REDCAR AND CLEVELAND BOROUGH COUNCIL
PLANNING COMMITTEE (DEVELOPMENT MANAGEMENT)
COMMITTEE DATE:
4 August 2011
LIST:
D
APPLICATION NUMBER: R/2011/0374/FF
Application For: INSTALLATION OF A TEMPORARY 60M HIGH ANEMOMETRY MAST
At:
(FOR 36 MONTHS)
BEACON MOOR UPLEATHAM
APPLICATION AND SITE DESCRIPTION:
Planning permission is sought for the installation of a temporary 60 metre high
anemometry mast at Beacon Moor, Upleatham. The application site is in a field in a
rural location situated outside development limits. Errington Woods runs east-west to
the north of the site with the settlement of New Marske beyond. Upleatham lies to the
southeast at a level approximately 70 metres below the application site.
The application has been supported by elevation plans of the mast and a Design and
Access statement.
DEVELOPMENT PLAN:
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that
applications for planning permission be determined in accordance with the development
plan unless material considerations indicate otherwise.
Redcar and Cleveland Local Development Framework 2007:
CS1 – Securing a Better Quality of Life
CS21 – Renewable Energy
CS22 – Protecting and Enhancing the Borough’s Landscape
CS24 – Biodiversity and Geological Conservation
DP1 – Development Limits
DP2 – Site Selection
DP3 – Sustainable Design
DP11 – Archaeological Sites and Monuments
OTHER POLICY DOCUMENTS:
Economic Regeneration Master Plan
PPS1 – Delivering Sustainable Development
PPS5 – Planning for the Historic Environment
PPS9 – Biodiversity and Geological Conservation
PPS22 – Renewable Energy
PLANNING HISTORY:
No relevant history relating to the site.
RESULT OF CONSULTATION AND PUBLICITY:
The application has been subject of local consultation and has been advertised by
means of a site notice. As a result 8 letters of objection have been received, the
objections submitted may be summarised as follows:
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The application is a precursor for a Wind Farm application
Any proposed wind farm would be dead in the water due to its close proximity to
housing at New Marske and Upleatham
Turbines produce low frequency hum/vibrations at certain wind speeds
Turbines can make sleep impossible for light sleepers and annoys anyone within
a mile radius
Potential environmental damage to the area in terms of noise, construction
damage and disruption to one of the most peaceful villages in East Cleveland
Question the commercial viability of the proposed venture
Following the planning application for the test site would oppose the proposed
wind farm with vigour
The site is not suitable for a wind farm as it would adversely affect the
surrounding footpaths, bridle paths and rural environment
The siting of a wind farm will be an eyesore and noise nuisance for surrounding
residents
Question the commercial viability of a wind farm at the location
Erosion of conservation villages like Upleatham
Planning application for turbines to be submitted within 6 months not 36 months
as requested for the mast
Stockton Council refused permission for a test mast
Saltburn Marske and New Marske Parish Council
Application recommended for approval
Environmental Protection (Nuisance)
No objection to the proposal
Environmental Protection (Contaminated Land)
No objection to the proposal
Tees Archaeology
The Upleatham Hills contain a rich and diverse archaeological resource. The field
to the west has been the subject of archaeological fieldwalking which recovered
dense concentrations of prehistoric flint artefacts from the Mesolithic to Bronze Age
periods. Subsequent archaeological excavation in 2008 revealed the presence of
later prehistoric features, including pits and a large ditch. Upstanding Bronze Age
burial mounds lie close to the site within the woodland and are Scheduled
Monuments.
The area has a high archaeological potential and there are likely to be heritage assets
of archaeological interest within the field to which the proposal relates. I have no
objection in principle to the erection of the temporary mast but recommend that its
anchors are surface blocks rather than those requiring excavated foundations. If
surface anchors can be used then I have no comment, however if excavations are
proposed I recommend that archaeological monitoring takes places during the works.
This could be secured by planning condition.
Natural England
Natural England have advised that they consider the application to be one that they
would not routinely comment on and advise the Local Planning Authority to take
account of the environmental value of the site when making a decision.
CONSIDERATION OF PLANNING ISSUES:
Planning permission is sought for the installation of a temporary 60 metre high
anemometry mast at Beacon Moor, Upleatham. The application site is in a rural
location situated outside development limits. Errington Woods runs east-west at the
northern boundary of the site and beyond the woods New Marske with the village of
Upleatham to the southeast at a level approximately 70 metres below the application
site. The site is designated as ‘Sensitive Landscape’ in the Landscape Character SPD.
Scale and Design
The monitoring mast is to be a single tube design up to 60 metres in height with a
diameter of less than 20 centimetres. The mast will include anemometers at heights of
10m, 30m, 40m, 50m and 60m to measure wind speed and wind vanes at heights of
48m and 58m to measure wind direction. The mast will be secured by a number of
steel cables which will be attached to anchors up to 35m from the mast resulting in a
footprint of the mast up to 0.38ha. The slender design of the mast and associated guy
wires will result in a form of development that will not have a significant impact upon the
visual appearance of the landscape.
Traffic and Access
The traffic activities associated with the application mainly involve the construction
phase of development with the existing farm tracks leading from Upleatham being
utilised. The activities associated with the construction of the mast will however be
limited as the mast is to be transported and delivered to site on 4 x 4 all-terrain vehicles
with the construction phase of development not likely to last longer than two to three
days.
During the operational phase of the mast, access to the site is limited to periodic
inspections of the apparatus at intervals of approximately 2-3 months along with an
annual check and maintenance of the equipment. The majority of the data is collected
by the equipment and is transmitted digitally to a central collection office.
The site is bordered to the south by an existing public right of way, however this does
not enter the application site and there is therefore no conflict between the proposed
mast and the use of local highways by passing pedestrians/vehicles.
Archaeology
The area in which the mast is to be located has a high archaeological potential and
there are likely to be heritage assets of archaeological interest within the field to which
the proposal relates. Tees Archaeology have advised that there is no objection in
principle to the erection of the temporary mast in the location but would recommend that
the anchors of the supporting wires are surface blocks rather than those requiring
excavated foundations. However, if excavations are proposed it is recommend that
archaeological monitoring takes places during the works. The information within the
application indicates that the type of anchors will be dependent on ground conditions,
however the proposed dig in or drive in types are considered to require monitoring of
the site which will be required by way of condition. Whilst the suggestion of using
surface blocks is noted this is not a practical option and ground anchors of some form
will be require. It is therefore proposed to apply a condition that requires archaeological
assessment of the impact of the ground anchors on the archaeological resource.
Ecology
Natural England have advised that they consider the application to be one that they
would not routinely comment on and advise the Local Planning Authority to take
account of the environmental value of the site when making a decision. The mast is to
be located on arable agricultural land 200 metres to the south of Errington Woods. Due
to the application site being arable farm land and the activities associated with such a
use, it is considered that the ecological value of the site low. The mast will not require
hedgerow removal, impact upon water courses or the removal of trees. It is considered
that as a lightweight freestanding structure there would be no ecological impact
associated with the development.
Other Matters
As a result of the consultation process a number of objections have been received from
residents in the vicinity of the site. The concerns mainly raise issue with regard to the
possible siting of wind turbines at the site in the future and the impact these would have
with regard to noise, visual impact and the general amenity of Upleatham village.
With regard to the Stockton Council decision to refuse an application for an anemometry
mast it should be noted that this decision was subsequently allowed on appeal.
While the concerns raised have been noted, they do not raise material planning
objections with regard to the current proposal. The objection raise concern about the
possible submission of an application for a wind farm, this application if approved would
not signify the acceptance or otherwise of such a development and this application
should be judged on its merits.
Conclusion
In view of the above report the officer’s view is that the development is acceptable and
complies with policy in the development plan. The slender design of the mast and
associated guy wires is considered to result in a form of development that will not have
a significant impact upon the visual appearance of the landscape. Issues in respect of
access and highways have been examined and it is considered that there is no reason
to refuse the application on grounds of highway safety. In respect of ecological matters
Natural England raise no objections to the application, while site characteristics also
indicate that there is no reason to refuse the application on ecological grounds. The
application is one which has raised a number of objections, these are noted and the
main objections raised have been addressed within the report. Most of the concerns
are not considered to be issues that would not support a refusal of planning permission.
RECOMMENDATION:
Taking into account the contents of the report the recommendation is to GRANT
planning permission subject to the following conditions / for the following reasons.
(1) The development shall not be begun later than the expiration of THREE YEARS
from the date of this permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country
Planning Act 1990
(2) No development shall take place until a programme of archaeological work
including a Written Scheme of Investigation has been submitted to and approved
by the local planning authority in writing. The scheme shall include an assessment
of significance and research questions; and:
1.
The programme and methodology of site investigation and recording
2.
The programme for post investigation assessment
3.
Provision to be made for analysis of the site investigation and recording
4.
Provision to be made for publication and dissemination of the analysis and
records of the site investigation
5.
Provision to be made for archive deposition of the analysis and records of the
site investigation
6.
Nomination of a competent person or persons/organisation to undertake the
works set out within the Written Scheme of Investigation.
B) No development shall take place other than in accordance with the Written
Scheme of Investigation approved under condition (A).
SUGGESTED REASON FOR GRANTING PLANNING PERMISSION:
It is considered that the proposed development will not cause significant harm to the
amenities of local residents, or adversely affect the character and appearance of the
landscape. No issues are raised in respect of ecological, archaeological, or other
matters that cannot be appropriately dealt with by planning conditions. It is considered
that the development accords with national and local planning policy.