a) DOV/16/00044 – Erection of a guyed steel lattice mast (322m in height) with nine anchor points, installation of telecommunications and associated equipment, site compound, secure fencing, single storey equipment structure, access track, ground-mounted solar panels within compound and associated works - Land at Richborough, Ramsgate Road, Sandwich Reason for report: Number of contrary views b) Summary of Recommendation That planning permission be refused. c) Planning Policy and Guidance Legislation The combined effect of section 70(2) of the Town and Country Planning Act 1990 and section 38(6) of the Planning and Compulsory Purchase Act 2004 (as amended) is that planning applications must be determined in accordance with the statutory development plan unless material considerations indicates otherwise. Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires that the planning authority should pay special regard to the desirability of preserving a listed building or its setting or any features of special architectural or historic interest it possesses. Regulation 122 of The Community Infrastructure Levy Regulations 2010 (as amended) applies in the event that planning permission is granted and requires that a planning obligation (under s.106 of Town and Country Planning Act 1990) may only constitute a reason for granting planning permission for the development if the obligation is (a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development. Dover District Core Strategy (Adopted February 2010) The stated aim of the Core Strategy is to regenerate the District so that economically and socially it out performs the region. At Sandwich the strategy seeks to support the town’s tourism and leisure function. There is a general priority on protecting the qualities of the built and natural environments. Specific objectives of the Core Strategy are to maintain and enhance the District’s natural environment inheritance; that the intrinsic quality of the historic environment is protected and enhanced.; and that the infrastructure needs to support the high growth strategy are delivered. Policy CP6 identifies the importance of the provision of infrastructure to meet the demands of development. In determining infrastructure requirements, it should first be considered whether existing infrastructure can be used. Policy CP7 seeks to protect and enhance the existing network of green infrastructure. The integrity of the existing network of green infrastructure will be protected and enhanced. Policy DM1 restricts development on land outside the urban boundaries and rural settlements unless it functionally requires such a location. Policy DM12 relates to the access arrangements of development proposals. Policy DM15 seeks to protect the character and appearance of the countryside. Development will only be permitted under specific circumstances. Policy DM16 addresses landscape character – development that would harm the character of the landscape will only be permitted if its impacts can be reduced or mitigated to an acceptable level. Dover District Local Plan (Adopted 2002) - Saved Policies Policy CO5 seeks to conserve, protect and enhance undeveloped or heritage coasts. Policy ER6 seeks to ensure that proposals incorporate appropriate avoidance and mitigation measures against light pollution. Dover District Land Allocations Local Plan (Adopted January 2015) (“LALP”) The LALP confirms that the conservation and enhancement of the landscape character remains an important policy objective as set out in the Core Strategy. The LALP should be read in conjunction with the Adopted Core Strategy and Dover District Local Plan (saved policies). The LALP recognises that heritage assets are an irreplaceable resource and should be conserved in a manner appropriate to their significance. The value and significance of heritage assets is included in the LALP as specific reference is made to the Dover District Heritage Strategy (2013). Kent County Council Minerals and Waste Local Plan 2013 - 2030 (adopted 2016) Policy CSM11 states that planning permission will be granted at suitable locations for drilling operations associated with the prospecting for underground limestone resources in East Kent. However, the Local Plan clarifies that the surface working area of any an East Kent limestone mine is not identified for safeguarding. This is because there has been no advancement in the mine's development since the identification of this resource in the 1993 Minerals Subject Plan. There is no certainty where the built footprint for the surface aggregate processing facility is likely to be situated (if it is ever developed). National Planning Policy Framework (“the Framework”) At paragraph 7, the Framework states that there are three dimensions to sustainable development – an economic role, a social role and an environmental role. These roles (Framework paragraph 8) cannot be undertaken in isolation because they are mutually dependent. Relevant core planning principles of the Framework that should underpin decision making include: proactively drive and support sustainable economic development to deliver infrastructure (amongst other types of development) that the country needs; always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings; take account of the different roles and character of different areas; recognise the intrinsic character and beauty of the countryside; and supporting thriving rural communities within it; encourage the reuse of existing resources; encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value; encourage multiple benefits from the use of land in urban and rural area; conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations; take account of and support local strategies to improve health, social and cultural wellbeing for all, and deliver sufficient community and cultural facilities and services to meet local needs. Paragraphs 18 to 22 address sustainable economic growth, including that local planning authorities should plan proactively to meet the development needs of businesses. Paragraph 42 recognises that advanced, high quality communications infrastructure is essential for sustainable economic growth and that it plays a vital role in enhancing the provision of local community facilities and services. Paragraph 43 identifies that whilst the local planning authorities should support the expansion of electronic communications networks, including telecommunications and high speed broadband, they should aim to keep the numbers of radio and telecommunications masts and the sites for such installations to be a minimum consistent with the efficient operation of the network. The use of existing masts, buildings and other structures should be used unless the need for a new site has been justified. Paragraph 45 requires that applications for telecommunications be supported by evidence to support the development, including the outcome of consultations; that the use of an existing building, mast or other structure has been explored before a new mast is proposed; and that International Commission on non-ionising radiation protection guidelines are met. Paragraph 46 stresses that that local planning authorities must determine applications on planning grounds and should not seek to prevent competition between different operations, question the need for the telecommunications system, or determine health safeguards if the proposal meets the International Commission guidelines for public exposure. Paragraph 65 recommends local planning authorities to not refuse planning applications for buildings or infrastructure which promote high levels of sustainability because of concerns about incompatibility with an existing townscape, if those concerns have been mitigated by good design (unless the concern relates to a designated heritage asset and the impact would cause material harm to the asset or its setting which is not outweighed by the proposal’s economic, social and environmental benefits). Under Paragraph 75, public rights of way and access should be protected and enhanced. Paragraph 99 confirms that local plans should take account of factors including flood risk, and changes to biodiversity and landscape. Inappropriate development in areas at risk of flooding should be avoided (Paragraph 100), with application of the sequential test and exception test. Paragraph 109 sets out that the planning system should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes. Development should minimise impacts on bio diversity and provide net gains where possible. Paragraph 113 states that local planning authorities should set out criteria based policies against which proposal for any development on or affecting protecting wildlife or geodiversity sites or landscape areas will be judged. Local planning authorities should maintain the character of the undeveloped coast, protecting and enhancing its distinctive landscapes (Paragraph 114). Paragraph 118 states that local planning authorities should aim to conserve and enhance biodiversity. If significant harm resulting from