BCM

Design & Planning Statement

Proposed RF Connectivity Lattice Tower & Associated Dishes
Land at Homestead Farm, Shalfleet
July 2015

BCM Ref: 1275 | 4820

rural consultancy | sales & purchases | lettings

architecture & design | planning & development

1275/4820
Designs & Planning Statement - Shalfleet

July / 2015

Contents

Page

Introduction & Proposal .............................................................................................................

Site & Location ...........................................................................................................................

National Planning Policy .............................................................................................................

Local Planning Policies................................................................................................................

Consideration of Alternatives.....................................................................................................

Landscape Interactions...............................................................................................................

Health & Safety...........................................................................................................................

Conclusion ..................................................................................................................................

Appendices:
Annex A:

Technical Justification

Annex B:

Shalfleet Common Application Site Map

Annex C:

Shalfleet Common Search Area Map

Annex D:

Shalfleet Common Alternative Locations Map

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Introduction & Proposal

The proposed development consists of a new 12.3 metre lattice tower, which will incorporate two
600mm dishes. In conjunction, a single 2.5m equipment cabinet will be located at the base of the
tower.
The proposal has evolved and given consideration to various technical, engineering, environmental
and surrounding land uses.
In order to connect the solar farm (granted approval by P/00607/14) to the grid, Scottish and
Southern Energy (SSE) require a permanent dedicated communication link between the solar farm
and the Wootton Common substation. The ability for SSE to be able to disconnect the solar farm is a
safety requirement. The standard option is to use a dedicated fibre optic link, which for this project
would require a new fibre to be installed in the road between Shalfleet and Newport and the road
leading down to the Wootton Common sub-station, about 10 km in total, as there is no existing
infrastructure that can be used between these points. However this is not possible and so after
negotiation with SSE, the Solar Building Company Ltd (SBC) have been granted permission to use a
point to point (P2P) radio signal for the communication link.
In order to provide a P2P communication between the solar farm and the Wootton Common
substation a 12.3 metre mast will be needed at each location. The locations will take into account:

Local development Plan Policies;

Government guidance;
Minimising the impact on the surrounding environment; and
The technical requirements of the site.

Site & Location

Name

Grid Reference

X (Eastings)

Y (Northings)

Latitude

Longitude

Shalfleet A

SZ 40911 88610

440911

88610

50.695703

-1.4221230

The Solar Building Company Limited has approval to develop a solar farm with planning permission at
Shalfleet P/00607/14 - TCP/31883 on land at Homestead Farm, Calbourne Lane and, land at Lower
Dodpits Farm, Warlands Lane, Ningwood, Newport, Isle of Wight, PO30. This project is now owned
by the applicants, Anesco.

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Proposed Site Location

The field in question will be developed as part of the solar farm and hence the intimate relationship
with the site and its landscape will naturally be changed with approved the renewable energy
infrastructure. Therefore the lattice tower will form an ancillary facility to the project and will not
look out of place to cause visual dis-amenity.
As itemised by the photographs, the field in question is self contained/isolated; having established
woodland borders to act as natural screening without any further mitigation required. There are no
key public receptors in close proximity; making the site ideal.

Existing lattice tower to the east of the proposal

Proposed site location with backdrop of existing electric

sub-station served off Warlands Lane

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This circuit will minimise disturbance to the communities both nearby and on any proposed
alternative technology and route, both in terms of construction and simplicity of deployment.
The circuit is not functionally similar to the traditional telephony system, in that it is a specific P2P
solution that will not be utilised for any other purpose other than what is has been designed and
built for.

National Planning Policy

The National Planning Policy Framework is used to assess planning applications, but is deemed too
strategic for this particular proposal. The NPPF does not consider specific detail regarding any form
of telecommunication installation unlike its previous counterpart noted by the PPGs. However as an
overarching guide the NPPF requires suitable locations to be used and that regard be given to good
design and siting. It is therefore only appropriate to consider Local Planning Polices.

Local Planning Policy

The Isle of Wight Core Strategy (hereafter referred to as the Island Plan) includes strategic policies
and development management policies which outline the expectations that the Council will use in
the determination of an application. The most relevant policies for this application include SP6
(Renewables) and DM2 (Design Quality for New Development).
SP6 Renewables
A range of renewable energies will be encouraged across the Island to meet its target of up to 100 MW
installed capacity as the on-shore contribution to becoming self-sufficient in renewable electricity
production.
The Council supports domestic and medium scale, localised provision across the Island and
recognises the need for large-scale, grid-connected renewable energy schemes. These schemes will be
expected to contribute to the economic development and regeneration of the Island and help it meet its
target of becoming self-sufficient in renewable electricity production.
The Council believes the renewable energy target can be met through the following potential minimum
contributions from a range of proven technologies:
At least 22.5 MW from wind
At least 15 MW from photovoltaics
At least 7.4 MW from waste
At least 6 MW from biomass
It is expected that the remaining 50 MW capacity will be met from a combination of smaller scale and
domestic installations, schemes granted permission but not yet built and schemes using imported
fuels.
It is accepted that a range of new technologies, other than those listed above, are likely to emerge and
these will be considered on their own merits in-line with national planning policy and the policies of the
Core Strategy.
Within areas of protected and sensitive landscapes, development should generally be small scale or
community-based. It is expected that large-scale wind and photovoltaic schemes will be located
outside of the AONB (and grade 1-3a agricultural land for photovoltaics) and other designated
environmental assets, although schemes within the AONB will be considered when there are no
alternative sites outside of the AONB and where a considerable community benefit is demonstrated
and considered to outweigh the landscape impact.
The Council will support large-scale heat projects where they can demonstrate sufficient benefit to the
Island and/or help to reduce the carbon emissions from existing housing and commercial buildings.

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The existing solar installation in Shalfleet has been approved (P/00607/14) and aims
implemented shortly. However this proposal forms a vital piece of infrastructure to enable
disconnect the solar arrays as a safety requirement. The current proposal is most feasible
accordance with agreement with SSE. The project has a direct correlation with Policy SP6
Council will essentially be supporting the previous approval to enable its implementation.

to be
SSE to
and in
as the

DM2 Design Quality for New Development

The Council will support proposals for high quality and inclusive design to protect, conserve and
enhance our existing environment whilst allowing change to take place. A robust design process with the
use of skilled designers and pre-application discussions will be promoted. Relevant information
according to the sites size, location and context will be required in order for the Council to determine
planning applications properly and quickly. All new development should respond to a clear
understanding of physical, social, economic, environmental and policy context.
Development proposals will be expected to:
1. Provide an attractive, functional, accessible, safe and adaptable built environment with
a sense of place.
2. Optimise the potential of the site but have regard to existing constraints such as adjacent buildings,
topography, views, water courses, hedges, trees, wildlife corridors or other features which significantly
contribute to the character of the area.
3. Be appropriately landscaped to provide an attractive setting for the development that
integrates with the surroundings.
4. Complement the character of the surrounding area, particularly in Conservation Areas
and AONB, as defined in Conservation Area Appraisals, Village Design Statements or
other Supplementary Planning Documents that define locally distinctive areas.
5. Minimise the consumption of natural resources and the production of waste or pollution.
Development proposals which preserve or enhance a Heritage Asset or the setting of a
Heritage Asset will be supported.

Policy DM2 focuses on site specific interactions and provides a number of criteria which the Council
expect in order to support. The proposal has been sited in the most sensitive and logical position. It
is well screened and forms part ancillary infrastructure to the approved solar park. It will not have an
effect on any adjacent landscape feature, nor is it highly publically viewable. It is therefore felt that
the proposal is in accordance with Policy DM2 as the proposal will have no demonstrable impact.

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Consideration of Alternatives
In addition to searching the area for existing mast sites and existing buildings that host mast
telecommunications equipment, several alternative street-works locations were considered, but the
proposal siting is thought to be the best due to its location near to a line of trees and being within
the boundaries of the Shalfleet Solar Farm, and its proximity to connect to power and allow a small
amount of local trench, with ducting for fibre optic services, to the Shalfleet Substation (see Annex
D).
Site Address
SZ 40848 88585

Reference
Point A

SZ 40737 88598

Point B

SZ 41130 88783

Point C

SZ 40890 88404

Point D

SZ 41043 88447

Point E

SZ 41217 88416

Point F

SZ 40666 88492

Point G

Reason for option being discounted

This location is too close to overhead power lines and is therefore deemed
impractical.
This location is too close to overhead power lines and is therefore deemed
impractical.
The equipment would not benefit from suitable screening and would be a prominent
feature on the landscape, despite being located within the Shalfleet Solar Farm area.
This location is too close to current underground utility (water) and is therefore
deemed impractical due to the towers need for concrete foundations.
The equipment would not benefit from suitable screening and would be a prominent
feature on the landscape, despite being located within the Shalfleet Solar Farm area.
This location does not benefit from the peripheral location and screening provided at
the proposed site, which means that it would have a greater detrimental impact on
the visual amenity of the area.
Equipment on the farm estate would be more exposed and have a more detrimental
effect on the visual amenity of the area than at the proposed site within the Shalfleet
Solar Farm.

Landscape Interactions
In correlation with relevant local planning policies there has been a desire to position the mast in a
logical position so it is technically deliverable and also agreeable to SSE. In consequence the proposal
has been set within the framework of the field and consolidated within the backdrop of the approved
solar arrays. It will look ancillary and visually consolidated. Therefore any close range view will form
part of the solar park and sit against the backdrop of the existing SSE substation rather than being
within a field block that is not appropriate due to general exposure.
As determined by the illustrations the site borders on established tree belt to give automatic
screening which will be compounded by the fact that the proposal is not sited next to any key public
visual receptors.

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Views to the north proposed site and rear tree belt

Views to the west and south

Views to the east

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View from Warlands Lane; across the SSE substation

Health and Safety

The Government guidelines state that provided a proposed base station meets the ICNIRP guidelines
for public exposure then it should not be necessary for the local planning authority to consider the
health effects and concerns on them.
The application confirms that the proposed base station will comply with ICNIRP guidelines and so
the submission has attached a Certificate of Compliance.

Conclusion
This application forms an essential piece of infrastructure connected with the approved solar array
granted permission under P/00607/14.
The proposal is suitable in terms of its siting, scale and relationship with the wider landscape context
and is in compliance with Policy SP6 (Renewables) and DM2 (Design Quality and New Development).
The proposal has considered other alternatives, although the current site is the most appropriate. It
is technically deliverable and ensures that the wider landscape setting is safeguarded and respected.

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ANNEX A: TECHNICAL JUSTIFICATION

Technical Justification
The nature of the connectivity required directly into the Shalfleet Solar Farm and its subsequent
connection into the Shalfleet Substation requires that the site needs to be within close proximity to
Shalfleet Solar farm and the Shalfleet Substation, with Line of Sight (LOS) of the inter-connecting
mast situated in Cowes.
The need of a P2P connection will allow the Shalfleet Solar Farm to be connected directly into the
Energy Grid via SSE Energy Wootton Common Substation, which will allow management of power
flows within limits, the minimum data rate and maximum latency requirements of a dedicated
communications channel between the generator substation site and the remote central ANM
system. The solution needs to be capable of a Data Rate of at least 50 kb/s and latency of 2m/s.
This can only be achieved by deploying an OFCOM licensed wireless Point to Point solution due to
there being no dark fibre availability between Shalfleet and the Wootton Common Substation, and
that copper connectivity would not be capable of both the throughout and latency rate required.
Furthermore BT copper or fibre would not be dark (dedicated) i.e. a shared circuit within the BT
Openreach network with constraints upon access, performance, maintenance and support.

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Description
Point A
Point B
Point C
Point D
Point E
Point F
Point G

Grid Reference
SZ 40848 88585
SZ 40737 88598
SZ 41130 88783
SZ 40890 88404
SZ 41043 88447
SZ 41217 88416
SZ 40666 88492

July / 2015

X
440848
440737
441130
440890
441043
441217
440666

Y
88585
88598
88783
88404
88447
88416
88492

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Latitude
50.695479
50.695608
50.697246
50.693855
50.694229
50.693936
50.694657

Longitude
-1.4230245
-1.4245909
-1.4190066
-1.4224425
-1.4202780
-1.4178210
-1.4256129