The UK’s renewable energy landscape has expanded dramatically in recent years, and with it the number of homes that sit within sight – or earshot – of a wind or solar installation.
For buyers considering a property near an existing or proposed renewable energy development, understanding what proximity actually means in practical terms is an important part of making an informed decision.
Get up to speed on Wind & Solar Farm proximity in just five minutes.
What’s the current picture?
Wind and solar developments are found across the UK, from large offshore wind arrays to onshore turbine clusters on upland moors, and from utility -scale solar farms covering hundreds of acres to smaller installations on agricultural land. Many are already operational. Others are consented but not yet built. And a significant pipeline of new applications moves through the planning system at any given time.
A property that currently enjoys open countryside views may be within the footprint of a consented solar farm. A rural home may be within the noise assessment zone of a proposed wind development. Neither of these things will necessarily appear on a standard local search – which is precisely why specific enquiries matter.
What are the practical concerns for buyers?
The concerns most commonly raised by buyers in relation to wind and solar proximity fall into several categories:
- Visual impact – wind turbines are tall, moving structures visible across significant distances. Solar farms, while lower to the ground, can cover large areas of previously open landscape. Both can materially affect the outlook from a property
- Noise – wind turbines generate a characteristic low -frequency noise that is subject to planning conditions and noise assessment requirements, but which some residents find intrusive, particularly at night
- Shadow flicker – turbines rotating in sunlight can create a flickering effect inside nearby properties at certain times of day. Planning conditions typically require developers to address this, but it’s worth understanding whether it’s been assessed for properties in close proximity
- Access and traffic – construction phases for large wind and solar projects generate significant HGV movements on rural roads, which can affect properties nearby for an extended period
- Property value – the evidence on value impact varies by location and type of development, but proximity to large wind or solar installations is a factor some buyers and lenders take into account
What about proposed developments?
A development that hasn’t been built yet – or even formally applied for – is harder to identify than one already on the landscape. Planning applications for renewable energy projects appear on the relevant local planning authority’s register, and for larger nationally significant infrastructure projects, on the Planning Inspectorate’s database.
A CON29O optional enquiry can surface information held by the local authority about proposed energy developments in the area. For projects large enough to be classified as Nationally Significant Infrastructure Projects – generally onshore wind above 50MW and solar above 50MW in England – the application is handled by the Planning Inspectorate rather than the local authority, so additional research may be needed.
Does planning policy affect what can be approved nearby?
Planning policy on renewable energy in England has evolved over time and continues to do so. Onshore wind in particular has been subject to significant policy changes in recent years, affecting where new turbines can be consented and on what basis. Buyers concerned about future development near a property they’re considering should look at the local development plan, which will set out the council’s approach to renewable energy in that area.
What should buyers ask?
Before exchange, buyers with concerns about renewable energy proximity should ask their conveyancer to raise the relevant CON29O enquiries, and consider whether additional searches, including a planning search covering a broader radius, would be appropriate. Where a specific development has been identified, reviewing the planning decision notice and any associated conditions can provide useful detail on what mitigation was required.
Proximity to a wind or solar installation isn’t automatically a problem – but it’s the kind of thing a buyer should know about before they commit, not discover on the day they move in. The landscape is changing quickly, and the planning pipeline for renewable energy is active. Asking the right questions at the right stage of the conveyancing process makes all the difference.
