Installation of roof mounted solar photovoltaic (PV) panels and associated infrastructure.
Minutes:
The Committee considered an application for the installation
of roof mounted solar photovoltaic (PV) panels and associated infrastructure.
The Lead Project Officer presented
the application that included a location plan, public rights of way and general
context plan, landscape & heritage assets plan, aerial photo and photos of
site, proposed elevations and roof plan. The building as a whole was
a Grade II Listed Building, including later additions and corridors added to
the original school. The site was located in an Area of Outstanding Natural Beauty (AONB)
and also within the Symondsbury Conservation Area.
He further advised the committee
that, in considering whether to grant planning permission which affected the
Listed Building or its setting, the local planning authority must have special
regard to the desirability of preserving the building or its setting or any
features of special architectural or historic interest that it possessed. Local planning authorities must also have
regard to preserving or enhancing the natural beauty of the area with national
policy indicating that great weight must be given to conserving and enhancing
landscape and scenic beauty in AONBs with conservation and enhancement of
wildlife and cultural heritage also important considerations. Special attention must be paid to preserving
or enhancing the character and appearance of the Conservation Area.
It was explained that at the time
the original application was submitted, permission had been sought for 84
panels arranged in 6 arrays across the building. Following concerns expressed by Symondsbury Parish Council and the result of a bat survey,
the application was amended to 44 solar panels in 4 arrays installed on 2 flat
roof surfaces and 1 sloping plane. These
would be mounted in frames 10 degrees up from the horizontal, resulting in an
arrangement that would be 25cm higher than the existing roof level. Although detailed specifications had not been
provided in the application, these could be controlled through planning
condition if necessary.
The main issues were outlined including the acceptability in
principle of the proposed development, the impact of proposed development on
the character and appearance of the site and its setting and on heritage
significance and the balance between harm and public benefits.
The relevant policy background had been outlined in the
report. The carbon savings generated as a result of this scheme were modest, but nevertheless
made a valuable contribution to cutting greenhouse gas emissions and assist the
transition to a low carbon future. The
associated cost savings would be used to contribute towards maintenance of the
historic school buildings to the public benefit and this weighed in favour of
granting planning permission.
However, the Lead Project Officer explained that the exposed
nature of the flat roof areas in the western extensions would be open to view
from various locations around the school site. Even if the panels were situated
away from the edges of the flat roof elements of the supporting framework and
the panels would be visible and appear incongruous. Additional screening of these areas had not
been proposed as part of this application.
Therefore it was considered that
the harm to the heritage significance of the school and other listed buildings
in the area, the harm to the character and appearance of the Symondsbury Conservation Area and AONB was not outweighed
by the public benefits. The proposal was
contrary to National Planning Policy, policies ENV1, ENV4, ENV10 and COM 11 of
adopted Local Plan and policy L1 of the made Neighbourhood Plan and should be
refused.
The Committee noted that the scheme limited the solar panels
to the flat roof elements of the building with removal of those panels
originally situated on the sloping roof elements. Some members sought to
reintroduce elements of the originally proposed scheme and asked whether
changes could be made to the application in this respect.
The Committee was advised that a different recommendation
could be made provided that it did not amount to a
substantive change to the development proposal or harmed the interests of the
interested parties.
Members highlighted that the recommendation to refuse had
been based largely on the views of the Conservation Officer which did not take into account the public benefit of the transition to
renewable energy or the Council’s Climate and Ecological Emergency.
Whilst noting the comments of the Conservation Officer and Symondsbury Parish Council, Cllr Nick Ireland stated that
the sloping roofs originally identified for the solar panels would not
necessarily be noticeable from the nearby road.
He proposed that the Committee be minded to approve
the application as submitted for 44 panels arranged in 4 arrays across the
building, which was seconded by Cllr Kate Wheller.
Cllr Bill Pipe proposed that the Committee be minded to refuse the application and that Dorset Council was
encouraged to submit a revised application.
This proposal was not seconded.
Cllr Kelvin Clayton provided some reasons for the committee
to approve the application, citing NPPF paragraph 152 “the planning system
should support transition to a low carbon future” and paragraph 202 “less than
substantial harm should be weighed against the public benefit” of renewable
energy generation.
Members considered that every opportunity should be taken to
reduce carbon emissions and that the cumulative effect of small developments
such as this would add up.
Officers requested details of any relevant conditions to
attach to the proposal should the committee be minded to
approve the application and there followed a short adjournment whilst
the Lead Project Officer identified the conditions to be attached.
The meeting reconvened and the Lead Project Officer outlined
the 3 conditions for the planning
permission, including a standard condition to commence development within 3
years; details of the plans and drawings to be approved and requirement for
removal of the solar panels (including any mounting brackets and associated
framework) if they were no longer to be used for the generation of electricity.
The proposer and seconder of the motion to approve the
application confirmed that they were content with the conditions.
Proposed by Cllr Nick Ireland, seconded by Cllr Kate
Wheller.
The committee was minded to approve
the application subject to conditions.
The Service Manager for Development Management and
Enforcement, having considered the representations and the officer’s presentation,
and having taken into account the views of the
committee, made the following decision under delegated authority
Decision of the Service Manager: That the application be approved subject to the conditions outlined in the appendix to these minutes.
Supporting documents: