Utility Services

11.18 Developers and suppliers are expected to ensure that utility services can be provided to new development.

POLICY FC2: UTILITY SERVICES

Developers will be required to demonstrate that adequate capacity exists in all the utility services necessary to enable the proposal to proceed.

The commencement of the development will be required to be coordinated with the provision of the necessary utility service infrastructure.

11.19 Anglian Water and the Environment Agency have confirmed that existing water resources should be sufficient to meet the projected level of development in the borough over the Plan period. Anglian Water has confirmed that sewerage capacity will need to be increased to accommodate growth in Bury St Edmunds and Haverhill. There is a possibility that the Haverhill sewage works will be relocated during the Plan period.

11.20 Within the borough there are many installations which have been constructed to meet the operational requirements of the utility services. Some of these installations may become under-used or redundant and alternative uses will be considered for these sites in accordance with the following policy. Where appropriate, the developer will be required to prove that arrangements have been made to remove any known or suspected contamination from the site.

11.21 The location of overhead electricity and telephone supply lines can have a major impact on visual amenity of both the countryside and built-up areas. There are, however, financial and operational reasons why utility providers prefer the use of overhead lines in certain locations.

11.22 Although health issues are not considered a material planning consideration, the Borough Council accepts that there is public concern about the potential health implications of long term exposure to electromagnetic fields that exist around high voltage power lines. For this reason, the Borough Council will take a precautionary approach to development under or near to high voltage cables (600v or above) and will take note of any published advice or guidance by the Department of Health.

11.23 The increasing use of mobile communications often results in a demand for masts and antennae clear of obstructions to allow them to function properly. These special siting needs can result in proposals for development in particularly prominent locations which can lead to potential conflict. The impact can sometimes be reduced by operators sharing sites/masts or erecting antenna on or within existing buildings. Although health issues are not considered a material planning consideration, the Borough Council accepts that there is public concern about the possible health implications from exposure to emissions for young people in schools and other centres and other people living and working near mobile telecommunication antennas. For this reason the Borough Council will adopt a precautionary approach to the location of telecommunication equipment as set out in PPG8. It will also take note of any published advice or guidance by the Department of Health. Existing and proposed frequency emission levels set out by the International Commission on Non-Ionising Radiation Protection (or similar guidelines superseding these). Operators will be expected to comply with the government's Code of Best Practice on Mobile Phone Network Development.

POLICY FC3: TELECOMMUNICATIONS DEVELOPMENT

All telecommunications development should be designed and sited to minimise intrusion and visual impact. Permission for all telecommunication developments will be granted only where:

• a) a full justification has been made to satisfy the local planning authority that there is a need for the proposed development;
• b) in the case of proposals in Special Landscape Areas, nature conservation sites or, conservation areas , the operator can demonstrate to the satisfaction of the local planning authority that there is:
  • i) no suitable alternative outside these designation that would enable development to be sited and designed with least visual harm; and
    ii) the proposal represents highest standards of sitting and design appropriate to the location;
• c) in the case of ground based masts, apparatus cannot be located on an existing mast, site, suitable building or other existing structure where this best minimises impacts;
  d) sufficient evidence has been provided to indicate that appropriate consultation with nearby schools and colleges has taken place before an application has been submitted; and
  e) With regard to full planning decisions, if the local planning authority feel that a telecommunications development should be made available for sharing the applicant will be obliged to supply evidence that this is possible and may be subject to planning obligation.

Should the need for the telecommunication equipment and/or mast cease, operators will be required to remove any redundant apparatus from the site.

Note: To assist developers/operators the local planning authority will publish a Supplementary Planning Document on the installation of telecommunication equipment. In addition a Telecommunications register listing all current sites and equipment in the borough will be available to potential developers.

11.24 Central government is promoting the development of schemes to produce renewable energy, with a target of generating 10% of electricity in the East of England through onshore renewable sources by 2010 and 17% by 2020. The scale of these proposals can vary from wind turbines to major incineration plants. Renewable energy proposals that are sited in appropriate locations and are acceptable in terms of their environmental impact will be supported.

POLICY FC4: RENEWABLE ENERGY PROPOSALS

Permission will be given to proposals to develop renewable energy sources, subject to other policies in the Plan.

In addition the developer must demonstrate, to the satisfaction of the local planning authority, that due regard has been given to achieving underground connections to the electricity grid system.

In respect of proposals for wind turbines, the developer must also demonstrate to the satisfaction of the local planning authority that due regard has been given to current standards relating to noise emission, shadow flicker and other negative effects such as interference to television transmission and air traffic control systems.

Should the need for the installation cease, operators will be required to remove all apparatus from the site and to restore the land to its original use and condition.