Minutes of Meeting of the Ross, Skye and Lochaber Planning Committee held in the Council Chamber, Tigh-na-Sgire, Park Lane, Portree on Tuesday, 7th October 2008 at 10.30 am.
Committee Members Present
Mr Billy Barclay, Mr Peter Cairns (6.1 onwards), Mr Donald Cameron, Mrs Isabelle Campbell, Mr David Chisholm, Mr Hamish Fraser, Mr Eddie Hunter, Mrs Isobel McCallum, Mr Ian Renwick, Mrs Audrey Sinclair
Non-Members in attendance having requested and been granted a local member vote also present:
Mr A Millar (Items 6.2 and 6.3), Mr Margaret Paterson (Item 6.6)
Officials in attendance:
Mr Alaisdair Mackenzie, Area Solicitor
Mr Dafydd Jones, Area Planning and Building Standards Manager
Mr Victor Hawthorne, Team Leader
Mr Jim Tolmie, Area Roads and Community Works Manager
Appointment of Chairman
Following the decision of the Highland Council on 1st August 2008 that, inter alia, the Chairman and Vice Chairman of the Ross, Skye and Lochaber Planning Applications and Review Committee would remain in post only until 4th September, the Committee was invited to appoint a Chairman and Vice chairman who would remain in post until the Highland Council had completed their review of arrangements.
Mr Eddie Hunter, seconded by Mr Donald Cameron nominated Mr William Clark.
Mrs Isobel McCallum, seconded by Mrs Isabelle Campbell nominated Mr David Chisholm.
Votes were cast as follows:
For Mr William Clark (2)
Mr Eddie Hunter
Mr Donald Cameron
For Mr David Chisholm (7)
Mr Billy Barclay
Mrs Isabelle Campbell
Mr David Chisholm
Mr Hamish Fraser
Mrs Isobel McCallum
Mr Ian Renwick
Mrs Audrey Sinclair
Mr David Chisholm was therefore appointed as Chairman.
Mr Bill Clark was unanimously appointed Vice Chairman.
Business
1. Apologies for Absence
Apologies for absence were intimated on behalf of Mr William Clark
2. Ross, Skye and Lochaber Planning Applications and Review
Committee Meetings – 2009
The Committee agreed that, with the exception of 13th January, meetings in 2009 for the Ross, Skye and Lochaber Planning Applications and Review Committee be held on the first Tuesday of every month with the last Tuesday of every month being reserved for site visits and hearings if there is business to warrant it. A copy of the timetable was circulated to Members at the meeting.
3. Confirmation of Minutes
There had been circulated for confirmation the Minutes of the Meeting of the Committee held on 2nd September 2008.
The Minute was held as read and approved.
4. Appeals
4.1 Applicant: Inverbroom Estates Ltd (06/0057/FULRC)
Location: Achindrean, Lochbroom
Nature of Development: Conversion of Steading to Form Five Houses
The Committee agreed to note that an appeal following refusal had been dismissed by the Reporter.
4.2 Applicant: Scottish Water (07/00480/FULLO)
Location: Waste Water Treatment Works, North Ballachulish, Onich
Nature of Development: Re-profiling of Land and Installation of 6 No septic Tanks and Associated Development
The Committee agreed to note that an appeal had been lodged which would be dealt with under the written submissions procedure.
4.3 Applicant: Mr and Mrs G Gardner (07/00720/OUTRC)
Location: Plot 2, Wester Toberchurn, Culbokie
Nature of Development: Erection of House and Garage (Outline)
The Committee agreed to note that an appeal following refusal had been dismissed by the Reporter.
5. Delegated Powers
The Committee agreed to note that the List of Delegated Decisions on Planning Applications was available on the Members’ Bulletin and via The Highland Council website.
6. Applications
6.1 Applicant: Mr Charles F Ross (06/01091/FULRC) (PLR-097-08 (193kb))
Location: Land to South of Suilven, Laide
Nature of Development: Formation of Eleven Serviced House Plots (Detail)
There had been circulated report No PLR-097-08 by the Area Planning and Building Standards Manager recommending the grant of the application, subject to the following conditions:-
1. That a further application for each house site shall be submitted to the
local Planning Authority, together with the requisite detailed plans to
include:-
(a) Plans, sections and elevations of the proposed building, and colour and
type of materials to be used externally on walls and roof;
(b) Detailed layout of the site as a whole, site levels existing and
proposed, including provision for car parking, details of accesses and
details of all fences, walls and hedges;
(c) Landscaping proposals including existing trees to be maintained and
proposed tree and shrub planting to be carried out
These are RESERVED MATTERS to this Outline Application and no work on the site shall commence until the written approval of the Highland Council, as Planning Authority has been given.
Reason: Permission is hereby granted in outline only.
2. No development shall commence until full cross-sectional details through
the site showing existing and proposed ground levels in relation to a fixed
and identified datum point and identification of all retaining walls with full
details have been submitted to and approved in writing by the Planning
Authority. The development shall be completed fully in accordance with
the approved details.
Reason: To ensure that the development will fit into the landscape in the interests of visual amenity within the National Scenic Area, and to ensure the privacy and level of daylight is not adversely affected to the occupants of any of the houses, in the interests of residential amenity.
3. Notwithstanding that design and external appearance are subject to
further detailed consent, the dwellings shall be individually designed; the
span of the gable shall not exceed 8 metres and the frontages shall not
exceed 12.5 metres. They shall be designed so to be positioned with the
main façade facing towards the public road, the height to the ridge line
shall not exceed 7.5 metres, the roof shall be symmetrically pitched to at
least 40 degrees and the dwelling shall be set low in the landscape.
Reason: In the interests of residential and visual amenity, to minimise the impact of the dwellings and to ensure the development is incorporated into the landscape within the National Scenic Area on these restricted plots.
4. No development shall commence until a full scheme of facing materials,
including colour and texture, to be used on external walls and roofs, has
been submitted to and approved in writing by the Planning Authority. This
development shall only be implemented in accordance with the approved
details. For the avoidance of doubt the roofs shall be completed in natural
slate.
Reason: To ensure that the development blends into the landscape, within the National Scenic Area, in the interests of visual amenity.
5. Full details of existing and proposed site levels, access ways and floor levels,
including levels surrounding the application site relative to the public road
and land to the north west relative to a fixed datum point and be
submitted with each application for the dwellings. The development shall
be built in accordance with the approved details.
Reason: To enable the Planning Authority to fully consider the proposal, to ensure the satisfactory appearance of the development, in the interests of visual amenity and in the interests of residential amenity.
6. The development hereby approved shall incorporate a minimum of 3
affordable units. No development shall commence on site until the
developer has entered into a design and build contract with a social
housing provider or equivalent to deliver the affordable housing units within
Community Scotland benchmark costs and built to Community Scotland
housing for variable needs standards unless otherwise first agreed in writing
by the Planning Authority. The detailed nature of the affordable housing
provision must be agreed with the Planning Authority in consultation with
Housing Services prior to development commencing.
Reason: In accordance with the layout plan submitted as part of the application and in the interests of securing compliance with the Council’s Affordable Housing Policy as contained in the Development Plan.
7. No later than the 31st January 2009 or to be submitted with the first
detailed planning application for a house, whichever is the soonest, a
development brief shall be submitted which addresses the whole
development of the site, including but not limited to, a palette of materials
including colour, boundary treatments, roof ridge, planting, etc.
Reason: In the interests of visual amenity and to ensure a satisfactory development in the interests of residential amenity.
8. The access roadway shall be constructed to adoptive standards and no
development shall commence until road construction consent has been
submitted and approved by TEC Services. The development shall be
completed in accordance with the approved details.
Reason: In the interests of road safety.
9. Each dwelling shall have parking and turning for at least two vehicles to be
included in the detailed planning application for each house and maintained
in perpetuity for such purpose within the curtilage to enable vehicles to
enter and exit in a forward gear, before first occupation. Each individual
drive shall be surfaced in bituminous material over at least the first five
metres prior to the first occupation of each dwelling.
Reason: In the interests of road safety.
10. No development shall commence until full details of the proposed
boundary treatment of the outer boundaries of the site has been
submitted to and approved in writing by the Planning Authority. For the
avoidance of doubt a stone wall shall be erected along the frontage of
the site in natural stone not exceeding one metre in height. The
approved scheme shall be carried out before this development is brought
into use and shall thereafter be retained.
Reason: To ensure the satisfactory appearance and functioning of the development in the interests of visual amenity.
11. Each detailed planning application for a house shall be
accompanied by a Sustainable Design Statement to demonstrate the
sustainability of each proposal.
Reason: In the interests of amenity and in accordance with planning policy.
12. No later than the 31st January 2009 a fully detailed scheme of landscaping
for the site, including a scheme of maintenance, shall be submitted to the
Planning Authority for consideration and approval in writing. All planting
thereby approved shall be undertaken in the first planting season following
completion of the development and shall thereafter be maintained in
accordance with the approved scheme of maintenance. It should be
noted that in addition to a general planting scheme that native trees
should be planted along the frontage of the site. Any plants which, within
a period of five years from the completion of the development die, are
removed, or become seriously damaged or diseased, shall be replaced in
the immediately following planting season with others of a similar size and
species.
Reason: In the interests of amenity and in order to ensure that the development is adequately screened and absorbed into the landscape.
13. Working hours during construction, excluding internal fittings, shall be
limited to 8.00 am - 6.00 pm weekdays and 9.00 am - 12 noon
Saturdays, with no work permitted on Sundays.
Reason: In the interests of residential amenity.
14. Notwithstanding the provisions of Classes 1 and 3 of Schedule 1 of the
Town and Country Planning (General Permitted Development) (Scotland)
Order 1992 as amended, or any Order revoking and re-enacting that
Order, with or without modifications, the express permission of the
Planning Authority shall be required for the extension of any house or the
erection of outbuildings within the curtilage of the site.
Reason: In the interests of residential and visual amenity.
Note to Applicant
1. Your attention is drawn to the conditions attached to this permission. In
particular, any pre-conditions (those requiring certain works, submissions
etc. prior to commencement of development) must be fulfilled prior to
work starting on site. Failure to meet these conditions may invalidate your
permission or result in formal enforcement action
2. You are advised that a supply and connection to Scottish Water
infrastructure is dependent on sufficient spare capacity at the time of the
application for connection to Scottish Water. The granting of planning
permission does not guarantee a connection. If you have any further
enquiries with regards to sewerage connection and/or water supply then
you must contact Scottish Water on 0845 601 8855,
3. The proposal shows that the development will be connected to the public
services, both water and sewerage, the development shall be completed in
accordance with those details. Any alteration to this will very likely require
planning permission, and therefore you are must contact the Planning
Office for further clarification. Planning Services may be contacted on
01349 868600.
No street lighting shall be installed without the prior approval of the Planning Authority.
The Committee agreed the recommendation with an additional condition requiring the provision of a Play/Amenity Area within the site or an appropriate contribution towards its provision or appropriate community contribution elsewhere within the Community to be agreed by the Area Planning and Building Standards Manager in consultation with the Ward Members on the Committee.
6.2 Applicant: Lesley and James Jagger (08/00002/FULSL) (PLR-098-08
Location: Land to North East of Half of 3 Camustianavaig
Nature of Development: Erection of House
There had been circulated Report No PLR-098-08 by the Area Planning and Building Standards Manager recommending the refusal of the application for the following reasons and that enforcement action be instigated to secure the cessation of residential use of the shed :-
1. In the interests of road safety. The intensified use of a substandard access
is unacceptable. The constraints of the site make it impossible to achieve
the necessary access improvements to warrant approval in this instance.
Having heard from the Area Roads and Community Works Manager that the Applicant could provide acceptable access arrangements, the recommendation was changed to approval subject to prior conclusion of a Section 75 Agreement, at the Applicants’ expense, tying the proposed house to the Croft and conditions to be agreed by the in consultation with the Area Roads and Community Works Manager, the Chairman and the Ward Members on the Committee.
The Committee agreed to grant approval subject to conditions, including road improvements and other conditions as appropriate to be agreed by the Area Planning and Building Standards Manager in consultation with the Area Roads and Community Works Manager, the Chairman and Ward Members on the Committee. The question of enforcement action with regard to the unauthorised conversion and use of the shed for habitation is to be reviewed after 12 months to allow construction and occupation of the approved house with appropriate pursuance of compliance with Building Standards Regulations for continued occupation in the interim.
6.3 Applicant: Mr Angus MacLeod (08/00012/OUTSL) (PLR-099-08
Location: Land to East of Leabost, Balmeanach, Glenhinnisdale
Nature of Development: Erection of 3 Houses and Formation of Access Road
There had been circulated Report No PLR-099-08 by the Area Planning and Building Standards Manager recommending the grant of the application subject to the following conditions:-
1. A further application shall be made to the Planning Authority within 3 years
of the date of the permission for the approval of reserved matters and no
works shall be commenced on any part of the site until the permission of
the Planning Authority has been granted in writing for such proposals.
Reserved matters shall include the siting; design and external appearance
of all buildings, the means of access thereto, proposals for landscaping,
drainage arrangements and the design and appearance of boundary
enclosures of the sites and the details of the use of the areas of ground
between the individual plots.
Reason: The application is in outline only and no such details were submitted.
2. Prior to the commencement of development, details of improvements to
the access, in accordance with drawing SAS 1f (Figure 4 and Service Bay)
shall be submitted to and approved in writing by the Planning Authority.
Visibility splays of 2.5m x 90m are required. The details shall include
sections along and across the improved access, the day lighting earthworks
to be undertaken to the roadside embankment. The Service bay shall be
located to the southwest side of the new access centreline and the road
shall be widened to facilitate swept path access to long vehicles on the
private road curve. A 500mm diameter culvert shall be installed beneath
the proposed access and service bay with suitably constructed headwalls to
be provided at each end of the culvert. The development shall be carried
out in accordance with the approved details.
Reason: In the interests of road safety.
3. Prior to the commencement of development, a fully detailed scheme of
landscaping for the site, including a scheme of maintenance, shall be
submitted to and require the approval in writing of the Planning Authority.
All planting thereby approved shall be undertaken in the first planting
season following completion of the development and shall thereafter be
maintained in accordance with the approved scheme of maintenance. Any
plants which, within a period of five years from the completion of the
development die, are removed, or become seriously damaged or diseased,
shall be replaced in the immediately following planting season with others
of a similar size and species.
Reason: In the interests of the visual amenity of the area.
4. The Reserved Matters referred to in condition 1 hereof shall include full
details of the proposed foul drainage arrangements, such details shall be
submitted to and approved by the Planning Authority in consultation with
Building Standards and/or SEPA. The scheme as may be approved shall
include, a detailed survey plan showing all existing and proposed, foul and
surface water soakaways and drainage pipe runs, details of the size,
capacity and location and means of discharge of the drainage arrangements
proposed and satisfactory percolation tests; the scheme as approved shall
be fully implemented to the satisfaction of the Planning Authority in
consultation with Building Standards or SEPA prior to the first occupation of
the dwelling house hereby approved.
Reason: In the interests of public health and amenity.
5. Any details pursuant to Condition 1 above should show a houses of
traditional design, form and finish and which shall incorporate the following,
unless otherwise agreed in writing with the Planning Authority:
i. The buildings shall be rectangular in shape and gabled with a span not
exceeding 7.8 metres;
ii. The buildings shall be single or 11/2 storey;
iii. The roof of each building shall be symmetrically pitched at least 37 degrees
and finished either in natural slate or a good quality slate substitute.
iv. The application for reserved matters shall be accompanied by a design brief
that covers all three sites and the areas of ground in between the sites
and detail how these areas are to be incorporated into the overall aspects
of the development as well as the features that shall be common in the
design of the houses (materials, finishes etc) as well as ancillary domestic
features.
On site parking and turning will be provided within the site for two cars.
Reason: In the interests of visual amenity
The Committee agreed the recommendation subject to the inclusion of an additional condition requiring the removal of the Caravan near Site 1 when the dwellinghouse to be erected on that Site was completed.
6.4 Applicant: Mr and Mrs D MacLean (08/00184/OUTRC) (PLR-100-08
Location: Land to South West of Bowersburn, Croftnacreich, North Kessock
Nature of Development: Erection of House and Garage/Workshop (Outline) (Resubmission)
There had been circulated Report No PLR-100-08 by the Area Planning and Building Standards Manager recommending the refusal of the application for the following reasons:-
1. The proposal is contrary to Structure Plan Policy H3 and policies GSP 10, 32
& 33 of the adopted Ross and Cromarty East Local Plan in that the site is
located within the Hinterland Around Towns area and is outwith any
defined settlement or housing group, and no substantial evidence has
been submitted to demonstrate that the proposal meets any of the listed
policy exceptions.
2. The applicants are able to extend the current house within their ownership
and therefore there is a genuine alternative to building a new house in the
restricted countryside area where there is a strong presumption against
new housing. The proposal is contrary to Structure Plan Policy H3 and the
Ross and Cromarty East Local Plan policies GSP10, 32 & 33 as the personal
circumstances of the applicants are not considered sufficient to outweigh
approved and adopted Planning Policy.
3. The applicant has failed to demonstrate an overriding and essential
requirement for the provision of a joinery business within this location.
Furthermore, no evidence has been provided regarding the precise scale
and nature of the operations to be carried out on site which could have an
adverse impact on the occupants of neighbouring residential properties.
The application fails to provide a demonstrable need for the business. The
application is therefore contrary to SPP15, PAN 73, Structure Plan Policy
H3, the Ross and Cromarty East Local Plan policy GSP10, 32 & 33 and the
Development Plan Policy Guidelines.
4. The proposal, if approved, would be contrary to Policy BP2 of the adopted
Ross and Cromarty East Local Plan which presumes against development in
areas where there would be significant damage to the amenity of the area.
5. The proposal, if approved, would be contrary to the aims and objectives of
relevant national planning guidance in general and SPP 3 in particular by
reason of the inappropriate siting and location of the proposed
development, where no over-riding demonstrable need has been
submitted to support a business on the site which is within easy
commuting distance of a number of settlements. Furthermore the
applicant has failed to provide a sequential test to demonstrate that there
are no other viable sites which are available within existing urban centres,
which are within commuting distance of the proposed site. The
development is therefore contrary to the provisions of SPP15, PAN 73,
Development Planning Policy GSP10 and the Development Plan Policy
Guidelines.
6. The proposal if permitted would set an undesirable precedent making it
difficult to resist further housing plots within the immediate area and within
other areas of the Hinterland Around Towns area which cumulatively would
undermine Policy H3 of the Structure Plan and GSP 10 of the Easter Ross
Local Plan to the overall detriment of the rural character of the area.
Following discussion, Mr Billy Barclay, seconded by Mrs Isobel McCallum, moved that the application be granted subject to conditions to be agreed by the Area planning and Building Standards Manager in consultation with the Area Roads and Community Works Manager, the Chairman and the Ward Members on the Committee.
Reasons:
1. The application met the criteria for a new house in association with the
expansion of an existing rural business;
2. The application met the requirements of planning policy in terms of
supporting information, demand, was situated in a rural area and would
bring new skills and services.
As an amendment, Mr David Chisholm, seconded by Mr Peter Cairns, moved that the recommendation be agreed.
Votes were cast as follows:
For the motion (8)
Mr Billy Barclay
Mr Donald Cameron
Mrs Isabelle Campbell
Mr Hamish Fraser
Mr Eddie Hunter
Mrs Isobel McCallum
Mr Ian Renwick
Mrs Audrey Sinclair
For the amendment (2)
Mr David Chisholm
Mr Peter Cairns
Accordingly the motion became the finding of the meeting.
6.5 Applicant: Director of Social Work, Highland Council (08/00247/OUTLO) (PLR-101-08
Location: Land 70 m South of 40 Ardgour Road, Caol, Fort William
Nature of Development: Erection of Care Home for the Elderly
There had been circulated Report No PLR-101-08 by the Area Planning and Building Standards Manager recommending subject to notification to Scottish Ministers, the grant of the application subject to the following conditions:-
1. Standard outline.
2. Any details pursuant to Condition 1 above shall show building of no greater
than two storeys in height, of a scale proportionate to the size of the site,
designed and finished to a high standard, informed through the
preparation of a design statement to be submitted with the reserved
matters.
Reason: In the interests of visual amenity, to reflect vernacular building traditions and to integrate the proposal into its landscape/townscape setting.
3. Any details pursuant to Condition 1 above shall include a flood risk
assessment of the site, undertaken by a Chartered Engineer or other
suitably qualified person, and shall comprise an analysis of the likelihood of
flooding together with recommendations as to the mitigation of such
flooding. Thereafter the development shall be fully undertaken in
accordance with the flood mitigation measures.
Reason: To prevent flooding of the building and its infrastructure.
4. Any details pursuant to Condition 1 above shall include a sustainable urban
drainage scheme (SUDS) for the site, prepared in consultation with the
Area Roads Manager and the Scottish Environment Protection Agency.
Thereafter the approved SUDS shall be fully implemented prior to the initial
occupation of the development hereby approved.
Reason: To ensure the site is properly drainage and to prevent localised flooding.
5. Any details pursuant to Condition 1 above shall include a detailed
landscaping and planting plan, including a programme of works, for the site.
Such details shall include both hard and soft landscaping within the site and
around the boundary of the site. The landscaping and planting works shall
be fully undertaken in the first planting and seeding season following
substantial completion of the building; any plant failures within the first five
years shall be replaced on a like for like basis within the next planting
season unless otherwise first agreed in writing by the Planning Authority.
Reason: In the interests of visual amenity, in order to soften the development and help integrate it into its landscape/townscape setting.
6. Any details pursuant to Condition 1 above shall include a traffic
management plan both during construction of the development and for
the operation of the care home facility. Thereafter the
development/premises shall be operated in accordance with the approved
traffic management plan.
Reason: In the interests of road and pedestrian safety.
7. Any details pursuant to Condition 1 above shall include on-site parking and
turning provision commensurate with the scale of the development,
together with pedestrian linkages. Thereafter the parking provision and
pedestrian linkages shall be fully formed and marked out in accordance with
the approved details prior to the initial occupation of the care home facility.
Reason: In the interests of road and pedestrian safety.
8. Any details pursuant to Condition 1 above shall show full details of the
vehicle turning arrangements at the end of Ardgour Road. Such details shall
show the turning circle retained until a future link is made with the
allocated mixed use site to the south, unless otherwise first agreed by the
Planning Authority in consultation with the Area Roads Manager.
Reason: In the interests of road and pedestrian safety.
9. Any details pursuant to Condition 1 above shall identify, in plan form, the
location of the existing surface water pipeline in close proximity to the site.
The care home shall be sited and designed to ensure no disruption to the
pipeline.
Reason: To safeguard existing infrastructure.
Note to Applicant
The applicant is advised that a separate planning permission may be required for the disposal of peat overburden from the site at an off site location. The applicant is advised to consider this issue at their earliest opportunity and discuss with the Planning Service.
The Lochaber Disability Access Panel support the application subject to:
1. building to be developed on inclusive design principles, dedicated disabled
parking (5 x 3.8m), level access, carefully positioned drop kerbs, automatic
doors, and completely disabled-friendly interior including wide doors,
handles instead of door-knobs etc.
2. landscape grounds around the building to be of an exceptionally high
standard and to include a sensory component, as well as accessible seating,
paths, patios, shelters etc
Please note: Your attention is drawn to the conditions attached to this permission. Any pre-conditions (those requiring certain works, submissions etc. prior to commencement of development) must be fulfilled prior to work starting on site. Failure to meet these conditions may invalidate your permission or result in formal enforcement action.
The Committee agreed the recommendation with the inclusion of an Archaeology condition if required following clarification from the Archaeology Unit and the addition of a footnote to the Applicants regarding sustainability.
6.6 Applicant: Director of Social Work, The Highland Council (08/00563/OUTRC) (Item 6.6 - PLR-102-08
Location: Land to North of Urray House, Great North Road, Muir of Ord
Nature of Development: Erection of Care Home for the Elderly (Outline)
There had been circulated Report No PLR-102-08 by the Area Planning and Building Standards Manager recommending the grant of the application subject to the following conditions:-
1. Standard outline and reason.
2. The building shall not exceed 2 stories in height and shall be designed and
finished to complement the design of existing buildings in the vicinity. It
shall be sited at least 2 metres from the northern and southern boundaries
(for the avoidance of doubt this refers to the construction boundary to
the south and will increase once the access road to the south is
incorporated into the site). It shall be designed so as to present front
elevations to both the Great North Road and the entrance from Tarradale
Terrace. It shall be designed so as to conserve the privacy of the police
house to the north.
Reason: In the interests of amenity.
3. The access shall be 6.0 metres wide and surfaced in a recognised
bituminous material for at least the first 10 metres from the public road
edge. The gradient over the first 5 metres shall not exceed 1 in 16. It
shall be constructed to the Guideline standards of the Roads Authority and
shall incorporate visibility splays of 2.5 metres x 90 metres.
Reason: In the interests of road safety.
4. The access to the site shall be positioned between the trees adjacent to
Tarradale Terrace and all reasonable steps shall be taken to ensure that the
trees can be retained, in accordance with advice to be obtained from the
Forestry Officer.
Reason: In the interests of road safety.
5. A hardstanding for bins shall be provided adjacent to the public road,
outwith the visibility splays.
Reason: In the interests of road safety.
6. Parking and turning facilities in accordance with the Council’s Guideline
Standards shall be provided within the boundaries of the site and shall be
clearly illustrated on the Reserved Matters application.
Reason: In the interests of road safety.
7. Sheltered and secure cycle storage facilities shall be provided within sight
of the reception area at a ratio to be agreed with the Roads Authority
and provision for staff showers and lockers shall be provided within the
building.
Reason: To encourage the use of sustainable transport.
8. A sustainable design statement shall be submitted with the Reserved
Matters application in association with the construction and operation of
the building.
Reason: To comply with the Council’s policy for Sustainable Development.
9. Prior to the commencement of development, a programme of
archaeological work for the preservation and recording of any archaeological
features affected by the proposed development , including a timetable for
investigation, all in accordance with the attached specification shall be
submitted to and require the approval in writing of the Planning Authority.
All arrangements thereby approved shall be implemented by the developer
at his expense in accordance with the approved timetable for investigation.
Reason: In order to preserve the archaeological and historical interest of the site.
10. All the trees along Tarradale Terrace shall be retained and no trees shall
be lopped topped or felled without the prior written permission of the
Planning Authority in consultation with the Forestry Officer.
Reason: In the interest of amenity.
11. The Reserved Matters application shall be accompanied by a full
landscaping plan which shall illustrate existing trees to be retained and
those proposed for removal, outside seating areas for residents, visitors
and staff and proposed tree and shrub planting together with hard and
soft landscaping throughout the site. This shall include size, species,
numbers and method of protection for planting areas and a maintenance
plan. The landscaping shall thereafter be undertaken in the first planting
season following completion of the development with any plants which
die become diseased in the opinion of the Planning Authority or are
removed within a five year period being replaced with specimens of a
similar species and size in the first planting season thereafter.
Reason: In the interests of amenity.
12. Construction hours on site shall be limited to 8:00 am to 6:00pm Mondays
to Fridays; 8:00 am to 1:00pm Saturdays and not at all on Sundays.
Reason: In the interests of amenity.
Note to Applicant:
Planning Conditions: Your attention is drawn to the conditions attached to this permission. In particular, any pre-conditions (those requiring certain works, submissions etc. prior to commencement of development) must be fulfilled prior to work starting on site. Failure to meet these conditions may invalidate your permission or result in formal enforcement action.
Flood Risk: It is important to note that the granting of planning permission does not imply there is an unconditional absence of flood risk relating to (of emanating from) the application site. As per Scottish Planning Policy 7: Planning & Flooding, planning permission does not remove the liability position of developers or owners in relation to flood risk.
Scottish Water has advised as follows: A supply from, and a connection to, Scottish Water infrastructure is dependent on sufficient spare capacity at the time of an application for connection to our network(s). The granting of planning permission does not guarantee a connection.
If you have any further enquiries with regards to sewerage connection and/or water supply then you are advised to contact them direct to discuss this matter.
Scottish Water, Planning & Development Services, Clyde House, 419 Balmore Road, Glasgow, G22 6NU. Tel: 0845 601 8855.
Muir of Ord Community Council requested that the building comply with the Council’s policy to reduce energy costs and as the building will have to be maintained at a constant temperature consideration be given to incorporating solar panels, re-cycled rainwater for use for toilets and washing machines and a ground source heat pump for heating the building.
Ross & Cromarty Disability Access Panel advised that they would appreciate the opportunity to be involved in the Reserved Matters application as the building must be fully accessible.
The Committee agreed the recommendation subject to notifying the Scottish Ministers prior to granting permission and the inclusion of an additional condition requiring the installation of a Bus stop near the Police Station.
Mr Victor Hawthorne declared an interest in item 6.7 following as his wife was the Applicant and left the meeting while the item was determined.
6.7 Applicant: Mrs Paula Hawthorne (08/00701/FULRC) (PLR-103-08
Location: Alderburn, The Glen, Achmore, Strome Ferry
Nature of Development: Erection of Agricultural Building (Detail)
There had been circulated Report No PLR-103-08 by the Area Planning and Building Standards Manager recommending the grant of the application subject to the following conditions:-
1. Notwithstanding the details and plans submitted with the application, and
prior to the commencement of development, full details of the proposed
colour finish to be applied to the building hereby approved (to be dark
green in colour) shall be submitted to, and approved in writing by, the
Planning Authority. Thereafter, development shall progress in accordance
with these approved details.
Reason: To ensure that the development progresses in accordance with the design hereby approved and is thus sensitive to its surroundings and respects the visual amenity of the area.
2. The building hereby approved shall be used for the purposes of agriculture
and/or the keeping of horses as an activity ancillary to the enjoyment of
the dwellinghouse only. It shall be used for no other use, including
commercial use, without the prior formal approval of the Planning Authority.
Reason: In the interests of residential amenity and road safety given that business uses unrelated to agriculture or the keeping of horses may lead to the intensification in use of the un-adopted access road and also lead to the introduction of activities incompatible with adjacent residential properties.
Note to Applicant:
Planning Conditions: Your attention is drawn to the conditions attached to this permission. In particular, any pre-conditions (those requiring certain works, submissions etc. prior to commencement of development) must be fulfilled prior to work starting on site. Failure to meet these conditions may invalidate your permission or result in formal enforcement action.
The Committee agreed the recommendation.
The meeting closed at 12.50 pm.