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Development Management Report Committee and date Item/Paper South Planning Committee 29 January 2013 5 Development Management Report Summary of Application Application Number: 12/03034/MAW Parish : Much Wenlock Proposal : Change of use of former quarry land and buildings to a mixed use of temporary timber storage, timber processing and ancillary permanent uses including the erection of two storage buildings, the extension to an existing storage building and an office building and installation of photovoltaic panels. Site Address : Lea Quarry, Wenlock Edge, Much Wenlock, TF13 6DG Applicant : Edge Renewables Case Officer : Grahame French email : [email protected] 1. RECOMMENDATION 1.1 It is recommended that the application is part approved and part refused subject to the conditions listed in Appendix 1 including: • Permanent permission for use of the buildings in the plant yard subject to controls including re-cladding and landscaping condition and submission of scheme to relocate chipping operation undercover within an agreed timescale; • Temporary permission to 31st August 2013 for use of the timber storage areas. Contact: Stuart Thomas (01743) 252665 South Planning Committee: 29 January 2013 1.2 It is recommended also that the approval is subject to a legal obligation (Unilateral Undertaking) providing for the following: i. A statement confirming the applicant’s commitment to manage non-operational land in the company’s ownership in accordance with the principles set out in company’s outline management plan. This will facilitate sustainable on-going management of the non-operational areas, promoting biodiversity, geodiversity and provisions for enhanced informal public access and interpretation. ii. Submission of a scheme investigating the potential for re-location of the chipping operation to a covered area within the plant yard within an agreed timescale. 2. SUMMARY 2.1 The proposals are for retrospective use of part (6ha) of a former quarry site for renewable energy uses. This includes the temporary storage of timber (4.5ha) and the permanent re-use and addition to some existing buildings in the former quarry plant site (1.5ha) with removal of other redundant structures. The buildings and southern storage area are located within the margin of the Shropshire Hills AONB. The storage areas are also located within a SSSI designated primarily for its geological interest. 2.2 The proposals have attracted a significant level of representation including objections from the Shropshire Hills AONB Partnership and from the National Trust, who manage adjacent land (see section 7). The key issues considered in this report are: • Assessing any impacts which the proposals would have on the environment and protected designations, having regard to relevant policies and guidance and available mitigation measures; Contact: Stuart Thomas (01743) 252665 South Planning Committee: 29 January 2013 • The benefits of the proposals in terms of renewable energy, employment and inward investment; • The need to take appropriate account of the expectation that the affected area would be restored to a ‘greenfield’ state under the approved quarry restoration scheme and the associated environmental benefits which this would deliver; • The context of the site and whether any precedents have been established by existing development in the local area; • The relative weightings to be given to policies which support environmental protection / enhancement as opposed to renewable energy, employment and inward investment. 2.3 The applicant has recently acquired the site and a wider former quarrying area of approximately 65 hectares at Wenlock Edge from the former landowner, Aggregate Industries. This has allowed the provision of a number of significant new benefits and mitigation measures which were not fully available at the time the application was submitted and assist in addressing some of the concerns of objectors. This includes: • A commitment to sympathetically manage the wider 65ha landholding in order to promote ecology, geodiversity, informal public access and interpretation. This is supported by recent appointment of a dedicated land manager. Unrestored non- operational areas of the former quarry would be restored within an agreed timetable. Significant management benefits would also be delivered over a much larger area than could be achieved under the restoration requirements of the mineral permission and for an on-going time period; • A commitment to agree to a scheme to improve the appearance of retained quarry buildings, including by re-cladding / painting; • A commitment to undertake localised landscaping works to foreclose or enhance the setting for any localised views of retained buildings and structures, commensurate with the sites geological designation; • Further clarification has also been provided to highlight the detailed extent of the economic and climate change benefits of the renewable energy proposals; • The applicant’s acquisition of the site will allow acquisition of the company’s own timber shredding plant which can then be moved to a contained under-cover location within the plant yard. • Ecological survey work has been undertaken and more is planned in order to safeguard protected species and inform future sustainable management of the site. 2.4 This is a complex and finely balanced proposal which highlights different material considerations in national and local policy advice, particularly with respect to protection of the AONB and the benefits of renewable energy and employment. The recommendation seeks to gives appropriate weight to the legitimate interests of both the applicant and objectors. 2.4 Officers are recommending that the application is part approved and part refused. A comprehensive set of planning controls is recommended in Appendix 1, backed up by a requirement for a legal obligation confirming sustainable management commitments for the wider landholding. Given the availability of these controls and mitigation measures it is considered that the proposals are capable of complying on balance with relevant policies. Moreover, it is considered that approval would secure far greater Contact: Stuart Thomas (01743) 252665 South Planning Committee: 29 January 2013 benefits than refusal in terms of sympathetic management for the applicant’s wider landholding, whilst allowing the significant climate change, economic and employment benefits of the proposals to be consolidated and enhanced. 3. RECOMMENDED REASONS 3.1.1 Reasons for Part Approval : i. The proposals would facilitate the production of renewable energy in accordance with the objectives of the Climate Change section of the National Planning Policy Framework and related national and local policies and guidance. In addition, they would provide sustained local economic benefits in terms of full time paid employment and inward investment in accordance with Core Strategy Policies CS13 and CS14. These renewable energy and employment benefits are a material context against which the potential impacts of the proposals must be judged. ii. The proposed re-use of 3 existing quarry buildings and addition of 2 new structures within the former quarry plant site would have some affect on visual and other amenities on local amenities within and adjacent to the Shropshire Hills Area of Outstanding Natural Beauty (AONB), relative to approved quarry restoration scheme. However, the applicant has agreed to accept conditions to improve the appearance of the retained buildings and to undertake landscaping works to foreclose or filter any localised views. It is not considered that the nature and extent of any residual visual effects would be sufficient to justify planning refusal. This is having regard also to: • The level of existing screening afforded by topography and vegetation; • The programmed removal of other large redundant structures within the northern half of the plant site as a requirement of the quarry restoration scheme; • The limited area of the operational yard (1.5ha) within the overall 28ha application site and wider 65 hectare former quarry landholding controlled by the applicant; • The strong policy support for renewable energy and employment; • The relationship between the former quarry buildings and the geological SSSI which owes its existence to the quarrying operations. iii. With respect to ecology, the applicant’s ecologist has identified satisfactory interim mitigation measures which will ensure that protected species interests are adequately safeguarded, including through the provision of working method statements for the storage area and yard areas. These measures have been accepted by Shropshire Council Natural Environment and Natural England. Further ecological survey information would be required in 2013 for any continued timber storage to take place beyond the recommended timescale. (Core Strategy Policy CS17) iv. The applicant has acquired 65 hectares of land within and surrounding the application site and has put forward measures for sympathetic management of this land, enhancing bio/geodiversity and informal public access and providing interpretation within these areas. Unrestored non-operational areas would be restored as part of this process. It is considered that the applicant’s management proposals would deliver greater gains and over a larger area than would be deliverable purely through enforcement of quarry restoration conditions. This element of the proposals therefore complies with relevant policies including Core Strategy Policy CS17 (environmental Contact:
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