Agenda item

This application seeks permission for the erection of 11kv substation with associated infrastructure and landscaping works. [Hull Road]

Members considered a full application from the University Of York for the erection of 11kv substation with associated infrastructure and landscaping works.

Officers gave a presentation based upon the slides at pages 37 -47 of the Agenda and confirmed that there were no additional officer updates.

Dr S Mason, spoke in objection to the proposal highlighting the ecological importance of the trees, the societal importance of the woodland, and the disturbance that this work will cause to wildlife and residents.

Mr A Champion, spoke in objection to the application echoing the points made by the previous speaker.  He considered that alternative site options had not been fully explored and that these green spaces needed to be protected for the benefit of the animals that use it and for peoples mental health. 

Cllr George Norman, Ward Member for Hull Road, spoke on behalf of local residents, in objection to the scheme, on the grounds of the proposal’s adverse impact on ecology and local amenity.  He considered that this proposal had placed cost over the value of this vital TPO woodland and was not forward thinking.

Mr G Holbeck, Agent for the applicant, spoke about the planning balance.  He was accompanied by the following panel of experts available to respond to questions from Members:

•        Christopher Grantham (Northern Power Grid)

•        Phil Dickson (Northern Power Grid) 

•        Michael Ross (University of York)

•        Dan Robinson Arboriculuralist

•        Mike Richardson - Director of Estates at the University

Key points arising from Mr Holbeck’s submission and Members

questions included:

·        The substation at Windmill Lane is around 50 years old. This proposal is to replace the original switch gear, so it requires a location which is adjacent to the existing transformers.

·        The substation is a Northern Power Grid facility. The need to replace the old switch gear has been accelerated by the University as they require a direct supply to campus east in order to meet the increasing power demand. However, the benefits of replacing the old switch gear, in terms of reliability of service, will be shared by the local area.

·        Regarding alternative options – the substation is known as the Windmill Lane primary, so it is one tier up in the supply chain from a distribution substation and a much more significant piece of infrastructure, which serves the south east area of the city.

·        To give a measure, the cost of relocating a primary substation would be in the region of £5m.  It was established that the cost of this proposal was also around £5m.

·        In determining the precise location of the new switch room, the University has worked with Northern Power Grid to investigate the options near to the existing substation, the aim being to reduce its impact. However, the adjacent car park at Smith and Nephew contains a large water trunk main, which runs all the way along the northern boundary and effectively rules out this option. There is less tree cover on the land to the north west of the transformers but this is because it already hosts a significant amount of underground gas and electricity services. This leaves the proposed site to the south.

·        The overall number of trees to be removed to facilitate the proposal is 27, all but 3 of them are either young or low-quality specimens. In 2020, the University has already planted over 1000 trees throughout their estate and an additional 30 mainly young trees of varying sizes, shade tolerant, will be planted within the application site to compensate for the losses. The woodland will also benefit from much better management in the future, under the provisions of the University’s woodland management plan.

·        Mr Holbeck confirmed that replacing the switch gear in-situ could create a vulnerability to the electricity service in that area for around 18 months.

After debate, Cllr Webb moved, and Cllr Melly seconded, that the application be refused, overturning the officer recommendation, for the following reasons: that the need for development does not justify the harm to the woodland through the loss of trees and harm to wildlife due to the loss of this green corridor and is contrary to the following policies of the City of York Draft Local Plan (incorporating the fourth set of changes, April 2005) Policies: NE1, GI1, DP3, GI4 and to section 15 of the National Planning Policy Framework regarding protecting the natural environment.

Cllrs: Craghill, Melly, Perrett and Webb all voted in favour of this motion Cllrs: Crawshaw, Cullwick, Fisher, Galvin, Orrell, Waudby and Hollyer voted against this motion and the motion was declared lost 4:7.

Cllr Galvin then moved, and Cllr Cullwick seconded, that the application be approved in accordance with the officer recommendation as set out in the officer report. Cllrs: Crawshaw, Cullwick, Fisher, Galvin, Orrell, Waudby and Hollyer voted in favour of this motion.  Cllrs: Craghill, Melly, Perrett and Webb voted against this motion and the motion was declared carried 7:4.  It was therefore:

Resolved:  That the application be APPROVED, subject to the

conditions listed in the report.

Reason for Approval

In considering this application, the presumption in favour of sustainable development does not apply as the scheme involves harm to the woodland TPO through the loss of trees. The University have justified the need for the development through existing supplies being at capacity and to support the further build out of Campus East. Officers are satisfied that the primary substation cannot be relocated elsewhere, because of the significant cost, or the Yorkshire Water pipe and easement to the immediate west. The switchroom will be located in the woodland adjacent to the existing facility and positioned to cause least harm to those trees of value. The minimum number of trees of value would be lost and there are adequate mitigation measures in terms of protecting the surrounding woodland habitat, replanting and ecological mitigation such that the least harm is caused. Therefore giving significant weight to supporting economic growth (Section 6 of the NPPF) and the continued development of the University of York (Policy ED1 of the Publication Draft Local Plan), on balance, the need for the substation extension, and the small degree of harm overall to the woodland, with no loss of amenity for users of the PRoW, it is concluded that planning permission should be granted. 

[There was a short break from 6.30pm until 6.45pm in order to enable registered speakers to join the meeting].