Minutes of Meeting of the Inverness, Nairn, Badenoch and Strathspey Planning Applications Committee commenced at 10.00am in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness on Tuesday 25 May 2010.
Present:
Mr R A C Balfour
Mr S Black
Mr I Brown
Ms J Campbell
Mr J Crawford
Mrs M Davidson
Mr D Fallows
Mr J Finnie
Mr A Graham (Item 3.1)
Mr J Gray
Mr D Henderson (except Item 3.2)
Mr J Holden
Mr D Kerr (except Items 3.1 & 3.2)
Mr S Park
Mr B Wynd
Non-members present:
Mrs G Sinclair (Items 3.7 and 3.8)
Officials in attendance:
Ms S Blease, Solicitor (Clerk)
Mr D Polson, Area Planning and Building Standards Manager, Planning and Development Service
Mr G Mooney, Principal Planner, Planning and Development Service
Ms N Drummond, Team Leader, Planning and Development Service
Mr A McCracken, Team Leader, Planning and Development Service
Miss M MacLeod, Senior Administrative Assistant, Chief Executive’s Office
Miss E Disney, Clerical Assistant , Chief Executive’s Office
Councillor J Gray in the Chair
Business
1. Apologies for Absence
Apologies for absence were intimated on behalf of Mrs L MacDonald and Mr H Wood.
2. Minutes
2.1 Inverness Planning Committee
There was circulated for approval the minutes of the Committee meeting held on Tuesday 13 April 2010, the terms of which were APPROVED.
2.2 Inverness Special Planning Committee
There was circulated for approval the minutes of the additional Committee meeting held on Tuesday 11 May 2010, the terms of which were APPROVED.
3. Planning Applications to be Determined
There was circulated Report Nos. PLI-26/10 – PLI-37/10 by the Area Planning and Building Standards Manager as follows:-
Item 3.1 First phase of an education campus, Beechwood Farm, Inverness 09/00887/PIPIN (PLI-26-10)
Mr G Mooney outlined the report and recommendation that planning permission in principle be granted subject to the conditions set out at section 10 of the report and subject to the prior conclusion of a Section 75 legal agreement to secure the matters referred to at paragraph 8.48 – 8.49 of the report.
During debate, members expressed support for the development and commented on the educational and economic benefits that a university campus would bring to the City. Some concerns were raised about access routes which it was felt could have a negative impact on roads which were already busy. In response to these concerns officers confirmed that the Committee was only being asked to approve planning permission in principle for the site alone. All other details, such as access routes, would have to come back to the Committee for approval at a later stage.
Provost J Gray, seconded by Mr D Henderson, MOVED that planning permission be granted subject to the conditions recommended in the report and the prior conclusion of a Section 75 agreement to secure the matters referred to in the report.
Mr J Holden, seconded by Mr J Crawford, moved as an AMENDMENT that the Committee refuse planning permission on the grounds that the development would be a significant departure from the adopted Inverness Local Plan 2006 which allocates the site as a “green wedge”.
On a vote being taken, the MOTION received 11 votes and the AMENDMENT received 3 votes. The MOTION was therefore CARRIED, the votes having been cast as follows:-
For the Motion:-
Mrs M Davidson
Mr A Graham
Mr J Campbell
Mr J Finnie
Mr D Henderson
Mr I Brown
Mr J Gray
Mr B Wynd
Mr S Park
Mr S Black
Mr D Fallows
For the Amendment:-
Mr R Balfour
Mr J Crawford
Mr J Holden
There were no abstentions.
The Committee accordingly agreed to GRANT planning permission in principle subject to the conditions recommended in the report and the prior conclusion of a Section 75 agreement to secure the matters referred to in the report.
Item 3.2 Extension to house to provide disabled accommodation, Tigh Beag, Nethy Bridge 10/00007/FULBS (PLI-27-10 (1) | PLI-27-10 (2) | PLI-27-10 (3))
Mr A McCracken, Team Leader, outlined the report and recommendation that planning permission be refused on the grounds that the massing and orientation of the proposed extension would have a harmful effect on the character and appearance of the house and surrounding area and would therefore not accord with policy G2 of the Highland Structure Plan.
Following debate, Mr S Black, seconded by Mr D Fallows, MOVED that planning permission be granted subject to standard conditions on the grounds that the application does accord with the Badenoch and Strathspey Local Plan which has no policy on extensions and that, by nature of the very varied building styles in the area and the scale, design and finishes of the extension it is not at odds with Policy G2 of the Highland Structure Plan. In addition, it supports the Council policy to help people to cope with disability in their own homes.
The Committee agreed to GRANT planning permission for the reasons detailed in the motion, subject to standard conditions to be delegated to the Area Planning & Building Standards Manager.
Item 3.3 Erection of two semi-detached houses at Torran Beag, Croy 10/00080/FULIN (PLI-28-10 (1) | PLI-28-10 (2))
Ms N Drummond, Team Leader, presented the report which recommended that planning permission be granted subject to conditions.
During debate, concern was expressed that this was a departure from the original plan, increasing the number of houses from 8 to 9 and some members wanted assurances that no further amendments would be made to the plans. Officers advised that all applications required to be considered on their individual merits and it would be the Planning Authority’s responsibility to consider any further applications on that basis.
Thereafter, the Committee agreed to GRANT planning permission subject to the conditions recommended in the report.
Item 3.4 Erection of house in garden ground, Cherrybank, Teandalloch, Beauly 10/00048/PIPIN (PLI-29-10)
Ms N Drummond, Team Leader presented the report which recommended planning permission be granted subject to conditions.
The Committee then agreed to GRANT planning permission subject to the conditions recommended in the report.
Item 3.5 Conversion, with extensions, of Blind Craft factory to residential accommodation (10 flats) at 39 Ardconnel Street, Inverness 09/00866/PIPIN (PLI-30-10 (1) | PLI-30-10 (2) | PLI-30-10 (3) | PLI-30-10 (4))
Miss J Campbell requested a site visit for this application.
The Committee agreed to DEFER determination of the application pending a site visit.
Item 3.6 Conversion and erection of Blind Craft offices and showroom to residential accommodation (10 flats) at 38 Ardconnel Street, Inverness 09/00867/PIPIN (PLI-31-10 (1) | PLI-31-10 (2) | PLI-31-10 (3) | PLI-31-10 (4))
Miss J Campbell requested a site visit for this application.
The Committee agreed to DEFER determination of the application pending a site visit.
Item 3.7 Erection of house at Westerlea, Croy 10/00005/PIPIN (PLI-32-10 (1) | PLI-32-10 (2))
Mrs G Sinclair had requested and been granted a local member vote for this item.
Mr R Balfour and Mrs G Sinclair requested that determination of this application be deferred to give the applicant further opportunity to address issues in relation to the road access.
The Committee agreed to DEFER determination of the application for this purpose.
Item 3.8 Erection of a 56 bedroom hotel with associated site works at Gollanfield, Inverness 09/00539/FULIN (PLI-33-10 (1) | PLI-33-10 (2) | PLI-33-10 (3) | PLI-33-10 (4) | PLI-33-10 (5) | PLI-33-10 (6))
Declaration of Interest:
Mr D Henderson declared a non-financial interest in relation to this item on the grounds that he was a Director of Inverness Airport Business Park, one of the objectors to this development, and elected to leave the room.
Mrs G Sinclair had requested and been granted a local member vote for this item.
Mr R Balfour requested a site visit for this item but it was agreed by the Committee that this would not be necessary.
Mr D Polson, Area Planning and Building Standards Manager, outlined the report which recommended that planning permission be granted subject to the conditions recommended in the report.
The following concerns about the application were expressed by some of the members:
- it was contrary to the local plan;
- access to the B9006 was inadequate to cope with increased traffic;
- the number of available parking spaces was inadequate;
- the footprint of the building covered 85% of the site; and
- the odours from the existing chip shop would impact on a hotel in such close proximity.
Concerns were also raised about sewage disposal but officers advised that any issues had already been addressed and sewage would be treated and disposed of on site.
Mr B Wynd, seconded by Mr D Kerr, then MOVED that planning permission be granted subject to the conditions set out in the report.
Mr R Balfour, seconded by Mr J Crawford, moved as an AMENDMENT that the Committee refuse planning permission on the ground that by reason of its significant scale the building would be overdevelopment which would have a significantly adverse impact on landscape and visual amenity and as such would not accord with Policy G2 of the Structure Plan
On a vote being taken, the MOTION received 11 votes and the AMENDMENT received 3 votes. The MOTION was therefore CARRIED, the votes having been cast as follows:-
For the Motion:-
Mrs M Davidson
Mr D Kerr
Miss J Campbell
Mr J Finnie
Mr I Brown
Mr B Wynd
Mr S Park
Mr J Holden
Mr S Black
Mr D Fallows
Mrs G Sinclair
For the Amendment:-
Mr J Gray
Mr R Balfour
Mr J Crawford
There were no abstentions.
The Committee accordingly agreed to GRANT planning permission subject to the conditions recommended in the report.
Item 3.9 Remove and replace roof, drainage and lantern upgrade at the Victorian Market, Inverness 10/00097/LBCIN & 10/00098/FULIN (PLI-34-10 (1) | PLI-34-10 (2) | PLI-34-10 (3))
Mr D Polson, Area Planning and Building Standards Manager, outlined the report and application which recommended that planning permission be granted subject to the conditions recommended in the report.
Although supportive of the application and noting the requirement for this work to be carried out, members expressed concern that it was being proposed that zinc would be used rather than slate tiles. Mr D Kerr, in particular, considered that the Council, as trustee of the Inverness Common Good Fund which owned the Victorian Market, should set an example to others restoring historic buildings by restoring the roof of the Market to its original condition using “like for like” materials.
Mr D Kerr, seconded by Mr J Finnie, then MOVED that the Committee refuse listed building consent and planning permission on the ground that the proposed zinc panels would be out of keeping with the rest of the historic structure.
Provost J Gray, seconded by Mr J Crawford moved as an AMENDMENT that the Committee agree to grant listed building consent and planning permission subject to the conditions recommended in the report.
On a vote being taken, the MOTION received 7 votes and the AMENDMENT received 5 votes. The MOTION was therefore CARRIED, the votes having been cast as follows:-
For the Motion:-
Mr D Kerr
Mr J Finnie
Mr D Henderson
Mr I Brown
Mr B Wynd
Mr S Black
Mr D Fallows
For the Amendment:-
Miss J Campbell
Mr J Gray
Mr R Balfour
Mr S Park
Mr J Crawford
There were no abstentions.
The Committee accordingly agreed to REFUSE listed building consent and planning permission for the reasons detailed in the motion.
Item 3.10 Demolition of 92-94 Academy Street and erection of 2 retail units and 33 flats 09/00076/LBCIN & 09/00077/FULIN (PLI-35-10 (1) | PLI-35-10 (2) | PLI-35-10 (3) | PLI-35-10 (4) | PLI-35-10 (5) | PLI-35-10 (6))
Mr D Polson, outlined the report and recommendation that listed building consent and planning permission be refused on the grounds stated in the report. He explained that these were the last two town houses left in the City Centre and were of special interest. The building is in poor condition but would be repairable.
Members supporting the recommendation to refuse listed building consent and planning permission commented that there were very few historic buildings left in the centre of Inverness and those that remained merited preservation. In addition the proposed development was in a conservation area and the replacement would be out of keeping with the surrounding buildings.
Other members commented that these buildings were not good examples of their type and would probably never be restored to housing. They were currently an eyesore in that area of town and therefore demolition would be a preferable option. They agreed, however, that the proposed replacement buildings were not in keeping with their surroundings.
Following debate, the Committee agreed to REFUSE Listed Building consent and planning permission for the reasons stated in the report.
3.11 Section 42 variation to planning permission 07/00890/FULIN to vary the terms of condition 4 which relates to landscaping of the site at Beauly substation, Balblair 10/01136/FULIN (PLI-36-10)
The Committee NOTED the contents of the report.
3.12 Erection of a foodstore and associated infrastructure at Inshes Park, Sir Walter Scott Drive, Inverness (PLI-37-10 (1) | PLI-37-10 (2) )
Ms N Drummond outlined the report and reasons for recommending refusal, as detailed in the report.
In discussion, some members commented that the local community wanted and needed the development and, as it was on the edge of the designated site for the District Park, it would not impact greatly on the site. However other members were keen to maintain the site for recreational and green space.
Provost J Gray, seconded by Mr D Henderson, then MOVED that planning permission be refused for the reasons detailed in the report.
Mr J Holden, seconded by Mr D Kerr moved as an AMENDMENT that planning permission be granted on the grounds that (1) the development would be in accordance with Policy R2 of the Structure Plan in that it would enhance the local provision of facilities to meet everyday needs and (2) the development would have no unacceptable adverse impact on the District Park.
On a vote being taken, the MOTION received 8 votes and the AMENDMENT received 6 votes. The MOTION was therefore CARRIED, the votes having been cast as follows:-
For the Motion:-
Mrs M Davidson
Miss J Campbell
Mr J Finnie
Mr D Henderson
Provost J Gray
Mr B Wynd
Mr S Park
Mr S Black
For the Amendment:-
Mr D Kerr
Mr I Brown
Mr R Balfour
Mr J Crawford
Mr J Holden
Mr D Fallows
There were no abstentions.
Therefore, the Committee agreed to REFUSE the planning permission for the reasons detailed in the report.
4. Appeals to Scottish Government Directorate for Planning and Environmental Appeals
The Committee noted the outcome of the following Appeal, for which the decision letter had been circulated:-
Planning Appeal (P-PPA-270-632 (1) | P-PPA-270-632 (2) | P-PPA-270-632 (3) | P-PPA-270-632 (4) | P-PPA-270-632 (5) | P-PPA-270-632 (6) | P-PPA-270-632 (7) | P-PPA-270-632 (8) | P-PPA-270-632 (9) | P-PPA-270-632 (10) | P-PPA-270-632-2 (11) | P-PPA-270-632-3 (12) | P-PPA-270-632-4 (13) | P-PPA-270-632-5 (14) | P-PPA-270-632-6 (15) | P-PPA-270-632-6 (16) | P-PPA-270-632-6 (17) | P-PPA-270-632-6 (18) | P-PPA-270-632-6 (19) | P-PPA-270-632-6 (20) | P-PPA-270-632-12 (21) | P-PPA-270-632-13 (22) | P-PPA-270-632 (23)) Sandown Lands, Sandown Farm Lane, Nairn
Appeal Dismissed
5. Delegated Decisions
The Committee NOTED the delegated decisions from 27 February 2010 to 17 May 2010.
The meeting closed at 12.30pm