Downing Renewable Developments: Installation of Battery Energy Storage System (Bess) and Associated Infrastructure: Land West of Taynuilt Substation, Taynuilt (Ref: 24/02083/Pp)
Argyll and Bute Council · 18 June 2025
Back to Planning, Protective Services and Licensing Committee — 18 June 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Argyll and Bute Council Development & Economic Growth Planning Application Report and Report of Handling as required by Schedule 2 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 relative to applications for Planning Permission or Planning Permission in Principle Reference No: 24/02083/PP Planning Hierarchy: Major Application Applicant: Downing Renewable Developments Proposal: Installation of battery energy storage system (BESS) and associated infrastructure Site Address: Land West Of Taynuilt Substation, Taynuilt DECISION ROUTE ☐Delegated - Sect 43 (A) of the Town and Country Planning (Scotland) Act 1997 ☒Committee - Local Government Scotland Act 1973 (A) THE APPLICATION (i) Development Requiring Express Planning Permission • Formation of substation compound • Installation of Battery Energy Storage Units (within containers) to not exceed 49.9Mw export capacity • Installation of on-site substation • Installation of inverters • Installation of water tank • Erection of fences (weld and palisade) and entrance gate • Installation of welfare facility container • Installation of CCTV and lighting • Installation of other incidental plant and machinery • Formation of access (ii) Other specified operations • Landscaping • Installation of underground cabling • Installation of drainage infrastructure (B) RECOMMENDATION: It is recommended that Planning Permission be approved subject to conditions for the reasons detailed in this report. (C) CONSULTATIONS: A&B Environmental Health: (Dated 16.01.25, 03.03.25 & 12.05.25): No objection
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL A&B Flooding and Drainage: (Dated 24.12.24). No objection A&B Biodiversity Officer : (Dated 29.06.25) No objection. NatureScot (Dated 23.05.25) No Objection – Appropriate Assessment required in respect of Loch Etive Woods Special Area of Conservation. Scottish Fire and Rescue (Dated 9.1.25) No Objection (Draft advice from National Fire Chiefs Council provided). Trunk Road Authority (Dated 17.12.24): No objection subject to conditions. Taynuilt CC Dated (02.04.25) : Objection based upon • Environmental Impacts • Undesirable Precedent • Noise • Fire Risk • Inadequate drainage and containment • Substandard Site Access • Impact on Surrounding Infrastructure Oban Community Council : (Dated 30.01.25) Objection/Concerns Proposals do not appear to conform to draft guidance form Scottish Fire and Rescue Service. Recognising BESS systems in Scotland are still in their infancy, a more detailed and comprehensive risk analysis covering construction, operation and decommissioning of the facility should be provided as a single document to the Local Authority before permission is granted SSEN Electricity Networks: (Dated 31.12.24) No Objection. Request access condition/control and informative related to existing substation access. Network Rail : No response (D) HISTORY: 24/00287/PAN: Installation of 49.9Mw Battery Energy Storage System 23/02451/SCREEN: Installation of 49.9Mw Battery Energy Storage System. (No EIA required). (E) PUBLICITY: Yes : Reg 20 Press Notice. Expired 09.01.25 (F) REPRESENTATIONS: Yes The application at time of writing has received 135 Objections, 1 submission in Support and 4 Representations. A full list of these is contained at Appendix B of this Report. All third-party submissions are published in full on the planning application file and are available to view via the Public Access section of the Council’s website under the application reference number. (i) Summary of matters in Submission of Support • Proposal should be fully supported if we want to have a greener future • Battery Energy Storage an essential part of green energy delivery • Site selection process supports the choice of the current site (ii) Summary of matters raised in Representations • If project is to proceed should comply with National Fire Chiefs Council guidance • Scottish Fire and Rescue Service advice should also be followed by scheme • Local concerns should be acknowledged but electricity is a fundamental requirement and sustainable energy generation is the way forward.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL • Local weather topography wind direction and land use are all pertinent considerations to risks from such proposals, but other large roadside BESS schemes are being developed in Scotland. • Road and rail links are already not infrequently blocked on occasions by accidents, weather and land movements. • Acknowledge the decision-making process by applicant through site selection report • Biodiversity net gain planting should be expanded over the whole site except the compound, this would also assist in containing noise and minimising visual disturbance. • Site has been considered to reduce its impact. There are limited opportunities to mitigate certain risks of development • Noise evaluation and proposed actions are not robust • BESS technology is in its infancy and technology is advancing (iii) Summary of Objections raised: • Development will detract from quality of landscape and visual amenity of the area. • There are no acceptable solutions to decommissioning, operation and maintenance, decommissioning and emergency event planning provided in support of the application • The application does not give details of the specification of the battery technology that will actually be installed at the site. • Battery storage should be installed beside windfarms and not villages • Applicant has not provided satisfactory reassurances on what would happen if the company that owned/leased the site went bankrupt and who would be responsible for the upkeep/safe mothballing of site. • Proposals would cause unacceptable noise impact on residents • No information on historic flooding has been provided by applicant • The risks associated with the proposal outweigh the benefits of the proposal • The Scottish Fire and Rescue Service should review the detailed design of the facility before it is constructed to make sure it can meet required safety standards at time of construction as these are evolving. Updated 2025 advice from the National Association of Fire Chiefs is expected. • Proposed lighting would be detrimental to a dark sky area at night • The developer has failed to provide sufficient information to address low frequency noise impact on residents and surrounding properties Officer Comment: The objections as set out above are considered as material planning considerations and these matters are addressed in the Officer report. However, the following matters do not relate directly to planning considerations and are therefore not considered to carry any substantive weight in the determination of the proposals as set out below; • There is a fire risk and health and safety issue due to toxic gasses released in the event of a fire • No risk analysis of the proposals has been provided • Leakage of water from the site used on any fire would allow pollutants into the water environment causing environmental harm. Similarly, a battery leakage would also harm the general and water environment • Proposal will have economic and wellbeing impacts on adjoining properties • A fire would require the closure of the A85 and railway line • Concerned not enough water in onsite water tank to deal with a fire • Concerned not enough fire engines and firemen to deal with industrial scale fire • Use of the land for BESS contrary to Crofting Legislation • Will do little for village but make profits for shareholders
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL • Local Area already makes more than its fair contribution to climate emergency from Windfarms, Cruachan Pump Hydro etc. Taynuilt substation runs off Cruachan pumped storage so why is battery storage required when Cruachan is already the storage. • Proposals contrary to Article 2 of the Human Rights Act 1998. • Guarantees wanted that scheme will not impact on insurance premiums of adjoining houses • Lithium used in the batteries is extremely hazardous to the environment Battery Leakage would cause unacceptable pollution to River Awe, Loch Awe and flora and fauna. More environmentally acceptable battery technologies are available and should be used such as Vanadium redox flow batteries. • Development should commit to community gain financial payment i.e. per MW Hr or a percentage of profits made. • The sector is not well regulated and there is a need for more planning and environmental guidance • Two fires in Taynuilt have been beyond the capabilities of local fire service in recent years. • Carbon footprint of the manufacturing of the equipment makes timescale for net zero to be some 30 yrs operation. (G) SUPPORTING INFORMATION Has the application been the subject of: (i) Environmental Impact Assessment Report: ☐Yes ☒No (ii) An Appropriate Assessment under the Conservation (Natural Habitats) Regulations 1994: See Appendix C of this report ☒Yes ☐No (iii) A Design or Design/Access statement: ☒Yes ☐No (iv) Sustainability Checklists (with reference to the requirements of LDP2 Policy 04) TN06 Sustainability Checklist TN07 Sustainable Buildings Checklist ☒Yes ☐No ☐Yes ☒No (v) A report on the impact of the proposed development e.g. Retail impact, transport impact, noise impact, flood risk, drainage impact etc: ☒Yes ☐No • Battery Energy Storage Technical Statement • Construction Traffic Management Plan • Economic Benefit Statement • Site Selection Report • Flood Risk Assessment and Drainage Strategy • Heritage Statement • Landscape and Visual Appraisal
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL • Noise Impact Assessment • PAC Report • Planning Design and Access Statement • Ecological Appraisal • Environmental Site Assessment Following initial submissions, the applicants have submitted further supporting information as set out below: • Updated Noise Impact Assessment Information dated 14.04.25 • Response to matters raised in objections dated 19.02.25 • Updated Ecology Report/Otter Survey dated 15.04.25 • Further Supporting submission on case and alterations made to address concerns dated 25.04.25 • Revised Site Layout Plan (H) PLANNING OBLIGATIONS Is a Section 75 agreement required: ☐Yes ☒No (I) Has a Direction been issued by Scottish Ministers in terms of Regulation 30, 31 or 32: ☐Yes ☒No (J) Section 25 of the Act; Development Plan and any other material considerations over and above those listed above which have been taken into account in the assessment of the application. (i) List of all Development Plan Policy considerations taken into account in assessment of the application. National Planning Framework 4 (Adopted 13th February 2023) Part 2 – National Planning Policy Sustainable Places NPF4 Policy 1 – Tackling the Climate and Nature Crises NPF4 Policy 3 – Biodiversity
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL NPF4 Policy 4 – Natural Places NPF4 Policy 7 – Historic Assets and Places NPF4 Policy 11 – Energy Liveable Places NPF4 Policy 23 – Health and Safety (Criteria e - Noise) Productive Places NPF4 Policy 25 – Community Wealth Building NPF4 Policy 29 – Rural Development Argyll and Bute Local Development Plan 2 (Adopted 2024) Spatial and Settlement Strategy Policy 02 – Outwith Settlement Areas High Quality Places Policy 08 – Sustainable Siting Policy 10 – Design – All Development Policy 14 – Bad Neighbour Development Policy 15 – Protection, Conservation and Enhancement of Our Historic Environment Diverse and Sustainable Economy Policy 30 – The Sustainable Growth of Renewables Connected Places Policy 35 - – Design of New and Existing, Public Roads and Private Access Regimes Policy 37 – Development Utilising an Existing Private Access or Existing Private Road Policy 39 – Construction Standards for Private Access Sustainable Communities Policy 55 – Flooding Policy 59 - Water Quality and the Environment Policy 61 – Sustainable Urban Drainage Systems (SUDS) Policy 62 – Drainage Impact Assessments High Quality Environment Policy 73 – Development Impact on Habitats, Species and Biodiversity. Policy 74 – Development Impact on Sites of International Importance Local Development Plan 2 Schedules (ii) List of all other material planning considerations taken into account in the assessment of the application, having due regard to Annex A of Circular 3/2013. • Scottish Energy Strategy: The future of energy in Scotland (“the Energy Strategy”) Draft Scottish Energy Strategy and Just Transition Plan 2023 • Scottish Government Climate Change Plan • Draft National Fire Chiefs Council Guidance (in respect of access, water tank design/size and site layout/design matters only) • Bat Conservation Trust publication “Bats and Artificial Lighting in the UK' Guidance Note GN 08 / 23”
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL • SEPA’s guidance - Battery Energy Storage Systems | Scottish Environment Protection Agency (SEPA) (K) Is the proposal a Schedule 2 Development not requiring an Environmental Impact Assessment: ☒Yes A negative screening opinion has been issued ref.: 24/00674/SCREEN. (L) Has the application been the subject of statutory pre-application consultation (PAC): ☒Yes PAC Report Submitted with application. Report states main issues identified through Community Consultation exercise are reported as set out below by topic Full information can be found at Section 5 of the PAC report: • Name of development • Safety of batteries, including fire risk; • Road Safety; • Noise levels; • Community benefit • Visual impact; • Proximity to residential Dwellings (M) Does the Council have an interest in the site: ☐Yes ☒No (N) Requirement for a pre-determination hearing: ☐Yes ☒No Although the application has attracted 135 letters of objection, it is considered that Members have sufficient information within the report and supporting documentation on public access to enable them to determine this application and properly evaluate the application against the statutory planning framework having regard to any other material planning considerations. Many of the objections submitted relate to fire safety and other pollution control matters which are controlled through other legislation and regulation, not through the planning system. Those concerns which are material planning considerations are considered to have been adequately addressed in the Officer report. It is therefore not considered by Officers’ that a pre- determination Hearing would add value to the determination process. (O)(i) Key Constraints/Designations Affected by the Development: (O)(ii) Soils Agricultural Land Classification: Class 4.2 Grazing Land Peatland/Carbon Rich Soils Classification: ☐Class 1 ☐Class 2 ☐Class 3 ☒N/A Class 4 Peat Depth Classification: N/A
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Does the development relate to croft land? ☐Yes ☒No Would the development restrict access to croft or better quality agricultural land? ☐Yes ☒No ☐N/A Would the development result in fragmentation of croft / better quality agricultural land? ☐Yes ☒No ☐N/A (O)(iii) Woodland Will the proposal result in loss of trees/woodland? (If yes, detail in summary assessment) ☐Yes ☒No Existing periphery trees to be protected and retained. Does the proposal include any replacement or compensatory planting? ☒Yes Landscaping Mitigation Plan ☐No details to be secured by condition ☐N/A (O)(iv) Land Status / LDP Settlement Strategy Status of Land within the Application ☐Brownfield ☐Brownfield Reclaimed by Nature ☒Greenfield ABC LDP2 Settlement Strategy (tick all relevant boxes) ☐Settlement Area ☒Countryside Area (Lorn and Inner Isles) ☐Remote Countryside Area ☐Helensburgh & Lomond Greenbelt ABC LDP2 Allocations/PDAs/AFAs etc: N/A (P) Summary assessment and summary of determining issues and material considerations The proposal is for essential energy infrastructure which contributes to addressing the Climate emergency and the objectives of NPF4 Policy 1. It must be acknowledged in the decision- making process that there is strong policy support for such proposals, it is important that the policy support for such proposals is also considered as set out in LDP2 Policy 30 and NPF 4 Policy 11 in coming to a planning decision in this case. Officers consider that the site location is acceptable and subject to; • Enhanced landscape/biodiversity planting, • A condition to safeguard residential amenity from noise, • An appropriate plan and financial mechanism for decommissioning/ restoration being secured and • The access and site layout requirements of the Scottish Fire and Rescue Service to be approved before construction begins.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Officers are therefore of the opinion that subject to the imposition of appropriate conditions that the BESS proposal is in accordance with the policies of the development plan as set out in this report, and no reason to warrant refusal of the application has been identified. (Q) Is the proposal consistent with the Development Plan: ☒Yes ☐No (R) Reasons why Planning Permission or Planning Permission in Principle Should be Refused: N/A (S) Reasoned justification for a departure to the provisions of the Development Plan: NA (T) Need for notification to Scottish Ministers or Historic Environment Scotland: ☐ Yes ☒No Author of Report: David Moore Date: 29.05.2025 Reviewing Officer: Sandra Davies Date: 03.06.2025 Fergus Murray Head of Development & Economic Growth
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL CONDITIONS AND REASONS RELATIVE TO APPLICATION REF. NO. 24/02083/PP Standard Condition on Soil Management During Construction Additional Conditions 1. PP - Approved Details & Standard Notes: Non-EIA Development The development shall be implemented in accordance with the details specified on the application form dated 19.11.24, 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 Existing Location Plan 1:1250 C 20.11.24 Existing Site Plan 1:500 C 20.11.24 Proposed Location Plan 1:1250 C 20.11.24 Indicative Layout Drawing 1:1250 D 14.04.25 Equipment Storage Container Details 1:25 A 02.12.24 Equipment Drawing Layout 1:125 A 02.12.24 Supplementary Location Plan 1:10,000 02.12.24 Switchgear Building (1 of 2) GCS0015-1 7 02.12.24 Switchgear Building (2 of 2) GCS0015-2 7 02.12.24 BESS Container, Spares Container and Switchgear Details 1:25 A 09.12.24 Welfare Facilities Container 1:25 A 09.12.24 Inverter Details 1:25 A 09.12.24 Water Storage Tank Details 1:50 A 09.12.24 Weld Mesh Fencing Details 1:25 A 09.12.24 Palisade Fence Details 1:25 A 09.12.24 Temporary Construction Compound Layout 1:50 A 09.12.24 Miscellaneous Equipment Details A1 A 09.12.24 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. Time Limit of the permission The Commencement of the Development shall be no later than five years from date of this consent. Reason: To ensure that the development is commenced within a reasonable period and having regard to the delivery time uncertainties of other necessary grid infrastructure upgrades outside the control of the applicant. 3. Landscaping, Biodiversity and Tree Protection (1) Notwithstanding the submitted details, prior to the commencement of Development a Landscaping and Biodiversity Enhancement Plan shall be submitted
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL for the written approval of the Planning Authority in accordance with the requirements of NPF 4 Policy 3. (2) The scheme shall comprise a planting and tree maintenance and retention plan and schedule which shall include details of: i) Existing and proposed ground levels in relation to an identified fixed datum; ii) a scheme for the retention and safeguarding of existing boundary trees during construction. The scheme shall comprise: • A programme of measures for the protection of existing trees during construction works which shall include fencing at least one metre beyond the canopy spread of each tree in accordance with BS 5837:2012 “Trees in Relation to Construction”. • Tree protection measures shall be implemented for the full duration of construction works in accordance with the duly approved scheme. No trees shall be lopped, topped or felled other than in accordance with the details of the approved scheme unless otherwise approved in writing by the Planning Authority. iii) All existing landscaping features and vegetation to be retained; iv) Proposed soft and hard landscaping works including the location, species and size of every tree/shrub to be planted; v) A programme for the timing, method of implementation, completion and subsequent on-going maintenance. vi) A biodiversity net gain evaluation of the proposals All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme unless as otherwise may approved in writing by the Planning Authority. (3) That all works included in any scheme of landscaping and planting should be completed in accordance with the details of said plan and an agreed phasing and implementation timetable. (4) Within 5 years following the completion of the development of any trees, shrubs, or areas of grass which die, are removed, damaged or become diseased shall be replaced within the following year with others of a similar size and species. Thereafter details of a maintenance programme shall be provided for the future management of the landscaping to ensure its long-term retention and health. Reason: To ensure appropriate landscape integration and biodiversity enhancement are achieved. 4. Drainage (1) All drainage works shall be carried out in accordance with the details submitted within the submitted Flood Risk Assessment and Surface Water Drainage Strategy Document, dated Nov 2024 or as may otherwise be agreed in writing by the Planning Authority in consultation with its drainage and flooding advisor.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL (2) Any proposed watercourse crossings that are added or upgraded should be designed to convey the 1 in 200 year plus climate change (46% allowance) flood event unless otherwise be agreed in writing by the Planning Authority in consultation with its drainage and flooding advisor, or otherwise not decrease the existing channel capacity. Reason: To ensure necessary standards are achieved and the proposals are implemented in accordance with the submitted and approved details. 5. Details of the BESS Technology to be used 1) There shall be no Commencement of the Development unless and until details of the storage technology and approved layout to be implemented, including final details of access, site layout and water supply for emergency services, have been submitted to and approved in writing by the Planning Authority in consultation with the Scottish Fire and Protection Service. The storage technology details and infrastructure, including the battery storage units to be deployed, shall be consistent in scale and appearance with the submitted application parameters. (2) Thereafter, the Development shall be installed and maintained in accordance with the approved details, unless otherwise agreed in writing by the Planning Authority in consultation with the Scottish Fire and Rescue Service. Reason: In the interests of protecting the environment and visual amenity. 6. Archaeology No development shall take place within the development site as outlined red in the approved plan until the developer has secured the implementation of a programme of archaeological works in accordance with a scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeological Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of Archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority in agreement with the West of Scotland Archaeological Service. Reason: To safeguard archaeological Interests 7. Trunk Road Access Arrangements a) Prior to the Commencement of development, the existing access on the A85 Trunk Road shall be upgraded and necessary visibility splays to be provided in accordance with drawing No. Fig 3.1 Dated 25/09/24 within the Construction Traffic Management Plan, to the satisfaction of the Planning Authority in consultation with Transport Scotland unless as otherwise may be agreed by Transport Scotland. b) There shall be no drainage connections to the trunk road drainage systems. Reasons: To ensure compliance with access standards and layout requirements in the interests of Traffic Safety on the Trunk Road Network and to ensure the trunk road drainage network is not impacted by the development. 8. Construction Traffic Management Plan
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Prior to the commencement of development, a finalised Construction Traffic Plan shall be submitted to the Planning Authority for its approval in consultation with Transport Scotland. The development shall thereafter be undertaken in accordance with the details contained within the approved Construction Traffic Management Plan unless as otherwise agreed in writing by the Planning Authority in consultation withTransport Scotland. Reason: To ensure that the construction of the development does not unacceptably interfere with the continued effective and safe operation of the Trunk Road and other essential adjacent SSEN electricity grid infrastructure. 9. Secondary Access Operational Use Agreement Prior to the commencement of development, the applicant shall provide to the Planning Authority evidence of any required written agreement of Scottish and Southern Energy Networks (or any necessary legal easement) related to the proposed use of the existing substation access associated with the construction or operation of the approved Battery Energy Storage System. Reason: To ensure that the construction or operation of the development does not unacceptably interfere with the continued effective and safe servicing and operation of adjacent essential electricity grid infrastructure. 10. Site Decommissioning, Restoration and Aftercare (1) The Development will disconnect from the grid and cease to import or export electricity no later than the date falling forty years from the date of final commissioning. The total period for decommissioning and restoration of the site in accordance with this condition shall not exceed forty-two years from the date of final commissioning without prior written approval of the Planning Authority. (2) No Development shall commence until a decommissioning, restoration and aftercare plan (including costings) have been submitted to and approved in writing by the Planning Authority. (3) The detailed decommissioning, restoration and aftercare plan, shall provide detailed proposals for the removal of the Development, the treatment of ground surfaces, the management and timing of the works and environment management provisions which shall include: a. a site waste management plan (dealing with all aspects of waste produced during the decommissioning, restoration and aftercare phases); to include the items listed in the CEMP site waste plan; b. details of the formation of the construction compound, welfare facilities, any areas of hardstanding, turning areas, internal access tracks, car parking, material stockpiles, oil storage, lighting columns, and any construction compound boundary fencing; c. a dust management plan; d. details of measures to be taken to prevent loose or deleterious material being deposited on the road network including wheel cleaning and lorry sheeting
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL facilities, and measures to clean the site entrances and the adjacent local road network; e. a pollution prevention and control method statement, including arrangements for the storage and management of oil and fuel on the site; f. soil restoration; g. a surface water and groundwater management and treatment plan, including details of the separation of clean and dirty water drains h. any sewage disposal and treatment; i. temporary site illumination; j. the construction of any temporary access into the site and the creation and maintenance of associated visibility splays; k. details of any watercourse crossings; l. a species protection plan based on surveys for protected species (including birds) carried out no longer than 18 months prior to submission of the plan; m. traffic management plan; n. timetable for decommissioning and restoration which period shall not exceed two years unless otherwise agreed in writing by the Planning Authority; o. Restoration Layout Plan showing the indicative final restored layout including agricultural grade land, and which shall include restoration of the topography which existed prior to the commencement of the development unless otherwise agreed with the Planning Authority; and p. The Development shall be decommissioned, the site restored, and aftercare thereafter undertaken in accordance with the approved detailed decommissioning, restoration and aftercare plan, unless otherwise agreed in writing in advance with the Planning Authority. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interests of safety, amenity and environmental protection 11. Financial Guarantee (1) There shall be no commencement of development until a bond or other form of financial guarantee in terms which secures the cost of performance of all decommissioning, restoration and aftercare obligations referred to in condition 10 has been submitted to and approved in writing by the Planning Authority. (2) The value of the financial guarantee shall be agreed between the Company and the Planning Authority or, failing agreement, determined (on application by either party) by a suitably qualified independent professional as being sufficient to meet the costs of all decommissioning, restoration and aftercare obligations referred to in condition 10.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL (3) The financial guarantee shall be maintained in favour of the Planning Authority until the completion of all decommissioning, restoration and aftercare obligations referred to in condition 10. (4) The value of the financial guarantee shall be reviewed by agreement between the Company and the Planning Authority or, failing agreement, determined (on application by either party) by a suitably qualified independent professional not less than every five years to ensure sufficient funds to secure restoration are provided, and at the time of the approval of the detailed decommissioning. (5) The value of the financial guarantee shall be increased or decreased to take account of any variation in costs of compliance with decommissioning, restoration and aftercare obligations referred to in condition 10 as reflected in CPI index pricing and best practice prevailing at the time of each review, or utilising such an alternative indexing mechanism, with the written agreement of the Planning Authority. (6) The costs of all necessary qualified and independent advice to establish and review the value of the financial mechanism shall be borne by the applicant/operator of the BESS scheme, or landowner, whatever party has control over the site at the relevant date or as otherwise may be agreed in writing by the Planning Authority. Reason: to ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this planning permission in the event of default by the Company. 12. Construction Environmental Management Plan (1) There shall be no Commencement of Development unless and until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Planning Authority. The CEMP shall include (but not be limited to) provisions in respect of: a) mitigation measures for potential dust, noise, and vibration impacts on nearby properties; b) waste management, pollution control and mitigation; c) surface water management; d) procedures for monitoring compliance and dealing with any breaches of the approved management plan; e) Updated pre-commencement ecological surveys and details of any necessary Species Protection Plans which to be approved in consultation with NatureScot.. (2) The measures set out within the approved CEMP shall thereafter be implemented in full. Reason: To ensure that all construction operations are carried out in a manner that minimises their impact on road safety, amenity and the environment. 13. Abnormal Loads (1) Prior to commencement of deliveries to site, the proposed route for any abnormal loads on the trunk road network must be submitted to and approved by the Planning Authority, in consultation with Transport Scotland as the trunk roads authority.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL (2) Prior to the movement of any abnormal load, any accommodation measures required on the trunk road network, including the removal of street furniture, junction widening, and traffic management must be approved and implemented to the satisfaction of the Planning Authority, in consultation with Transport Scotland. (3) Prior to the movement of any components and/or construction materials, any additional signing or temporary traffic control measures deemed necessary on the trunk road network due to the size or length of any loads being transported must be undertaken by a recognised QA traffic management consultant, to be approved by Transport Scotland. Reason: To ensure that the transportation of any components/materials will not have any detrimental effect on the road and structures along the route or road safety and the free flow of traffic on the trunk road network. 14 Noise limit at nearest residential properties The development hereby permitted shall operate in accordance with the predicted and permitted noise level outputs as set out in the submitted Noise Impact Assessment (Dated 31 March 2025) Revision 1, as agreed by The Council’s Environmental Health Officer by consultation response dated 12.05.25. The development shall at all times operate within the noise limits as set out in the approved Noise Impact Assessment. Following the development becoming fully operational, an additional noise survey shall be undertaken by the applicant, at their expense, to demonstrate to the satisfaction of the Planning Authority, in consultation with Environmental Health Officers, that the development, as constructed, is operating within the permitted noise levels. Should the maximum permitted noise levels be exceeded at any time, the development shall immediately cease operation, and mitigation measures to address the situation shall be submitted to, approved in writing in consultation with Environmental Protection Officers, and thereafter implemented, prior to the development resuming operations. Reason: In the interests of residential amenity . 15. Construction Hours All construction work associated with the development must be carried out and all audible construction activities shall be limited to: Monday to Friday 7.00am to 7.00pm in the summer and 7:30am to 5:00pm in the winter. On Saturdays, the working hours shall be limited to 07:00am to 5:00pm in the summer and 7:30am to 5:00pm in the winter with no construction work taking place on a Sunday or on public holidays. Reason: In the interests of local amenity. 16. External Lighting Prior to commencement of development full details of any external lighting to be used within the site shall be submitted to and approved in writing by the Planning
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Authority. Such details shall include the location, type, angle of direction and wattage of each light which shall be so positioned and angled to prevent any glare or light spillage outwith the site boundary. Towards either residential properties or the Trunk Road. External lighting should be designed to be automated to power on only upon detection of movement within the site (calibrated to allow for wildlife movements) and switched off at all other times unless required for works/maintenance of an essential nature taking place on the site. The lighting should also be designed to be in accordance with the advice set out within the Bats and Artificial Lighting in the UK' Guidance Note GN 08 / 23 to ensure no unacceptable impacts on bats occurs during the normal operation of the facility. No external lighting shall be installed or operated except in accordance with the duly approved scheme. Reason: In order to avoid light pollution and in the interest of amenity, road safety and protected species interests. 18. Public and Private Water Supply Protection Plan (1) No development shall commence until a Public and Private Water Supply Protection Plan, has been submitted to and approved in writing by the Planning Authority in consultation with SEPA. (2) The Company shall demonstrate within the Public and Private Water Supply Protection Plan that the wholesomeness and sufficiency of all private water supplies in the vicinity of the development shall not be compromised by the proposed development. (3) If during, or on completion of the works, surrounding private water supplies are affected or deemed to have become unsuitable, as a result of the consented development, it shall be the responsibility of the operator and/or landowner to ensure that any damage to the said water supplies is rectified and addressed within 24 hours to ensure that the water supplies to the properties meet at least the standards which were in place prior to works of this permission being implemented. (4) Thereafter the development shall be carried out in accordance with the approved Public and Private Water Supply Protection Plan . Reason: In the interests of public health, to safeguard water supplies and provide mitigation measures should there be any impacts on drinking water supplies arising from the construction, operation, maintenance or decommissioning of the Development. 19. Workers Accommodation Strategy 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.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Reason: To address potential adverse socio-economic effects and ensure the proposals do not adversely impact upon the operation of the local housing market having regard to the declared Argyll and Bute housing emergency. 20. Reinstatement of Construction Compound Within six months of the Battery Energy Storage Scheme becoming fully operational, all temporary site offices, containers, construction materials, machinery and equipment shall be removed, and the compounds/laydown area if outside the BESS platform area shall be fully restored in accordance with a scheme detailing vegetation replacement techniques and timing, which shall be submitted to and approved in advance by the Planning Authority. Reason: In order to secure appropriate reinstatement of those areas that may be disturbed by construction in the interests of amenity. 21 No development shall commence if the existing ecological survey information in relation to the site is over 18 months old. In this event updated ecological surveys shall be undertaken and any required species protection plans shall be submitted to the Planning Authority for written approval in consultation with NatureScot before the commencement of development. Reason: In order to protect biodiversity and protected species interests. ADDITIONAL NOTES TO APPLICANT Transport Scotland: The applicant should note that the granting of Planning Permission does not carry with it the right to carry out works within the trunk road boundary and that permissions must be granted by Transport Scotland Roads Directorate. Where any works are required to the trunk road, contact details are provided on Transport Scotland’s response to the Planning Authority which is available on the Council’s Planning Portal. Trunk Road modification works shall, in all respects comply with the Design Manual for Roads and Bridges and the Specification for Highway Works published by HMSO. The developer shall issue a certificate to that effect, signed by the design organisation. The road works which are required due will require a Road Safety Audit as specified by the design Manual for Roads and Bridges Any Trunk Road works will necessitate a Minute of Agreement with the Trunk Road Authority prior to commencement. In respect of the design and suitability of water pollution control measures, you are advised to contact SEPA to ensure that the design and operation of proposed safeguards proposed for the BESS are in accordance with relevant legislative and/or regulatory requirements.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL COMMITTEE REPORT APPENDIX A – RELATIVE TO APPLICATION NUMBER: REF: 24/02083/PP PLANNING LAND USE AND POLICY ASSESSMENT 1. Settlement Strategy 1.1. The application site is situated within an area of countryside on land to the immediate west of Taynuilt Substation, to the south of the A85 trunk road, on the outskirts of Taynuilt totalling approximately 2 hectares. The A85 road, to the north and west of the field site boundary, runs from Oban to Perth which serves the locality and leads to the A82 road towards Glasgow and Stirling. 1.2. To the east lies the Taynuilt Substation (operated by SSEN) which is enclosed by mixed woodland and plantation. The broader surrounding area is characterised by agricultural land and consists of several residential properties towards the south. The boundary with the A85 has linear tree screening along much of the boundary, with sporadic and limited gaps in this boundary tree screening where views of the proposed substation would be possible from the road. There are no footways at this location. 1.3. LDP 2 Policy 2 requires that development proposals in the Countryside must: demonstrate that there will be no unacceptable adverse effects (either individually or cumulatively) on natural heritage resources, built and/or cultural heritage resources, and landscape and visual amenity. Where a major development is proposed, or for any development where there is preliminary evidence that there may be such adverse effects (and where a formal environmental impact assessment is not required), a landscape and visual impact assessment, natural heritage assessment, or built and/or cultural heritage assessment may be required. In circumstances where there is otherwise evidence of a risk to the environment (for example flood risk or environmental pollution) other assessments may be required. The need for any such assessments would be determined at the development management stage, generally through pre-planning application processes 1.4. Policy 02 A which is applicable to Countryside Areas states: Policy 02 – Outwith Settlement Areas continued A – Countryside Areas Within the Countryside Areas there is a presumption in favour of sustainable development where this is of an appropriate scale, design, siting and use for its countryside location, as detailed in the relevant subject policies 1.5. Officers have had regard to the submitted alternative site evaluation report and consider that co-locating the proposed BESS facility in close proximity to the existing substation it will connect to is an appropriate approach given the characteristics of the site. 1.6. In this instance Officers are content that the proposal represents new grid infrastructure which will support the transition to net-zero and can be considered as acceptable sustainable development at this countryside location. More detailed evaluation of landscape, biodiversity, heritage and other matters referenced in policy 02 which must
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL also be complied with to accord with the requirements of LDP2 Policy 02 are set out within appropriate subject headings within this report. 2. Location, Nature and Design of Proposed Development 2.1. The site occupies part of a single field enclosure located to the immediate west of the SSEN Taynuilt Substation. The application site extends to approximately 2 hectares and comprises rough grassland and is of low agricultural value. The village of Taynuilt itself is situated approximately 1.9km west of the site. 2.2. The A85 road, north of the site boundary, runs from Oban to Perth. To the east lies the Taynuilt Substation which is enclosed by mixed woodland and plantation. The broader surrounding area is characterised by agricultural land and consists of several crofts towards the south. 2.3. The application site is undulating, however in general terms the landform can be described as rising southwards from the A85. Elevations range from lows of approximately 25m AOD (near the roadside at the substation) to highs of approximately 35m AOD (near the southern boundary). There is a knoll towards the southwestern extent of the application site. 2.4. Along the roadside of the A85, post-and-wire fencing and a structural woodland strip (primarily comprising deciduous species) defines the boundary of the application site. Scattered mature individual trees are also present in the application site, with further scattered trees and copses located near the southern boundary. The site is crossed by two tributary watercourses. 2.5. The purpose of the proposed development seeks to install a Battery Energy Storage System (BESS) which would provide standby, emergency electricity for National Grid in times of high electricity demand or when renewable energy projects are unable to fulfil demand. 2.6. The main elements of the development are as follows: • 22 x battery energy storage container units; (reduced from 26) • 11 x Inverter stations; (reduced from 13) • 1x Switchgear Container; • 1x Spares Container; • 1x Customer Substation; • Underground cabling connecting each BESS container with the switchgear and substation; • 2.4m Welded Mesh Fencing • Water Tank; • Access Tracks • Hardstanding • Access Gate • Parking • Temporary Construction Compound; and • Perimeter lighting and CCTV. 2.7. The applicants clarify that “The site layout is highlighted on the Indicative Layout (ref: Indicative Layout Drawing), however it should be noted that the layout is indicative and subject to procurement of the most appropriate infrastructure and technology at the time of construction”.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL 2.8. This appears to be a common approach relating BESS applications where evolving technology is reflected in a reluctance of the applicant to wish to specify exactly what technical plant or equipment will finally be installed. Officers have had regard to this approach, and have therefore proposed conditions to ensure that any subsequent details provided, accord with the terms of this permission in respect of the scale and general appearance of any future equipment details. This will ensure that the Planning Authority remains in control of what is built and that the evaluation within this report in in respect of the scale, layout , appearance, and noise generating characteristics of the operation of the equipment is defined by the details permitted to be installed under the terms of this planning permission. 2.9. The battery containers and ancillary equipment would be painted in a muted green colour to be agreed with the Local Planning Authority. The development would be secured by a 2.4 metre high mesh welded security fence, with the western and southern boundary being a 3.0m wooden acoustic fence. 2.10. Additional landscaping details in the form of tree and shrub planting has been proposed by the applicant to both assist assimilation of the development into the landscape and to ensure a biodiversity net gain will be delivered. Officers will provide further commentary on these matters in evaluating the potential Landscape Impacts and biodiversity enhancement requirements related to the development. 3. Landscape and Visual Impact Assessment and Biodiversity Net Gain 3.1. As has been set out at Section 1 of this report, the application seeks to locate a BESS facility on a site within a countryside location. The development will therefore require to address the policies which apply to such development in their entirety. 3.2. LDP 2 Policy 02 clarifies, inter alia, that applications : will also be required to demonstrate that there will be no unacceptable adverse effects (either individually or cumulatively) on natural heritage resources, built and/or cultural heritage resources, and landscape and visual amenity... 3.3. LDP 2 Policy 04 which relates to sustainable development requires that; In preparing new development proposals, developers should seek to demonstrate the following sustainable development principles, which the planning authority will also use in deciding whether or not to grant planning permission... i) Respect the landscape character of an area and the setting and character of settlements; 3.4. LDP 2 Policy 08 in respect of sustainable siting states Each of the following will apply when assessing any proposal for development...... • The development should integrate into the landscape or existing built form to minimise detrimental effects on the environment. Particularly careful attention should be given to hilltop, skyline or ridge locations, where development will only be acceptable if such a location cannot be avoided and any significant adverse landscape and visual effects are clearly outweighed by social, environmental or economic benefits of community wide importance arising from the development proposal, and have been sufficiently mitigated
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL through an environmental impact assessment or landscape and visual impact assessment. . 3.5. LDP 2 Policy 10, which sets out the design principles applicable to all development, requires that; The design of any development must: • Demonstrate an understanding of and appropriate response to the proposed development site and wider context including consideration of character and, where applicable, urban grain. 3.6. A Landscape Masterplan (ref: P23-2297_EN_08_B) has been submitted with the application. Existing trees and shrubs along the A85 trunk road are proposed to be retained as far as is practicable, with additional mixed native tree and shrub species introduced to provide improved year-round screening which would mitigate any potential impacts further. 3.7. The applicants have clarified by submission that additional screening has been included to reduce visual impacts to receptors to the south of the proposed development. The site boundary for the application allows for all development associated with the proposed development, including connection to the grid and landscaping features to be provided within the red line site boundary. 3.8. A Landscape and Visual Impact Appraisal (LVIA) has been submitted to accompany the application. In summary this document concludes that although greater local landscape impacts will occur during construction , the applicant submits that at the operational stage of the development , when proposed landscaping is also factored into the evaluation, minimal landscape impact will occur. Officers, having reviewed the documentation are in agreement with its methodology and findings that no significant adverse landscape impacts will occur in respect of the proposals. 3.9. Officers consider that the location where the BESS scheme as proposed is in conformity with policy advice in respect of minimising landscape impacts and maximising landscape integration. Given the well contained nature of the site from public views of significance, and the fact that further mitigation is possible through a carefully designed landscaping strategy to ensure more trees/screening and biodiversity focussed landscaping are provided, officers are content that the proposals can acceptably integrate into the landscape at this point. 3.10. The red line site boundary leaves ample land for substantial biodiversity net gain focussed structural shrub/tree planting to be provided, further containing the site and minimising its potential impact on the landscape and amenity of the area in general. Although some additional scattered tree/copse planting is currently proposed, Officers do not consider that this is sufficient to meet both landscape integration requirements or biodiversity enhancement requirements. A condition requiring improved and more substantial tree/landscape planting around the BESS site is therefore proposed. 3.11. There are a number of residential properties located within the area immediately surrounding the application site. The submitted Zone of Theoretical Visibility concludes that that there is a very limited number from which potential visibility of the proposed development would arise: at Fairy Hill Croft, Plot 2 Deerview, and Land at Croft 4. Although the right to a view is not a material planning consideration, officers do consider that any impacts on the amenity of residential properties should in so far as is practicable be minimised. The need for additional and more substantial planting related to both
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL landscape integration and biodiversity enhancement will also reduce impacts on views of the development from residential properties located south and above the application site. 3.12. Officers consider there will be landscaping opportunities to assist in reducing any on views/amenity impacts from residential properties located in the general vicinity of the proposed site and officers are content that having regard to the LVIA evaluation, the requirement by suspensive condition for additional biodiversity focussed tree planting/landscaping will ensure that no unacceptable impacts on residential amenities will occur. 3.13. That the proposals will co-locate in the landscape with existing SSEN grid infrastructure is also considered to be a material consideration in favour of the proposed site as the containment of such infrastructure offers more potential to both effectively integrate the proposals into the landscape with the development not appearing out of character with its immediate environs before landscaping planting will mature. 3.14. The proposals, subject to the imposition of appropriate conditions to require additional biodiversity net gain compliant landscaping are therefore considered to be in accordance with LDP 2 Policies 02, 04, 08, 10 and 73 objectives and also NPF 4 Policy 3 and Policy 4 requirements. 3.15. NPF 4 and LDP 2 Energy Policy Evaluation 3.16. The role of Battery Energy Storage Schemes as part of achieving net zero ambitions is sometimes questioned by objectors as the generation of electricity from batteries is not in itself a renewable source of energy. The Scottish Ministers have made clear in numerous decisions that they regard BESS Development as essential infrastructure related at addressing the climate emergency and achieving net zero targets. The proposed Development, through provision of energy storage, adds flexibility and resilience necessary to maintain secure and reliable supplies of energy to homes and businesses as our energy transition takes place. It is the view of officers that the proposed Development is supported by the Draft Scottish Energy Strategy and Just Transition Plan 2023 and that there is strong wider policy support from the Scottish Government for battery storage as a vital component of energy policy ambitions. 3.17. The proposal is considered to be essential energy infrastructure which contributes to addressing the Climate Emergency and the objectives of NPF4 Policy 1. It must be acknowledged in the decision-making process that there is strong National policy support for such proposals. It is therefore recommended that Members, in coming to a planning decision in this instance, consider the strong policy support for such proposals set out in LDP2 Policy 30 and NPF 4 Policy 11. LDP 2 policy 30 states; The Council will support renewable energy developments where these are consistent with the principles of sustainable development and it can be adequately demonstrated that there would be no unacceptable environmental effects, whether individual or cumulative, on local communities, natural and historic environments, landscape character and visual amenity, and that the proposals would be compatible with adjacent land uses….In assessing any application the Council will additionally have regard to the opportunities for energy storage, local energy networks, and long term environmental management of the site. 3.18. NPF 4 Policy 11 clarifies that:
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL a) Development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. These include: iii. energy storage, such as battery storage and pumped storage hydro; 3.19. Notwithstanding these energy policies and other policy advice which strongly support the approval of the current BESS proposal, there are also specific locational and site-specific planning policy issues which require to be satisfactorily addressed as set out in other policies within LDP 2 and NPF4 and as referenced in this report. 4. Noise and Amenity 4.1. Objections have been lodged on the potential for the operation of the BESS to have an unacceptable impact on the amenity of residential properties nearest to the scheme through the generation of noise. This is a matter of legitimate concern, and a considerable amount of discussion has taken place between Environmental Health Officers (EHO) and the applicants in respect of this matter. 4.2. In their initial consultation response of 16.01.25 EHO expressed concerns that the development, as then proposed, could cause unacceptable noise disturbance to residential amenity due to the report underestimating the actual noise output characteristics of the development when considered against the background noise levels of the locality. The conclusion was that the proposals as they were then proposed could not be recommended for approval. 4.3. Following this response a meeting was held and the scheme was amended to remove two pairs of battery units and their associated inverters and the layout of the scheme revised. These revised proposals were supported by an updated Noise Impact Report. The proposals have been redesigned to reduce the number of battery units (26 down to 22) and the number of inverter stations has been reduced from 13 to 11. 4.4. The EHO is now content that the revised proposals are acceptable and that the noise characteristics predicted will not have an unacceptable impact of residential properties. In order to ensure this, a condition requiring that the development, as constructed, will operate within the agreed noise limits is proposed. This will ensure the actual noise levels conform to the predicted noise levels in the updated noise impact report reflecting the amended design. 4.5. For the reasons set out above it is considered that subject to the imposition of appropriate conditions to safeguard residential amenities the proposal is acceptable and in compliance with the general objectives of LDP 2 Policy 04(h) and LDP 2 Policy 14. 5. Network, Parking and Associated Transport Matters. 5.1. Access for the construction and operational phases of the development is proposed via a new priority access junction from the A85 trunk road on the northern site boundary, located approximately 82 metres to the west of the existing access serving Taynuilt Substation. This access is the preferential access point and is subject to formal and final agreement with Transport Scotland. A track to link the BESS site and the adjacent substation is also proposed as a secondary access during the operational phase of the development. 5.2. All emergency vehicles and/or HGVs (required should a large part need replacing on an ad-hoc basis for example) will access the site via the A85 site access, however regular maintenance vehicles undertaken by 4x4 type vehicles will have the option of accessing the site via the A85 and/or the substation access. The planning application boundary has
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL been extended to provide the optionality of an alternative off the existing highway utilising the existing Taynuilt Substation access, however the preferred option would be having a permanent access junction from the A85. 5.3. As this access is directly onto the A85 Trunk Road, the appropriate roads consultee for the application is Transport Scotland and not the Area Roads Engineer. The applicants have confirmed by submission at paragraph 3.20 of the Construction Traffic Management Plan that the proposed access onto the A85 is agreed in principle with Transport Scotland as part of pre-application discussions. 5.4. Transport Scotland in their consultation response dated 17.12.24 have raised no objections to the proposals subject to the imposition of conditions to secure sight lines and a safe access, entry point being created to the trunk road that will not undermine safety. A suspensive condition to ensure that a finalised Construction Traffic Management Plan is approved by Transport Scotland is therefore proposed. 5.5. Officers have proposed conditions in accordance with the requirements of Transport Scotland and therefore the proposals are considered to accord with the road safety objectives of LDP 2 Policies 35, 37 and 39. Additional informatives, as requested by Transport Scotland, will be placed upon any grant of Planning Permission. 6. Other Key Policy Matters 6.1 Flooding and Drainage The Council’s Flooding advisor has raised no objection to the proposals and has recommended no objection subject to the imposition of a condition. This condition has been proposed. An existing mains water supply is routed along the edge of the trunk road in the vicinity of the site. A suspensive condition is therefore proposed to ensure that no public or private water supplies are adversely impacted during the construction of the site or through its operation. The applicants have proposed a containment method to ensure no water run off which could damage the environment would occur in the event of a fire. The control of the quality of any runoff water from the site is a matter covered by other legislative regimes and administered by SEPA. Such matters are therefore not a material planning application in determining the current proposals. The proposals are therefore considered to be in compliance with the requirements of the LDP 2 Policies 55,59,61 and 62. 6.3 Economic Benefits and Workers Housing Strategy Requirements The policy framework against which proposals for energy development proposals must be evaluated also includes the following policy matters: NPF 4 Policy 11(c) states that: “Development proposals will only be supported where they maximise net economic impact, including local and community socio-economic benefits such as employment, associated business and supply chain opportunities.” Policy 25(a) of the NPF4 states:
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL “Development proposals which contribute to local or regional community wealth building strategies and are consistent with local economic priorities will be supported. This could include for example improving community resilience and reducing inequalities; increasing spending within communities; ensuring the use of local supply chains and services; local job creation; supporting community led proposals, including creation of new local firms and enabling community led ownership of buildings and assets.” LDP 2 Policy 30 requires energy related proposals to be assessed against a number of criteria , including: Net economic impact, including local and community socio-economic benefits such as employment, associated business and supply chain opportunities.” The applicants have submitted an economic benefits statement dated November 24 as part of their application submissions. Officers accept that there will be net economic benefits associated with the construction of the BESS facility as set out in this report. It is specifically noted that longer term benefits are anticipated to be created as The applicant summarises the envisaged Economic Benefits as set out below; • Construction phase employment: The Proposed Development will provide investment of around £50million and could support up to 90 temporary jobs, both direct jobs on-site and in the wider supply chain, during the 12-month construction period. • Contribution of construction phase to economic output: The gross value added (GVA) generated by jobs supported during the construction phase could be up to £5.8million. • Operational benefits: It is estimated that the Proposed Development will support up to five full-time equivalent jobs (FTE) in Argyll and Bute and the wider economy once it is operational. The GVA associated with these jobs is estimated to be £7million (present value) over the 40-year operational life span of the scheme. • Energy Security: The Proposed Development can provide back-up energy in case of a power outage in Argyll. Officers consider that the matters set out above are satisfactory to address the policy requirements of this particular proposal. In accordance with normal requirements for development which could attract construction workers to rural areas and impact on the functioning of the local housing market, Officers consider that a condition requiring the submission of a workers housing strategy should be imposed upon any grant of planning permission to ensure that matters related to the declared housing emergency are adequately addressed in respect of the proposal and to ensure workers coming into the area do not unacceptably impact the local communities access to housing. It is therefore considered that the proposals are in compliance with LDP 2 Policy 30 and NPF 4 Policy 11(c) and Policy 25 (a) requirements to ensure that developments do not have an adverse impact on the local community interests and/or adverse socio-economic impacts associated with the declared housing emergency.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL 6.4 Restoration Bond and Site Restoration Plan (to include waste management and disposal plan for any potentially contaminating materials) It is an important and material planning consideration that a mechanism to ensure the decommissioning of the site and its restoration are adequately addressed in considering this planning application. Indeed, concerns on these matters were properly raised by objectors to the scheme in their submissions. Officers have therefore proposed suspensive planning conditions requiring a site decommissioning plan and a confirmed financial mechanism to safeguard the communities interests as part of the suite of conditions, and also the requirement for a detailed decommissioning Environmental Management Plan. 6.5 Cultural Heritage The applicants have submitted a heritage statement in respect of these matters as part of the application submission package. Both WoSAS and Officers are in agreement that there will be no adverse impact on any heritage assets associated with the development of the current proposals. The proposals are therefore considered to be in accordance with the requirements of NPF 4 Policy 7 and LDP 2 Policy 15. 6.6 Ecology/Protected Species The applicants as part of their supporting information have provided an Ecological Appraisal of the site, which includes a Phase 1 Habitat Survey and also information relating to potential Bat Roosts in the existing trees and potential impacts on any European Protected Species. This survey was updated at the request of the Councils Biodiversity Officer and a new survey was submitted on 15.04.25. The submissions confirm that the submitted appraisal follows the Guidelines for Preliminary Ecological Appraisal and the Guidelines for Ecological Report Writing (CIEEM 2017a; 2017b),and is in line with the British Standard BS42020:2013 ‘Biodiversity – Code of practice for planning and development’. It is based on information from a desk study, and an Extended Phase 1 Habitat Survey. Having regard to the main findings of the updated report, there are no identified protected species on the site, however there may be limited opportunity for bat roosts in some of the larger trees on site. In respect of the surveys for Otters there are no identified Holts on the application site although there are signs that Otters may utilise the watercourse Both NatureScot and the Councils biodiversity officer are content with the proposals subject to the imposition of appropriate conditions to secure biodiversity net gain through increased landscape/tree planting. The proposals are therefore considered to be in accordance with the requirements of NPF4 Policies 3 and 4 and LDP 2 Policy 73. Members are requested to note that an Appropriate Assessment (AA) has been carried out at the request of NatureScot in respect of potential adverse impacts on Loch Etive Woods Special Area of Conservation. The required AA has been provided at appendix C to this report. Officers can identify no reason to depart from the opinion of NatureScot that based on the information provided, our conclusion is that the Proposal will not adversely affect the integrity of the site.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Officers note the request by NatureScot for a 10m vegetation gap around the proposal. This is a matter that can be addressed as part of approving the required landscaping and biodiversity enhancement scheme as required by other conditions. The proposals are therefore considered to be in accordance with LDP 2 Policy 74 of and NPF 4 Policy 4. 6.7 Conclusion. The proposal is for essential energy infrastructure which contributes to addressing the Climate emergency and the objectives of NPF4 Policy 1, it must be acknowledged in the decision-making process that there is strong policy support for such proposals as set out in LDP2 Policy 30 and NPF 4 Policy 11 in coming to a Planning decision in this case. Officers consider that the site location is acceptable and subject to; • Enhanced landscape/biodiversity planting, • Condition(s) to safeguard residential amenity from noise, • An appropriate financial mechanism for decommissioning/ restoration being secured and • The requirements of the Scottish Fire and Rescue Service to be accommodated before construction begins, that the BESS facility is in accordance with the policies of the development plan as set out in this report, and no reason to warrant refusal of the application has been identified.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Appendix B – Objections and representations at 30.05.25 Representations in relation to 24/02083/PP Objection 1. A Wright 25 Achlonan Taynuilt Argyll And Bute PA35 1JJ 2. Ailie Robertson 3 Otter Creek Taynuilt Argyll And Bute PA35 1HP 3. AJ Day Flat 0/6 212 Newlands Road Glasgow G44 4EY 4. Alan Johnstone Floodigarry 2 Otter Creek Taynuilt PA35 1HP 5. Alan Porte Ardbrae Taynuilt Argyll And Bute PA35 1HP 6. Alan Provan Tigh Ruadh Taynuilt Argyll And Bute PA35 1HP 7. Alan Ross Hawthorn Bank Otter Creek Taynuilt PA35 1HP 8. Alec Cameron 5 Otter Creek Taynuilt Argyll And Bute PA35 1HP 9. Alison Boyce 44 Achlonan Taynuilt Argyll And Bute PA35 1JJ 10. Alison Pringle Polvernie Taynuilt PA35 1JH 11. Allister Butler Lichen Burn Otter Creek Taynuilt PA35 1HP 12. Alva Lundmark 1 Millar Place Stirling FK8 1UX 13. Amy Boyce 4 Cruachan Cottages Taynuilt Argyll And Bute PA35 1JG 14. Andrew Drummond 18 Achnafearna Taynuilt Argyll And Bute PA35 1JP 15. Andrew Parker PA35 1HP 16. Anne Archer Sealladh Briagha Gallanach Road Oban Argyll And Bute 17. Arthur Houston 15 Aldersyde Taynuilt Argyll And Bute PA35 1AG 18. Audrey Paterson Traigh Neannda 7 Aldersyde Taynuilt Argyll And Bute 19. Benjamin Scheschkewitz 20. Birgit Dorries 21. Brian Pennock Otter Creek Taynuilt Argyll PA35 1HP 22. C Godliman 15 Achlonan Taynuilt Argyll PA35 1JJ 23. Candy Drummond 18 Achnafearna Taynuilt Argyll And Bute PA35 1JP 24. Carol Thomson Brander View Bridge Of Awe Argyll And Bute PA35 1HT 25. Caroline Moran 35 Achlonan Taynuilt Argyll And Bute PA35 1JJ 26. Catherine MacMillan Cluan Beag Taynuilt Argyll And Bute PA35 1JN 27. Cecilia Keenan 36 Cruachan Cottages Taynuilt Argyll And Bute PA35 1JG 28. Clare Gilbert Heather Cottage Taynuilt PA35 1HP 29. Colin Evans 29 Achlonan Taynuilt Argyll And Bute PA35 1JJ 30. Colin Winter Shellachan Kilchrenan Argyll And Bute PA35 1HD 31. Craig Macmillan Sanaigmhor Achlonan Taynuilt Argyll And Bute 32. Dan Mulqueen Brochroy Farmhouse Taynuilt Argyll And Bute PA35 1JQ 33. Daniel Day 1 Millar Place Stirling FK8 1UX 34. Daphne MacCallum No Address Provided 35. David Currie Cara Glen Lonan Taynuilt 36. David Paterson Traigh Neannda 7 Aldersyde Taynuilt Argyll And Bute 37. David Pratt 1 Old School Bank Taynuilt Argyll PA35 1JE 38. David Wellburn Cearnag 6 Otter Creek Taynuilt PA35 1HP 39. Dee Pennock Otter Creek Taynuilt Argyll PA35 1HP 40. Deirdre Pennock 8 Otter Creek Taynuilt Argyll PA35 1HP 41. Derek Worth 26 Achlonan Taynuilt Argyll And Bute PA35 1JJ 42. Donald Harrison 43. Donalda Henderson Tigh-Na-Fuaran Airds Taynuilt Argyll And Bute 44. Douglas Bell 45. Dr Aileen Porte Ardbrae Taynuilt Argyll And Bute PA35 1HP 46. Duncan Blyth Carnoch Taynuilt Argyll And Bute PA35 1HP 47. Elaine Boyce 28 Aldersyde Taynuilt Argyll And Bute PA35 1AG 48. Emily Reid Burnside Croft Ichrachan Taynuilt Argyll
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL 49. Evelyn Greig Tigh Fuaran Kirkton Taynuilt Argyll And Bute 50. Fabian Henning Am Ziegeleischiag 4B 14641 Wustermark Germany 51. Fiona Evans 29 Achlonan Taynuilt Argyll And Bute PA35 1JJ 52. Fiona Jarvie 1 & 2 The Cottages Ichrachan Taynuilt Argyll And Bute PA35 1HP 53. Flora Anderson 42 Achlonan Taynuilt Argyll And Bute PA35 1JJ 54. Flora Winter Shellachan Kilchrenan Argyll And Bute PA35 1HD 55. Geoffrey Russell The Cottage In The Woods Taynuilt Argyll And Bute PA35 1HZ 56. Gordon Nicol 9 Otter Creek Taynuilt Argyll And Bute PA35 1HP 57. Heather Shaw 5 Otter Creek Taynuilt Argyll And Bute PA35 1HP 58. Heather Shephard 29 Aldersyde Taynuilt PA35 1AG 59. Hilary Currie Cara Glen Lonan Taynuilt 60. Hugh Campbell Achanlochan Farm Taynuilt Argyll And Bute PA35 1JW 61. Hugh Longbottom Sandbank Airds Bay Argyll And Bute PA35 1JR 62. Iain D MacKintosh 3 Kirkton Taynuilt Argyll 63. Ian Johnstone 14 St Oran's Place Connel PA37 1AD 64. Isabel Blyth Carnoch Taynuilt Argyll And Bute PA35 1HP 65. J Bennett Dun Aluin Kilchrenan Argyll And Bute PA35 1HG 66. J Campbell Inverawe Barn Inverawe Argyll And Bute PA35 1HU 67. J D MacKintosh Kirkton Taynuilt Argyll PA35 1JD 68. J Godliman 15 Achlonan Taynuilt Argyll PA35 1JJ 69. J Horne 17 Achnafearna Taynuilt Argyll And Bute PA35 1JP 70. Jack James Reid Burnside Croft Ichrachan Taynuilt Argyll 71. Jamie Gibson 1 Chestnut Court Taynuilt Argyll And Bute PA35 1JZ 72. James MacMillan Cluan Beag Taynuilt Argyll And Bute PA35 1JN 73. Janet Frew 20 Achlonan Taynuilt Argyll And Bute PA35 1JJ 74. Janette MacMillan 21 Cruachan Cottages Taynuilt Argyll And Bute PA35 1JG 75. Janice Harrison 76. Janine Johnston 5 Polfearn House Taynuilt Argyll And Bute PA35 1JQ 77. John Boyce 44 Achlonan Taynuilt Argyll And Bute PA35 1JJ 78. John Day Fairy Hill Croft Taynuilt Argyll PA35 1HP 79. Jonathan Brown Edgebrook House 13 East Fettes Avenue Edinburgh EH4 1DN 80. Joy MacWhannell 6 Cruachan Cottage Taynuilt Argyll PA35 1JS 81. Joyce Cameron 26 Achlonan Taynuilt Argyll And Bute PA35 1JJ 82. June Currie Roselea Taynuilt Argyll And Bute PA35 1JE 83. Karen MacMillan 7 Otter Creek Taynuilt Argyll PA35 1HP 84. Karen Smurthwaite Struthan Cottage TAYNUILT PA35 1HY 85. Katherine Blyth Carnoch Taynuilt Argyll And Bute PA35 1HP 86. Kathryn Pennock 8 Otter Creek Taynuilt Argyll PA35 1HP 87. Kathy Longbottom Sandbank Airds Bay Argyll And Bute PA35 1JR 88. Keith MacMillan 21 Cruachan Cottages Taynuilt Argyll And Bute PA35 1JG 89. Kieran Swan The Bothie Airds Bay Argyll And Bute PA35 1JR 90. L A Crossley 4 Lochandhu Taynuilt Argyll And Bute PA35 1JL 91. Linsey Johnstone Floodigarry 2 Otter Creek Taynuilt PA35 1HP 92. Lisa Crossley New York Dalavich Argyll And Bute PA35 1HL 93. Liz Ross 10 Otter Creek Taynuilt Argyll And Bute PA35 1HP 94. Luna Martin 95. Lynne Meldrum Dunfraoch Taynuilt PA35 1JE 96. Lynne Russell The Cottage In The Woods Taynuilt Argyll And Bute PA35 1HZ 97. M C Wells 9 Brochroy Crofts Taynuilt Argyll And Bute PA35 1JQ 98. Magaret Butler Lichen Burn Otter Creek Taynuilt PA35 1HP 99. Mary Nicolson Caladh-Reidh Airds Taynuilt Argyll And Bute 100. Mary Scott Nantrigg Taynuilt Argyll PA35 1JQ 101. Matthew Davey Ardtalla 6 Brochroy Crofts Taynuilt Argyll And Bute 102. Michael Smurthwaite Struthan Cottage TAYNUILT PA35 1HY 103. Michael Thorley Little Paddock East Road East Mersea Essex
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL 104. Morag Griffiths Woodend Cottage Kirkton Taynuilt Argyll And Bute 105. Mr MacDonald 1 Aldersyde Taynuilt Argyll PA35 1AG 106. Mr Provan Tigh Ruadh Taynuilt 107. Mrs MacDonald 1 Aldersyde Taynuilt Argyll PA35 1AG 108. Stefan Jaretzke 3 Otter Creek Taynuilt Argyll And Bute PA35 1HP 109. Vanessa Anderson West Manse Taynuilt Argyll And Bute PA35 1JW 110. Paula Baker 7 Otter Creek Taynuilt Argyll PA35 1HP 111. Paul Smith Dean Cottage Airds Taynuilt Argyll And Bute 112. Peter Henderson Tigh-Na-Fuaran Airds Taynuilt Argyll And Bute 113. Provan Tigh Ruadh Taynuilt 114. R A Morrison Flat 0/6 212 Newlands Road Glasgow G44 4EY 115. R Horne 17 Achnafearna Taynuilt Argyll And Bute PA35 1JP 116. R Wright 25 Achlonan Taynuilt Argyll And Bute PA35 1JJ 117. Rosie Hughes 3 Cruachan Terrace Taynuilt Argyll And Bute PA35 1JX 118. Sally Nicol 9 Otter Creek Taynuilt Argyll And Bute PA35 1HP 119. Sarah Thorley Little Paddock East Road East Mersea Essex 120. Sarah Wellburn Cearnag 6 Otter Creek Taynuilt PA35 1HP 121. Sharon Reid Ichrachan Cottage Taynuilt Argyll And Bute PA35 1HP 122. Sheena McIntyre 7 Cruachan Cottages Taynuilt Argyll And Bute PA35 1JG 123. Shirley Bell 124. Stephen MacIntyre Head Of Environment Mowi Scotland 125. Susan Jarvie 1 & 2 The Cottages Ichrachan Taynuilt Argyll And Bute PA35 1HP 126. Susan Lindsay 8 Achlonan Taynuilt Argyll And Bute PA35 1JJ 127. Susan MacPhail The Bothie Airds Bay Argyll And Bute PA35 1JR 128. Thomas Dolan 4 Brochroy Crofts Taynuilt Argyll And Bute PA35 1JQ 129. Tom McLellan Manish Taynuilt Argyll And Bute PA35 1JQ 130. Undine Achilles-Day Fairy Hill Croft Taynuilt Argyll PA35 1HP 131. Valerie MacFarlane Tigh Na Barsh Taynuilt Argyll PA35 1JQ 132. Vanessa Henning Am Ziegeleischiag 4B 14641 Wustermark Germany 133. W Lewis Mo-Dhaichaidh Airds Taynuilt Argyll And Bute 134. Wendy Campbell Field House Airds Bay Argyll And Bute PA35 1JR 135. Wilfried Dorries Support 1. John Bee Bar Glas Taynuilt Argyll And Bute PA35 1HY Representation 1. Sam Bristow Nant Bank Croft Taynuilt Argyll And Bute PA35 1HP 2. James Andrews Springbank Taynuilt 3. Maria Andrews Springbank Taynuilt 4. Ian Reid 2 Firgrove Ardconnel Road Oban Argyll And Bute
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Appendix C – HABITATS REGULATIONS ‘APPROPRIATE ASSESSMENT’ Loch Etive Woods Special Area of Conservation (SAC) (Biological) : Appropriate Assessment by Argyll and Bute Council under Regulations 9A and 11-15 of The Conservation (Natural Habitats, &c.) Regulations 1994 as amended by the Conservation (Natural Habitats, &c.) Amendment (Scotland) Regulations 2011 Loch Etive Woods Special Area of Conservation (SAC) (Biological) Site Code: UK0012750 Site Area: 2,642.60 Ha NatureScot Opinion on the need for an Appropriate Assessment NatureScot have taken the view that this Proposal is likely to have a significant effect on the woodland features of the SAC. In circumstances where European Protected Species could be subject to significant effects as a consequence of development proposals the competent authority, in considering whether development should be consented, is required to undertake an ‘appropriate assessment’ to inform its decision-making process, on the basis that where unacceptable effects are identified, or in cases of ‘reasonable scientific doubt’, then permission ought not to be granted. An ‘appropriate assessment’ is required to be undertaken in cases where any plan or project which: (a) Either alone or in combination with other plans or projects would be likely to have a significant effect on a European site designated for nature conservation; and (b) Is not directly connected with the management of the site. Consequently, Argyll and Bute Council, as Competent Authority, is required to carry out an Appropriate Assessment in view of the site’s conservation objectives for its qualifying interest. SPA Qualifying Interests 1) Woodland Key factors affecting the qualifying features Mixed woodland on base-rich soils associated with rocky slopes. This habitat typically occurs in association with base-rich rocks in the steep- sided immature river valleys and is found on nutrient-rich soils that often accumulate in the shady micro-climates towards the bases of slopes and ravines. Such forests are not extensive but fragmentary stands that then grade into other woodland types on level valley floors or slopes above are widespread. Some good examples of this habitat occur in the deeply-incised rocky gorges associated with Glen Nant and in the nearby Coille Leitire, with the habitat also found at Ard Trilleachan, Barran Dubh, Clais Dhearg, Kennacraig to Esragan Burn and Bonawe to Cadderlie. The habitat at Glen Nant supports notable bryophyte and lichen communities. These sites are representative of the habitat type in western Scotland and comprise stands of ash woodland with a hazel understorey and a rich field layer of tall herbs and woodland grasses on base-rich soils characteristic of the habitat. Key management issues include grazing levels and problematic native and non-native species. The woodland is considered to be in a favourable declining condition at this site due
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL to grazing levels and the associated lack of regeneration, which in turn has affected the woodland structure. 2) Otter Otter require continued proximity to unpolluted open water either freshwater or coastal. There should be a plentiful food supply and features for providing shelter for both resting and breeding. They are wide ranging and normally occur at low densities. The feature is in favourable condition at Loch Etive Woods SAC. Previous population declines in otters in Scotland were primarily due to pollution and persecution. Characteristics of the Development The proposal relates to the provision of a Battery Energy Storage Scheme (BESS) located approximately 1km from the boundary with the SAC. The site is separated from the SAC by both fields and residential properties and curtilages. The construction and normal operational characteristic of the BESS scheme will have no direct or cross boundary impacts upon the SAC however NatureScot raised concerns that there may be a risk of fire which could affect the SAC. The ecological survey submitted with the application did however indicate the presence of Otters using the application site, which is both a European Protected Species and a Qualifying Interest of the SAC and therefore potential impact upon movement routes through the site required to be considered. Assessment The assessment considers the impact of the proposals on the qualifying species within the designated area and has regard to the applicant’s submitted information in support of the planning application, and to consultation advice provided by NatureScot. NatureScot in their response indicated that they considered that there may be a risk of fire spreading from the Proposal to the SAC. However, they note that the Applicant has outlined a number of fire safety measures in their application which will be suitable to minimise this risk. Additionally, the habitat between the Proposal and the designated site will likely limit the spread of fire in that direction. Notwithstanding this advice they advised that a 10m vegetation gap is implemented around the proposal to help prevent any fire from spreading beyond the edge of the development. With regards to the otter Qualifying Interest of the SAC, their advice is that it is unlikely that the proposal will have a significant effect, either directly or indirectly. An appropriate assessment in respect of Otters and potential impacts is therefore not required. This is because, although suitable otter habitat exists at the site, the area of development is small compared to the rest of the SAC, and the surveys have shown that there is no evidence of otter using the site at present. Recommended Mitigation to be Secured by Planning Condition Comments received from NatureScot in respect of the requested 10m “fire break” around the development are able to be secured as part of consideration of the landscaping details which are required by proposed condition 03. NatureScot have also requested further pre-start ecological surveys be undertaken. Proposed condition 12 in respect of the CEMP includes a requirement for pre-commencement surveys, and if required Species Protection Plans to be subject to consultation and approval by NatureScot.
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LDP2 format template March 4th 2024 Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Classification: OFFICIAL Conclusion The potential impacts of the development in relation to the qualifying species within the SPA designation have been considered in the light of the above and it has been concluded that with identified mitigation measures in place through the imposition of appropriate planning conditions that the impacts arising from the construction, operation and decommissioning of the development as proposed, will not with identified mitigation in place, have a significant impact upon qualifying interests, and accordingly there is no reason to withhold permission on European nature conservation grounds.