Agenda item

Report by Head of Development and Economic Growth

The Senior Planning Officer spoke to the terms of the report.  He drew Members’ attention to a typographical error in the report of handling and confirmed that the planning application reference was 22/00782/PP and not 22/00728/PP.  Reference was also made to a briefing note prepared and circulated by SSEN to Members in respect of the adoption of National Planning Framework 4 (NPF4) on 13 February 2023 and their network obligations to this.

 

This application is for the erection of an electrical substation and the proposed development consists of the substation buildings and electrical infrastructure, and associated works required to accommodate construction, landscaping and access. The development footprint for the proposed substation site once completed includes the substation platforms, cut/fill embankments, access road, associated culverts, Sustainable Urban Drainage System (SUDS) and solar panels.

 

It is considered that the proposal would accord fully with the policies of the development plan and there are no other material considerations which would indicate otherwise.

 

It was recommended that planning permission be granted subject to the conditions and reasons detailed in the report.

 

Decision

 

The Committee agreed to grant planning permission subject to the following conditions and reasons:

 

1.    The development shall be implemented in accordance with the details specified on the application form dated 13/04/2022, the Environmental Appraisal (April 2022), supporting information and, the approved drawings listed in the table below unless the prior written approval of the planning authority is obtained for an amendment to the approved details under Section 64 of the Town and Country Planning (Scotland) Act 1997.

 

Plan Title.	Plan Ref. No.	Version	Date Received
Location Plan	R170_3673_Fig1_1_RedlineBoundarySite_C		14/04/22
Proposed A819 Site Access Design Location Plan	LT29_CRDH_0804_0010	B	08/08/22
Proposed A819 Site Access Design General Arrangement Plan	LT29_CRDH_0804-001	B	08/08/22
Proposed A819 Site Access Design Construction Details	LT29_CRDH-0804_0013	C	22/08/22
Proposed Substation Electrical Layout	LT29_CRDH_1104_0007	01	08/08/22
Proposed Substation Cross Sections	LT29_CRDH_1104_0008	01	08/08/22
Proposed Storage Buildings- Elevations	LT29_CRDH_0805_0005	0C	08/08/22
Proposed Storage Buildings- Floorplans	LT29_CRDH_0805_0006	0A	16/08/22
Proposed 132kV GIS  Building Elevations	LT29_CRDH_0805_0003	0D	08/08/22
Proposed 132kV GIS Building Floor Plan and Sections	LT29_CRDH_0805_0001	01	08/08/22
Proposed 257kV GIS Building Elevations	LT29_CRDH_0805_0004	0D	08/08/22
Proposed 257kV GIS Building Floor Plan and Sections	LT29_CRDH_0805_0002	01	08/08/22
Location of septic tank, borehole water supply and SUDS	R170_3673_Fig1_SepticTank_BHWS_SUDS_D		08/08/22
2.5m High Security Palisade Fencing Details	CE/34/2015	E	08/08/22
2.5m High Security Palisade Fencing	CE/34/2016	E	08/08/22

 

 

Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details.

 

1.    No construction works shall be commenced until a Finalised Construction Environmental Management Document (CEMD) has been submitted to and approved in writing by the Planning Authority, in consultation with SEPA, and other appropriate consultees as appropriate. The development shall then proceed in accordance with the approved CEMD unless otherwise agreed in writing by the Planning Authority. The CEMD shall include:

 

a)    An updated Schedule of Mitigation (SM) highlighting mitigation set out within each chapter of the Environmental Appraisal (EA), and the conditions of this consent;

b)    Processes to control/ action changes from the agreed SM;

c)    Construction Environment Management Plans (CEMPs) for the construction phase covering:

 

(i)       Habitat and species protection, including ECoW details, and surveys.

(ii)      Landscape and Mitigation Restoration Plan

(iii)     Long Term woodland management and compensatory planting plan (refer to Condition 9)

(iv)    Pollution prevention and control;

(v)     Dust management, including construction activity and vehicle movements;

(vi)    Construction Noise and Vibration (refer to Condition 7)

(vii)   Temporary Site lighting;

(viii)  Site Waste Management;

(ix)    Surface and Ground water management, including: drainage and sediment management measures from all construction areas including access tracks, mechanisms to ensure that construction will not take place during periods of high flow or high rainfall; and a programme of water quality monitoring;

(x)     Soil Management and Peat Management (refer to Condition 8)

(xi)    Mapping of borrow pits and associated habitats identified for restoration;

(xii)   Habitat Management and Restoration Plan;

(xiii)  Emergency Response Plans;

(xiv) Timetable for post construction restoration/ reinstatement of the temporary working areas and construction compound; and

(xv)  Other relevant environmental management as may be relevant to the development.

 

d)    A statement of responsibility to ‘stop the job/activity’ if a breach or potential breach of mitigation or legislation occurs; and

e)    Methods of monitoring, auditing, reporting and the communication of environmental management on site and with client, Planning Authority and other relevant parties.

 

Reason: To ensure protection of surrounding environmental interests and general amenity.

 

3.    No development shall commence until a Construction Traffic Management Plan (CTMP) and Phased Delivery Plan have been prepared and approved in writing by the Local Authority, in consultation with the Roads Authority, and Transport Scotland as the trunk roads Authority. The Plan shall details approved access routes, agreed operational practises (including avoidance of convoy movements, specifying conduct in use of passing places, identification of turning areas, information of wheel cleansing facilities, signage to be installed on the A819 warning of construction traffic. reporting of verge damage) and shall provide for the provision of an appropriate Code of Practice to drivers of construction and delivery vehicles.  The development shall be implemented in accordance with the duly approved Traffic Management Plan.

 

Reason: To minimise interference with the safety and free flow of the traffic on the trunk road, to ensure the safety of pedestrians and cycle users using the trunk road and adjacent facilities and to be consistent with current guidance and best practice.

 

4.    No development or ground breaking works shall commence until a programme of archaeological works in accordance with a written scheme of investigation, has been submitted to and approved in writing by the Planning Authority in consultation with the West of Scotland Archaeology Service.

 

The scheme shall be prepared by a suitably qualified person and shall provide for the recording, recovery and reporting of items of interest or finds within the application site.

 

Thereafter the development shall be implemented in accordance with the duly approved details with the suitably qualified person being afforded access at all reasonable times during ground disturbance works.

 

Reason: In order to protect archaeological resources.

 

5.    Prior to the commencement of development, a strategy for housing incoming construction workers shall be submitted to and approved in writing by the Planning Authority.  Thereafter the development shall be carried out in accordance with the approved details.

 

Reason: In order to ensure that any potential adverse impacts on the functioning of the local housing market and tourist accommodation to the detriment of the interests of the local community are identified and mitigated in accordance with the requirements of NPF4, and in particular Policy 11C and Policy 25 Objectives.

 

6.    No development shall commence until an appraisal of the wholesomeness and sufficiency of the intended private water supply and the system required to serve the development has been submitted to and approved by the Planning Authority.

 

The appraisal shall be carried out by a qualified hydrologist/ hydrogeologist or other suitably competent person and shall include a risk assessment having regard to the requirements of Schedule 4 of the Private Water Supplies (Scotland) Regulations 2006 or Part 3 of the Water Intended for Human Consumption (Private Supplies) (Scotland) Regulations 2017 (as appropriate) which shall inform the design of the system by which a wholesome and sufficient water supply shall be provided and maintained. The appraisal shall also demonstrate that the wholesomeness and sufficiency of any other supply in the vicinity of the development, or any other person utilising the same source or supply, shall not be compromised by the proposed development.

 

The development shall not be brought into use or occupied until the required water supply system has been installed in accordance with the agreed specification and is operational.

 

Reason: In the interests of public health and in order to ensure that an adequate private water supply in terms of both wholesomeness and sufficiency can be provided to meet the requirements of the proposed development and without compromising the interests of other users of the same or nearby private water supplies.

 

7.    No development shall commence until a Construction Noise Management Plan (CNMP) which demonstrates how the developer will ensure the best practicable measures are implemented in order to reduce the impact of construction noise and vibration, is submitted to and approved in writing by the Planning Authority. The CNMP shall include, but is not limited to, the following:

 

a)    A description of the most significant noise sources in terms of equipment; processes or phases of construction;

b)    The proposed operating hours and the estimated duration of the works for each phase;

c)    A detailed plan showing the location of noise and vibration sources and noise sensitive receptors; and

d)    A description of noise mitigation methods that will be put in place including the proposals for community liaison. The best practice found in BS5228 Code of practice for noise and vibration control on construction and open sites should be followed. Any divergence requires to be justified.

 

Thereafter the development shall progress in accordance with the approved CNMP with all approved mitigation measures to be in place prior to the commencement of development, or as otherwise agreed in writing by the Planning Authority.

 

Reason: In the interest of safeguarding residential amenity.

 

8.    No development shall commence until a finalised Peat Management Plan (PMP) has been submitted to and agreed in writing by the Planning Authority, in consultation with SEPA. The finalised version shall outline the further measures proposed to reduce peat disturbance, recalculate the volumes of peat to be disturbed and indicate the finalised measures for peatland restoration. Thereafter the development shall progress in accordance with the approved PMP.

 

Reason: In order to minimise disturbance of peat and ensure the appropriate reuse and management of peat.

 

9.    No development shall commence until a detailed Compensatory Planting Plan (CPP) and Long Term Forestry Management Plan (LTFMP) are submitted to and approved in writing by the Planning Authority, in consultation with Scottish Forestry. The approved CPP and LTFMP shall be implemented in full and in accordance with the approved timing, unless otherwise agreed in writing by the Planning Authority.

 

Reason: To enable appropriate woodland removal to proceed, without incurring a net loss in woodland related public benefit, in accordance with the Scottish Government's policy on the Control of Woodland Removal.

 

10.  The development shall not become operational until vehicle wheel cleansing facilities have been installed and brought into operation on the site, the design and siting of which shall be subject to the prior approval of the Local Authority, in consultation with Transport Scotland as the trunk roads authority.

 

Reason: To ensure that material from the site is not deposited on the trunk road to the detriment of road safety.

 

11.  Notwithstanding the provisions of Condition 1, the finished ground floor levels of the buildings of the development shall be elevated to 0.3m above surrounding ground level unless otherwise agreed in writing by the Planning Authority.

 

Reason: In order to ensure appropriate mitigation for flood risk and to ensure an acceptable relationship between the development and its surroundings.

 

12.  Watercourse crossings, hereby permitted, shall be designed to at least the capacity of the existing channel and to the 1 in 200 year plus climate change flow and an allowance for freeboard, unless otherwise agreed in writing by the Planning Authority. This includes the replacement of the existing River Array watercourse crossing with a new oversized box culvert, or bottomless traditional style bridge to accommodate the 1 in 200 year flood event without constriction.

 

Reason: To ensure that new watercourse crossings do not affect the existing flows in the interests of flood risk.

 

13.  The development shall not include for the provision of walls, fences or hedges within 2.0 metres of the carriageway of the public road, and any gates shall open inwards, away from the public road.

 

Reason: In the interest of road safety.

 

14.  Notwithstanding the provisions of Condition 1, the proposed access shall be formed in accordance with the Operational Services Drawing No SD08/001a; and visibility splays of 160 metres x 2.4 metres shall be cleared of all obstructions such that nothing shall disrupt visibility from a point 1.05 metres above the access at point X to a point 0.6 metres above the public road carriageway at point Y. The final wearing surface on the access shall be completed prior to the development first being brought into use and the visibility splays shall be maintained clear of all obstructions thereafter.

 

Reason: In the interests of road safety.

 

15.  No external lighting shall be installed on the site other than with the prior written approval of the planning authority. In that event the location, type and luminance of the lighting units to be installed shall be specified, and any duly approved lighting shall be installed in a manner which minimises illumination and glare outwith the boundary of the application site. The site shall not be illuminated other than in the event of staff being present on site.

 

Reason: In order to avoid unnecessary visual intrusion in the interests of the visual amenity of an area otherwise unaffected by the presence of light sources.

 

16.  All vehicles transporting construction material to and from the proposed development shall be sheeted.

 

Reason: To ensure that material from the site is not deposited on the trunk road to the detriment of road safety.

 

17.  Any blasting for the development, hereby permitted, shall not exceed vibration levels at the nearest NSR’s of the guideline limits presented in BS 7385-2: 19937 and BS 6472-2: 20088.

 

Reason: In the interests of protecting amenity of neighbouring land use occupiers.

 

(Reference: Report by Head of Development and Economic Growth dated 31 January 2023, submitted)