associated farm, Flanchford Cottage

and Flanchford Farm Cottages. These views are glimpsed only, and will be in the context of the


August 2016 │ Rev 01 15

existing farm buildings. Figure 4, Figure 5 and Figure 6 below provide a view of the site in the

context of the wider environment.

Footpaths within the wider landscape do not have views into the site; however there is one footpath

which lies adjacent to the site. Visibility of the site compound quickly disappears as the footpath

leaves the site boundary due to mature enclosing vegetation.

5.3 Mitigation

To screen the site compound, a mixed species hedgerow will be planted on the southern and

western edges of the site compound, to be grown to a winter height of 3 m, along with native

species planting at 10 m spacing to strengthen the southern site boundary. The species

composition will reflect species as detailed in the Reigate and Banstead Local Distinctiveness

Design Guide (2004), and will have a secondary benefit of strengthening the biodiversity of the

area.

Figure 4: View of compound from footpath looking north

Source: Greenlight Environmental Consultancy

Figure 5: View of the site from footpath adjacent to cottages at Flanchford Mill looking east



August 2016 │ Rev 01 16

Figure 6: View of the site from the access from Clayhall Lane to the north



August 2016 │ Rev 01 17

6 Ecology

Greenlight Environmental Consultancy was commissioned to undertake an ecological survey and

protected species assessment of the proposed ESS site. A field survey visit was undertaken on

22nd June 2016 to confirm the findings of the desktop review of published data, and to record

habitats and species located on site. The full ecology report is presented as Appendix C and is

summarised here.

6.1 Protected Sites

There is one SSSI within 2 km of the site, the Reigate Heath SSSI and Local Nature Reserve (LNR)

at approximately 1.4 km to the north.

There are 3 Sites of Nature Conservation Interest (SNCI) within 2 km of the site, the closest being

Slipshatch Wood, 0.9 km to the east of the site.

The proposed development will have no effect on statutory and non-statutory protected sites, owing

to its small scale, distance to protected sites, and limited impact beyond the area of work.

6.2 Habitats

There are no priority habitats on the project site. The habitats on the site are of low ecological

value, being mainly areas of hard standing and rank vegetation. The development offers

opportunities to enhance vegetation habitat links along the site boundaries, with new hedgerow

and tree planting forming part of the development proposals.

6.3 Protected Species

Amphibians

A limited extent of suitable terrestrial habitat for Great Crested Newts (GCN) is found on site, within

the rank vegetation along the southern and northern boundaries, but this is considered fairly

isolated in terms of connectivity for GCN. It is therefore considered highly unlikely that GCN would

use the site as terrestrial habitat, as GCN are most likely to use suitable terrestrial habitat within

only 250 m of a breeding pond.

Badgers

A disused badger hole was located near the site’s eastern boundary and further signs of badger

tracks and latrines in the woodland to the south and east of the site. It is considered that badgers

are likely to be present within the vicinity of the survey site, with the potential to be attracted to

forage close to the site. Therefore, good working practices will be adhered to during future

development work, with regular checks of the site undertaken prior to development commencing;

a badger survey will be carried out if signs of active badger holes are found near the site and within

a distance which might damage badger setts during construction.

Bats

There are no building habitats on site likely to be used by roosting bats. A diseased oak tree has

bat roosting potential for single bats; the tree is not planned to be directly affected by the proposed

works, but if works are necessary, a further bat activity survey will be conducted prior to work


August 2016 │ Rev 01 18

commencing. The site has low suitability for foraging and commuting bats within the site

boundaries, but bats could commute and forage along the woodland edges near the site. As no

external lighting is proposed on site, it is predicted that there will be no impact on bats as a result

of the development

As an enhancement measure, 6 woodcrete bat boxes will be installed on appropriate trees and

buildings around the site. New boundary planting will also enhance habitat links for bats along the

site edges.

Birds

The nesting habitats on the site is confined to the woodland and understorey species along the site

boundaries. None of these habitats will be affected by planned works.

As an enhancement measure, 6 small bird nesting boxes will be installed on trees in the vicinity of

the site. The planting of new hedgerows and trees will provide new nesting habitat for scrub nesting

species.

Reptiles

A few patches of suitable reptile habitat are located within the site, but due to poor habitat links, the

likelihood of reptiles being present is highly improbable. No impact is predicted on reptiles, but as

a precautionary measure, the rank vegetation grassland on the site will be reduced in height to

10 cm over a two-week period prior to groundworks commencing, to discourage animals from the

areas of work.

Water Vole, Otter and White-clawed Crayfish

No suitable aquatic habitat for these species is present on or near to the site, and therefore no

mitigation is required.


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7 Access and Transport

This section of the Planning, Design and Access Statement considers the access issues arising

from the development, including the access generally, the access requirements during construction

and subsequent access to the site.

No provision has been made for the public to access the site. For reasons of health and safety, as

well as those of crime prevention, a security system is required to be installed surrounding the site

preventing access by the general public.

7.1 Site Access

Vehicles associated with both the temporary construction phase and the permanent operational

phase of the ESS will access the site via the existing farm access track, which connects to Clayhall

Lane as shown in Figure 7 below.

Figure 7: Proposed Site Access

Source: Google Earth

The site access track is currently already in use by large agricultural vehicles associated with

farming activities including vehicles accessing existing farm buildings. The vehicles that already

use the access track are of a similar size to the vehicles which will be used to deliver the ESS

components to the site. As such there is an established history and precedent for large vehicle

use of the access track.

The vast majority of the limited number of vehicle movements will be deliveries associated with the

construction phase, which will take place over a period of approximately two weeks. Temporary

signage will be provided on the highway verges to warn road users of the construction access

ahead, and therefore background traffic will be aware that vehicles will be turning into and out of

the site access.

7.1.1 Construction Compound

A temporary contractor’s laydown area is proposed within the site where the largest vehicle

associated with the construction phase (15.4 m articulated lorry) will be able to turn. All

construction vehicles will therefore enter and exit the site in forward gear.


August 2016 │ Rev 01 20

The compound will include wheel washing facilities during the construction phase in order to reduce

the spread of debris onto the local highway network.

7.2 Routing

The designated route for all traffic associated with the construction is shown below in Figure 8. The

likely route for all heavy goods vehicles (HGVs) associated with the construction of the ESS is via

the A217, Prices Lane, Slipshatch Road and Clayhall Lane to connect with the access track.

Figure 8: Construction Traffic Route

Source: Google Earth

The proposed route for construction traffic is considered suitable for use by the relatively low

number of HGVs that will be associated with the short duration of the construction period. The

likelihood of background traffic being delayed significantly is low given the suitability of the existing

road network.

7.3 Vehicle Trip Attraction

7.3.1 Construction Phase

The construction of the ESS will take approximately two weeks. Construction at the site will be

carried out Monday to Friday 0800-1800.

A maximum of up to 10 construction workers are anticipated to be on site during peak times during

the construction period. A temporary construction compound will be provided and will provide

parking for construction contractors. As such, no overspill car parking will occur on the local

highway network.

The construction period will include the use of Heavy Goods Vehicles (HGVs) to bring the

equipment onto the site and this will be strictly managed to ensure that vehicle movement is

controlled and kept to a minimum.

In summary, the following heavy goods movements could be associated with the construction

period as set out in Table 1 below.


August 2016 │ Rev 01 21

Table 1: Heavy Goods Vehicle Movements – Construction Period

Activity Type of Vehicle Total Number of Deliveries

Battery Storage

Containers

15.4 m Articulated Lorry 3 (6 two-way movements)

AC/DC Power

Conversion Systems

15.4 m Articulated Lorry 2 (4 two-way movements)

DNO Cabin 10 m Rigid Lorry 1 (2 two-way movements)

Customer

Switchgear/Control

Room

12 m Rigid Lorry 1 (2 two-way movements)

Security Fencing &

CCTV

6 m Van 1 (2 two-way movements)

JCB / Crawler Crane 8 m JCB / Crane 1 (2 two-way movements)

TOTAL 9 deliveries (average of one delivery

every day)

In addition to the HGV movements there will also be a small number of construction movements

associated with smaller vehicles such as the collection of skips for waste management, the

transport of construction workers and sub-contractors.

7.3.2 Operational Phase

Once operational, there are anticipated to be around 1 visit to the site a month for equipment

maintenance. These would typically be made by light van or 4x4 type vehicles. Whilst the

contractor’s compound will have been removed, space will remain within the site on the access

tracks for such a vehicle to turn around to ensure that the 4x4 vehicle can enter and exit the site in

forward gear.

7.4 Summary

Based on the above, it is expected that there will be an average of around one large vehicle every

day accessing the site (i.e. 1 arrival and 1 departure) over the two week period when deliveries will

occur. There will also be construction workers arriving at the site first thing in the morning and

departing in the evening, although the numbers involved are forecast to be relatively low on a day-

to-day basis, and will typically comprise private cars and light vans.

The level of traffic during the temporary construction phase is not considered to be material and it

is considered that this will not have an impact on the safety or operation of the local highway

network.


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8 Planning Policy Assessment

The studies previously described have examined various aspects of the proposed development

site, the surrounding environment and the likely effect of the proposed ESS on the environment.

These studies allow a full assessment of the proposed development, in the context of the relevant

national and local planning polices described in Section 4.1.

8.1 National Planning Policy

8.1.1 The National Planning Policy Framework

The National Planning Policy Framework (NPPF) carries a presumption in favour of sustainable

development and states that proposals that accord with the development plan should be approved.

The NPPF sets 12 core land use planning principles that should underpin both plan-making and

decision taking. One of these principles is to support the transition to a low carbon future in a

changing climate.

To help increase the use and supply of renewable and low carbon energy “local planning authorities

should recognise the responsibility on all communities to contribute to energy generation from

renewable or low carbon sources” (paragraph 97) and should “recognise that even small-scale

projects provide a valuable contribution to cutting greenhouse gas emissions” (paragraph 98).

The NPPF recognises the importance of the natural environment and that the planning system

should where possible provide net gains in biodiversity (paragraph 109) and that opportunities to

incorporate biodiversity in and around developments should be encouraged (paragraph 118). This

proposal has identified a number of biodiversity enhancements that are an integral part of the

development.

8.1.2 Planning Practice Guidance for Renewable and Low Carbon Energy

This online guidance highlights that increasing the amount of energy from renewable and low

carbon technologies will help to make sure the UK has a secure energy supply, reduce greenhouse

gas emissions to slow down climate change and stimulate investment in new jobs and businesses.

The PPG states that planning has an important role in the delivery of new low carbon infrastructure

in locations where the local environmental impact is acceptable.

The potential effects of this proposed development on the receiving environment have been

assessed by independent specialists, and summarised throughout this document. These studies

indicate that the effects of the proposed development on the receiving environment would not be

significant. The potential benefits of the proposal in terms of security of energy supply and action

to combat climate change are notable.

8.2 Local Planning Policy

The development plan for the area is the Reigate and Banstead Local Plan: Core Strategy (adopted

July 2014) and the saved policies of the Reigate and Banstead Local Plan (adopted April 2005).

The relevant policies identified in Section 4.1 are listed below and the extent to which the proposed

development supports or conflicts with them is described.


August 2016 │ Rev 01 23

Policy CS1 Presumption in favour of sustainable development

This policy states that the Council will apply the NPPF presumption in favour of sustainable

development. Planning applications that accord with the policies in the development plan will be

approved, unless material considerations indicate otherwise.

Although the development site is within the Green Belt, the proposed ESS has wider economic and

environmental benefits that constitute very special circumstances for development in the Green

Belt. Energy storage offers a wide range of benefits, from deferring costly electricity network

reinforcement, through to helping the power system stay in balance on a minute by minute basis,

providing a consistent and cost-effective supply of energy to consumers, which our economy relies

upon. UK Power Networks (UKPN), the DNO, and National Grid are implementing smart solutions

as cost-effective alternatives to network reinforcement, with energy storage one way to help

manage transmission and distribution limitations. This would reduce the need for major investment

to reinforce the transmission network in the South East, thereby reducing the costs passed on to

consumers.

The proposed development would enable more renewable capacity to be allowed into the UK Grid,

reducing dependency on fossil fuels, thereby reducing UK carbon dioxide emissions. The proposal

would support increased renewable energy generation at a time when older coal powered stations

are being decommissioned. Furthermore, the proposed mitigation planting will provide wider

environmental benefits by creating new habitat and enhancing local biodiversity.

An expanded assessment of how the proposed development demonstrates the very special

circumstances required for Green Belt development is provided under Policy CS3 below.

Policy CS2 Valued landscapes and the natural environment

This policy sets out that developers will be required to protect and enhance the borough’s green

fabric. The highest level of protection that is provided to the Surrey Hills AONB will be applied to

protect the AGLV as an important buffer to the AONB and to protect views from and into the AONB.

The landscape character of the countryside outside the AONB boundary will be protected and

enhanced through criteria based policies in the forthcoming Development Management Plan.

As set out in Section 5 and Appendix B, although the site entrances are visible from the AGLV

boundary to the north, the site compound is completely obscured from viewpoints in the AGLV.

There would therefore be no conflict with this policy.

Policy CS3 Green Belt

This policy states that the planning permission will not be granted for inappropriate development in

the Green Belt unless very special circumstances clearly outweigh the potential harm to the Green

Belt.

Although pre-application advice from Reigate and Banstead Borough Council has indicated that

the development does not fall within the criteria of appropriate development within Policy CS1, the

proposed ESS development would constitute very special circumstances for development in the

Green Belt, as the benefits of the proposal far outweigh the perceived harm to the Green Belt.

Paragraph 97 of the NPPF states that local planning authorities should recognise the responsibility

on all communities to contribute to energy generation from renewable or low carbon sources. Two

thirds of the UK’s existing power stations are expected to close by 2030 as coal, nuclear and the

oldest gas-fired power stations reach the end of their lives. As the energy system is modernised


August 2016 │ Rev 01 24

and decarbonised it is becoming necessary to find new ways to manage the network in the most

efficient way possible. Demand for electricity is also likely to change, as new parts of the economy

start to electrify, such as heating and transport. Electricity demand and supply must be balanced

on a second by second basis in order to maintain the secure electricity supplies our economy relies

on. The proposed ESS will play a key role in delivering a flexible electricity system.

There would be minimal landscape and visual impact from the proposed development. The

Landscape Assessment (LA, Appendix B) states that ‘the development would be a minor new

element introduced into the landscape, with no change to land form, and the openness of the Green

Belt will be maintained’. The site area is 0.2 ha, as ESS require only small parcels of land and

therefore do not lead to loss of openness of the Green Belt. The effects of the ESS are limited by

the size and height of the development, with new hedgerows to be grown to a height of 2 m and

tree planting at 10 m spacing on the southern boundary to provide effective screening of the site.

The landscape effects of the proposed development are limited by the enclosed nature of the

proposed site, and the existing vegetation within the farm complex. The LA (Appendix B) states

that ‘there would be a low level of change to the receiving landscape character’, as the site is

contained within the farm complex. The site location does not represent a traditional and largely

open rural surrounding, and as such the impact of the proposal on the characteristics of Green Belt

land is lower than elsewhere in the Borough.

The proposed development has been designed to provide biodiversity benefits, with habitats

created on site in the form of bat and bird boxes, and the planting of new hedgerows and trees to

provide further biodiversity benefit. The proposed development would not lead to a loss of

agricultural land as the site is currently used for the storage of farm materials and vehicles.

The initial site selection criteria is based on the availability of spare capacity on the grid to accept

the electricity stored within an ESS project. The Distribution Network Operator (DNO) indicates

where they have grid capacity which dictates the general site location for the project. The

connection point for the proposed development is within close proximity to the site boundary and

as such significantly increases the suitability of the site for ESS development. The network in the

South East is at the limit of capacity for importing and exporting power from the rest of the

transmission system. In order to improve energy security for consumers, large scale network

investment is required; with the existing limitations there are increasing operating costs that impact

customers and consumers. The proposed site and the associated substation, located

approximately 2 km to the south east of the site within the Green Belt, lie within the limited capacity

UKPN South East region.

Ofgem has stated that the transmission network limitations impose constraints on existing

customers in the South East area, with potential outages during the summer season when work on

the network is taking place. UKPN (the DNO), and National Grid are implementing smart solutions

as cost-effective alternatives to network reinforcement, with energy storage one way to help

manage transmission and distribution limitations. This would reduce the need for major investment

to reinforce the transmission network in the South East, thereby reducing the costs passed on to

consumers. The local economic benefit of the proposal therefore demonstrates very special

circumstances for development in the Green Belt.


August 2016 │ Rev 01 25

Policy Co1 Setting and Maintenance of the Green Belt

This policy states that in order to preserve the openness of the Green Belt, planning permission

will not be granted for development that is inappropriate to the Green Belt unless justified by very

special circumstances.

Please see the statement above for Policy CS3 for an explanation of how the proposed ESS

constitutes very special circumstances for development in the Green Belt.

Policy Co2 Agricultural Considerations

This policy sets out the Council recognises the importance of and will give priority to agriculture

and forestry, and will seek to minimise the detrimental effects to the character and appearance of

the Green Belt brought about by the fragmentation of farm holdings.

As set out in Appendix B, the site is currently used for the storage of farm materials and vehicles,

and there will not be a loss of agricultural land. The site compound location is heavily screened,

allowing a diversification of land use that will not reduce the quality of the surrounding landscape.

The character and appearance of the Green Belt will not be altered by the proposed development.

Policy Pc9 Buildings of Local Architectural or Historic Interest

This policy seeks to retain and preserve the stock of Listed Buildings, and sets out a number of

criteria for proposals affecting these heritage assets. These include a criterion stating that

proposals for new development and changes of use should not detract from the character or setting

of Listed Buildings.

Section 5.2 and Appendix B demonstrate that the Listed Buildings within the associated farm have

glimpsed views of the proposed site only, and these will be in the context of the existing farm

buildings. The proposed mitigation planting will further screen the proposed development from

these assets and ensure no adverse effect on heritage assets, with a secondary benefit of

enhancing biodiversity connectivity.

8.3 Summary

It has been demonstrated above that the proposed solar farm constitutes very special

circumstances for development in the Green Belt, as required by local and national planning

policies. In addition, the opportunities for storage and delivery of electricity from a low carbon

source and the proposed biodiversity enhancements means that the proposal can be considered

as a sustainable development, providing security of energy supply to support the economy which

would also support the objectives of a number of local and national policies.


August 2016 │ Rev 01 26

9 Summary and Conclusion

This planning application is for an Energy Storage System capable of storing up to 7 MW of

electrical energy on Flanchford Farm, occupying a site of 0.2 ha within Reigate & Banstead

Borough.

The site has been selected according to the following criteria:

A well screened location adjacent to existing agricultural buildings

Low potential impact on local residents and public receptors

Proximity to the electricity network

Appropriate site access

A location not within or adjacent to any designated or sensitive sites

Appropriate topography.

The development would consist of 3 storage batteries, each housed within a 12.2 m shipping

container placed directly onto the existing hardstanding. Other elements of the development

include 2 power conversion systems, 1 customer and 1 DNO switchgear cabin, a control room and

a security system.

The landscape elements present on the proposed site and within the wider character area will not

be changed by the development. The development should be viewed in relation to the existing

farm buildings on the site which limit the cumulative effects of the proposals. The greatest effect

on visual amenity is likely to be experienced immediately adjacent to the site, which will be screened

by mitigation planting. Any more distant views of the proposed development beyond this are likely

to be limited, and if experienced would be assimilated into the wider landscape.

Planting of native species will be undertaken in the new hedgerows on the southern and western

site boundaries, and the management regime will allow taller growth thus helping to screen the site

further. Furthermore, the planting mix for new hedgerows and trees, as well as the creation of

wildlife habitats, such as bird and bat boxes, will further add to enhancing local biodiversity.

The proposals would constitute very special circumstances for development in the Green Belt, as

the benefits of the scheme in terms of providing local energy security for the future and reducing

carbon dioxide emissions would far outweigh any perceived harm to the Green Belt. As the site is

located within a well screened area of built form, there would be minimal impact on the landscape,

utilising an unused piece of hardstanding area within the enclosed farmyard that already includes

a number of large farm buildings.

Overall the proposed development would contribute to the aims and objectives of national policies

as set out in the NPPF and also local policies. The perceived harm to the Green Belt in regard to

openness and visual impact is minimal due to very limited visual impact owing to the enclosed

nature of the site, which ensures that the openness of the landscape is maintained.

This development represents an excellent opportunity for Reigate & Banstead Borough Council to

contribute to the UK’s legal obligations to reduce our carbon emissions by 26% by 2020. Energy

storage offers a wide range of benefits, from deferring costly electricity network reinforcement,

through to helping the power system stay in balance on a minute by minute basis, providing a

consistent and cost-effective supply of energy to consumers, which our economy relies upon.


August 2016 │ Rev 01 27

This proposal to store electrical energy would contribute to these goals, and this site has been

selected and carefully designed in order that any impacts on the surrounding amenity and

environment are minimised.



Appendices

A. Plans and Elevations

B. Landscape Assessment

C. Preliminary Ecological Appraisal



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