However, whether this farm is approved eventually or not, at this point all the County is interested in is how far to set back zoning for large wind turbines in general. There is currently nothing in the bylaws for wind turbines. There is a stipulated process in how this bylaw amendment happens. Below is a synopsis of a planning report. A first draft is now in progress. It is sent to interested parties for comment ready for first reading. After any required revisions there will be a public hearing, a second reading and then it is enacted.
The County Planner gave his planning report last week. He has used information from other municipalities, provinces, federal agencies, wind energy industry and the Canadian Wind Association (Particular sources not cited).
- All wind energy projects requiring federal funding must undergo a federal environmental assessment (Proposed farms in this county are currently not applying for federal funding)
- Turbines producing over 2 megawatts of power must undergo a provincial environmental assessment (eg Higgins Mountain project)
- Environmental studies include "potential impacts on water and air quality, flora and fauna, land use, noise levels, public safety and landscape aesthetics."
- The report describes the difference between a large turbine (commercial units in ones, twos and in multiples [or farms] each capable of producing 1-2 mega watts of power) and small scale (for personal or single business use like the one at the police station in Amherst and can produce up to 100 kilowatts). Small scale turbines are classed as "right-of-use" ie you can put one of these up on your own property as is your property owner's right.
- Bill 84 proposes rates that would allow he County to make $5,500 per megawatt ($1.million in taxes from the Tantramar Marsh project)
- Noise, low frequency or infrasound noise, shadow flicker, thrown ice, turbine failure are briefly described. Municipalities are responsible for mitigating these issues by determining set back values. In this draft, noise is presumed to have the greatest affect for the greatest distance. (Shadow flicker can affect an area for many kilometres. At our latitude, a 120m turbine only 500m away can cause shadow flicker for four hours a day at midwinter. Chunks of ice can be thrown 550m -see earlier blog).
- Visual aspects such as lighting, using the towers for advertising, removal of decommissioned turbines, public access are mentioned as being issues that the municipality may address.
- Municipalities have used noise, shadow flicker and safety studies to determine set backs of 1 - 4 times the turbine height. Examples of actual wind turbines set backs from around Nova Scotia are cited. Rotor distance from the ground (7.5m) and set backs for distance between turbines and from the project boundary range 1 - 1.25 the turbine height.
- Existing large scale turbine regulations and projects are discussed. In 2001 Council amended the land use bylaw to allow for a new "utility zone" which has no minimum lot size or frontage and is applied on a case-by-case basis. Public notices and hearings would be required.
- A land use bylaw for Joggins came into effect August 2006, providing for large and small turbines. Large turbines will be permitted 300m from a property as long as there is no detrimental environmental, aesthetic, noise or safety impact. "Set backs from property lines were established at 125% of the turbine height".
- Conclusion: "There are three alternatives to implementing new policies and regulations for wind turbines...." that they be permitted "as-of-right" , by rezoning or by development agreements.
- Recommendations:
1 Permit wind projects "as -of-right"
2 Set back of 125% of the turbine's height depending on studies presented by the developer. (Potentially, a 120m turbine need only be setback 150m!)
3 Developers should provide information from studies that noise, vibrations, ultrasonic sound, shadow flicker and ice are not a concern for locals within 1km. These studies should be presented at the same time as the development permit application
This planning report clarifies much of the process but it does not guarantee that anyone of us might find a wind turbine next to our back yard. A guaranteed 1km distance should be the bare minimum set back, with a preference of 2-5km (Germany has setbacks of 2km, California set backs are 2 miles). This report does not appear to include taking into consideration the current use made of the surrounding area (recreational, tourist, farming or industrial). Nor does it address potential other developments in the area such as residential or business construction.
The County stands to make a LOT of money from a wind turbine farm. That would at least mitigate some of the taxes lost from reduced property values from those located too close to a wind farm. And there is no guarantee that money generated from a wind farm would be spent in that same area. Just because other jurisdictions have had set backs too close, lets not make the same mistake!
Please, please contact your councillor. Phone or email or snail mail.... let them know that you have a concern. Like any body else, Councillors need a little prodding into action. There are a couple who already share our concerns.
I'll even save you the trouble of getting their information! This comes straight off their web site http://www.cumberlandcounty.ns.ca/index.asp >>>>
E D Fullerton Municipal Building
1395 Blair Lake Road
PO Box 428
Amherst, NS
B4H 3Z5
Phone 667 2313 or 1-877-232-1352
FAX 667 1352 or 1-877-232-1352
District 1 Gerald Read, Amherst garead@cumberlandcounty.ns.ca
District 2 John Kellergrew, Amherst jkellegrew@cumberlandcounty.ns.ca
District 3 Keith Hunter, Amherst khunter@cumberlandcounty.ns.ca
District 4 Kathy Langille, Pugwash klangille@cumberlandcounty.ns.ca
District 5 Gerald Langille, Wallace glangille@cumberlandcounty.ns.ca
District 6 Kathy Redmond, Wentworth rkjsredmond@ns.sympatico.ca
District 7 Ralph Welton, Oxford welton@cumberlandcounty.ns.ca
District 8 Ernest Gilbert, Southampton egilbert@cumberlandcounty.ns.ca
District 9 John Reid, River Hebert jreid@cumberlandcounty.ns.ca
District 10 Ratchford Merriam info@cumberlandcounty.ns.ca
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