Chapter 20
ENVIRONMENTAL MANAGEMENT
THE COUNCIL WILL SEEK TO ENSURE THAT THE LOCATION AND IMPACT OF NEW DEVELOPMENT IS REGULATED IN THE INTERESTS OF GOOD ENVIRONMENTAL MANAGEMENT. DEVELOPMENT THAT HELPS TO MAKE ROCHDALE A CLEANER AND SAFER PLACE WILL BE ENCOURAGED AND PERMITTED. THE COUNCIL WILL SEEK THE MINIMUM PRACTICABLE LEVELS OF GROUND, AIR, WATER AND NOISE POLLUTION FROM ALL DEVELOPMENTS AND WILL ENSURE THAT EXISTING LEVELS OF POLLUTION IN THE BOROUGH ARE PROGRESSIVELY REDUCED AS RESOURCES OR OPPORTUNITIES PERMIT. DEVELOPMENT AND LAND USE ACTIVITIES WILL BE EXPECTED TO SAFEGUARD PUBLIC SAFETY AND THE NATURAL ENVIRONMENT, INCLUDING WATER-COURSES AND FLOOD PLAINS.
20.1Part of the Borough's industrial legacy has been the pollution of the air and watercourses, and contamination of the ground. The Council is committed to addressing these problems through the planning process as well as through other legislation in order to provide a clean, safe and healthy environment for the benefit of residents, businesses and visitors.
20.2Air quality is an increasingly important quality of life issue. Air pollutants can have adverse effects on human health and can also damage the natural environment and buildings. Poor air quality can also detract from the image of the local environment and discourage investment in regeneration and enhancement. The Council is also seeking to reduce air pollution problems through its transport policies, land use allocations and landscape measures. Specific proposals to monitor and address air quality issues will also be pursued through a local Air Quality Management Plan.
20.3The Environment Agency will be supported in its efforts to control the disposal of chemicals and other pollutants into the ground and water-courses. The Council is also required to consider the impact of new development on the capacity of water-courses and the effectiveness of flood plains.
If the emission of pollutants from a proposed development cannot readily be controlled by other environmental legislation, such development will not be permitted where it would be likely to result in an increase in air, water, noise, light or other pollution, which would be harmful to the environment, and to land uses and land users in the area.
Where permission is granted, it will be subject to appropriate conditions or obligations to ensure that air, water and noise pollution is kept to acceptable levels.
New housing or other environmentally sensitive development will not be permitted where existing pollution levels are unacceptable and cannot satisfactorily be reduced.
20.4The Council, the Environment Agency and other bodies have powers to control pollution and licence emissions under environmental health and other legislation. It is not the function of the policy to duplicate these powers. However, the planning system has an important role to play in determining the location of potentially polluting development as well as controlling other development in proximity to any sources of pollution. This policy therefore sets out how the Council intends to take account of the effects of pollution on current and future uses of land and their amenities.
20.5Certain types of development and its associated traffic can give rise to water, ground or air pollution and excessive noise or pollution from light sources, and this can cause severe problems when they are close to housing and other uses sensitive to pollution. For example, the close physical relationship between housing and industry in many parts of the Borough requires special attention to be given to the impact of pollution in the control of development. (Problems can also arise where certain industrial processes and activities cause difficulties for other neighbouring industrial and commercial uses). Conversely, it is desirable to ensure that sensitive uses are kept apart from polluting or potentially polluting uses where such uses cannot reasonably coexist in order to prevent future problems for those sensitive uses and to prevent restrictions on the operation and expansion of existing industrial uses.
20.6The Council will expect developers to take account the impact of external lighting in development schemes. It will wish to be satisfied that the lighting scheme proposed is the minimum required for security and working purposes, and that light spillage and potential glare is minimised, particularly to residential and commercial areas, areas of wildlife interest, and areas whose open landscape qualities would be affected.
20.7The Council will expect developers to provide sufficient environmental information to enable the Council to make a proper judgement on the application. Where a proposal falls within the scope of the ‘Environmental Assessment Regulations’ an environmental statement should be provided. In other cases, where an application is not accompanied by sufficient information on which to reach a decision, the Council may request supplementary information.
20.8Where there is a significant possibility that any proposed development will affect air quality standards, an air quality assessment may be required. The Council will expect developers to consider the air quality impacts on humans, flora and fauna of traffic using the development as well as pollutant emissions from the proposal itself. Such assessments and measures for controlling air quality to acceptable levels will be particularly appropriate within the 'Air Quality Management Area' (AQMA) or where applications may conflict with measures proposed in AQMA 'Action Plans'.
20.9In assessing development proposals the Council will also have regard to available scientific evidence and will seek the advice of relevant pollution control authorities. Where required to safeguard planning interests which lie outside the scope of the relevant pollution control authority, planning conditions or obligations to control aspects of development will be used.
20.10It should be noted that this and other chapters of the Plan contain more specific ‘pollution’ policies or policies and proposals which include ‘pollution’ criteria, in particular:
- Policy EM/3 below, which specifically deals with 'noise and new development';
- Policy EM/4, which deals with ‘contaminated land’;
- Policy EM/5, which deals with ‘development in proximity to landfill sites';
- Policies EM/6, which deal with the location of potentially ‘hazardous’ uses or installations, and proposals for development in proximity to them;
- Policy EM/8 which deals with the 'protection of surface and ground water'.
Development will not be permitted where:
a.It would lead to unacceptable levels of noise nuisance to nearby existing or future occupants of buildings, or users of open space; or
b.It involves a noise sensitive use (such as housing, a school or hospital) which would be sited in or close to an area that is, or is likely to become, subject to unacceptably high levels of noise generation.
Where the effects of existing noise on proposed new development, or noise likely to be generated by new development, can be adequately controlled by design, landscaping and other measures, as enforced by planning conditions, the Council will grant planning permission, provided the development is acceptable in all other respects.
20.11Noise pollution is an increasing problem, but only in the most extreme cases is it regarded as a statutory nuisance against which special legal action can be taken. In other cases, noise associated with industrial processes and activities and, more increasingly, traffic, can cause significant environmental problems and to some extent planning controls can help to tackle this.
20.12Local planning authorities are required by Government to consider noise emissions resulting from development and activities in determining planning applications. It is also important for the effects of noise nuisance from existing sources to be taken into account when considering development proposals close to those sources.
20.13This policy recognises that some developments or activities that generate noise can be designed or controlled to reduce the effects of noise disturbance. Schemes can be designed to incorporate measures such as earth-mounding and planting, noise barriers, sensitive location of plant, machinery and outside storage areas, access and vehicle circulation areas, and limitations on hours of operation. Similarly, where development is proposed close to an existing source of noise, attenuation measures can be incorporated within the scheme. For example, a housing development proposed close to a motorway could be acceptable where noise levels are minimised by careful layout, and the use of noise barriers or landscaped buffers. In some cases, the Council will wish to secure noise attenuation measures by imposing conditions on planning permissions and by seeking legal agreements with the developer or operator. In applying this policy, the Council will be guided by the advice set out in PPG24 ‘Planning and Noise’, and will obtain specialist advice as necessary in considering particular proposals.
Where there are reasonable grounds to suspect that land which is the subject of a development proposal has the potential for contamination, the Council will require a detailed survey of ground conditions, details of any proposed remedial treatments and a completion report to establish that the work has been carried out in accordance with the agreed remediation scheme. In considering proposals for new development or change of use, the Council will take account of their potential for contamination of land and will seek to prevent further contamination by refusing proposals likely to give rise to significant contamination or by imposing stringent conditions.
20.14The Council has a duty under legislation other than planning to identify sites that fall within the statutory definition of contaminated land and to bring about remediation of these sites. However, there are many sites that are contaminated as a result of historical uses of the land but which do not meet the statutory definition. The Council will seek to address the problems of these contaminated sites as re-development proposals are put forward.
20.15In the case of sites proposed for development the extent and nature of contamination needs to be established by careful and systematic survey work at an early stage. The assistance of specialist consultants with the requisite range of skills may be necessary to confirm the degree and extent of contamination. Once the level of contamination has been adequately assessed, a programme of remediation work, which is appropriate to the proposed use, can be designed. The agreed remediation scheme should then be implemented and on completion, a report detailing the work has been carried out will be required. This should obviate the need for expensive remedial action during the course of construction or once the development has been completed.
The Council will strictly control the location of residential and other development on, or in close proximity to, existing or former landfill sites and will not grant permission for such development where there is considered to be a substantial risk to the development as advised by the Environment Agency). Residential development within 50 metres of the boundary of infilled waste and the provision of garden areas within 10 metres of the boundary of infilled waste will not be permitted. Any proposals that are permitted will be subject to conditions to ensure that adequate precautionary measures are undertaken to secure the long term safety of the structure and its occupants.
20.16Many former and existing landfill sites are known to be producing landfill gas, principally methane and carbon dioxide, as a result of the decomposition of wastes in the landfill. This mixture of gases may give rise to a variety of hazards if it migrates to and accumulates in property or confined spaces. If present in sufficient quantity, the gas may form an explosive mixture with air, it can be an asphyxiant and, in certain circumstances, be toxic. Leachate can also migrate and generate gas some distance from a landfill. Monitoring at regular intervals over a suitable period of time can establish that gas levels have fallen below the threshold at which risk is likely to occur, as defined in the Department of the Environment’s Waste Management Paper No. 26. Alternatively, it is possible to design and install barriers to gas migration either at the edge of the landfill site or in the foundations of the property so as to reduce the risks to an acceptable level. Residential development presents particular problems, as the pattern of ownership is fragmented and individual owners may not be aware of the possible risks and may carry out small scale developments without planning permission, e.g. the construction of garages, sheds, greenhouses or domestic extensions, which could be at risk if not protected by barrier measures. Contamination problems could also affect garden areas, and disturbance of the ground to create garden areas could provide pathways for landfill gas.
The location of residential and other development in the vicinity of existing notifiable installations will be strictly controlled. Planning permission for development adjacent to existing notifiable installations and/or for the expansion or intensification of notifiable installations will only be granted where the Council is satisfied that risks to the public, the land and the surrounding environment have been fully assessed. Where it is considered that the development will result in a substantial risk to the public, the land or the surrounding environment, planning permission will be refused.
20.17Certain industrial or warehousing activities, together with pipelines, as a result of the processes taking place, or the quantity or type of material used, stored or carried, create risks which affect a wider area than the premises or pipeline themselves. Such sites are identified as notifiable installations and there are a number of these within the Borough. The use and storage of certain materials in notifiable quantities is subject to stringent control by the Health & Safety Executive (HSE). However, planning consent to store hazardous substances is required under the Hazardous Substances Act 1990. It is considered to be prudent to control proposals for new and the expansion of existing notifiable installations and proposals for any development which takes place within a specified distance of the installation. Consultation distances for each installation are set by the HSE. In determining whether or not to grant consent to store hazardous substances or to carry out development proposals within the consultation distance the Council will take account of the advice it receives from the HSE following an assessment of the risk involved.
Development will not be permitted in areas identified as flood plains, or other areas where development could contribute to increased flood risk, unless an appropriate flood risk assessment has been carried out and all of the following criteria are met:
a.It will not increase the risk of flooding within the flood plain or in adjoining areas by reducing flood storage capacity, increasing flows within a flood plain or through the additional discharge of surface water;
b.It will not itself be at risk from flooding;
c.Appropriate sustainable drainage systems are used;
d.Adequate access adjacent to the water course for maintenance is provided;
e.Existing or proposed flood defences are protected;
f.It would not result in extensive culverting; and
g.Flood defence works required as a consequence of development are provided at the developer’s expense.
Flood defences and related engineering works must also ensure that recognised ecological, geomorphological, archaeological, landscape and recreational interests associated with a water course or adjacent areas are fully taken into account and appropriate mitigation provided. The sequential test approach and principles set out in PPG 25 ‘Development and Flood Risk’ will be followed in considering development proposals.
20.18The incidence and impact of flooding is an increasing cause for concern and there is a likelihood of increased flood risk due to factors such as climate change. Other factors which can affect the pattern and effects of flooding include the location of development and the use of land, particularly where it involves the raising or filling of land or increased discharge of surface water. Government policy and guidance sees land use planning as a positive tool to help reduce the risks to people and the developed and natural environment caused by flooding.
20.19Indicative Flood Plains as identified by the Environment Agency are shown on the Proposals Map. Developers should consult the Environment Agency where proposals fall within flood plains, adjacent areas where development could contribute to flood risk and other areas liable to flooding. It should be noted that the flood plain information provided on the Proposals Map is for illustration only and that only the most up to date flood risk information should be used for flood risk assessment purposes. The Environment Agency have produced a Flood Map containing information about Flood Zones (replacing Indicative Flood Plains) and flood defences. This map is updated at three monthly intervals and further information can be obtained from the local authority or the Environment Agency website (www.environment-agency.gov.uk). For all proposals, an appropriate form of flood risk assessment (based on a sequential test and principles set out in PPG 25 “Development and Flood Risk”) must be carried out to identify the likely frequency and impact of flooding, taking into account the adequacy of flood defences and the affect development will have both on and off site. Based on such an assessment, the acceptability or otherwise of proposals can be identified, and any required mitigation established.
20.20The sequential test for the characterisation of flood risk outlined in PPG25 also identifies the appropriate planning response for the various categories of flood risk. In areas identified as having a high risk of flooding (i.e., an annual probability of flooding of 1% or greater), development will be heavily restricted in functional flood plains and in undeveloped or sparsely developed areas. In developed areas, there may be more scope for development provided that suitable flood defences can be provided. In areas with lower risk, the opportunities for development are consequently greater but may still require measures to mitigate potential flood risk. The Council, in identifying development allocations, has had regard to the sequential approach outlined above. In areas identified as having an increased risk of flooding, priority has been given to locating allocations in previously developed areas. Where allocations correspond with such areas of increased flood risk, the provisions of this policy are noted as a core requirement for assessing proposals.
20.21The ecological, geomorphological, archaeological, landscape and recreational value of watercourses and flood plains can be significant. The effect of flood defence engineering on such features of interest should therefore be taken into account in the design of a proposal. For example, mitigation measures that would affect the natural meandering of a watercourse, remove waterside habitats, or increase or decrease the flow of water in particular locations may be harmful.
20.22Where additional flood defences, other mitigation works or warning measures are required as a result of new development, they should be funded by the developer, including adequate provision for ongoing maintenance.
20.23Note: The areas of floodplain shown on the Proposals Map are indicative and based on generalised source material which may not include specific flood defences and other local factors potentially affecting the likelihood or location of flood risk. They should not, by themselves, be used to infer that specific areas are, or are not at risk of flooding. In all cases, the local planning authority should be consulted to ascertain the most current and detailed information available from the Environment Agency and the local authority.
Development likely to pose an unacceptable risk to surface water and ground water quality, or to water supply will not be permitted.
Development proposals will be expected to:
a.Make satisfactory arrangements for the disposal of sewage, trade effluent or contaminated surface water;
b.Avoid exacerbating existing problems such as premature or increased frequency of discharges through storm sewer overflows due to inadequate infrastructure or lack of capacity;
c.Ensure adequate safeguards against the pollution of surface or ground water through the spillage or leakage of stored oils/chemicals or other potentially polluting substances; and
d.Ensure that there will be no detrimental effect upon the availability of water resources to existing users and the environment.
20.24It is important to ensure that development and associated activities do not lead to the pollution of watercourses, surface water features or sensitive ecological habitats. The protection of water resources and river quality is an important part of sustainable development. It is also an important aspect of improving and developing the Borough’s river valleys and water features for recreation and tourism activities. The Council will therefore restrict development that threatens surface water quality and will generally encourage initiatives that result in an improvement in surface water quality. Ground water resources are an essential source of water for public supply, industry and agriculture. They also sustain the base flow of many rivers. Once ground water has been contaminated, it is difficult if not impossible to rehabilitate it.
20.25The need to consider the effects of development on water quality is stressed in national guidance. It is for the relevant pollution control authority to regulate the precise discharges from any commercial or industrial activity and the Council will not involve itself in detailed discussions as to the level of pollutants in any discharges. However, the infrastructure necessary to enable discharges to take place or prevent uncontrolled discharges are frequently subject to planning control. The Council will exercise its planning function to ensure proper protection is afforded in decisions where there is a risk to the water environment. The Council will normally approve development where the risk or impact of potential pollution on land-use or amenity can be controlled by planning conditions and the necessary infrastructure is secured through planning obligations.
Where the Council considers that a development site is potentially either itself unstable or bounded by unstable land, the developer will be required, before the application is determined, to provide:
a.A report of survey and findings assessing the nature and scale of any stability problems; and
b.Details of any remedial measures to be carried out.
Where remedial measures are necessary, planning permission will only be granted subject to a condition that the development is carried out in accordance with the agreed details.
20.26There are areas of land in the Borough where instability of the land itself or of land in close proximity can present certain potential dangers to the development of such sites and the owners and occupiers of the land. The instability can have a variety of causes, either singly or in combination, e.g. geological factors, geomorphological or hydrological factors, past mining, tipping, quarrying or engineering operations. National Guidance stresses that instability can be a material factor in assessing planning applications and it is the owner’s responsibility to take appropriate measures to deal with any problems on his land. The Council will, in conjunction with the Greater Manchester Geological Unit, seek to identify areas and locations where instability may be a problem and will consult the Unit on proposals falling within such areas.
Development proposals for the reclamation of land and buildings for after-uses will be permitted, including those sites:
a.Where it may remove a risk to health or personal safety;
b.That can contribute to area regeneration and redevelopment schemes; and
c.That can provide opportunities for environmental improvement through, for example, landscape restoration and enhancement, nature conservation, forestry, or outdoor recreation.
20.27The term 'derelict' is used to describe land and buildings that must be treated before any development or beneficial use can take place. The Council’s Derelict Land Programme and other initiatives have led to substantial reductions in the level of derelict land. The type and location of dereliction varies widely and includes former industrial sites in the core of the urban areas and large former quarries in the countryside.
20.28Derelict land and buildings have an adverse affect on the visual quality of an area, acting as a disincentive to investment and reducing surrounding land values. There can also be health and safety concerns for adjoining communities. It is also a significant potential resource for development which can be used to foster urban regeneration and reduce pressure on greenfield sites. Derelict land may also have potential for outdoor recreational activities and urban and rural forestry. The Council is committed to tackling dereliction through a range of regeneration and environmental improvement programmes and will encourage private landowners, individually and in partnership to consider reclamation of their sites and premises using grant aid where available.
20.29In some cases, reclamation may not be an expensive undertaking. The ‘natural’ regeneration of many derelict sites e.g., former quarries and spoil heaps can lead to the creation of new nature conservation interest and the redevelopment of a site for outdoor recreation uses may only require minimal works and infrastructure. It is important to ensure that where nature conservation interest has established, it is recognised in redevelopment proposals. The potential presence of protected species should be taken into account in all cases, in particular proposals affecting derelict buildings.
20.30The Council will continue to work with North West Development Agency, the Forestry Commission and other partners to facilitate the reclamation of derelict land and buildings and assist urban and rural regeneration through the improvement of image, investment potential and environmental quality. A Derelict Land Strategy for Greater Manchester has been produced through the Association of Greater Manchester Authorities to support the implementation of key local and county wide objectives and the reclamation of priority sites and areas.
Development proposals for the redevelopment., rehabilitation or reclamation of land and buildings that are not derelict but are not in beneficial use, will be permitted, including those sites addressed by Policy EM/10 a) to c).
20.31There are many sites and buildings throughout the Borough which do not fall strictly within the definition of ‘derelict’ but which have the appearance of dereliction and decay and which the Council would like to see developed or enhanced for built or open uses. Sites can be large or small and include redundant industrial or commercial premises, spare land associated with existing or former land uses (e.g., ‘back’ land attached to industrial premises or transport corridors), and in rural areas, redundant agricultural buildings. In many cases buildings are ill suited to modern needs, neglected and possibly unsafe. Such buildings and land can have a significant adverse impact on the environmental quality of an area without remedial treatment where in some cases, the only practical option may be clearance.
20.32As with derelict land and buildings, such sites are an increasingly valuable resource for development whether built or open. There are opportunities to assist social, economic and environmental regeneration and the Council, in partnership with other public, private and voluntary sector partners, will continue to promote, encourage and carry out site and area based regeneration and renewal initiatives. This will include the treatment of vacant and visually degraded land and the clearance or rehabilitation of unsightly and underused land and buildings. There are also opportunities for community participation in local environmental improvements such as those managed through Groundwork Trust or the British Trust for Conservation Volunteers (BTCV). Sites will also be included in the Greater Manchester Derelict Land Strategy where they have a potential role in addressing key environmental or social and economic regeneration objectives.
20.34There may be a degree of nature conservation value which has established over time at such sites due to factors such as the relative lack of disturbance or management of vegetation. In some cases this may be locally valuable and any proposals should take account of such features where appropriate. The presence of protected species may also be an issue and survey work to ascertain such use should be carried out, in particular where buildings are concerned.
PROPOSALS FOR THE GENERATION OF ENERGY INVOLVING RENEWABLE ENERGY TECHNOLOGIES AND FACILITIES WILL BE SUPPORTED WHERE THEY HAVE NO UNACCEPTABLE IMPACT ON THE LOCAL ENVIRONMENT AS DEMONSTRATED THROUGH AN APPROPRIATE ASSESSMENT OF ENVIRONMENTAL IMPACTS.
MEASURES TO CONSERVE AND USE ENERGY EFFICIENTLY WITHIN ALL DEVELOPMENT PROPOSALS THROUGH DESIGN, LOCATION AND USE OF MATERIALS WILL BE SUPPORTED AND ENCOURAGED.
20.35As fossil fuels are depleted and the need to reduce greenhouse gasses and their impacts on the environment remains a high priority, it is necessary to introduce alternative ways of generating energy to ensure a sustainable and secure resource for future generations. Renewable sources of energy can make an important contribution to UK energy supply and assist global environmental protection through the control and reduction of greenhouse gas emissions. The Government is committed to a target of achieving 10 per cent of UK electricity requirements from renewable sources by 2010. It has supported the development of proposals through research and development of technologies and the Non Fossil Fuel Obligation (NFFO) which requires regional electricity companies to achieve specified amounts of electricity generation capacity from renewable energy sources.
20.36The Lancashire and Yorkshire Renewable Energy Planning Study (including Rochdale and Oldham districts) undertaken on behalf of the Energy Technology Support Unit (ETSU) in 1997, showed that there was a strong and diverse regional potential for the development of renewable energy schemes based on a number of technologies and a variety of scales of operation. The potential resource includes landfill gas, municipal, industrial and agricultural waste, biomass, solar, hydro and wind. The Study also emphasised the need to ensure that full and appropriate protection was given to landscape and local character, nature conservation and the amenity of local communities. This has been further emphasised in a regional scoping study conducted by Sustainability North West and published in 2001.
20.37The Plan provides support for renewable energy developments that are appropriate to their location in terms of scale, design and operation, which help to achieve established national and regional targets and which provide valuable local community benefits (e.g. providing power for a particular facility or helping to diversify the rural economy). The Plan will ensure that in assessing proposals, full protection is given to recognised environmental and community interests and that all impacts, both positive and negative are set out by applicants in an appropriate form of environmental assessment. All social and economic benefits which may arise from a proposal, for example the strengthening or creation of rural businesses and employment or dedicated sustainable and clean power supply for community, industrial or commercial facilities and local properties will be taken into account in any assessment.
20.38In addition to the role of renewable energy, imaginative design and the location of developments to maximise the potential for energy conservation and efficiency can achieve significant environmental benefits. This is equally applicable to new buildings and the reuse or extension of existing buildings. The Plan will promote and encourage all development proposals to seek to reduce energy consumption through layout, design, construction techniques and use of materials and the use of alternative energy sources. Proposals will also be expected to make efficient use of existing transport infrastructure and provide opportunities for the reduction of car borne trips.
Development proposals which include measures to conserve and assist the efficient use of energy will be supported where this can be successfully incorporated into the design and layout, and where there are no adverse impacts on the amenity of the surrounding area (e.g., by virtue of visual impact, pollution and environmental disturbance). Measures which will be especially encouraged include:
a.The maximum use of local materials and recycled building materials for appropriate construction tasks where this would not adversely affect the quality, character and setting of the development;
b.The use of design, layout, landscaping and materials which help to conserve energy through the ongoing use of the development; and
c.The use of sustainable power generation systems such as solar and photovoltaic, small-scale combined heat and power, and other appropriate installations based on renewable and low carbon technologies.
20.39The raw materials for construction and the majority of energy production rely primarily on non-renewable natural resources. National and regional objectives and targets have been established to reduce the reliance on fossil fuels and to develop the use of more sustainable energy practices including the increased contribution made by renewable energy technologies and the recycling or re-use of materials for many construction activities. The Council strongly supports such objectives through its corporate energy policy for energy management and in the Local Agenda 21 Strategy for the Borough.
20.40Energy consumption should be an important consideration in the design and construction of new development (including the adaptation of existing buildings) and should be reflected in the use of materials, siting, layout, orientation and landscaping. Advances in alternative and sustainable energy technologies has also meant that a range of options are now available for the provision of heat and power to domestic properties, community and commercial facilities. These may include solar panels, photovoltaic cells, Combined Heat and Power (CHP), small-scale wind turbine development and hydro-electric power.
20.41It is important to consider the impact of proposals both on and off-site in the surrounding area. Alternative energy technologies often require associated infrastructure or specific features on a building (e.g., solar panels) which may affect the character or setting of a building. In addition there may be impacts on local amenity through noise, smell, or other aspects of the processes involved e.g., waste storage, which must be fully assessed and mitigated where required. Recycled materials may also not be appropriate for certain uses at sensitive sites or locations where a particular character or treatment is required.
20.42The Council will need to be satisfied as to the suitability of proposals for the site and its surroundings in all cases. Wherever possible and appropriate, the Council will assist developers by providing advice and guidance on energy efficient design and layout of new buildings, building methods and the use of sustainable power and heating systems.
The Council will support proposals for wind power developments and individual wind turbines where there is no unacceptable intrusion in the landscape, having regard to the cumulative impact and intervisibility of such developments whether within Rochdale or in neighbouring local authority areas. The following criteria must also be met in each case:
a.The proposal would not have an unacceptable effect on the visual character and quality of the landscape or materially detract from the physical record of the historic and cultural evolution of the landscape. Any proposal in conflict with this criterion will need to demonstrate that other locations are not suitable;
b.The proposal would not have an adverse impact on the setting of historic structures and Conservation Areas or historic landscapes;
c.The proposal creates no unacceptable amenity or noise problems for local residents;
d.The proposal would not result in a health or safety risk, nuisance to the public or adverse impact on highway safety by undue distraction to road users;
e.The proposal, by virtue of its siting or operation, would not adversely affect areas of ecological value or result in danger to wildlife or loss of important habitats;
f.Any proposal must demonstrate the best use of topography, siting, design and colour to minimise the visual impact of the proposal. Any ancillary structures and access roads should employ sensitive design and use of local materials to respect the character and appearance of its setting;
g.Every effort is made to route power lines underground where they link a wind power development to the national grid, or link individual wind generators to user buildings. All proposals should seek to minimise the length of cable connection in order to reduce the visual impact of such structures when sited above ground;
h.The Council is satisfied that the proposal would not result in electro-magnetic interference with local television reception and specialist radio communication networks;
i.Full consideration of the impact of any proposal including construction, vehicular access, visual and physical impacts and the effect on local residential amenity will be sought by the Council through a detailed statement of the environmental effects, to be submitted preferably at the time of application; and
j.The proposal would not cause serious harm to the value of the surrounding area for quiet relaxation and recreation.
The Council will require that where a windfarm facility is approved in accordance with the above, it should be used for power generation only. The granting of planning permission in accordance with this Policy will be subject to the condition that, if any wind turbine generator is not in operation producing electricity for six months, it shall be removed and the site fully restored to a use and condition which are appropriate to its surroundings and in accordance with this Plan.
20.43The South Pennines has a significant potential for wind power development and within the North West region, the North West’s renewable energy study has highlighted onshore wind power generation as having a major part to play in the future of energy. Within the Borough, the greatest potential for such development is located in the northern and eastern Pennine fringes where average windspeeds are sufficiently high.
20.44The need to encourage wind power as a part of the contribution to regional energy supply should not override other considerations when dealing with planning applications such as its visual impact and other effects on amenity and the local environment. The physical and visual impact of developments cannot be underestimated. Large structures and supporting infrastructure can dominate a landscape by virtue of their size, siting and operation. The moorland landscape within Rochdale is highly visible from surrounding settlements and it is unlikely that individual turbines and especially multiple wind turbine developments can be fully screened from public view. Special consideration will be given to the relationship of any proposal to other wind power developments in the area which may not be within the Borough. The effects of a proposal on the recreational or tourism value of an area will also be assessed. The moorland also has a wide ranging ecological value including extensive areas covered by statutory and local designations which must be given full consideration in any proposal. The provisions of policy NE/2 ‘Designated Sites of Ecological and Geological/Geomorphological Importance’ will be applied to all proposals within or likely to affect designated areas.
20.45The Council has adopted Supplementary Planning Guidance on Windpower Developments which gives full details of all factors which must be satisfactorily covered in planning applications and any environmental assessment carried out to support a proposal. It is strongly recommended that prospective developers take full account of the guidance in the preparation and presentation of proposals.
An operational wind turbine facility will be safeguarded as an electricity generation plant by controlling development that could impair the operation of the turbines.
20.46The successful harnessing of wind energy, and the continuing exploitation of wind for existing electricity generation, depend in part on the character of neighbouring uses. It is important to ensure that, in line with Guidance, subsequent development in the vicinity of a turbine that could reduce wind speeds or otherwise impair the efficient operation of a turbine is controlled.
Proposals for the development of sustainable energy installations will be permitted where they have no unacceptable adverse impacts on local amenity or environmental quality and are shown to make an appropriate contribution to local or regional energy needs. In considering proposals and their siting, design and operation, particular attention will be given to the following:
a.The effect on the amenity of the surrounding area (e.g., residential, recreational);
b.The effect on buildings and areas of historic and archaeological importance and their setting and character;
c.Measures to successfully overcome and manage any potential hazards created by the installation;
d.The effect on landscape character and quality; and
e.The effect on nature conservation interest.
An appropriate form of environmental assessment will be expected to accompany proposals where this is required by Regulations or where it is necessary to assess the proposal and its effects.
20.47The continuing depletion of fossil fuel resources and the effects of their use on our atmosphere and climate have heightened the need to increase the level of energy efficiency in society. Central to this objective is the reduction in usage of fossil fuels for energy provision and the increasing use of sustainable sources of energy production through renewable and recycled energy technologies. Government has set a target of at least 10% of electricity being generated through renewable sources by 2010. This target and the potential social, economic and environmental benefits for the region and for local communities are highlighted in regional strategy and guidance.
20.48In addition to wind power which is subject to a separate policy, the principal potential for sustainable energy sources is based on:-
- Biofuels (derived from biomass, energy crops, landfill and sewage gas, municipal and agricultural wastes etc);
- Hydro power (derived from water bodies and rivers); and
- Solar power (derived from passive solar design of buildings, solar heating collectors or photovoltaic conductors).
20.49The use of sustainable energy sources can be deployed at various scales including small-scale use for individual domestic properties or other small premises, combined heat and power installations for larger developments or area use, and facilities which provide power for the electricity grid. In all cases, it is important to ensure that installations and any associated infrastructure (e.g., grid connections, battery or other fuel and waste storage and disposal) are of an appropriate scale and design for their location, do not adversely affect the amenity of residents or other users of land, and do not have any significantly damaging environmental effects through their operation. Proposals dependent on their scale, location and type may be subject to a statutory requirement to submit an Environmental Statement. In other cases, the Council may require environmental assessment details in order to assess fully the impact of a proposal both positive and negative. Developers are advised to discuss whether such an assessment is required and what form it should take with the Council prior to submitting a planning application.