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(Eich cyf . Your ref: GW/TH/WINDJEN)Tj
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(Ein cyf: Our ref: A-PP115-07-014)Tj
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( )Tj
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(Date: July 2002 )Tj
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/TT0 1 Tf
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(Dear Sir)Tj
ET
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/TT1 1 Tf
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(TOWN AND COUNTRY PLANNING ACT 1990: SECTION 77)Tj
ET
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/TT1 1 Tf
14 0 0 14 10 399.19798 Tm
(APPLICATION BY WINDJEN POWER LIMITED)Tj
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(FOR PROPOSED WINDFARM COMPRISING THE ERECTION OF 25 WIND TURBINES, )Tj
0 -1.2 TD
(SUBSTATION BUILDING, 2 WIND MONITORING MASTS, EXCAVATION OF BORROW )Tj
T*
(PITS, CONSTRUCTION OF ASSOCIATED ACCESSES AND TEMPORARY SITE )Tj
T*
(COMPOUND)Tj
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(Summary of decision )Tj
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/TT2 1 Tf
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(The Planning Decision Committee is minded, for the reasons given below, \
to allow, subject to )Tj
T*
(conditions, your client\222s application subject to the submission of a \
comprehensive Section 106 )Tj
T*
(Undertaking, signed and sealed by all those with relevant interest, cove\
ring both the )Tj
T*
(application site and the habitat enhancement area for black grouse mitig\
ation measures )Tj
ET
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(1. Consideration has been given to the report of the Inspector, Mr Stuar\
t B Wild MRTPI MIMgt, )Tj
T*
(who held a local inquiry into your client\222s application for the propo\
sed development of a )Tj
T*
(windfarm comprising the erection of 25 wind turbines \(49m tower, 52m ro\
tor diameter\) )Tj
T*
(substation building, 2 wind monitoring masts \(40m\), excavation of borr\
ow pits, construction of )Tj
T*
(associated accesses and temporary site compound on land at Tir Mostyn an\
d Foel Goch, )Tj
T*
(Nantglyn, near Denbigh. )Tj
ET
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(2. On 1 November 2000 the National Assembly for Wales directed, under Se\
ction 77 of the )Tj
0 -1.2 TD
(Town and Country Planning Act 1990 \(the 1990 Act\), that the applicatio\
n be referred to it )Tj
T*
(rather than being determined by the local planning authority. On 16 July\
2002 the Assembly )Tj
T*
(resolved that a committee, to be known as Planning Decision Committee 20\
02/6 be )Tj
T*
(established in accordance with Standing Order 35 to discharge the functi\
ons of the Assembly )Tj
T*
(under Section 77 of the 1990 Act in respect of the application by Windje\
n Power Limited as )Tj
T*
(described above. Accordingly, the Planning Decision Committee has consid\
ered the )Tj
T*
(application and has resolved under Standing Order 35.16 to adopt this le\
tter. )Tj
ET
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(3. The Inspector\222s reasoning at paragraphs 107 to 157 of his report, \
a copy of which is )Tj
T*
(enclosed, his comments on conditions and obligations at paragraphs 158 t\
o 160 and his )Tj
T*
(overall conclusions at paragraphs 161 to 164 are at Annex A to this lett\
er. The Inspector )Tj
T*
(recommended that planning permission be granted subject to conditions an\
d subject to a )Tj
T*
(Section 106 undertaking being signed by the appropriate parties. )Tj
ET
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(4. At paragraphs 12 and 13 of his report the Inspector refers to a legal\
procedural point raised )Tj
T*
(at the inquiry concerning whether the call in of this application was ap\
propriate. The Planning )Tj
T*
(Decision Committee consider that all proper procedures )Tj
ET
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(were followed and that the decision to call in the application was made \
lawfully. Any action to )Tj
T*
(test the legality of the decision to call in the application should, in \
their opinion, have been )Tj
T*
(taken at the appropriate time when the decision was made. )Tj
ET
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(5. The Planning Decision Committee have noted that the detailed location\
of some of the )Tj
T*
(turbines was varied both before and during the inquiry and that further \
publicity was given to )Tj
T*
(these amendments. The Inspector commented that the changes were within t\
he application )Tj
T*
(site and relatively minor given the scale of the proposal. In these circ\
umstances the Planning )Tj
T*
(Decision Committee consider that the modified application does not amoun\
t to a substantially )Tj
T*
(different proposal and have therefore considered the application as amen\
ded. For the reasons )Tj
T*
(given by the Inspector at paragraphs 16 to 19 of his report the Planning\
Decision Committee )Tj
T*
(have considered the proposal on the basis of figure 2B at inquiry docume\
nt 19 which was )Tj
T*
(submitted after the close of the inquiry. )Tj
ET
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(6. The policies of the emerging Denbighshire County Council Unitary Deve\
lopment Plan \(UDP\) )Tj
T*
(were considered at the inquiry. The Inspector recorded in his report tha\
t subsequent to the )Tj
T*
(Inquiry the Council forwarded a copy of the Proposed Modifications to th\
e UDP dated February )Tj
T*
(2002. That document, included as inquiry document 70, was not seen by th\
e parties but was )Tj
T*
(taken into account by the Inspector. The UDP was subsequently adopted on\
3 July 2002 after )Tj
T*
(the Inspector had submitted his report. In reaching their decision the P\
lanning Decision )Tj
T*
(Committee have taken into account the relevant policies of the adopted U\
DP which now forms )Tj
T*
(the development plan for the purposes of the consideration of this appli\
cation. )Tj
ET
EMC
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(They are of the opinion that the February 2002 Modifications, considered\
by the Inspector and )Tj
0 -1.2 TD
(subsequently incorporated into the adopted UDP, do not materially alter \
the substance of then )Tj
T*
(emerging policies as considered by the parties at the inquiry. )Tj
ET
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(7. Since the Inspector submitted his report Planning Guidance \(Wales\) \
Planning Policy April )Tj
T*
(1999 \(PGW\) has been cancelled by Planning Policy Wales March 2002 \(PP\
W\). The Planning )Tj
T*
(Decision Committee do not consider that there are any differences betwee\
n the policies of )Tj
T*
(PGW referred to by the Inspector and those set out in PPW which would ma\
terially affect the )Tj
T*
(decision on this application.)Tj
ET
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(8. The Planning Decision Committee agree with the Inspector\222s reasoni\
ng. They agree with )Tj
T*
(him that the most directly relevant policies in the UDP \226 Proposed Mo\
difications February )Tj
T*
(2002, set out at inquiry doc. 70, are GEN 6, CON12 and MEW10. Those poli\
cies now form part )Tj
T*
(of the adopted UDP. The Planning Decision Committee agree with the Inspe\
ctor that while )Tj
T*
(there would be an impact on virtually all the criteria in policy MEW 10,\
set out in inquiry doc. )Tj
T*
(70, the level of harm would not be unacceptable in any particular case. \
They accept his overall )Tj
T*
(conclusion that on balance the degree of conflict that exists with those\
policies is significantly )Tj
T*
(outweighed by the benefits that would accrue from this proposal in terms\
of contributing )Tj
T*
(towards the Government\222s policy objectives for the generation of rene\
wable energy. The )Tj
T*
(Planning Decision Committee are therefore minded to allow the applicatio\
n subject to the prior )Tj
T*
(completion of a satisfactory planning obligation.)Tj
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(9. A draft undertaking intended to cover the mitigation measures associa\
ted with the black )Tj
T*
(grouse was submitted to the inquiry as Document 16. The Inspector consid\
ered that a planning )Tj
T*
(obligation was necessary to accommodate the needs of the black grouse an\
d his )Tj
T*
(recommendation that planning permission be granted was made on the basis\
of the prior )Tj
T*
(completion of a satisfactory planning obligation. On the basis that an u\
ndertaking would be )Tj
T*
(provided, detailed evidence on the black grouse was not given on behalf \
of the applicants or )Tj
T*
(the Countryside Council for Wales. The Inspector considered that if the \
applicant was unable )Tj
T*
(to deliver a binding obligation then the detailed views of various exper\
ts would need to be )Tj
T*
(considered on the basis of the written evidence and any updated views. E\
ven then, he )Tj
T*
(concluded that without a satisfactory obligation, the improvements to th\
e black grouse habitat )Tj
T*
(and its management would not be guaranteed. )Tj
ET
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(10. After the inquiry closed, in the course of correspondence with the A\
ssembly\222s Planning )Tj
T*
(Division regarding the appropriate form of the obligation, you submitted\
, on behalf of your )Tj
T*
(client, under cover of a letter dated 20 June 2002 a copy of a final ver\
sion of the Planning )Tj
T*
(Obligation in the form of a Unilateral Undertaking rather than an Agreem\
ent as submitted in )Tj
T*
(draft to the inquiry. In your view the substance of the Obligation had n\
ot changed in any )Tj
T*
(significant way from the draft Obligation delivered to the Inspector at \
the public inquiry. )Tj
T*
(Subsequent correspondence with the Assembly\222s Planning Division dealt\
with the question of )Tj
T*
(the linkage between the Obligations in the Unilateral Undertaking and th\
e application site. )Tj
T*
(Copies of the correspondence concerning this matter are at Annex B to th\
is letter. )Tj
ET
EMC
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(11. The Planning Decision Committee agree with the Inspector that a sati\
sfactory obligation to )Tj
0 -1.2 TD
(secure improvements to the black grouse habitat should be submitted as a\
material )Tj
T*
(consideration, prior to the grant of planning permission. Having careful\
ly considered the )Tj
T*
(Unilateral Undertaking submitted on behalf of your client on 20 June 200\
2 they accept that the )Tj
T*
(substance of the Obligation has not significantly changed. However, they\
do not consider that )Tj
T*
(the question of the linkage of the Obligation in the Unilateral Undertak\
ing and the application )Tj
T*
(site can be satisfactorily addressed by the completion of a Supplemental\
Undertaking to be )Tj
T*
(completed by Windjen and the four freehold interests in the site as sugg\
ested in your letter of 2 )Tj
T*
(July 2002. In the view of the Planning Decision Committee the execution \
of another unilateral )Tj
T*
(undertaking in the manner suggested would not be "supplemental" to the e\
xisting deed as it )Tj
T*
(would be dealing with different land and would involve different parties\
and interests. )Tj
ET
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(12. The Planning Decision Committee therefore consider that a further si\
gned and sealed )Tj
T*
(comprehensive undertaking, incorporating the obligations set out in the \
draft Undertaking )Tj
T*
(submitted on 20 June 2002, including both parcels of land and all those \
with an interest in )Tj
T*
(them including mortgagees and freeholders should be completed and submit\
ted to the )Tj
T*
(Assembly\222s Planning Division prior to the grant of planning permissio\
n. The Planning Decision )Tj
T*
(Committee also consider that a grant of planning permission should be su\
bject to conditions on )Tj
T*
(the lines of those referred to by the Inspector at paragraphs 158 to 160\
of his report and at )Tj
T*
(inquiry Document 13. )Tj
ET
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(13. One of the covenants in the draft Undertaking submitted on 20 June 2\
002 made provision )Tj
T*
(for a joint bank account with Denbighshire County Council for a fund to \
be used by the Council )Tj
T*
(for the improvement of footpath 67. On the basis of the evidence before \
them the Planning )Tj
T*
(Decision Committee have been unable to conclude that such improvements a\
re necessary for )Tj
T*
(the development to proceed. In consequence they do not consider that pro\
vision for such )Tj
T*
(improvements need be incorporated in the Undertaking or made the subject\
of a condition. In )Tj
T*
(the event that a clause in terms similar to clause 3.1.1 of the draft Un\
dertaking were to be )Tj
T*
(included in a fresh undertaking then, in the view of the Planning Decisi\
on Committee, )Tj
T*
(consideration would need to be given to the risk of the Council having a\
n effective veto over )Tj
T*
(electricity generation at the site. )Tj
ET
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/TT0 1 Tf
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(14. In reaching their decision on this application the Planning Decision\
Committee, having )Tj
T*
(regard to the Town and Country Planning \(Environmental Impact Assessmen\
t\) \(England and )Tj
T*
(Wales\) Regulations 1999, have taken into account the relevant environme\
ntal information. )Tj
ET
EMC
/P <>BDC
BT
/TT0 1 Tf
14 0 0 14 10 120.21848 Tm
(15. The Planning Decision Committee have reached their decision taking a\
ccount of )Tj
T*
(correspondence received after the inquiry closed including that which en\
closed a copy of the )Tj
T*
(document "An Environmental Strategy and Action Plan for the Hiraethog Ar\
ea Published May )Tj
T*
(2002". They do not consider that any new evidence or new matter of fact \
has been raised )Tj
T*
(which would materially affect their decision. )Tj
ET
EMC
Q
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(FORMAL DECISION)Tj
ET
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(16. Your client is accordingly invited to conclude a unilateral undertak\
ing with the relevant )Tj
0 -1.2 TD
(parties in respect of the matter referred to at paragraph 12 above and t\
o submit it to the )Tj
T*
(Assembly\222s Planning Division not later than 3 months from the date of\
this decision letter. On )Tj
T*
(receipt of a completed, satisfactory undertaking, a grant of planning pe\
rmission implementing )Tj
T*
(the Planning Decision Committee\222s decision set out at the beginning o\
f this letter will issue.)Tj
ET
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(17. A copy of this letter has been sent to the Head of Planning Services\
, Denbighshire County )Tj
T*
(Council. )Tj
ET
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(Yours faithfully)Tj
ET
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/TT0 1 Tf
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( )Tj
ET
EMC
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BT
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( )Tj
ET
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(Richard Edwards AM)Tj
ET
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/TT0 1 Tf
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(Chair, )Tj
ET
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(Planning Decision Committee 2002/6)Tj
ET
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( )Tj
ET
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( )Tj
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( )Tj
ET
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( )Tj
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