Kingsbridge Town Council
MINUTES OF A MEETING OF THE PLANNING COMMITTEE HELD ON
TUESDAY 19 MARCH 2013 AT 6.00 P.M. IN QUAY HOUSE
Present:
Cllr Philip Yates (Chairman)
Cllr Julie Barnett
Cllr Bob Freeman
Cllr Robin Griffin
Cllr Irene Jeeninga
Cllr Beryl Washington
Cllr Keith Wingate
In Attendance:
Cllr Anne Balkwill
Cllr Rufus Gilbert
Cllr Steve Sidney
Peter McLaren, TGC Renewables Ltd
Clare Carter, Kingsbridge & Salcombe Gazette
Fifty five members of public
Martin Johnson (Secretary)
12/114
APOLOGIES FOR ABSENCE
Apologies were received from Cllr Wayne Grills.
Public Open Forum
Several members of public made statements regarding planning application
28/0430/13/F for the development of a solar farm off Belle Hill (to be received at
agenda item 118.1).
The following key comments were made in objection to the proposal:
 No correspondence from the applicant providing information on the
proposal had been received by residents in Belle Cross Road.
 A public exhibition in 2012 had not been well attended.
 The last 2 editions of the Kingsbridge Gazette had prominently featured
the proposal which had raised public awareness.
 Solar array farms viewed at other locations in the South Hams, e.g. Marley
Thatch, were remote from residential properties and did not have the
same visual impact as the proposal.
 The proposal would have a stressful impact on local residents.
 A flood risk assessment by H2OK reported that no ground investigations
had been conducted. Moreover, the report had been commissioned mid2012 and therefore did not acknowledge flash flooding last autumn/winter
nor historic run-off issues for properties in Belle Cross Road and at
Addlehole.
 No local jobs would be created.
 There was an element of inducement for farmers to attract them to
diversify and offer their land up for the proposal. Moreover, subsidies


were likely to change from April 2014 and there was pressure to progress
such proposals as quickly as possible.
There was no limit to solar array farms in any given area and it was
queried what the cumulative effect of several farms would have on the
local landscape.
The negatives far outweighed the positives and the visual impact would be
felt by the whole of Kingsbridge.
The following key comments were made in support of the proposal:
 Sheep would graze amongst the arrays therefore agricultural land would
still be used.
 A wall had been taken down at a property in Belle Cross Road which had
contributed to run-off issues.
 Natural habitat/wildlife would not be affected. There were no barn owls in
the area.
 There were only jobs for farmers at present on the proposed site and no
other jobs.
 Potato planting had been carried out in an orientation which may have
channelled water towards Belle Cross Road last year.
A straw poll identified that 6 persons supported the proposal and 49 were
against; the majority of people in attendance lived in Belle Cross Road.
Roger Trembath made a statement regarding planning application 28/0497/13/F
to raise the roof and alter front and rear elevations at P J Motors, Service & MOT
Centre, in Higher Union Road (to be received at agenda item 118.4). There was
a need to vary the planning permission already granted (28/1799/12/F) to alter
the front and rear aspects of the building and the roof would be raised by 350mm
(14”).
Cllr Yates thanked all members of public for their statements and reported that
committee members were well appraised of the proposals for a solar farm and
had visited a similar development at Diptford.
12/115
DECLARATIONS OF INTEREST
Cllr Washington declared a non-pecuniary interest in agenda item 118.6.
12/116
PLANNING DECISIONS AND CORRESPONDENCE
DECISIONS
116.1 There were no planning decisions to consider.
CORRESPONDENCE
116.2 There was no planning correspondence to consider.
12/117
TREE DECISIONS, CORRESPONDENCE AND WORKS
DECISIONS AND CORRESPONDENCE
117.1 There were no tree decisions or correspondence to consider.
TREE WORKS
117.2 There were no tree works to consider.
12/118
PLANNING APPLICATIONS
The following planning applications were considered:
118.1 28/0430/13/F – Installation of ground mounted solar array (total site area
9.88 hectares, 15,360 no. panels), estimated output of 3.61 megawatts, and
associated infrastructure.
Land at Lower Slade Farm, Kingsbridge, TQ7 2HE.
TGC Renewables Ltd
(Case officer: Kati Owen)
Deferred from Planning Committee 5 March 2013
Members posed several questions to Peter McLaren, Senior Town Planner, from
TGC Renewables. The key findings were:
 The flood risk assessment identified that the only impermeable surfaces to
be introduced would be the foundations of the solar panel arrays and
inverter stations which was 0.2% of the total area.
 Surface water drainage would be assisted by the installation of swale and
scrape features running along contours to intercept flows and attenuate
run-off.
 Rainwater would not be collected or stored and the proposal would not
change/exacerbate current drainage on the site i.e. the same amount of
rainwater would fall on the same amount of ground.
 Metal poles for the solar array panels would be piled into the ground and
would not be concreted.
 The height of the solar panels off the ground could be reviewed.
 Scrap value of the solar arrays would pay for decommission of the site at
the end of its operational life of 25 years.
 There would be no electrical interference.
 Associated infrastructure e.g. power inverter station would be built at
remote locations on site and noise levels would not be above 35dBa.
 Transfer to the grid could be actioned underground.
 CCTV cameras would only look along the perimeter fence.
 There was no lighting of the site proposed.
 The panels would be coloured blue/black however, green coloured panels
could be investigated.
 A non-reflective coatings on the solar panels prevented glint and glare.
 Five to 7 properties in Belle Cross Road would be able to view the solar
panels from rear 1st floor and dormer windows; other locations e.g.

Kenwith and Ilton Roads could also be affected. SHDC had positioned
planning notices in the latter locale.
The Town Council (KTC) would receive a community benefit at circa £3.6k
per annum for 10 years should the proposal received planning permission
and be constructed; this did not affect KTC’s own recommendation on the
proposal.
Members held a full discussion and the following key points were realised:
 South Hams District Council’s (SHDC) “Draft planning guidance for solar
arrays requiring planning permission” had been studied and the
application appeared to include the minimum information required to
assess the impact of the proposal e.g. inclusion of a Landscape & Visual
Impact Assessment, Habitat Survey and Traffic Management Plan.
 The site would be within 150 to 200 metres of residential housing and
appear overbearing.
 Row upon row of solar arrays would provide an ‘industrial’ landscape.
 Support for renewable energy initiatives per se however, solar array farms
had to be located in the right locations i.e. at remote sites which did not
affect the level of amenity.
 The flood risk assessment did not acknowledge localised issues at Belle
Cross Road/Addlehole nor flash flooding over winter 2012/13.
 Extreme care should be taken over KTC’s consideration of the proposal.
It was RESOLVED that the above proposal was a major development and
therefore the Planning Committee’s delegated powers to make decisions on
planning applications should not be used and its recommendation should be
received by full council. It was Recommended for Refusal on the following
grounds:
 the proposed development would be overbearing given its close proximity
to residential properties,
 its visual impact would be unacceptable given the adverse effects on the
character and appearance of a valued landscape to the detriment of public
amenity, and
 current localised flooding issues (at Belle Cross Road and Addlehole) may
be compounded and required further investigation.
118.2 28/0502/13/F – Householder application for refurbishment of existing
property, alterations to existing garage and erection of new conservatory.
Dodbrook House, Church Street, Kingsbridge, TW7 1NW.
Mr M Briggs
(Case officer: Richard Gage)
Recommend APPROVAL
118.2a 28/0504/13/LB – Listed building application for refurbishment of existing
property, alterations to existing garage and erection of new conservatory.
Dodbrook House, Church Street, Kingsbridge, TW7 1NW.
Mr M Briggs
(Case officer: Richard Gage)
Recommend APPROVAL
118.3 28/0521/13/F – Householder application for extension and alterations to
dwelling to provide ‘granny annex’.
60 Vincents Road, Kingsbridge, TQ7 1RP.
Mr & Mrs R Gubbay
(Case officer: Kieran Reeves)
Recommend APPROVAL
118.4 28/0497/13/F – Variation of condition 2 (accord with plans) of planning
application 28/1799/12/F (New Service and MOT Centre) to allow raising of roof
and amendments to front and rear elevations.
P J Motors, Service and MOT Centre, Higher Union Road, Kingsbridge, TQ7
1EQ.
P J Motor Services (Kingsbridge Ltd)
(Case officer: Debbie Crowther)
Recommend APPROVAL
118.5 28/0501/13/F – Retrospective application for retention of existing three
stables and shed for tractor/mowers, pursuant to planning application
28/2056/01/F.
Addlehole House, Belle Cross Road, Kingsbridge, TQ7 2DY.
Ms D O’Callaghan
(Case officer: Kieran Reeves)
Recommend APPROVAL
118.6 28/0541/13/F – Resubmission of planning application 28/1947/12/F for
change of use of rear and upper floors to 3 no. 2 bedroom dwellings.
85A, 87 & 87A Fore Street, Kingsbridge, TQ7 1AB.
Mr & Mrs Cload
(Case officer: Richard Gage)
Recommend APPROVAL
118.7 28/0542/13/LB – Resubmission of Listed Building Consent 28/1948/12/LB
to provide 3 no. 2 bedroom dwellings.
85A, 87 & 87A Fore Street, Kingsbridge, TQ7 1AB.
Mr & Mrs Cload
(Case officer: Richard Gage)
Recommend APPROVAL
118.8 28/0565/13/F - Alteration to front façade, change of use from restaurant to
non residential institution and offices, change of internal layout. Removal of store
buildings at rear. Removal of asbestos tiles and sheeting replaced with natural
slate.
115 Fore Street, Kingsbridge, TQ7 1AB.
South Hams Support Services Ltd
(Case officer: Richard Gage)
Recommend APPROVAL
118.8a 28/0567/13/LB – Listed building consent for alteration to front façade,
change of use from restaurant to non residential institution and offices, change of
internal layout. Removal of store buildings at rear. Removal of asbestos tiles
and sheeting replaced with natural slate.
115 Fore Street, Kingsbridge, TQ7 1AB.
South Hams Support Services Ltd
(Case officer: Richard Gage)
Recommend APPROVAL
It was RESOLVED to forward the findings of the above planning consultation to
SHDC Development Management; and for the recommendation at agenda item
118.1 to be received by the full council on 9 April 2013.
12/119
ANY FURTHER CURRENT PLANNING MATTERS
119.1 Cllrs Grills and Yates would represent KTC at SHDC’s Planning Workshop
1000-1200 on Wednesday 27 March 2013 at Follaton House, Totnes.
119.2 Dr Sarah Wollaston MP invited KTC (letter SW/ns dated 18 March 2013)
to be represented at an open meeting to discuss planning matters with Nick
Boles, Planning Minister, 1130-1230 on Wednesday 10 April 2013 in the Great
Hall, at Dartington Hall.
119.3 Cllr Yates asked if DCC had replied to KTC’s enquiry regarding Public
Footpath No.15 (rear of Crabshell) regarding the width of the footway at a
specific location. The Town Clerk responded that nil reply had been received
and the matter would be hastened.
12/120
DATE OF NEXT MEETING
Tuesday 2 April 2013 at 6.00 p.m.
The meeting closed at 7.30 p.m.