APP 02 Application Number: 13/01925/FUL Minor Installation of a single wind turbine with a maximum tip height of 67 metres (hub height of 40 metres and rotor diameter of 54 metres) AT Malt Mill Farm, Castlethorpe Road, Hanslope FOR Rex Park Ltd Target: 4th November 2013 Ward: Newport Pagnell North & Hanslope Parish: Hanslope Parish Council Report Author/Case Officer: Jeremy Lee Contact Details: 01908 252316 [email protected] Team Leader: Nicola Wheatcroft Team Leader Strategic Applications Team Contact Details: 01908 252274 [email protected] 1.0 INTRODUCTION (A brief explanation of what the application is about) 1.1 The Site The application site is 530m north-west of Malt Mill Farm Equestrian Centre in pasture land located near the top of the eastern slope of the broad Tove Valley that stretches between Hanslope and Yardley Gobion. Both the Grand Union Canal and the West Coast Main Line Railway pass through the valley and a number of footpaths and bridleways criss-cross it. Views along this stretch of the valley are currently dominated by Hanslope Parish Church, St James the Great, which acts as a landmark and focal point across and along the valley. Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report. 1.2 The Proposal The proposed turbine would be located on concrete foundations and vehicular access would be achieved via a new access road accessed from an existing track running from Malt Mill Farm. The application as originally submitted showed a turbine with a tip height of 86m, but it has been amended to show a turbine with a tip height of 67m. Details of the proposal as described above can be seen in the plans appended to this report. 2.0 RELEVANT POLICIES (The most important policy considerations relating to this application) 2.1 National Policy National Planning Policy Framework paragraphs: 14 – Presumption in favour of sustainable development 17 – Core Planning Principles 28 – Supporting a prosperous rural economy 93-95 – Renewable energy 97-98 – Renewable energy 109 – Conserving and enhancing the environment 112 – Best and most versatile agricultural land 118 – Biodiversity enhancement 128- 129, 131-134– Historic environment Planning Practice Guidance – Renewable and low carbon energy (April 2014) 2.2 Local Policy Core Strategy CSA – NPPF – Presumption in favour of sustainable development CS9 – Strategy for the Rural Area CS14 – Large Scale Renewable Energy Schemes CS19 – The Historic and Natural Environment Adopted Milton Keynes Local Plan 2001-2011 S10 – Open Countryside D1- Impact of Development on Locality D5 – Renewable Energy HE1 – Protection of Archaeological Sites HE5 – Development Affecting the Setting of a Listed Building NE1 – Nature Conservation Sites NE2 – Protected Species NE4 – Conserving and Enhancing Landscape Character T10 – Traffic 3.0 MAIN ISSUES (The issues which have the greatest bearing on the decision) 3.1 The main issue is the impact of the proposal upon the setting of the Listed, St James the Great, Hanslope Parish Church and other heritage assets and upon the character and appearance of the area in general. It is considered that the proposed turbine would dominate views of Hanslope and in particular of St James the Great from the west and south-west which would significantly detract from the setting of the Church and the appearance of the valley in general. It is considered that the impact would be so significant as to outweigh any economic and ecological benefits that would derive from the renewable energy that would be generated by the development. 4.0 RECOMMENDATION (The decision that officers recommend to the Committee) 4.1 It is recommended that planning permission be refused for the reasons set out at the end of this report. 5.0 CONSIDERATIONS (An explanation of the main issues that have lead to the officer Recommendation) 5.1 Impact Upon Heritage Assets The Church of St James the Great at Hanslope sits on the ridge above the Tove Valley and is by far the most prominent feature in views of the ridge from the west and south-west acting as a landmark that defines Hanslope. Whilst the proposed turbine would be a little over a kilometre from St James the Great, its height and prominent location would ensure that it would be a feature that would rival the Church for visual dominance and diminish the contribution the Church makes to the landscape and sense of place. It is considered that by diminishing the value of St James the Great as a landmark and visual reference point the proposal would diminish the Church’s value as a Heritage asset. 5.2 The proposed turbine would also impact on other heritage assets in the area, including the Conservation Areas at Hanslope and Castlethorpe and the Church of Saint Simon and Saint Jude at Castlethorpe. However, it is considered that the impact on St James the Great is of the greatest concern. The harm that has been identified should be given significant weight when weighing up the planning balance applicable to the application. This has been underlined by the recent High Court and Court of Appeal decisions which quashed a Planning Inspector’s decision to allow a wind turbine development at Barnwell Manor in Northamptonshire. 5.3 Impact Upon the Appearance of the Area The landscape to the west of Hanslope is dominated by the ridge on which the village sits. In some views from the west and south west, this ridge is seen with the existing wind turbines at Roade in Northamptonshire and further off the turbines at Petsoe End Emberton in the background. The turbines at Roade in particular intrude into views of the ridge and the Tove Valley below. 5.4 The proposal, by introducing a turbine into the foreground of these views would increase the sense that the village of Hanslope and the Tove valley in general are dominated by wind turbines. It is considered that this would have a detrimental impact upon the appearance of the area particularly in views from the many footpaths and bridleways which cross the western slopes of the Tove Valley 5.5 Impact Upon Residential Amenities The closest residential property (Badger’s Balney) to the proposed turbine would be around 500m to the north. The clearest views of the turbine from residential properties would be from parts of Williams Close and Western Drive where many houses back onto the fields leading to the turbine site, but the closest of these would be over 700m to the north-east of the turbine. The proposal would clearly have a significant impact upon views from these residential properties. However, in view of the distances involved it is considered that the impact would not be so significant as to warrant refusal on that basis. 5.6 Concerns have been raised by objectors about the potential impact of noise and shadow flicker from the turbine. The applicants have submitted data in support of their application which demonstrates that the development would not have an unacceptable impact upon the amenities of residential properties in the vicinity. 5.7 Shadow flicker can occur where the sun is viewed directly through the blades of a turbine. In Britain this effect can only occur (because of the height and movement of the sun) between 130 degrees north-west and 130 degrees north-east of the turbine and it has been showed that the effect is only experienced at a distance of 10 times the diameter of the turbine blades, which in this case would give a distance of 510m. The impact of the shadow flicker would decrease the further the property would be from the turbine. 5.8 In this instance the only residential property that could be said to be potentially impacted by shadow flicker would be Badger’s Balney. However, at 500m from the turbine it would be close to the limit of any potential shadow flicker effect. It is considered that given the distance of Badger’s Balney from the turbine and the trees and hedges between the house and the turbine, any shadow flicker that would occur would not have a significant impact upon the resident’s amenities. 5.9 Conclusions Renewable energy has an important role to play in the economic and environmental well-being of the country. However, this significant benefit must be balanced against the impact renewable energy schemes have upon the appearance of an area and in particular upon the setting of heritage assets. In this case it is considered that the impact upon the setting of St James the Great Church and the Tove Valley in general would outweigh the benefits the turbine would generate. It is therefore recommended that planning permission be refused for the reasons set out below. 6.0 REASONS (The reasons that officers recommend that the application should be refused. The reasons must be ones that the Council can demonstrate with evidence, should the applicant appeal against the refusal.) 1. The proposed 67m high three bladed rotating wind turbine would introduce a conspicuous visual intrusion into the open rural context of St James the Great and other heritage assets in the locality to their detriment contrary to the provisions of Policies HE5 and HE6 of the Adopted Milton Keynes Local Plan, Policy CS19 of the Adopted Milton Keynes Core Strategy and paragraphs 132- 134 of the National planning Policy Framework. 2. The proposed development would be located in a prominent location on the western edge of Hanslope and on the slope that dominates the attractive valley between Hanslope and Yardley Gobion. The proposal would introduce a feature that would dominate the valley and the setting of Hanslope village to the detriment of the appearance of the area contrary to policies D1 and D5 of the Adopted Milton Keynes Local Plan.