24-00912-CON - Site To North West Of High Boydstone Farm Ardrossan
North Ayrshire Council · 19 February 2025
Back to Planning Committee — 19 February 2025 and its agenda
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NORTH AYRSHIRE COUNCIL 19th February 2025 Planning Committee Locality Three Towns Reference 24/00912/CON Application Registered 10th December 2024 Decision Due 10th April 2025 Ward Ardrossan Recommendation Approved subject to Conditions __________________________________________________________________ Location Site To North West Of High Boydstone Farm Ardrossan North Ayrshire Applicant Julie Carlyle Proposal Installation of a battery energy storage system and associated infrastructure with a generating capacity of up to 100MW (a consultation from the Scottish Government Energy Consents Unit ref. ECU00005094) ___________________________________________________________________ 1. Description This can be ascertained by reference plans and photographs. The Scottish Government's Energy Consents Unit has consulted the Council, as Planning Authority, on an application they have received under S.36 of the Electricity Act 1989, as amended. The application is for the 'Construction and operation of a battery energy storage system (BESS), with a capacity in excess of 50 MW, with associated access and infrastructure.' S. 36 of the Electricity Act states that consent is required from the Scottish Ministers for the construction of such facilities with a capacity exceeding 50 megawatts. The Energy Consents Units, in accordance with The Electricity (Applications for Consent) Regulations 1990, has sought the views of the Council, as Planning Authority. The Council has until 10th April 2025 to respond. The site is largely to the north and north-west of High Boydstone Farm, which is operated as a skip hire business with a waste transfer and recycling facility. The site is some 5ha in area.
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The land is currently rough grazing. Ardrossan High Road runs through the middle of the site effectively creating two compounds. The site is relatively flat with a slight rise from east to west. The site effectively sits at a lower level to the immediately surrounding landscape. The compound on the western side of Ardrossan Road would house the battery storage equipment enclosed by a security fence. The indicative information provided suggests that the battery containers would be some 2.9m in height, with the associated plant and equipment, including auxiliary transformers and switchgear, being between 2.17m and 2.9m in height. A water tank some. 3.5m in height would be located in this compound. The security fence would be some 3m in height. The southern side of the equipment would have an acoustic fence, some 4m in height. The compound on the eastern side of Ardrossan Road would house high-voltage transformers and a sub-station area including workers facilities, again enclosed by a 3m high security fence. The transformers would be up-to some 6.5m in height with the facilities building being some 4m in height. A bund would be created to the east of the eastern compound and the application site would be enclosed by a 1.2m stock fence. A partially open culverted field drainage channel flows through the site. The site would be landscaped with woodland edge and tree planting to the west and east. The internal areas not covered by hardstanding would be a mix of meadow and wetland meadow planting. Tree and hedgerow planting would occur on the northern and southern boundaries with tree specimens also planted on the hedgerow facing the road. The closest part of the compounds would be some 110m from High Boydstone House with Da Mar, High Boydstone some 185m distant, both to the south-east. These are the two closest residential properties to the application site, and both sit to the south of the skip hire business. The site is within the Countryside as identified in the Local Development Plan (LDP.) There are no site-specific designations for the area and the nearest identified nature asset is a Local Nature Conservation Site some 700m distant. The proposal requires to be assessed against Policy 1: Tackling the climate and nature crises; Policy 3: Biodiversity; Policy 11: Energy; Policy 14: Design, quality and place; and Policy 29: Rural development of NPF4. The proposal requires to be assessed against Strategic Policy 1: The Countryside Objective; Strategic Policy 2: Placemaking; Policy 29: Energy Infrastructure Development of the LDP. Relevant Planning History None. Relevant Development Plan Policies The LDP can be viewed at the link below. LDP November 2019 NPF4 can be viewed at the link below
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National Planning Framework 4 2. Consultations and Representations The Council, as Planning Authority, is not required to carry out any consultations or notification. The Energy Consents Unit will carry out such consultations as they consider appropriate. NAC Environmental Health note that the submitted noise impact assessment confirms that the operation of the plant/equipment should not exceed the levels outlined in BS:4142. A condition requiring the operation to not exceed 35dB at the curtilage of noise sensitive receptors is suggested. It is also suggested that a Construction Dust Management Plan be prepared, and they suggest SEPA should be consulted in respect of drainage. Response: Noted. Conditions relating to noise and dust management could be recommended in the consultation response. The ECU can consult with SEPA as they see fit. NAC Flooding has no objections. They consider that a suitable maintenance plan for all drainage aspects of the site be created. This is to reduce the chance of blockages and reduce flood risk to the site and Ardrossan High Road. They also suggest that a flood free pedestrian route from the workers facility in the eastern compound to the road be incorporated and maintained. Response: Noted. Conditions relating a maintenance plan for drainage and the submission of details of flood free pedestrian route could be recommended in the consultation response. NAC Active Travel and Transportation (Roads) has no objection. They state that the applicant must contact the Roads Authority to discuss the private apparatus under the road. They state that a Temporary Traffic Restriction Order (TRRO) to reduce the speed limit on Ardrossan High Road to 30mph should be sought. A pre-construction survey should be carried out with the Roads Authority. No vehicles should park on the B780 and passing places should be agreed with the Roads Authority. Both compounds should have sufficient space for vehicle manoeuvring and construction vehicles should not use specific local roads including approaching the site from West Kilbride. Response: Noted. A Construction Management Plan has been submitted with the application. However, a condition requiring this to be reviewed and, if necessary updated, to include the specific details of construction vehicle management and routes could be recommended in the consultation response. The other matters have been raised with the applicant and they are in discussions with the Roads Authority. 3. Analysis Policy 1 of NPF4 states that when considering all development proposals significant weight will be given to the global climate and nature crises.
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Policy 29 of NPF4 states that development proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy will be supported for a range of development including essential infrastructure. Such developments should be suitable scaled, sited and designed to be in keeping with the character of the area. Strategic Policy 1: The Countryside Objective states that in principle support will be given to development in the countryside with a site-specific locational need, including renewable energy. The proposal is for a Battery Energy Storage System (BESS) with a storage capacity of 100MW. The BESS is proposed for easing the stability of the electricity grid and the amount of renewable energy that can be delivered to the grid network. The BESS would store electricity during periods of peak generation and release stored electricity during periods of peak demand. It is noted that the BESS will not generate any additional electricity and will not create any emissions. It is also noted that the proposed location is in close proximity to the renewable energy generated at the Ardrossan Wind Farm. The BESS would store electricity which is most likely to be from renewable sources. A Preliminary Ecological Appraisal has been submitted that identifies the site as largely grassland with no evidence of protected species. Landscaping to enhance biodiversity is proposed, which is considered further below. The proposal would contribute to tackling the global climate crisis. Whilst it does not generate electricity it would store renewable energy and as such it is considered to have a site-specific locational need in proximity to the existing wind turbines. The scale, siting and design are considered further below. However, the proposal is considered to accord with Policy 1 of NPF4, Strategic Policy 1 of LDP and the principle of Policy 29 of NPF4. Policy 11 of NPF4 states that development proposal for all forms of renewable, low-carbon and zero emission technologies will be supported including battery storage. Applications should demonstrate how specific impacts will be addressed. Policy 29 of the LDP is very similar in that it states that support will be given to energy infrastructure development where it will contribute to the transition to a low carbon economy and have no unacceptable adverse environmental impacts. The relevant factors in this instance are considered to be impacts on residential amenity by way of noise, landscape, road traffic and access and the natural environment. The proposal supports the provisions of a low carbon economy. Strategic Policy 2 of the LDP sets out the qualities of a successful place including the visual, amenity and access considerations for a development. Policy 14 of NPF4 is essentially a reiteration of Strategic Policy 2. In terms of amenity, the nearest residential properties are approx. 110m to the south-east. The next nearest are some 490m to the north-west. The settlement of West Kilbride is some 2.1km to the north-west whilst Ardrossan is some 1.5km to the south-east. NAC Environmental Health has no objection to the proposal, and it could be recommended that a condition be added to any consent controlling the noise levels. NAC Environmental Health also has powers to control any statutory noise nuisance. A condition could also be suggested requiring agreement of a Dust Management Plan to minimise potential dust disturbance during construction.
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Conditions relating to agreeing a Construction Management Plan to minimise potential disruption during the construction period, including in terms of construction vehicles routes and impact on Ardrossan Hight Road could also be requested as a condition of any consent. The development would have a utilitarian appearance, as may be expected for such a type of development. The western part of the site sits largely to the south of an existing area of woodland with the land rising to the west and south. The eastern part of the site would be sited to the south of an existing field boundary and north of the yard of the skip hire business. The land rises slightly to the north and rises steeply to the east with the Ardrossan Wind Farm on the hills beyond. The applicant proposes landscape screening for the eastern and western edges of the site. This would comprise a woodland edge mix comprising alder, birch, willow, rowan, hawthorn, sessile oak, blackthorn and hazel. Specific specimens of alder, downey birch and aspen are also proposed. At the eastern end of the site, the northern boundary of the western compound and along the boundaries with Ardrossan High Road, it is proposed to plant new and/or strengthen existing hedgerows. The applicant has produced a Landscape Visual Assessment which considers the potential impact from various vantage points including the edges of West Kilbride, Ardrossan and the local landmark of Law Hill. The assessment considers Year 1, Year 5 and Year 15 following completion of the development. It concludes that the application site would not be visible from the settlements and would be barely visible in long views which would be largely mitigated within 15 years with the landscaping. In shorter views, the existing topography, buildings and woodland will largely screen the site. The areas which would be visible would again be largely mitigated within 15 years. These works would have the effect of screening the site from all but the closest of vantage points. A condition could be proposed requiring the landscaping to be carried out and maintained. Details of the buildings finish materials could also be sought. Subject to such conditions it is considered the proposal accords with Strategic Policy 2 of the LDP and Policy 14 of NPF4 and the detail of Policy 29 of NPF4. Policy 3 of NPF4 states that development proposals will contribute to the enhancement of biodiversity, including where relevant, restoring degraded habitats and building and strengthening nature networks and the connections between them. Proposals should also integrate nature-based solutions, where possible. The proposed landscaping outlined above would be complemented by pockets of woodland planting within the site. The non-developed areas of the site would be seeding with wild meadow plants. Around the wooded areas this would be species-rich wildflower and grass mix. Next to a field drain, which runs through the site, the mix would comprise wildflowers and grasses suitable for wetter environments. A wildflower meadow some 1.2ha in area in would be created to the east of the site beyond the proposed woodland edge planting. In total approx. 3ha of the site would be landscaped. The application includes a Preliminary Ecological Appraisal and a Biodiversity Net Gains Feasibility Study. These include proposals upon which the landscaping is based. This also includes opportunities such as log piles to support small mammals, invertebrates, reptiles and amphibians, and the installation of bird and bat nesting boxes. It is noted that
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NatureScot has been consulted by the Energy Consent Unit. NatureScot are pleased to note the opportunities identified in line with NPF4 and guidance. As above a condition could be proposed requiring the landscaping to be carried out and maintained as could a condition confirming the biodiversity enhancement proposals. It is considered the proposal accords with Policy 3 of NPF4. Given all of the above it is considered that the proposal accords with Policy 11 of NPF4 and Policy 29 of the LDP in that it is development which supports the provision of a low-carbon economy with no unacceptable adverse environmental impacts. It is therefore recommended that the Council, as Planning Authority, does not object and suggests the attached conditions. 4. Full Recommendation No objections. Recommend the following Conditions Condition 1. Prior to the commencement of the development a Construction Environment Management Plan (CEMP) including a Dust Management Plan, and details for monitoring and action against non-compliance of the CEMP, shall be submitted to North Ayrshire Council, as Planning Authority, for approval. Thereafter the construction shall be carried out only as approved by the Plan. For the avoidance of doubt this shall include the prohibition of the use of routes through West Kilbride, Dalry and all local non-classified roads by construction vehicles. Reason Reason: To ensure the construction of the development is carried out in an appropriate manner with particular regard to safety of road users and the amenity of the area. Condition 2. That prior to the commencement of the development, details of the proposed landscaping be submitted to the Council, as Planning Authority, for approval. Any planting etc as may be approved shall be carried out in the first planting season and seeding season following the completion of the development. Any trees, plants etc. which, within a period of five years from the completion of the landscaping die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless North Ayrshire Council as Planning Authority gives written consent to any variation. Reason Reason: To ensure the biodiversity enhancement proposals are undertaken Condition 3. That prior to the commencement of the development, confirmation of the biodiversity enhancement measures, set out in part 6 of the Preliminary Ecological Appraisal dated December 2023 prepared by Envirocentre, shall be submitted to North Ayrshire Council, as Planning Authority, for approval. Any measures as may be approved shall be carried out to the satisfaction of North Ayrshire Council, as Planning Authority, prior to the development becoming operational or in a timescale to be agreed. The measures shall thereafter be
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retained for the duration of the operation of the development unless otherwise agreed in writing with the Planning Authority. Reason Reason: To ensure the biodiversity enhancement proposals are undertaken Condition 4. Prior to the commencement of the development, details of the external finishes of the buildings shall be submitted to the Council, as Planning Authority, for approval. The development will thereafter be carried out in accordance with any details approved. Reason Reason: To ensure appropriate finishes to the buildings in the interest of visual amenity. Condition 5. Prior to the commencement of the development, details of flood free pedestrian routes from any potentially occupied building be submitted to North Ayrshire Council, as Planning Authority, for approval. Thereafter the site shall be constructed to incorporate such routes, and such routes will be retained in perpetuity. Reason Reason: To ensure safe pedestrian egress in the event of a flood. Condition 6. That prior to the site becoming operational, a maintenance plan for all drainage aspects of the site shall be submitted to North Ayrshire Council, as Planning Authority, for approval. Thereafter the drainage aspects shall be maintained in accordance with any such plan. Reason Reason: To ensure that the drainage of the site is appropriately maintained in the interest of flood management. Condition 7. That the rated noise level, as defined in BS:4142, from the operation of the proposed battery energy storage facility, must not exceed 35dB at the curtilage of all noise sensitive receptors existing or consented at the time of this consent. Reason Reason: To ensure the development is operated at an appropriate noise level in the interests of amenity and the potential development of the wider area. Allan Finlayson Chief Planning Officer For further information please contact Mr Iain Davies on 01294 324320.