Mewn Perthynas Â Cheisiadau Y Mae Gan Y Cyngor Ddiddordeb Ynddynt Un Ai Fel Ymgeisydd/Asiant Neu Fel Perchennog Tir Neu Eiddo

ADRODDIAD PENNAETH CYNLLUNIO, CYFARWYDDIAETH ADFYWIO A HAMDDEN

REPORT OF THE HEAD OF PLANNING, DIRECTORATE OF REGENERATION AND LEISURE

AR GYFER PWYLLGOR CYNLLUNIO CYNGOR SIR CAERFYRDDIN/

TO CARMARTHENSHIRE COUNTY COUNCIL’S PLANNING COMMITTEE

AR 15 RHAGFYR 2015 ON 15 DECEMBER 2015

I’W BENDERFYNU/ FOR DECISION

Mewn perthynas â cheisiadau y mae gan y Cyngor ddiddordeb ynddynt un ai fel ymgeisydd/asiant neu fel perchennog tir neu eiddo, atgoffir yr Aelodau fod yn rhaid iddynt anwybyddu’r agwedd hon, gan ystyried ceisiadau o’r fath a phenderfynu yn eu cylch ar sail rhinweddau’r ceisiadau cynllunio yn unig. Ni ddylid ystyried swyddogaeth y Cyngor fel perchennog tir, na materion cysylltiedig, wrth benderfynu ynghylch ceisiadau cynllunio o’r fath.

In relation to those applications which are identified as one in which the Council has an interest either as applicant/agent or in terms of land or property ownership, Members are reminded that they must set aside this aspect, and confine their consideration and determination of such applications exclusively to the merits of the planning issues arising. The Council’s land owning function, or other interests in the matter, must not be taken into account when determining such planning applications.

COMMITTEE: PLANNING COMMITTEE

DATE: 15 DECEMBER 2015

REPORT OF: HEAD OF PLANNING

I N D E X - A R E A W E S T

REF. APPLICATIONS RECOMMENDED FOR APPROVAL PAGE NO’S

W/32672 The erection of 2 bridges and associated tracks for 58-67 the creation of a circular route at land east of Alltwalis and West of Brechfa, Brechfa Forest, Carmarthenshire

REF. APPLICATIONS RECOMMENDED FOR REFUSAL PAGE NO’S

W/32670 Installation of single small scale wind turbine (85kw) 69-84 together with associated equipment cabinet and ancillary works at land at Triol Bach, Cynwyl Elfed, Carmarthen, SA33 6SS

APPLICATIONS RECOMMENDED FOR APPROVAL

Application No W/32672

Application Type Full Planning

Proposal & THE ERECTION OF 2 BRIDGES AND ASSOCIATED TRACKS Location FOR THE CREATION OF A CIRCULAR ROUTE AT LAND EAST OF ALLTWALIS AND WEST OF BRECHFA, BRECHFA FOREST, CARMARTHENSHIRE

Applicant(s) RWE INNOGY UK LTD - LUKE HAMMOND, UNIT 22, BAGLAN BAY INNOVATION CENTRE, CENTRAL AVENUE, BAGLAN ENERGY PARK, PORT TALBOT, SA12 7AX

Case Officer Richard Jones

Ward Llanfihangel-ar-arth

Date of validation 15/09/2015

CONSULTATIONS

Local Member – County Councillor Linda Davies-Evans has not responded to date.

Llanfihangel as Arth Community Council – No response received to date.

Natural Resources Wales - No objection on ecological or flooding grounds subject to conditions in relation pollution control and dormouse and otter re: method statements and consultation with CCC drainage Engineer. The latter was carried out by the case officer and no adverse objection was raised.

Dyfed Archaeological Trust (DAT) – No response received to date.

Local Access Forum – Object on the following grounds:

 Tracks shown on the applicant’s plan as being existing tracks either side of the Afon Marlais do not exist on OS Maps. This means that further felling is required and that the submitted plans are incorrect.

 Concerns regarding details in the planning application form at Q.6 a and b and c, Q.13 and Q16.

 The application form states that a new access is not required from the highway, yet it will be from the A485.

 Statutory consultation has not been carried out with the Local Access Forum as required under CROW 2000 given it affects open access land. Therefore this should not be approved before the LAF have been consulted sufficiently.

 This route will be the only route available from a number of the entry points into the forest, so residents and all classes of users of the open access land will have no option other than to use this route.

 The specification of the route is not to a standard suitable for the level of usage. For example, the sections of the route will only be 1.5 meters wide, not wide enough for people to easily pass or for family groups to use side by side. The specification of the bridges needs to be improved, so that the bridges are suitable for ridden and driven horses. The standard of the surface of the route must be suitable to accept all user groups all year round with a long period where all the users will be only able to use this route.

 Is the circular route to be open to horse riders and walkers?

 If the route is to be open to horse riders will the specification of the bridges be suitable?

 The route involves mixing vulnerable users (walkers, horse riders, cyclists) with construction traffic on the access track. The LAF would like clarification on what safety measures will be put in place?

 Some sections of the route do not currently exist on the ground – to what standard are they to be constructed?

Neighbours/Public - The application has been publicised by the posting of Site Notices adjacent and in the vicinity of site. Six letters of objection have been submitted and these are summarised below:-

 Concerns regarding details in the planning application form at Q.6 a, b and c, Q.13 and Q16.

 The application form states that a new access is not required from the highway, yet it will be from the A485.

 Is the circular route to be open to horse riders and walkers?

 If the route is to be open to horse riders will the specification of the bridges be suitable?

 Some sections of the route do not currently exist on the ground – to what standard are they to be constructed?

RELEVANT PLANNING HISTORY

The following previous applications have been received on the application site:-

W/30534 Information Submitted to Discharge/Provide Information required By Requirement 16 (European Protected Species) Of Planning Permission EN010008 18 September 2014

EN010008 Development Consent Order issued by the Secretary of State for Energy and Climate Change for the Erection of 28 wind Turbines (145m tip height) at Brechfa Forest, Carms Approved 12 March 2013

APPRAISAL

THE SITE

The application site is located within an extensive area of the Brechfa Forest on higher ground to the east of Alltwalis.

The development area currently comprises plantations of coniferous tree species with Sitka spruce being the primary species, although there are some areas of native woodland within the forest. The land surrounding site will shortly be developed as a 28 wind turbine generating station subject to the discharge of planning Requirements relating to the Development Consent Order. Felling and preparatory site clearance has already taken place at the site.

THE PROPOSAL

The proposal is for the erection of two new bridges plus the creation of approximately 5.4 km of associated tracks to create a new way marked circular route through Brechfa Forest. The purpose of which is to manage public rights of way/ paths/ roads that cross the development during the proposed 22 months of construction of Brechfa Forest West Wind Farm. The works will require some tree clearance and a working area of 5m along the proposed route to allow plant access. The new routes will allow diversions of Public Right of Way 13/77 and 13/90 around the wind farm development boundary during the 22 month construction period while still allowing the public safe access to the forest. Once the wind farm construction is completed the created routes will remain in place to create a way marked circular route through Brechfa Forest West.

This development will have the benefit of creating an additional foot bridge crossing of the Afon Pib, where at present there is only a single crossing point. A second bridge will also be erected at Allt Clyn Mawr, allowing access for all users from the East to West of site during the 22 month construction period. The crossings will also remain in place and be maintained by RWEI, throughout the life of the wind farm (25 years).

Following the completion of construction, the provision of a new permissive way marked circular route within the forest will be created, this will run along the Afon Pib (the route of the temporary diversion of Footpath 13/77 and 13/90). This will be maintained throughout the life of the wind farm by RWEI.

The bridge designs will be selected based on consultation with NRW. The bridge at Clyn Mawr will have an approximate span of 8.8m. This length will allow the bridge to be set away from the watercourse and be constructed outside the flood limit therefore minimising any environmental impact. The minimum width of the bridge will be 1.1m and with a minimum parapet height of 1.1m (see figure mmd-319075-c-dr-00-xx-201-P3). The second bridge, as it will be used by cyclists and horses, shall have a width of 1.8m and a minimum parapet height of 1.6m. These dimensions have been selected due to the bridges length of approximately 8.45m (see figure mmd-319075-c-dr-00-xx-202-P3).

The footpaths and routes for all users will require new sections of track and upgrading of existing paths. It has been proposed by NRW (Forestry) to construct using gravel surfacing and improved drainage in accordance with the guidance documents issued by paths for all groups. A standard path width of 1.5m is to be used for footpath access and a 2.0m path for bridleways.

The felling required for this development is approximately 2.5m either side of the proposed new footpaths and tracks requiring maintenance. This will allow access of PLANT and vehicles to the entire development length, totalling approximately 5.4km. The specification for footpaths vary, approximately 1.1km of 1.5m width tracks will be constructed for pedestrians, while approximately 1.1km of 2.0m width tracks will be constructed for all users (including cyclists and horses). Approximately 3.1km of track maintenance will be required for the way marked circular route and approximately 0.1km of maintenance to the proposed route for all users. The bridge design and its structural elements will be designed to the loadings specified in the Eurocodes.

Both bridges will have a standard flat bridge design and will be constructed using locally sourced materials, due to the span of both bridges being over 8.0m they will be constructed with steel beam, wooden decking and wooden fascia’s, this design has been agreed with NRW as the most appropriate for its setting within the forest.

The tracks will be constructed using locally sourced materials, where available, and will replicate other footpaths and bridleways within the forest. The bridges will be constructed in-situ requiring only small delivery vehicles to deposit the raw materials at each location. For the construction of the footpaths the majority of work will be manual however it is expected that a JCB or similar small tracked 360 will be required for initial ground preparation. All stone required for the top dressing of the paths can be delivered from small tippers and will be sourced either from the forest itself or from local stone merchants.

PLANNING POLICY

The following Carmarthenshire Local Development Plan (December, 2014) policies are relevant to the assessment of the proposal:

Policy GP1 Sustainability and High Quality Design

This policy states that development proposals will be permitted where they accord with a number of criteria in relation to sustainability and high quality design. These include requirements for development to conforms with and enhance the character and appearance of the site, building or area in terms of siting, appearance, scale, height, massing, elevation treatment, and detailing; incorporate existing landscape or other features, takes account of site contours and changes in levels and prominent skylines or ridges; utilise materials appropriate to the area within which it is located; not have a significant impact on the amenity of adjacent land uses, properties, residents or the community; retain, and where appropriate incorporates important local features (including buildings, amenity areas, spaces, trees, woodlands and hedgerows) and ensures the use of good quality hard and soft landscaping and embraces opportunities to enhance biodiversity and ecological connectivity; appropriate access exists or can be provided which does not give rise to any parking or highway safety concerns on the site or within the locality; protect and enhances the landscape, townscape, historic and cultural heritage of the County and there are no adverse effects on the setting or integrity of the historic environment; ensure or provide for, the satisfactory generation, treatment and disposal of both surface and foul water; have regard to the generation, treatment and disposal of waste; have regard for the safe, effective and efficient use of the transportation network; provide an integrated network which promotes the interests of pedestrians, cyclists and public transport which ensures ease of access for all; and include, where applicable, provision for the appropriate management and eradication of invasive species.

Policy EQ4 Biodiversity

The policy proposals for development which have an adverse impact on priority species, habitats and features of recognised principal importance to the conservation of biodiversity and nature conservation, (namely those protected by Section 42 of the Natural Environment and Rural Communities (NERC) Act 2006 and UK and Local BAP habitats and species and other than sites and species protected under European or UK legislation) will not be permitted, except where it can be demonstrated that the impacts can be satisfactorily mitigated, acceptably minimised or appropriately managed to include net enhancements; and that there are exceptional circumstances where the reasons for the

development or land use change clearly outweighs the need to safeguard the biodiversity and nature conservation interests of the site and where alternative habitat provision can be made in order to maintain and enhance local biodiversity.

Policy EQ5 Corridors, Networks and Features of Distinctiveness

The policy states that proposals for development which would not adversely affect those features which contribute local distinctiveness/qualities of the County, and to the management and/or development of ecological networks (wildlife corridor networks), accessible green corridors and their continuity and integrity will be permitted.

Proposals which include provision for the retention and appropriate management of such features will be supported (provided they conform to the policies and proposals of this Plan).

Policy EP1 Water Quality and Resources

This policy states that proposals for development will be permitted where they do not lead to a deterioration of either the water environment and/or the quality of controlled waters. Proposals will, where appropriate, be expected to contribute towards improvements to water quality.

Watercourses will be safeguarded through biodiversity/ecological buffer zones/corridors to protect aspects such as riparian habitats and species; water quality and provide for flood plain capacity. Proposals will be permitted where they do not have an adverse impact on the nature conservation, fisheries, public access or water related recreation use of the rivers in the County.

Proposals will wherever possible be required to make efficient use of water resources.

Policy EP2 Pollution

This state’s proposal for development should wherever possible seek to minimise the impacts of pollution. New developments will be required to demonstrate that they do not conflict with National Air Quality Strategy objectives, or adversely affect to a significant extent, designated Air Quality Management Areas (permitted developments may be conditioned to abide by best practice); do not cause a deterioration in water quality; ensure that light and noise pollution are where appropriate minimised; and ensure that risks arising from contaminated land are addressed through an appropriate land investigation and assessment of risk and land remediation to ensure its suitability for the proposed use.

THIRD PARTY REPRESENTATIONS

Taking each concern in turn:

Tracks shown on the applicant’s plan as being existing tracks either side of the Afon Marlais do not exist on OS Maps. This means that further felling is required and that the submitted plans are incorrect.

The section of the proposed new route alleged not to exist does exist on existing footpath information leaflets and is the route of the existing ‘Keepers Walk’, which is promoted by the Council as a recreation route.

Concerns regarding details in the planning application form at Q.6 a, b and c, Q.13 and Q16.

It is considered that the application form is correct - 6a) no new access is being created. The new access approved off the A485 was determined under the DCO application and approval already exists. 6b) no new public right of way will be provided. The new circular route will not be a registered right of way rather a permissive route within the forest. The PRoW being temporarily closed will reopen once construction of the wind farm is complete. 6c) - there are no particulars of this proposal that require diversions/extinguishments and/or creation of PRoW. The closure of PRoW is a separate matter not dealt with under this application, however the new circulate route will provide a temporary diversion when the PRoWs are closed during the construction process.

The application form states that a new access is not required from the highway, yet it will be from the A485.

The new access being referred to was dealt with and approved separately under the DCO process by the Secretary of State. It does not relate to this application for a this new circular walk and two bridges.

The statutory consultation has not been carried out with the Local Access Forum as required under CROW 2000 given it affects open access land. Therefore this should not be approved before the LAF have been consulted sufficiently.

The Local Planning Authority has followed statutory procedures relating to the publicity of planning applications in respect of this submission.

This route will be the only route available from a number of the entry points into the forest, so residents and all classes of users of the open access land will have no option other than to use this route.

It is not considered unreasonable for potential users of the circular route to access from other locations and this will not be practicable around the whole route. It is not considered that this is sufficient reason to refuse the application.

The specification of the route is not to a standard suitable for the level of usage. For example, the sections of the route will only be 1.5 meters wide, not wide enough for people to easily pass or for family groups to use side by side. The specification of the bridges needs to be improved, so that the bridges are suitable for ridden and driven horses. The standard of the surface of the route must be suitable to accept all user groups all year round with a long period where all the users will be only able to use this route.

The specification is considered acceptable, whilst due to the terrain and gradient it will not be possible or practical for horses to cross one of the bridges. One of the bridges will be designed wide enough for horses to use and will also give horses the option of crossing the river adjacent to it.

Is the circular route to be open to horse riders and walkers?

Yes, but not the entire circular route will be accessible for horses for example one of the bridges. Due to the terrain it is not practical to provide multiuse at this location. Options and detours can be used by horses and riders or out and back routes can be planned.

If the route is to be open to horse riders will the specification of the bridges be suitable?

One of the bridges will be suitable for horses. The other due to width will not. This is not a reason to refuse the application due to the overriding benefits of the proposal in providing further options for recreation within the forest.

The route involves mixing vulnerable users (walkers, horse riders, cyclists) with construction traffic on the access track. The LAF would like clarification on what safety measures will be put in place?

The width and materials used for proposed tracks and bridges will meet current footpath standards within the NRW controlled forest.

Some sections of the route do not currently exist on the ground – to what standard are they to be constructed?

The tracks will be constructed using locally sourced materials, where available, and will replicate other footpaths and bridleways within the forest.

CONCLUSION

The proposed circular walk and the provision of two bridges is considered acceptable in that it will not result in any significant harm to the environment, character of the landscape or biodiversity interests. The development of the two bridges also meets the satisfaction of the Council’s Land Drainage Engineer and NRW in terms of impact on water quality and flooding. Furthermore the development is considered a positive addition to the Brechfa Forest and will provide an additional multi-user recreation route in the area once the wind farm development is completed. Approval is recommended subject to standard conditions and one relating to the approval of a method statement relating to the clearance of vegetation and details of pollution prevention.

RECOMMENDATION – APPROVAL

CONDITIONS

1 The development hereby permitted shall be commenced before the expiration of five years from the date of this permission.

2 The development hereby approved shall be carried out in accordance with the following schedule of plans and information received on:- 13th May 2015

 Footpath plans – Figure 1.2 1:2500 @ A3  Footpath plans – Figure 1.3 1:2500 @ A3  Footpath plans – Figure 1.4 1:2500 @ A3  Footpath plans – Figure 1.5 1:2500 @ A3  Footpath plans – Figure 1.7 1:2500 @ A3

 Footpath plans – Figure 1.8 1:2500 @ A3  Bridge Plan - Figure 2.1 1:500 @ A3  Temporary Diversion of Public Rights of Way 13/77 and 13/90 – Figure 3.3 1:17500 @A3  PROW Closure of routes 13/77 and 13/90 – Figure 4.1 1:117500 @ A3  Location Map – Figure 1.1 1:17500 @ A3  Circular Route – Figure 3.2 1:17500 @ A3  Ecology Report Addendum – May 2015

27th August 2015

 Pre-construction Baseline Protected Species Survey Report of Bridge Locations on new footpath  Supplementary ecological report

11th September 2015

 Hydraulic Modelling Report

2nd October 2015

 Design and Access Statement  Proposed New Routes to be Constructed – (Figure 5.1) 1:10,000 @ A3  Figure 2.2 – Location of New Bridge 1:500 @ A3  Detailed Footpath Design 1:10, 1:20, 1:50 @ A1

3 Prior to the commencement of development method statements relating to the clearance of vegetation shall be submitted to and agreed in writing by the Local Planning Authority and shall be implemented as approved.

4 No development approved by this permission shall be commenced until a pollution prevention management plan detailing all necessary pollution prevention measures for the construction phase of the development is submitted to and approved in writing by the Local Planning Authority. The details of the plan shall be implemented as approved and must be efficiently communicated to all contractors and sub- contractors (for example, via toolbox talks) and any deficiencies rectified immediately.

REASONS

1 Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2 For the avoidance of doubt as to the extent of this permission.

3 In the interests of biodiversity and nature conservation.

4 To prevent pollution of controlled waters and the wider environment.

REASONS FOR GRANTING PLANNING PERMISSION

The decision to grant planning permission has been taken in accordance with Section 38 of the Planning and Compulsory Purchase Act 2004, which requires that, in determining a planning application the determination must be in accordance with the Development Plan unless material considerations indicate otherwise.

It is considered that the proposal complies with Policies GP1, EQ4, EQ5, EP1, and EP2 of the Local Development Plan (LDP) in that:-

 The proposal will utilise materials appropriate to the area within which it is located;

 The proposal will not have a significant impact on the amenity of adjacent land uses, properties, residents or the community;

 The proposal will ensure the satisfactory generation, treatment and disposal of both surface water;

 The proposal will protect and enhance the landscape;

 The proposed development will not have an adverse impact on priority species, habitats and features of recognised principal importance to the conservation of biodiversity and nature conservation. Mitigation proposals are considered acceptable.

 The proposal would not adversely affect those features which contribute local distinctiveness/qualities of the County.

NOTE(S)

1 Further advice and guidance from consultees is provided in their consultation responses which can be viewed on the Authority’s website. This may include reference to other relevant permissions and legislation.

APPLICATIONS RECOMMENDED FOR REFUSAL

Application No W/32670

Application Type Full Planning

Proposal & INSTALLATION OF SINGLE SMALL SCALE WIND TURBINE Location (85KW) TOGETHER WITH ASSOCIATED EQUIPMENT CABINET AND ANCILLARY WORKS AT LAND AT TRIOL BACH, CYNWYL ELFED, CARMARTHEN, SA33 6SS

Applicant(s) EMYR DAVIES, TRIOL BACH, CYNWYL ELFED, CARMARTHEN, SA33 6SS

Agent PLAN-A PLANNING & DEVELOPMENT LTD - ANDREW PYWELL, SUITE D, SWAN YARD, 9-13 WEST MARKET PLACE, CIRENCESTER, GLOUCESTERSHIRE, GL7 2NH

Case Officer Richard Jones

Ward Cynwyl Elfed

Date of validation 15/09/2015

CONSULTATIONS

Head of Transport and Engineering – No response received to date.

Head of Public Protection – More information has been requested by Environmental Health officers on the following grounds - The noise emission data submitted with the application stipulates that the test has been undertaken with regards to a turbine with a hub height of 22.6m, however the proposed wind turbine has a hub height of 36.6m. The noise predictions need to include a correction to account for this difference in hub heights.

Also the roughness factor that has been used in the calculations is 0.01, however IEC 61400-11 recommend using ground roughness of 0.05m, therefore this also need to be accounted for.

Cynwyl Elfed Community Council – Have responded and requested that more information is submitted with the application, however, the community council have not specified in their response what information is required.

Local Member - County Councillor H Irfon Jones has requested for the application to be reported to planning committee, to assess the economic benefit of the proposal to agriculture enterprise.

Ministry of Defence – No objection subject to the MoD standard condition relating to the submission of details once the turbine has been constructed.

Spectrum Licensing – No adverse comments raised.

The Joint Radio Company Ltd – No interference predicted from proposed turbine.

NATS – No safeguarding objection to the proposal.

Civil Aviation Authority – No adverse comments raised.

CADW – Have assessed the proposal’s impact upon the setting of scheduled ancient monuments in the area and consider the impact of the proposed turbine on settings of these monuments will be, at worst, very slight.

Dyfed Archaeological Trust – No response received to date.

Natural Resources Wales – We have no objection to the proposal subject to the turbine being sited in accordance with the guidance in Natural England Technical Information note TIN051 ‘Bats and Onshore Wind Turbines’ 3rd Edition (March 2014).

Neighbours/Public - The application has been publicised by the posting of Site Notices adjacent to the site. Five letters of objection have been submitted and these are summarised below:-

 Impact upon the landscape and visual amenities of surrounding occupiers and users of the area.

 The proposal will have an unacceptable cumulative landscape and visual impact. Turbines are becoming the defining feature in the landscape.

 The Inspector’s decision letter raised concerns in respect of W/29252 which are still valid in the case of this proposed turbine which has been re-sited to the north west and close to the two existing turbines on the holding.

 Noise impact.

 Residents at Glanrhyd consider that the separation distance of 500m from the proposed turbine is too close.

 Concern regarding the lack of publicity.

 Impact on wildlife.

RELEVANT PLANNING HISTORY

The following previous applications have been received on the application site:-

W/29252 Single turbine (50kw) Appeal dismissed 2 September 2015

W/26149 Two 50kw wind turbines Full planning permission 16 July 2013

APPRAISAL

THE SITE

The application site is an area of agricultural land located to the north west of settlement of Hermon and to the south of Cwmpengraig. The site is located off the western flank of the B4333 Road leading from Cynwyl Elfed to Newcastle Emlyn. The site is located outside of development limits in the open countryside. The nearby area has a few sporadic developments generally in the form of farmsteads. The land slopes from the road to the site. The area has no specific designation and is considered to be located in open countryside. The holding relating to the application is known as Triol Bach. The turbine is located to the western end of the land within the applicant’s ownership. The closest property to the turbine (non-financial interest) is Maes y Pwll located to south west approximately 497m from the turbine.

Planning permission was refused by the Council (W/29252) and later dismissed at appeal in September 2015 (APP/M6825/A/15/3005586) for a turbine on the applicant’s land some 500m to the south east of the current application site. The appointed Inspector agreed with the Council’s original refusal reasons on cumulative landscape and visual grounds.

Approximately 182m and 211m respectively from the application site and on the applicant’s land permission was given for two turbine in July 2013 (W/26149 refers). These are now operational and measure 45m in height and have a rating of 50kw each. To the north west of these operational turbines (approximately 190m-204m) is the location of a consented single turbine pertaining to the Ysgubor Gwair holding. This is not currently operational but once erected will measure approximately 45m.

A further operational turbine is located approximately 1.18km to the south east of the application site at Clynmaenllwyd farm (Application Number W/26298 refers). This measures approximately 34.5m to blade tip and has an installed capacity of 50kw.

THE PROPOSAL

The application seeks full planning permission for the construction of a single wind turbine on the Triol Bach holding. The turbine would measure 36.6m to hub and would have 3 x 11.8m blades, creating a maximum height of 48.4m to the tip of the blades at their highest point. They would have a 23.5m blade diameter. The previously refused turbine was 2m shorter in term of blade tip height and had a smaller blade diameter of 19.2m. The current proposal has a blade diameter some 4m longer. The turbine will be sited approximately 600m to the north west of the complex of farm buildings associated with the holding.

The application states that the turbine would generate energy for the holding with excess energy feeding back to the national grid. The turbine will have an installed generating capacity of 90kw.

The proposed turbine is the Endurance E-4660. It has fibreglass/epoxy blades in white, with the nacelle being painted, galvanised, welded, steel in white, with a painted, galvanised steel sectional welded tubular mast also being white. The application states visually the turbines are smooth and sleek with a non-industrial look mitigating many

negative visual impacts some associated with larger scale wind farm installations. The transformer would be located in existing buildings at the main part of the holding with cabling running from there to the site.

The proposal would involve the construction of a concrete foundation on which the turbine mast will be mounted. It also involves the laying of underground cabling between the turbine and the farm complex and grid. The base for the turbine would measure 10m by 10m.

Excavations for the foundation and cable trenches will be carried out by a small, tracked mini-digger. The turbine would be delivered to site on a flat bed articulated lorry. One crane is used to construct the turbine. The construction of the turbine would involve a small number of HGV movements for the concrete which will be the most intensive aspect of the delivery. No new permanent access track is shown as being required as an existing track will be utilised for delivery of the turbine components.

The application has been accompanied by a suite of documentations and plans that include: a planning, design and access statement, a landscape and visual assessment containing wire lines, photomontages and Zone of Theoretical Visibility (ZTV), cumulative assessment, a noise assessment, and an ecological assessment.

PLANNING POLICIES

Proposals for wind turbines must comply with the criteria of Policy RE2 (Local Community and Small Scale Wind Farms) of the Carmarthenshire Local Development Plan (LDP) (December 2014). Proposals will be permitted provided the development will: not have an unacceptable impact upon the visual amenity or landscape character through: the number, scale, size, design and siting of turbines and associated infrastructure; the development will not have an unacceptable cumulative impact in relation to existing wind turbines and other renewable energy installations and those which have permission; the siting, design, layout and materials used should be sympathetic to the characteristics of the landform, contours and existing features of the landscape; the development would not cause demonstrable harm to statutorily protected species, and habitats and species identified in the Local Biodiversity Action Plan; turbines and their associated structures will not be sited will not be sited in, or impact upon archaeological resources, the setting and integrity of Conservation Areas, Listed Buildings, or other areas of historical value; Proposals will not cause an unreasonable risk or nuisance to, and impact upon the amenities of,, nearby residents or other members of the public; No loss of public accessibility to the area, and existing bridleways and footpaths will be safeguarded from development with no permitted loss of their length and quality; Turbines and associated infrastructure will, at the end of the operational life of the facility, be removed and an appropriate land restoration and aftercare scheme agreed; The development will not result in significant harm to the safety or amenity of sensitive receptors and will not have an unacceptable impact on roads, rail or aviation safety; the development will not result in unacceptable electromagnetic interference to communications installations; radar or air traffic control systems; emergency services communications, or other telecommunications systems.

At the more strategic policy level, Policy SP11 (Renewable Energy and Energy Efficiency) of the LDP states that “development proposals which incorporate energy efficiency measures and renewable energy production technologies will be supported in areas where the environmental and cumulative impacts can be addressed satisfactorily. Such developments will not cause demonstrable harm to residential amenity and will be

acceptable within the landscape. Each proposal will be assessed on a case by case basis”.

National Policy is provided by Planning Policy Wales Edition 6 February 2014 as follows:-

12.8 Sustainable Energy

12.8.1 The UK is subject to the requirements of the EU Renewable Energy Directive. These include a UK target of 15% of energy demand from renewables by 2020. The UK Renewable Energy Roadmap sets the path for the delivery of these targets, promoting renewable energy to reduce global warming and to secure future energy supplies. The Welsh Government is committed to playing its part by delivering an energy programme which contributes to reducing carbon emissions as part of our approach to tackling climate change (see 4.5) whilst enhancing the economic, social and environmental wellbeing of the people and communities of Wales in order to achieve a better quality of life for our own and future generations. This is outlined in the Welsh Government’s Energy Policy Statement Energy Wales: A Low Carbon Transition (2012).

12.8.2 Planning policy at all levels should facilitate delivery of both the ambition set out in Energy Wales: A Low Carbon Transition and UK and European targets on renewable energy. The Renewable Energy Directive contains specific obligations to provide guidance to facilitate effective consideration of renewable energy sources, high-efficiency technologies and district heating and cooling in the context of development of industrial or residential areas, and (from 1 January 2012) to ensure that new public buildings, and existing public buildings that are subject to major renovation fulfil an exemplary role in the context of the Directive. The issues at the heart of these duties are an established focus of planning policy in Wales, and in this context both local planning authorities and developers should have regard in particular to the guidance contained in Technical Advice Note 8: Planning for Renewable Energy, TAN22 and Planning for Renewable Energy – A Toolkit for Planners. The Welsh Government will however consider the preparation of further targeted guidance where appropriate.

12.8.6 The Welsh Government’s aim is to secure an appropriate mix of energy provision for Wales which maximises benefits to our economy and communities, whilst minimising potential environmental and social impacts. This forms part of the Welsh Government’s aim to secure the strongest economic development policies to underpin growth and prosperity in Wales recognising the importance of clean energy and the efficient use of natural resources, both as an economic driver and a commitment to sustainable development.

12.8.9 Local planning authorities should facilitate the development of all forms of renewable and low carbon energy to move towards a low carbon economy (see 4.4.3) to help to tackle the causes of climate change (see 4.7.3). Specifically, they should make positive provision by:

 considering the contribution that their area can make towards developing and facilitating renewable and low carbon energy, and ensuring that development plan policies enable this contribution to be delivered;

 ensuring that development management decisions are consistent with national and international climate change obligations, including contributions to renewable energy targets and aspirations;

 recognising the environmental, economic and social opportunities that the use of renewable energy resources can make to planning for sustainability (see Chapter 4); and

 ensuring that all new publicly financed or supported buildings set exemplary standards

12.8.10 At the same time, local planning authorities should:

 ensure that international and national statutory obligations to protect designated areas, species and habitats and the historic environment are observed;

 ensure that mitigation measures are required for potential detrimental effects on local communities whilst ensuring that the potential impact on economic viability is given full consideration; and

 encourage the optimisation of renewable and low carbon energy in new development to facilitate the move towards zero carbon buildings (see 4.11 and 4.12).

12.10.1 In determining applications for renewable and low carbon energy development and associated infrastructure local planning authorities should take into account:

 the contribution a proposal will play in meeting identified national28, UK and European targets and potential for renewable energy, including the contribution to cutting greenhouse gas emissions;

 the wider environmental, social and economic benefits and opportunities from renewable and low carbon energy development;

 the impact on the natural heritage (see 5.5), the Coast (see 5.6) and the Historic Environment (see 6.5);

 the need to minimise impacts on local communities to safeguard quality of life for existing and future generations;

 ways to avoid, mitigate or compensate identified adverse impacts;

 the impacts of climate change on the location, design, build and operation of renewable and low carbon energy development. In doing so consider whether measures to adapt to climate change impacts give rise to additional impacts (see 4.5);

 grid connection issues where renewable (electricity) energy developments are proposed; and

 the capacity of and effects on the transportation network relating to the construction and operation of the proposal

Consideration is also given to Planning Policy Wales - Technical Advice Note (TAN) 8 - Planning for Renewable Energy. Para 2.12 states -The Assembly Government expects local planning authorities to encourage, via their development plan policies and when considering individual planning applications, smaller community based wind farm schemes (generally less than 5MW).

The following sections will assess the proposal against specific material planning considerations and will be followed by a balancing exercise which will conclude whether the proposal is acceptable or not at this location.

Landscape and Visual

The Council’s landscape officer has been consulted on this application but has not responded to date. When assessing the previous planning application (W/29252) which was later dismissed at appeal the following observations and assessment were made by the Council’s landscape and planning case officer:

Physical Landscape Impacts

In terms of direct physical landscape impacts he advises that the proposed development would not likely result in significant physical landscape impacts as the development footprint is small in area and there will be no significant physical impacts borne from the construction process. For these reasons the proposal is not considered to be of a significance to challenge the relevant objectives of policies GDC19, EN8 and EN13.

Landscape Character Impacts

It is noted that the LANDMAP visual and sensory aspect area (Rhos Blaen Esgair) in which the turbine is located is of an overall moderate evaluation. An assortment of landscape quality adjoins or is in close proximity to this aspect area e.g the Cwm Duad / Gwili (High) and Llanboidy and Blaenwaun uplands (Moderate).

Whilst it is acknowledged that the individual effect of the proposed turbine is not considered to result in significant additional impact, the landscape officer considers that the combined cumulative effects with the other OCP1 developments are such that the immediate landscape will start to become characterised by wind turbine development to the extent that the landscape character will become that in which wind turbines start to form a key characteristic of the landscape.

An implicit objective of TAN 8 is to maintain the landscape character in landscapes outside the strategic search areas; as such, significant adverse change in landscape character from cumulative wind turbine development should be avoided.

Separation between turbine developments within a landscape is an important consideration. Spaces between turbine developments are important to preserve areas [and views] in which the existing landscape character is not subject to the impacts of turbine development.

1 OCP - Operational, consented or in planning turbine development

The proposed location of the turbine represents a cause for concern, as the site is approximately midway between the two existing operational turbines at Triol Bach [W/26149] and the single operational turbine at Clynmaenllwyd [W/26289]. The landscape and visual impacts of the proposal do not appear to have been addressed as part of design stage mitigation, as a site location in close proximity to the two existing turbines would represent a more acceptable situation in landscape and visual terms. The proposed site location creates a succession of turbines at circa 600-700m spacing over a 1.5km length parallel to the B4333 road. More turbines are also proposed to the north and south.

It is acknowledged that the landscape character views from the B4333 are intermittent due to relative elevations of the roadside hedge and/or bank and that mitigation hedge planting has been undertaken as part of application W/26149.

All of the existing and proposed turbines are Endurance models with triple section towers with the exception of the operational turbine at Clynmaenllwyd [W/26298] which is a double tower section model [approx 35m to blade tip]. The common turbine model is considered to provide a decrease in the potential visual, and resultant impacts to landscape character, as the form of the turbines are consistent, and the additional impact arising from the incongruity of different heights and blade proportions is not an issue in this case.

It is considered that the cumulative impact of this proposed turbine with the current operational turbines is such that the local area is becoming characterised by wind turbine development.

The location and scale of the turbine model and its relation to the topography, other OCP development and the predicted magnitude of effect in relation to the sensitivity of the receiving landscape, are such that the significance of impacts to the quality of the local environment are considered to challenge the relevant objectives of policies UT5 and UT6.

The above views of the landscape officer are valid and the proposal does indeed conflict with the intentions of the policy. It is considered that the impact described cannot be overcome by the renewable energy benefits of the proposal in this instance.

Visual Impacts

The Council’s landscape officer has raised concerns with regard to the proposal’s visual impacts and below he has provided a list of dwellings where he has concerns regarding the visual impact of the proposal.

Address points Distance2 Tryal Bach, Cynwyl Elfed, Carmarthen, SA33 6ST 324m Concerns Tryal Mawr, Cynwyl Elfed, Carmarthen, SA33 6SU 464m Concerns Caravan, Dychwelfa, Cynwyl Elfed, Carmarthen, SA33 407m Concerns 6ST Dychwelfa, Cynwyl Elfed, Carmarthen, SA33 6ST 407m Concerns

2 Distance from address point; to closest turbine, if more than one proposed.

The case officer has visited these properties and taken account of dwelling orientation, topography and scale of the proposed turbine and whilst the concerns of the landscape officer are noted, it was considered that the concerns were not sufficiently significant to represent demonstrable harm upon the amenities of the dwelling occupiers.

In addition to the above the landscape officer considers combined cumulative visual impacts upon the following properties further than 10x the blade tip height have been considered.

Address points Distance3 Black Lion, Cynwyl Elfed, Carmarthen, SA33 6SU 900m Concerns Brynllwyd, Cynwyl Elfed, Carmarthen, SA33 6SU 867m Concerns

The properties were visited by the case officer and although the distance these dwellings maintains from the proposal and neighbouring turbines to the north west (Triol Bach) and south east (Clynmaenllwyd) is sizeable, habitable rooms and amenity areas (especially at Brynllwyd) will directly face these turbines and their size and arrangement will represent an unacceptable accumulation of manmade features with moving blades in an otherwise rural landscape.

These impacts will be starker when viewed from the network of public footpaths that surround the site, namely right of way 6/43; 6/45 and 6/47, but less so from the B4333 highway. Nevertheless motorists will still experience intermittently a ribbon of turbines across the landscape that will start to detract from its character.

Therefore the proposal’s cumulative visual impacts are considered significant and unacceptable from these locations, to the extent that they conflict with Policies UT5 and UT6. The content of the applicant’s report on assessing cumulative effects is noted; however, this does not change the concerns of the landscape officer and planning case officer.

It is considered that this impact cannot be overcome by the proposal’s renewable energy benefits in this instance and it is within the public’s interest to refuse the scheme based on and the landscape and visual concerns identified.

Despite the differences in the turbine’s amended position some 500m to the north west it is considered that the conclusions reached above on landscape and visual impacts with other operational and consented turbines are still valid and therefore the proposal will be unacceptable and in conflict with Policies RE2 and SP11. Moreover the conclusions referred to in the Inspector’s decision letter are considered to still be relevant and add weight to the argument that the proposal is unacceptable. Its siting closer to the existing grouping comprising the two operational and consented turbines will accentuate the concerns raised in her decision letter. These are as follows:

15. Notwithstanding this finding, it is evident that there are several turbines already in existence in the landscape and a further turbine has been granted consent to the north west. There are also several other turbines in the wider landscape and from the evidence before me other turbines have been consented or are in the planning stages in the wider area. Whilst I give little weight to those turbines yet to be

granted permission it is evident that the proposed turbine would be situated approximately mid-way between an existing turbine at the property Clynmaenllwyd, the two existing operational turbines at Triol Bach and the further consented turbine to the north west. These turbines are all within a 1km radius of the appeal site.

16. Whilst acknowledging the presence of other existing and consented turbines, I do not consider that at present their scale and spacing make them a defining characteristic of the landscape. However, the addition of a further turbine approximately mid-way between those existing and consented would increase the number of turbines in a relatively small area and would result in a number of them being viewed together. I consider that the proposed turbine would change the balance and result in the scale and spacing of turbines within the area and visible from the surroundings exceeding the capacity of the immediate landscape to absorb them without fundamentally altering its character. I find this would be harmful to the character and appearance of the area.

17. There would be close up views of the proposed turbine from the public footpath that crosses the field to the west of the site and more distant views from the paths to the north and north west. Whilst I acknowledge that users of these paths will already experience views of existing turbines I find the proximity of the turbine to the path to the west would result in it being an imposing and overbearing feature to the open characteristics of this section of the path. I find the combined effect of several turbines along the route would alter the characteristics of this rural path network through an open plateau landscape to an extent that would be harmful to the overall enjoyment of the network of public rights of way in the area.

18. The turbine would also be visible from a number of residential properties in the vicinity. I am satisfied that views from properties closer to the site including Dychwelfa that is currently under construction, would be partially screened by the topography and screening and I do not find the proposed turbine would be harmful to the visual amenities of occupants within close proximity to the proposal. Nonetheless, properties on the B4333, and in particular Black Lion Farm and Brynllwyd are situated at an elevated level to the site and have direct views towards the site and the surroundings that already contain several turbines. The additional turbine would add a further moving dimension into this open landscape in direct view of these properties and their views would become dominated by wind turbines. I find this would be harmful to their visual amenities.

19. The turbines would also be visible to receptors using the section of the B4333 that passes the site. Whilst I acknowledge that these views are screened to a certain extent by hedgerows and are therefore intermittent, there would be clear views of the proposed turbine and those already existing and consented when travelling along sections of the road. Views when exiting Hermon in a northerly direction are particularly evident and I consider that the combined effect of the turbines would be a dominating and defining feature of the landscape to those using the road and would adversely affect the visual amenities of road users.

Notwithstanding the lack of response to date from the Council’s Landscape Officer it is considered reasonable to conclude based on the amended siting of the proposal and appeal decision letter referred to that the proposed turbine is unacceptable on account of its cumulative landscape and visual impact and therefore contrary to policies RE2 and SP11 of the LDP. The turbine however is not considered to have an unacceptable visual

impact on its own upon neighbouring residential properties in terms of its physical presence. Sufficient distance will be maintained from individual properties, but when viewed cumulatively it is considered that the residents in close proximity will have their visual amenities harmed.

Ecology

The site consists of improved grassland bounded by hedgerows, as confirmed by the habitat survey. An area of improved grassland will be permanently lost, although the site is considered to be of negligible ecological significance. The LPA’s Planning Ecologist has not responded to date and given that there could be implications upon bat populations in the area it is considered the position on ecological impact cannot be concluded until a response has been received.

Noise

In terms of the potential noise impact, the submitted application has been accompanied by a noise assessment which includes predicted noise levels that would be experienced at adjacent properties. These levels are based on a report which has also been submitted detailing the noise emissions however these relate to a different turbine model. The Council’s Environmental Health Section are unable to conclude if the turbine meets current noise guidance without these details therefore it is not possible to make a complete assessment of the proposal’s noise impact.

In this instance it is considered unreasonable to ask the applicant for this detail at this stage, given the weight of concerns outlined above being sufficient to determine the application. Nevertheless, the applicant should submit this information in the event of an appeal, so the appointed inspector can fully assess the noise impact of the proposal. Therefore the proposal as it stands fails criteria (v) of UT6. A further refusal reason based on lack of information will therefore be added to the decision.

Transportation and Highway Safety

The applicant has submitted details of the proposed access for the construction phase of the development. Given the scale of the proposal, deliveries of components are not considered excessive or likely to cause unacceptable disruption along the local road network. No off site highway widening or improvement works are proposed for the delivery of turbine components and materials. Furthermore it is considered that the vehicles accessing the site and their associated movements will be similar to those involved with existing farm deliveries. On this basis it is not considered that the proposal will give rise to any significant highway safety concerns. The Head of Transport has not responded to date but it is reasonable to conclude that his previous response where no adverse comments were raised is still valid given the similarity in transporting the turbine to site between the previous and current scheme.

Historic Environment and Cultural Heritage

Cadw are satisfied that the turbine maintains adequate distance from the nearest SAMs so as to ensure no significant adverse impacts on their setting. Dyfed Archaeological Trust, the Council’s advisers on archaeological matters have been consulted but have not responded to date.

Other Issues

Under certain combinations of geographical position and time of day, the sun may pass behind the rotors of a wind turbine and cast a shadow over neighbouring properties. When the blades rotate, the shadow flicks on and off; the effect is known as 'shadow flicker'. There is no specific guidance in Wales in relation to shadow flicker distances and the distance at which it would have an impact. Annex C of TAN8 states “the problem is seasonal and only lasts for a few hours per day, but needs to be investigated where any potential exists. Developers should provide an analysis of the potential for shadow flicker impacting upon any nearby properties”. However TAN45 “Renewable Energy Technologies” 2002 refers to the issue of shadow flicker. This state’s “In most cases however, where separation is provided between wind turbines and nearby dwellings (as a general rule 10 rotor diameters), "shadow flicker" should not be a problem”. In relation to shadow flicker there are no properties within 130 degrees of the turbines within the 10 x blade diameter distance.

The Ministry of Defence have raised no objection to the proposed turbine from a radar and aviation perspective, although will expect to be kept informed by the applicant in the event that the turbine’s location and dimension change. Other bodies with aviation interest (CAA and NATS) have raised no objections to the proposal. No objections have been raised by telecommunication companies operating in the area.

THIRD PARTY REPRESENTATIONS

The application has been advertised on site by the posting of a site notice. Five letters of objection have been submitted raising concerns regarding landscape and visual impacts as well as cumulative impact with other approved and in-planning turbines and impact on wildlife. These concerns have been addressed in the main body of the report.

Impact on wildlife will be commented upon following the response of the Council’s Planning Ecologist.

Regarding the noise impact objection this cannot be dealt with at present as the applicant will need to provide further details of how the turbine model proposed will affect neighbouring residents’ amenity. Therefore the noise impact issue is inconclusive at present.

CONCLUSION In conclusion and having regard to all planning policies and material considerations, the proposed scheme will form a new, manmade moving element within some views from residential properties and associated amenity space and from roads/footpaths in the area. The location of the scheme, scale of the turbine model and its relation to the topography and other OCP development; and the proximity and orientation in relation to the properties is such that the proposal will result in significant adverse impacts upon the landscape and visual amenities of the area. The proposal is not accompanied by sufficient information to determine noise impact, therefore this will be a further refusal reason. The proposal’s positive contribution towards national renewable energy targets / aspirations and reducing carbon emissions, along with the lack of objection in relation to highways, cultural heritage and radar/telecommunications is not considered sufficient to outweigh the impacts described in the report. Furthermore any benefits to the agricultural enterprise underway at the holding will not override the harm incurred upon the landscape and visual amenities of the area. Refusal is recommended.

RECOMMENDATION – REFUSAL

REASONS

1 The proposed development is contrary to Policy RE2 “Local, Community and Small Wind Farms” of the Carmarthenshire Local Development Plan:-

Policy RE2 - Local, Community and Small Wind Farms

‘Local, Community and Small wind farms or individual turbines will be permitted provided the following criteria can be met in full:

a) The development will not have an unacceptable impact on visual amenity or landscape character through: the number, scale, size, design and siting of turbines and associated infrastructure;

b) The development will not have an unacceptable cumulative impact in relation to existing wind turbines and other renewable energy installations and those which have permission;

c) The siting, design, layout and materials used should be sympathetic to the characteristics of the land-form, contours and existing features of the landscape;

d) The development would not cause demonstrable harm to statutorily protected species, and habitats and species identified in the Local Biodiversity Action Plan;

e) Turbines and their associated structures will not be sited in, or impact upon archaeological resources, the setting and integrity of Conservation Areas, Listed Buildings or other areas of historical value;

f) Proposals will not cause an unreasonable risk or nuisance to, and impact upon the amenities of, nearby residents or other members of the public;

g) No loss of public accessibility to the area, and existing bridleways and footpaths will be safeguarded from development with no permanent loss to their length and quality;

h) Turbines and associated infrastructure will, at the end of the operational life of the facility, be removed and an appropriate land restoration and aftercare scheme agreed;

i) The development will not result in significant harm to the safety or amenity of sensitive receptors and will not have an unacceptable impact on roads, rail or aviation safety;

j) The development will not result in unacceptable electromagnetic interference to communications installations; radar or air traffic control systems; emergency services communications; or other telecommunication systems.’

In that:-

 the proposed development in combination with other approved, consented and ‘in planning’ wind turbine developments in the area will introduce further man made elements into the immediate and surrounding landscape to the extent that that the landscape character will become that in which wind turbines start to form key characteristics in the landscape, resulting in significant adverse impacts upon that landscape.

 the location and scale of the turbine scheme and its relationship with the topography, other operational, approved and in planning development; and proximity to roads and footpaths, and other areas accessible to the public, is such that the proposal represents an unacceptable distracting man made element in the landscape leading to significant adverse impacts upon the visual amenities of members of the public.

 the location and scale of the turbine and its relationship with the topography and other operational, approved and in planning development is such that the proposal represents an unacceptable distracting man made element in the landscape that will have a significant adverse visual impact upon the amenities of neighbouring residential occupiers when viewed from habitable room windows and amenity areas.

 there is insufficient survey data regarding noise impact from the proposed turbine upon surrounding neighbouring occupiers and therefore this impact cannot be adequately assessed.

 on balance the scheme’s renewable energy benefits will not outweigh the harm caused to any of the interests identified above.

2 The proposed development is contrary to Policy SP11 “Renewable Energy & Energy Efficiency” of the Carmarthenshire Local Development Plan:-

SP11 Renewable Energy & Energy Efficiency

‘Development proposals which incorporate energy efficiency measures and renewable energy production technologies will be supported in areas where the environmental and cumulative impacts can be addressed satisfactorily. Such developments will not cause demonstrable harm to residential amenity and will be acceptable within the landscape. Each proposal will be assessed on a case by case basis.

Large scale wind farms will only be permitted within Strategic Search Areas.’

In that:

 In that the proposed development in combination with other approved, consented and ‘in planning’ wind turbine developments in the area will introduce further man made elements into the immediate and surrounding landscape to the extent that that the landscape character will become that in which wind turbines start to form key characteristics in the landscape, resulting in significant adverse impacts upon that landscape.

 In that the location and scale of the turbine scheme and its relationship with the topography, other operational, approved and in planning development; and proximity to roads and footpaths, and other areas accessible to the public, is such that the proposal represents an unacceptable distracting man made element in the landscape leading to significant adverse impacts upon the visual amenities of members of the public.

 In that the location and scale of the turbine and its relationship with the topography and other operational, approved and in planning development is such that the proposal represents an unacceptable distracting man made element in the landscape that will have a significant adverse visual impact upon the amenities of neighbouring residential occupiers when viewed from habitable room windows and amenity areas.

 In that there is insufficient survey data regarding noise impact from the proposed turbine upon surrounding neighbouring occupiers and therefore this impact cannot be adequately assessed.

 On balance the scheme’s renewable energy benefits will not outweigh the harm caused to any of the interests identified above.