Solar canopies at Delamere Health, Bestwood

What was proposed

The application sought two open-sided solar canopies over approved parking to provide renewable electricity for the therapy clinic.

“One of the solar canopies is 25 metres in length by 6 metres in width and the other is 10.5 metres in length by 6 metres in width. The solar canopies have a mono pitched roof measuring between 3.3 and 4 metres in height. The solar canopies are open-sided allowing for cars to park underneath them.”

“The solar canopies will provide renewable electricity to the principal building on site (the therapy clinic).”

Officer report

The site and surroundings

The site is in the Green Belt, on a raised plateau, with protected trees, nearby heritage assets, country parkland and residential properties.

“To the west of the site is the Bestwood Country Park, parts of which are defined in the Gedling Local Plan as Protected Open Space and a Local Wildlife Site. To the north of the site are large, residential properties in large plots of land. To the south of the site lies the Bestwood former stable block, which is now converted into residential properties and Bestwood Lodge Hotel.”

“The site is accessed from Bestwood Lodge Drive which connects to Queens Bower Road over a distance of approximately 1.5km. The section of Bestwood Lodge Drive between the application site and Woodchurch Road is privately maintained. The private access road currently provides access to the site itself, Bestwood Lodge Hotel, Bestwood Country Park and several other residential properties.”

Officer report

What officers recommended

Officers recommended approval because Green Belt harm would be negligible, heritage and other impacts acceptable, and renewable-energy benefits provided very special circumstances.

“In terms of harm to the Green Belt from the proposed solar canopies. As stated previously in this report, paragraph 153 of the NPPF states that inappropriate development is, by definition, harmful to the Green Belt. As such, it has to be concluded that the proposal causes definitional harm to the Green Belt.”

“Having regard to the above, the proposal is considered to be inappropriate development within the Green Belt causing definitional harm to the Green Belt and negligible harm to the openness of the Green Belt. Therefore, there is a need to consider whether or not very special circumstances exist to allow planning permission to be granted, which is covered later in this report at Section 12.”

Officer report

The main planning issue

The canopies were inappropriate Green Belt development, but their environmental benefits clearly outweighed the identified harm.

“Paragraph 153 of the NPPF requires the decision maker to ensure that substantial weight is given to any harm to the Green Belt, including harm to its openness. Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.”

“Having regard to the above, it is considered that the identified benefits of the application clearly outweigh the harm to the Green Belt. The application has therefore met the threshold for very special circumstances and therefore the proposal is considered to be acceptable within the Green Belt.”

Officer report

Consultation responses

Highways, ecology, conservation, scientific and arboricultural officers raised no objection, while Historic England had no comments and the parish council did not respond.

“Gedling Borough Council Ecology Officer;- No objection. States that considering that the planned works are to take place entirely on hard standing and the nature of the planned works, she is satisfied that ecology surveys would not be proportionate for this application. However, advises that an informative be attached to the grant of any planning permission regarding reasonable avoidance measures for ecology.”

“Historic England;- State no comments but to seek the advice of the Council’s Conservation Officer.”

Officer report

Residents’ views

Neighbouring properties were consulted, but no comments were received.

“Neighbouring properties were consulted via letter, a site notice was placed at the site and a notice published in the local press. No comments have been received.”

Officer report

Who spoke

The Principal Planning Officer introduced the report.

The committee decision

The committee resolved to grant planning permission subject to conditions.

“To GRANT PLANNING PERMISSION subject to the following conditions:”

“In the event that contamination is found at any time when carrying out the approved development it must be reported in writing immediately to the Local Planning Authority and once the Local Planning Authority has identified the part of the site affected by the unexpected contamination development must be halted on that part of the site.”

Minutes