South Lowfield Farm, Kirkby Fleetham Design and Access Statement Proposed Solar Installation
DOC REFERENCE: South Lowfield Farm DAS DATE: August 2019
1 Introduction 2 2 Proposed use 3 3 Site Context and Development 4 3.1 Site Selection 4 3.1.1 Phase 1: Desktop Assessment 4 3.1.2 Phase 2: Site Visit 6 3.1.3 Phase 3: Pre-Application Engagement with the Council 7 3.2 Site Description 8 4 Design 10 4.1 Amount, Scale and Appearance 10 4.2 Layout 14 4.3 Landscaping 14 5 Transport and Access 16 5.1 Access 16 5.2 Traffic 17 6 Recommended Conditions 18 7 Conclusion 19
Prepared by Sarah Tapp Position Environmental Planner
Reviewed by Penny Laurenson Position Head of Environmental Planning and Sustainability
Lightsource BP 7th Floor, 33 Holborn London EC1N 2HU
Company Number 09494479
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 1
1 Introduction
This Design and Access Statement has been prepared in support of a planning application for full temporary permission for the development of a ground mounted solar energy generation system (Solar Installation) and associated infrastructure at South Lowfield Farm, Lowfield Lane (’the Site’).
The proposal involves the installation of solar panels and associated infrastructure with an energy generation capacity of 49.9 megawatts peak (MWp). The proposal will generate enough electricity to power 15,730 typical homes and save approximately 19,800 tonnes in CO2 emissions per annum – the equivalent of removing 4,210 standard cars from the road each year.
The purpose of this document is to demonstrate that the Applicant has fully considered the design and access issues as part of the comprehensive preparation of the scheme prior to submission of the planning application. This report therefore covers the following matters: • Proposed Use; • Site Context and Development; • Design; • Transport and Access; and • Recommended Conditions.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 2
2 Proposed use
It is proposed to install and operate an array of solar panels and associated infrastructure on the Site, as shown in the accompanying Layout Plan, to convert daylight into electricity.
This Solar Installation will have a generation capacity of 49.9 megawatts (MWp) and will generate enough electricity to power the equivalent of 15,730 houses annually. This will result in 19,800 fewer tonnes of carbon dioxide emissions from energy generation in the UK each year – the equivalent of removing 4,210 standard cars from the road each year. The electricity produced by the Installation will feed directly into the National Grid.
The proposal has been designed to accommodate sheep grazing beneath and between the rows of solar panels, to maintain grasslands within the Site and maintain and agricultural use.
The proposal is for a temporary development for the operational life of the solar farm. At the end of the solar array’s operational lifetime (or end of the duration of a planning permission if shorter), all equipment associated with the Solar Installation will be removed and the land restored to sole agricultural use. If a defined permission terms is required by Council, then a minimum term of 30 years is requested. Solar PV panels are currently manufactured with performance warranties of 30years plus – this guarantees the performance of the panels to a certain minimum level at year 30 of operation, the panels will continue to work efficiently and economically well beyond this performance warranty period.
Lightsource BP and its independent Technical Advisors have assessed all component parts of our Solar Installations, ad determined that with appropriate proactive monitoring and maintenance regimes in place, efficient, economic operation of the Solar Installation can be achieved to at least 30 years of operation. Premature decommissioning would represent an inefficient use of resources and a loss of the potential renewable energy generation benefits of the proposal.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 3
3 Site Context and Development
3.1 Site Selection
A detailed site selection process has been undertaken, resulting in the proposed site being identified as the most suitable location for the Solar Installation.
Site selection is critical to ensuring that an efficient, technically and economically viable solar farm can be developed without causing significant adverse environmental impacts.
Of the hundreds of potential sites we assess every year at Lightsource BP, we proceed to planning with less than 10% of these, with the other 90% either unviable technically, unable to achieve grid connection, or considered inappropriate from a planning policy and environmental impact point of view. The stages of our site selection process are detailed below.
3.1.1 Phase 1: Desktop Assessment
Our site selection process begins with a detailed desktop assessment assessing the following four critical criteria:
1. Technical suitability of the site for operating a solar PV system • Site size • Irradiation (daylight) levels and potential energy yield • Orientation and topography • Access point
2. Grid connection feasibility • Availability of grid capacity • Proximity of nearest overhead line • Likely ease/difficulty of accessing point of connection
3. Planning Considerations • National and Local level designations (landscape, ecology, heritage) • Heritage assets • Flood risk • Agricultural land grading • Neighbouring land uses • Potential visual receptors
4. Site Availability • Landlord looking to diversify farm operations who is willing to rent/sell land for a solar farm development
A key constraint in the development of renewable energy projects is grid capacity, and this locality was identified as an area with capacity available. In addition, the distance to the connection point
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 4
must be minimised to ensure the financial viability of a non-subsidised solar farm. Figure 1 below shows the land within a 4km radius of the Leeming Bar substation which was studied through a desk top assessment of various constraints and designations.
The following areas were discounted within the search area: • Land classified as within an Agricultural Land Classification Grade of 1 or 2 which is considered best and most versatile agricultural land. • Land within a 500m buffer of settlements • Areas of Ancient Woodland • Land in close proximity to Scheduled Monuments or heritage listed buildings • Land to the west of the A1 due to constraints associated with crossing the highway to connect to the Leeming Bar Substation.
It is noted that a majority of the search area lies within Flood Zones 2 and 3. However, such areas can be suitable for solar farm development, indeed Lightsource BP successfully operates several solar farms within these flood zones.
Please refer to the Sequential Test Analysis submitted with this application for further information on the land selection process, that identified the site area identified in red in the below figure.
Figure 1: Desktop Search Area
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 5
3.1.2 Phase 2: Site Visit
A key focus for the site visit is to assess the potential of a site for any unacceptable visual impacts. Other criteria assessed on site include: 1. Technical suitability of the Site for operating a solar PV system a. Confirmation of site orientation and topography b. On-site shading c. Confirmation of appropriate access for construction traffic 2. Grid connection feasibility a. Proximity of nearest overhead line 3. Planning issues a. Actual visual receptors and extent of site visibility (internal and external views assessed) b. Potential for additional planting to screen views c. Flora and fauna
Based on the site visit, the land the most suitable location for the solar array was identified as shown in red on Figure 2 below.
Figure 2: Site location identified for pre-application discussions with Hambleton District Council
This site benefits from the following: • Not subject to ecological designations • Not within the Green Belt • Well screened by surrounding topography and vegetation • No public footpaths located on site
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 6
The site as shown in Figure 2 was the subject of a pre-application request to Hambleton Local Planning Authority in January 2019.
3.1.3 Phase 3: Pre-Application Engagement with the Council
We engaged in pre-application discussions with Hambleton District Council (reference: 19/00205/PPP) regarding the proposed development which included a site visit and a written response from Officers.
The pre-application response notes that subject to submission of a detailed application there is general policy support for this type of development. It highlights that possible issues could be the land classification and flood risk. Technical reports have been submitted with this application addressing the land classification and the flood risk on site.
During the on-site pre-application meeting it was discussed and agreed to remove the north west corner of the site, being the closest to Lowfield, to ensure the development is less prominent within the area. An Environmental Impact Assessment Screening Opinion was submitted in April 2019 to Hambleton District Council. The Council’s Screening Opinion concluded, on 26th June 2019 (Council ref: 19/00888/SCR), that the planning application would not need to be accompanied by an Environmental Impact Assessment.
The site was subject to an Agricultural Land Classification (ALC) survey, conducted in April 2019. This identifies approximately 21ha as grade 3a (Best and Most Versatile Land), approximately 58ha as grade 3b (not BMV land) and approximately 21ha as grade 4 (not BMV land), as shown in Figure 3 below.
Figure 3: ALC Grade
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 7
Following the pre-application engagement process and results of the ALC, an indicative layout was then developed. Based on discussions with the Council the decision was made to increase the setback from the northwest corner to remove the potential for views from Kirkby Fleetham Village to the West and from the property ‘The Neuk’ situated adjacent to Lowfield Lane.
This was used as the basis for further consultation with statutory consultees and local residents. This application is accompanied by a Statement of Community Involvement, which sets out the pre- application engagement with the local community and other stakeholders.
3.2 Site Description
The Site is comprised of arable land, totalling 225.8 acres, as shown on the Layout Plan (Drawing Title: South Lowfield Farm_Proposed Layout_Rev 10; Drawing No. SLOW_01) and in Figure 4 below. The site is accessed via the existing farm track off Lowfield Lane to the north of the Site.
Figure 4: Site Layout according to accompanying Layout Plan (SLOW_01)
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 8
It is located approximately 750m to the south-east of the village of Kirkby Fleetham, near Northallerton in North Yorkshire. The entire site is located within the Parish of Kirkby Fleetham with Fencotes.
The site itself is broadly flat in character with well-established hedgerows and small woodland blocks on field boundaries. The surrounding landscape is predominantly rural with limited areas of woodland in all directions. The fields surrounding the site comprise of further farmland, with a sewage works located adjacent to the western boundary and high voltage electrical infrastructure crossing the site.
Please refer to Section 3 of the Planning Statement for a more detailed description of the Site and context.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 9
4 Design
4.1 Amount, Scale and Appearance
The Solar Installation will be comprised of the following components, shown in the accompanying Layout Plan and Elevation Plans. The specifications for each component have been carefully assessed with the aim of responding appropriately to flood risk, minimising heights and overall footprints whilst still achieving efficient energy generation.
The total footprint of all infrastructure to be installed equates to 9.35% of the field area.
The proposed Solar Installation, as shown on the accompanying drawings, would consist of: • Solar PV Panels arranged on a simple metal framework facing south to form tables (“arrays”); • String inverters situated beneath the panels • 11 Switchgear Substations; • 11 Transformers and 11 AC boxes, adjacent to the Switchgear Substations around the site; • A DNO Substation • A Customer Substation; • An Auxiliary Transformer; • A Storage Container; • A Monitoring House, together with an associated weather station and communications equipment; • A compositing toilet; • Security fencing around the site perimeter is to form a secure ‘deer style’ fencing. Gates are included in the fencing for access to the site and to the field margins for maintenance access within each field; • Internal access track within the site; • CCTV and site security systems; • This application also includes the associated works required in ground preparation, the construction of building foundations and provision of swales (etc).
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 10
Bifacial Solar Panels with a combined energy generation capacity of 49.9MWp, will be installed.
The solar panels would have a maximum height of 2.9m with the lower edge of the solar panel elevated by 1m.
Solar array The rows of the panel arrays will form a regular pattern, and the grass growing beneath and between the rows of panels will help to green the appearance of the site
The glass surfaced panels are coated to maximise daylight absorption, and thus minimise the potential for glare. Less than 9% of total incident visible light is reflected by PV panels, whereas normal glass reflects about 17%. The potential for glint and glare from a Solar Installation is much lower than the potential for glint and glare from other man-made structures such as poly tunnels and glass houses, as well as natural features such as water or snow.
In summer, once the sun reaches sufficient height in the south eastern sky, sunlight will fall directly on the panels and there may be a slight chance of glint occurring, however, the reflected beam will be directed back into the sky toward the south west. During the winter, the location of the sun in the sky means light would be reflected back into the sky toward the west-southwest.
Because most of the reflections from the panels will be skyward, the Solar Installation will not create a traffic hazard, or nuisance to residential properties. As shown in the attached Glint and Glare Assessment, this skyward reflection does not create a safety hazard for aeroplanes at the RAF Leeming base located to the South of the site.
Mounting Frames: The panels are fixed in place and will not move to ‘track’ the sun. The mounting frames will be made of either galvanized aluminium or steel and will have a rough matt finish, rather than a polished finish.
Frame structures prior to attachment of panels The mounting frames are pile driven into the ground, and no concrete foundations are required. The base of the frame piles are thin ‘H’ or ‘Z’ shapes, thus they have very little impact on the ground and do not require any prior excavation. The frames are driven to a depth of approximately 1.5m. At the end of their operational life when the site is decommissioned, the frame piles are simply pulled out from the ground causing minimal ground disturbance
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 11
String Inverters are required to convert the direct current (DC) electricity generated by the panels, into alternating current (AC). String inverters are located underneath the panels in multiple locations and would be installed 1m above ground level within Flood Zone 3. String inverters are 0.3m wide and 0.9m long.
String Inverter Example (Pilkington Glass Solar Farm)
Transformers are required to connect the solar farm to the high voltage grid. These would sit alongside the AC Boxes. These are an ‘open air’ design, surrounded by a fence and accompanied by a switchgear cabinet. A transformer will be no larger than 3.2m in Fenced transformer to the right of the photo. height, 5.48m in length, and 4.48m in width. Transformers located within Flood Zone 3 will be raised on concrete foundations varying from 0.4m in height to 0.8m in height.
Switchgear and Customer Substation: The Solar Generator’s Substation is the point of connection between the Solar Installation and National Grid. It includes a ‘switch’ mechanism to shut the Solar Installation off from the network in the event of a fault
(much like a household fuse box). The Customer Substation is typically 7.7m x 2.6m and 3.3m high. The Switchgear Substations (being the second switch), are typically 4.2m x 2.6m x 3.15m high. The switchgear substation located in Field A will have a maximum height of 4.65m.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 12
DNO Substation: The Distribution Network Substation is the onsite point of connection to the local electricity network. This will consist of a 33kV substation situated on a concrete foundation.
Perimeter Fence: A 2m high agricultural timber and wire fence will be installed around the solar installation. This fence type has been selected for its appropriateness in a rural setting, and its visual permeability. The purpose of the fence is to deter theft or vandalism and prevent unauthorised access.
Security Cameras will be installed to monitor the entrance and the cabinets within the solar installation. The motion sensor CCTV cameras will be erected on 2.5m high poles. The cameras employ infrared technology so no site lighting is required. CCTV camera in left hand corner of above photo.
A Monitoring Building is required to enable remote monitoring of the Site. This building is typically 3.3m x 3.86m and 3.3m high. A 5m high satellite dish will stand alongside the monitoring house, and a small wifi antenna will be attached to the cabinet.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 13
A composting toilet will be based on-site for use of on-site staff during operational and maintenance works
4.2 Layout
The design of the proposed Layout Plan has been prepared to maximise energy production within the available area of land, taking into account site-specific constraints and features such as ensuring the existing boundary vegetation is retained and space provided for new planting to help with visual screening and habitat creation within the Site.
The total area of the development will be 225.80 acres. The area of ground over sailed by the rows of solar panels and covered by associated infrastructure constitutes approximately 9.35% of the Site. The remainder of the site area will be grassed land constituting the gaps between the rows of solar panels and the setbacks between the fence and the solar arrays.
The DNO substation and electrical cabinets are to be installed adjacent to the farmyard, where they will be best screened from the surrounding area. It is noted the site is well screened from sensitive receptors in the surrounding area with no views from Kirkby Fleetham village to the west and views from ‘The Neuk’ cottage to the north screened by existing vegetation.
The proposed Layout and elevations are based on informed assumptions regarding specifications of equipment currently available on the market and their positioning, however it may be that availability of equipment, or specific site requirements, mean that the final detailed design differs in some minor respects from the proposed layout. To address this, we propose a Condition as outlined in Section 6 of this report.
4.3 Landscaping
Careful consideration has been given to the landscape in selecting the Site area and in the design of the proposal, including taking into account the screening provided by existing vegetation, and the potential for additional planting to improve visual screening and provide additional habitats.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 14
The application is accompanied by a Planting Plan which details the proposed planting to supplement what is already on site. The combined effect of the retention of existing vegetation and the provision of enhancements will effectively mitigate the very localised effects from the proposed development on the landscape and visual impact.
New and infill hedgerow planting (approximately 890m in total) will be carried out as part of the development which will include strengthening the existing hedgerows with supplementary planting and planting additional sections of hedgerow with native species. This will provide more species diverse and well-structured hedgerows, of value for wildlife around the Site.
The main body of the Site is currently arable grassland. The whole site will be sown with a suitable low maintenance grassland seed mix in accordance with Natural England guidelines. In addition, areas of wildflower grassland strips will be established with a suitable species such as Emorsgate EM2F – Standard General Purpose Wild Flowers to increase botanical biodiversity.
This will allow a varied grass sward to establish across the site for the benefit of wildlife over the lifespan of the Solar Installation.
The Planting Plan and Biodiversity Management Plan is included with this application showing the proposed landscaping and biodiversity enhancement measures proposed to achieve visual screening and nett biodiversity gains. This will be implemented in the first planting season following completion of the construction of the Solar Installation.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 15
5 Transport and Access
5.1 Access
Access to the site for construction and on-going maintenance purposes is proposed via the existing farm access off Lowfield Lane.
The existing access is currently used by HGVs and has wide visibility splays onto Lowfield Lane. It is therefore considered suitable for construction and ongoing maintenance vehicle movements.
Photograph 1: Site Access
Construction vehicles will offload, turn, and park in the construction compound area shown in the Proposed Compound Location Layout Plan.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 16
5.2 Traffic
Construction Traffic: This application is accompanied by a Construction, Decommissioning and Traffic Management Method Statement and Transport Statement which provides detail on levels of construction traffic, how the site will be accessed and how construction traffic will be managed.
It is considered that the estimated 15 HGV deliveries per day will be required over a 5-6 month construction period equates to relatively low levels of construction traffic that will not result in any material adverse impact on traffic safety or traffic flows on the surrounding road network.
Operational Traffic: Traffic generation during the operation of the Solar Installation will primarily be restricted to maintenance visits, including:
• 3-4 grass cuts a year if sheep grazing does not keep grass sufficiently short. • 2-4 visits per year to wash panels – this will involve bringing in a water cube on the back of a flatbed 4x4. • Operations and Maintenance staff will visit the site up to a couple of times a month to undertake proactive monitoring and maintenance activities of the Solar Installation and the site area and landscaping– this will be in a transit van or 4x4 type vehicle. • 4 visits per year to read the electricity meter – this will be in a transit van or 4x4 type vehicle. • Access by the shepherd managing sheep grazing within the array.
The level of traffic accessing the solar installation will not be too dissimilar to the number associated with the existing quarrying activities currently underway in the wider area.
The impact of the low levels of operational traffic on the local road network is considered to be negligible.
Decommissioning Traffic: Decommissioning of the site will take approximately half the time that construction takes, and will require similar levels of traffic as the construction phase to remove infrastructure from site. Further detail is provided in the Construction, Decommissioning and Traffic Management Method Statement.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 17
6 Recommended Conditions
As detailed in Section 4.3 above, the final detailed design for the Solar Installation may have some minor differences from the proposed layout and elevations due to equipment availability. To ensure Council approval of the final detailed design layout and elevations prior to construction, the following pre-commencement condition is proposed:
“Prior to commencement of the development, full details of the final locations, design and materials to be used for the panel arrays, inverters, transformers, monitoring building, substations, storage building, battery unit, fencing and CCTV cameras shall be submitted to the local planning authority and agreed in writing.”
In order to condition the removal of the Solar Installation as part of the planning permission, the following condition wording is recommended:
“Within 6 months of the cessation of energy generation from the development, all infrastructure associated with the Solar Installation will be removed from the site, and the site restored to its original condition.”
Alternatively, if the Council prefers to state a specific term, then the following is requested to allow for 30 years of operation (in line with the panel performance warranty period) and a further 6 months to allow for decommissioning and reinstatement:
“Within 6 months of the cessation of energy generation from the site, or a period of 30 years and 6 months following completion of construction, whichever is the sooner, all infrastructure associated with the Solar Installation will be removed from the site and the site restored to its original condition.”
If the later condition is used it is recommended that an additional condition is included requiring notice to be given to the LPA of the start of construction, for example:
“Written notice is to be given to the LPA within 1 month of the date that electricity is first exported from the development”.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 18
7 Conc lusion
This Design and access Statement has been prepared in support of the full temporary planning application for a Solar Installation and associated infrastructure at South Lowfield Farm, Lowfield Lane, Kirkby Fleetham, North Yorkshire DL7 0SY. The proposed 49.9MWp Solar Installation would result in a reduction in carbon emissions associated with energy generation equating to approximately 19,800 tonnes of CO2 per annum or the removal of approximately 4,210 family cars from the road each year. The proposal would provide the equivalent energy needs of approximately 15,730 homes within the UK. The Installation has been specifically designed to accommodate sheep grazing within the site, thus providing a dual productive function of renewable energy generation and agricultural production.
The environmental assessments accompanying this Design and Access Statement, conclude that the impacts of the proposal have been shown to be acceptable and, where harm has been identified, it has been demonstrated this is particularly limited and falls some way below a threshold which would warrant the withholding of Planning Permission. Other benefits, in the form of ecological and landscape enhancements, weigh heavily in favour of support for this development.
Overall, it is concluded that the Solar Installation at South Lowfield Farm is appropriate in regards design and access. The proposal has been shown to be in compliance with the relevant Development Plan policies. The development supports the Government’s policy for the UK’s transition to achieving a low carbon economy and assists in meeting he pressing need for deployment of renewable energy generation in the UK to meet legally binding obligations for 15% of energy consumption from renewable sources by 2020. With this in mind, the Council is encouraged to support this application through the grant of Planning Permission without delay.
Design and Access Statement: South Lowfield Farm DAS Project Reference: South Lowfield Farm 19