Kirkbank, English Street, Dumfries, DG1 2HS
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Planning Applications Committee Report
ERECTION OF 1 NO. WIND TURBINE (34.2M TO BLADE TIP)
AT UPPER INGLESTON, MONIAIVE
Application Type: Full Planning Permission
Applicant: Mr Gourlay, Auchencheyne Ltd / Ref. No.: 12/P/3/0026Recommendation - Approve subject to a) an unopposed modification to planning permission 09/P/3/0020 to remove the wind turbine from that permission; and b) conditions
Ward - Mid and Upper Nithsdale
Hierarchy Type (if applicable) - Local
Case Officer - Patrick Hanna
1 BACKGROUND
1.1 Under the Scheme of Delegation, this application requires to be considered by the Planning Applications Committee for the following reasons:-
· Glencairn Community Council has objected to the proposal and officers are minded to approve,
· More than 6 separate and individual objections on material planning grounds were timeously received.
1.2 This proposal relates to agricultural land associated with an agricultural worker's dwellinghouse at Upper Ingleston Farm (approx 150m AOD), which is situated approximately 1.4km south of Moniaive, and some 450m metres south-west of the dwelling. The application site sits on hillside overlooking the convergence of two valleys at Moniaive. The dwelling is sited at approx 150m AOD, the turbine at approx 200m AOD, with Green Craig hill rising to 262m AOD to the south. Further south, the land plateaus then rises again to the afforested Dalmacellan Hill (319m AOD) in the south-east and Ell Rig (320m AOD) to the south-west. To the west of the site, the A702 runs along the valley at approx 130m AOD. To the north, the B729 runs along the valley at approx 110m AOD, and the C116n along the valley side at approx 110m AOD. Both valleys converge at Moniaive (approx 110m AOD). Other than the dwelling at Upper Ingleston Farm, the nearest dwelling to the north is Blackstone (approx 670m), to the north-east is Poundland (1km), and to the north-west Craignee, Kirkcudbright Cottage and Nether Kirkcudbright (approx 1.1km). The site is located within the Thornhill Uplands Regional Scenic Area.
1.3 The proposal is for one wind turbine of a tip height of 34.2m, hub height of 24.6m and three blade rotor of 19.2m diameter, with a tubular tower. Existing farm tracks would be utilised to access the site, with a further 260m looping section of track proposed. Cabling from the turbine would be underground to a transformer, thereafter to the new house and with a connection to the national grid at the public road.
1.4 The submission includes a Planning Statement and a Zone of Theoretical Visibility (ZTV) map up to 7.5km from the application site with three wireline drawing / photomontages of the proposed turbine.
1.5 A previous planning application (11/P/3/0347) for a wind turbine (46m to tip, 36.4m to hub, 19.2m diameter) at the same location was refused by the Planning Applications Committee in December 2011 on the grounds that:-
'The siting and scale of the proposed wind turbine would result in a significant adverse visual impact upon the local landscape character within the Thornhill Uplands Regional Scenic Area, as experienced from the Intimate Pastoral Valley and Upland Glen landscape character types. The proposal fails to have sufficient regard to Dumfries & Galloway Structure Plan Policy E3 and is contrary to the requirements of Dumfries & Galloway Structure Plan Policies E2 and S21 and Nithsdale Local Plan General Policy 42.'
1.6 Planning permission (09/P/3/0020) was granted in July 2009 for the erection of a farmhouse (justified by agricultural labour requirements), installation of septic tank and soakaway and erection of wind turbine (14.8m to tip). Subsequent to that approval, a planning application (10/P/3/0386) was received for the erection of one wind turbine of 67 metres to tip to replace the approved 14.8m turbine. That application was withdrawn in June 2011 following the issue of a screening opinion (11/E/3/0001).
1.7 The planning authority have issued two screening opinions with regard to turbines at this site. Screening request 11/E/3/0001 was for a turbine of 67 metres to tip and it was considered that EIA was required. A subsequent request (11/E/3/0009) was for a turbine of 45.5 metres to tip, and it was considered that an EIA would not be required. On the basis of this most recent opinion, EIA is not required for the current application.
2 CONSULTATIONS
2.1 Glencairn Community Council:- Objection.
(a) The visual impact on the landscape of this conservation village.
(b) The fact the applicant has already received planning permission for a smaller turbine (14.8m) for the eco-house currently under construction.
(c) The fact that the applicant has had an application for a turbine of 46m recently denied. The reduction of 11.8m from the rejected application to the new one is not reasonable plus the proposed site of this turbine is on the ridge and so would be very visible and appear even larger.
(d) Concerned as to why another larger turbine is required for this eco-house particularly as it is proposed to site it a distance from the property.
(e) Grave concerns about the effect this will have on tourism to the parish which plays a very important role in keeping 4 eating establishments and 3 shops in business, not to mention the garage and the numerous festivals this village hosts bringing in tourists which boost the economy of not only Moniaive but Dumfries and Galloway as a whole.
2.2 Council Roads Officer:- No objections.
The proposed turbine is to be located approximately 725 & 1000 metres from the C116n & A702 public roads respectively. Local roads interests not adversely affected.
2.3 Council Archaeologist:- No objections.
No significant adverse effects on the historic environment have been identified as a result from this proposal.
2.4 Council Environmental Standards:- No objections, subject to conditions.
2.5 Scottish Natural Heritage:- No objections.
(a) SNH do not consider there to be any landscape issues likely to affect any natural heritage interests of national importance. SNH therefore recommend the Council apply the provisions contained within the Dumfries and Galloway Interim Planning Policy: Wind Energy Development in assessing this application.
(b) SNH are not aware of any European Protected Species (EPS) which may be affected by this development.
(c) The proposed development is located within an area identified by the RSPB as having no sensitivity rating and within Zone 2 (medium) of SNH Strategic Locational Guidance for Onshore Wind Farms. SNH are not aware of any ornithological issues likely to be affected by this proposal.
2.6 RSPB:- No objections.
2.7 Ministry of Defence:- No objections, subject to conditions.
2.8 NATS (En-Route):- No objections.
The proposed development has been examined from a technical safeguarding aspect and does not conflict with NATS safeguarding criteria.
3 REPRESENTATIONS
Objection (31):
Robin & Sandi McIver, Woodlea Hill, MoniaiveGrant Aitken, Jarbruck, Moniaive, Thornhill
J Arnold, Linnwood, North Street, Moniaive, Thornhill
Emma Baxter, 19 Copley Glen, Copley, Halifax
Amy Baxter, 19 Copley Glen, Copley, Halifax
Andy Baxter, 19 Copley Glen, Copley, Halifax
Aimee Bentley, Glenview, Ayr Street, Moniaive, Thornhill
Mrs A B Bridgwood, Westerly Cottage, Lower Ingleston, Moniaive
P N Bristow, Glenwhisk, Moniaive, Thornhill
Helen Gracie, 59 Evelyn Road, Sheffield
Rodney J Holland, Craignee, Moniaive, Thornhill
Ann Holland, Craignee, Moniaive, Thornhill
Lynn Irvine, The Slats, Moniaive, Thornhill
Steve Irvine, The Slats, Moniaive, Thornhill
Lynne & Mick Jessop, 10 Godly Close, Rishworth, Sowerby Bridge
J Knowles, Linnwood, North Street, Moniaive, Thornhill
Moira A McKerlie, Mount Cottage, Dunreggan, Moniaive, Thornhill
K W McKerlie, Mount Cottage, Dunreggan, Moniaive, Thornhill
Morag McKie, Ben Morrin, Morrinton, Dumfries
William M McKie, Ben Morrin, Morrinton, Dumfries
Mr David McMillan, Eriff, Carsphairn, Castle Douglas
Miss Fiona McMillan, Crichen Cottage, Moniaive
John Plant, Whitestones, Moniaive, Thornhill
Sheena Plant, Whitestones, Moniaive, Thornhill
Sam & Rachel, Laurieknowe, Kirkland Road, Moniaive, Thornhill
R D Saunderson, Dunollie, Chapel Street, Moniaive, Thornhill
Mr Steven Snape, Clonegate, Moniaive, Thornhill
E R Thomson, Ingleston Mains, Moniaive, Thornhill
Mrs D Trower, Bardennoch Steading, North Street, Moniaive
Mrs J Wilson, Barbuie Cottage, Moniaive, Thornhill
Mr J Wilson, Barbuie Cottage, Moniaive, Thornhill
3.1 Grounds of objection can be summarised as follows:-
(a) The application should be rigorously assessed against the considerations of the Wind Energy Development Interim Planning Policy, including cumulative impact.
(b) The photomontages show that this turbine will be very visible from Moniaive which is designated as a conservation village. The proposal will be visible to many people both within and outwith Moniaive village.
(c) The turbine will dominate the landscape. The natural beauty of the surrounding area and the Regional Scenic Area should be protected. The wild land characteristics of the landscapes in the glen are such that any vertical development would appear highly intrusive.
(d) Some of the submitted photomontages are taken from directly behind trees.
(e) It will have an extremely detrimental effect on the amenity of the area for local people.
(f) There is a strong possibility of noise nuisance to residents even whilst in their own properties.
(g) As a shepherd, one objector is concerned that they would be working in close proximity to the said turbine and have to endure both the noise and shadowing effect emitted.
(h) This will be visible to many and being so close to the village it will be very hard to miss and will spoil the beautiful views enjoyed by the many tourists that come to Moniaive. The village that attracts a considerable amount of tourism revenue from its reputation as a picturesque rural setting. The village is promoted as an attractive location for tourists for music festivals.
(i) The area is popular for recreational uses, and the proposal will be very intrusiveand have an adverse affect on the views and landscape of an area that is very well used for walks and cycling.
(j) A substantial track was constructed approximately three years ago, leads to nowhere and is a scar on the landscape. Planning permission has not been granted for this track or for the extraction of gravel from a borrow-pit. The borrow-pit is also a blot on the landscape which will only become more prominent with further extraction.
(k) The turbine will be within one kilometre of the school therefore will be both seen and heard from the school grounds. Children should not have to spend their days in the shadow of this development.
(l) A 15m high turbine, as originally approved would be acceptable.
(m) Distraction to motorists.
(n) The proposal will result in further decline in population.
(o) Effects on flora and fungi.
(p) Effects on migratory and resident bird strike and wildlife in general.
(q) Effects on air flow and consequences.
(r) Effects on aviation.
(s) Effects on local shop, school, businesses.
(t) It will also be visible during the night due to the flashing light required by the MoD.
(u) The turbine should be sited closer to the eco-house.
[NB – additional comments were also made in respect of construction disturbance, the necessity of the development, construction materials of the farmhouse/eco-house, the setting of a precedent for future wind farm development, and property depreciation, however these are not material considerations which the Council as planning authority can take into account when determining this application. Furthermore, additional comments have been made in respect of the dwellinghouse forming part of an eco-business, contrary to the agricultural occupancy condition imposed on the dwellinghouse; a B&B would not require further permission, but where permission was required then this would be a matter for enforcement at that time]
Support (18):
Gordon M Baxter, Blackstone Cottage, MoniaiveJohn Bell, Arncliffe Hall, Ingleby Cross, Northallerton, North Yorkshire
J Blackstock, Crawfordton Garage House, Moniaive
R Blackstock, Crawfordton Garage House, Moniaive
Catherine Braid, The Green Tea House, Moniaive
R J Carver, Flat 2, Auchencheyne, Moniaive, Thornhill
F W Dykes, AMD Contract Services Ltd, High Street, Moniaive, Thornhill
Sandy Forsyth, Bennan, Tynron, Thornhill
G J Gourlay, Old Craigneston, Moniaive
Alison M Graham, Peilton, Moniaive, Thornhill
Charles Henson, Coleby Grange, Coleby, Lincolnshire
David McCall, Barbuie, Moniaive, Thornhill
Christopher Palmer, 12 Devonshire Place, Jesmond, Newcastle
Robert Schiller, Sykes Partners & Co, Craigdarroch, Moniaive, Thornhill
Toby Speke, Thornbrough High House, Corbridge, Northumberland
Roy Weir, Dressertland Farm, Thornhill, Dumfries
Mrs Christine Wright, Milnton Cottage, Tynron, Thornhill
Mr Hugh Wright, Milnton Cottage, Tynron, Thornhill
3.2 Grounds of support can be summarised as follows:-
(a) Agriculture needs to diversify to become more sustainable and produce a greener future for all.
(b) This single turbine will have minimal visual impact on the area while at the same time will harness natural energy from wind, mitigate C0² emissions and help meet the Scottish Government's national targets.
(c) Support is based upon the social and economic benefits that the local community will reap from the application. In increasingly uncertain times, any boost to the local economy with regards to jobs (particularly for local contractors) and the increased footfall for the village that such a project would bring cannot be ignored.
(d) The development forms an integral part of the eco-house development, which has been well thought out and will be of benefit to the whole area.
(e) A precedent has already been set with the turbines working away up Dalwhat Glen.
(f) Whilst small scale, collectively these proposals can contribute to local requirements.
(g) Wind power is better than nuclear power.
4 REPORT
Relevant development plan policies:-
Dumfries & Galloway Structure Plan
D36 - Design of Development
E2 - Regional Scenic Areas
E3 - Landscape Character
S21 - Renewable Energy
S22 - Wind Farm & Wind Turbines Development
Nithsdale Local Plan
General Policy 1 - Development Principle
General Policy 2 - Development Considerations
General Policy 7 - Siting & Design
General Policy 12 - Potentially Polluting Development
General Policy 24 - Farm Diversification
General Policy 42 - Regional Scenic Areas
Other material considerations include:
Dumfries and Galloway Council Interim Planning Policy: Wind Energy Development
Dumfries and Galloway Windfarm Landscape Capacity Study