Minute of Meeting of the Ross and Cromarty Planning Committee held in the Chamber, Council Offices, Dingwall on Tuesday, 6th February 2007 at 10.30 am.
Present:-
Mr A Anderson
Mr B Barclay
Mr D W Briggs
Mr J R Connell
Mr R W Durham
Mr R Macintyre
Mrs V MacIver
Mr E C Mackinnon
Mrs A MacLean
Mr M Macmillan
Mrs I McCallum (except Items 3.7 and 3.8)
Mrs M E Paterson
Mr A Rhind (Items 1 – 3.6 only)
Mr A Torrance
Mrs J Urquhart
Officers in attendance:
Jim Farquhar, Area Planning and Building Standards Manager
Julie Ferguson, Planning Team Leader
Nicola Drummond, Planning Team Leader
JimYuill, Principal Engineer
Susan Blease, Solicitor/Clerk
Stuart Livingstone, Senior Administrative Assistant
Business
(Mrs V MacIver in the Chair)
1. Apologies
Apologies for absence were intimated on behalf of Dr D Alston, Mr D J Chisholm and Mrs C A Wilson.
Development Control
2. Items Previously Considered
2.1 Erection of House (Outline) at Land to Rear of Willowbank, Lochcarron by Mr and Mrs D Beaton
(Application Reference No: 05/00576/OUTRC)
Mr E C Mackinnon declared and interest in this item as his brother-in-law’s house overlooked the site and left the chamber for the duration of the item.
There was circulated Report No RP-008-07 by the Area Planning and Building Standards Manager on the application for planning permission, originally considered by the Committee at its meeting held on 11th October 2006. The Report recommended approval of the application subject to the following conditions:
1. Standard Outline condition and Reason.
2. The development shall be undertaken in accordance with the Design Brief herewith attached and in particular a Sustainable Design Statement shall accompany the application for approval of reserved matters for approval by the planning authority and subsequent implementation.
Reason: In the interests of securing integrated development in respect of the landscape character and designing for sustainability in accordance with Council Policy.
3. There shall be a reservation over the entire frontage of the site to the rear access track measuring 3.0 metres wide (from existing fence line) within which nothing shall be placed planted or erected.
Reason: To make land available for possible future road improvements associated with developing adjacent land.
4: The access road from the public road to the point marked x on the approved plan shall be upgraded to the requirements of TECS roads including a turning area and a wheelie bin storage area before the development hereby approved is completed or occupied whichever is he sooner.
Reason: In the interest of securing adequate access to the site.
The Committee agreed to DEFER the application to enable the Area Planning and Building Standards Manager to discuss with the applicants the possibility of reserving a 3 m strip in the first field adjacent to the access track to allow improvements to the track to be made. The Committee further agreed to confer delegated authority on the Area Planning and Building Standards Manager thereafter to approve the application subject to the conditions recommended and a further condition requiring boundary enclosures to be in natural stone or hedging.
2.2 Installation of Autogas Dispenser and Associated Tanks and Compound at Morangie Filling Station, Morangie Road, Tain by Gleaner Oil and Gas
(Application Reference No: 06/00668/FULRC)
There was circulated Report No RP-009-07 by the Area Planning and Building Standards Manager on the application for planning permission, originally considered by the Committee at its meeting held on 3rd October 2006.
1. The proposed LPG tank compound and LPG tanks will be visually intrusive due to their location in front of the Morangie Garden Centre, and will therefore be detrimental to the visual amenity of the area
The Committee agreed to DEFER the application for further discussion with the applicant on re-siting the proposed development as the site proposed was unacceptable.
3. Applications for Planning Permission
There were circulated Reports Nos RP 010 - RP 025/07 by the Area Planning and Building Standards Manager relating to individual planning applications. The Committee AGREED to dispose of the applications as follows : -
3.1 Erection of House (Outline) at Land at Ardival Farm, Strathpeffer by Mr Iain MacGregor
(Application Reference No 05/00882/OUTRC)
There was circulated Report No RP-010-07 by the Area Planning and Building Standards Manager recommending refusal of the application for the following reasons:-
1. The site lies outwith the settlement boundary of Strathpeffer as defined within the Ross and Cromarty East Local Plan where there is a strong presumption against sporadic development. The proposal runs contrary to the Council’s Policy for Housing in the Countryside – H3 – as contained within the Highland Structure Plan and Ross and Cromarty East Local Plan, in that the applicant has failed to satisfy the requirements of the Policy Guidelines with regard to agricultural and croft land management to the satisfaction of the Council.
2. Approval of development as submitted, would set an undesirable precedent for approval of further houses on additional subdivision of the same croft, thereby contrary to the Council’s Policy H3 and contrary to the interests of road safety in view of the substandard nature of the public road serving Ardival.
The Committee agreed to REFUSE the application, for the reasons stated.
3.2 Erection of House (ARM ) at House Plot No 2, Fairfield, Portmahomack by Mr A J Munro, Per C Thomson, c/o 12 Shop Street Inver, Tain
(Application Reference No: 06/00497/REMRC)
There was circulated Report No RP-011-07 by the Area Planning and Building Standards Manager recommending approval of the application, subject to the following conditions:-
1. Prior to the commencement of development, a scheme for the landscaping of the site, to include a tree belt along the eastern site boundary, shall be submitted to and approved in writing by the Planning Authority. The scheme thereby approved shall be implemented during the first planting season following the commencement of development and shall thereafter be retained in perpetuity.
Reason: In the interests of visual amenity.
2. Prior to the first occupation of the dwelling hereby approved, the passing place / belly widening indicated on Plan 4 of 4 hereby approved shall be carried out to the satisfaction of TEC Services (Roads) and the Planning Authority.
Reason: In the interests of road safety.
3. Prior to the first occupation of the dwelling hereby approved, the service layby / passing place, access off the public road, and 2 off street parking / turning spaces shall be formed and the first 5m hard surfaced to the satisfaction of the Planning Authority in consultation with TEC Services (Roads).
Reason: In the interests of road safety.
4. The house hereby approved shall be finished with white / off-white harl and grey roof tiles, unless otherwise agreed in writing by the Planning Authority.
Reason: In the interests of visual amenity.
5. The foul drainage shall be designed to fully comply with the requirements of Part M of the Technical Standards of the Building Standards Scotland Act 1990, and any subsequent amendments to this.
Reason: In the interests of health, to ensure that the site is adequately drained.
6. Prior to the commencement of development, the applicant shall contact Scottish Water Operations Technical Support Team (0845 601 8855) to ascertain what measures are required to protect the existing public water main.
Reason: In the interests of health, to ensure that the public water supply is not adversely affected by the proposed development.
7. Prior to the commencement of development, a scheme indicating the roposed boundary treatment shall be submitted to and agreed in writing by the Planning Authority.
Reason: In order to ensure a complete and satisfactory form of development, in the interests of amenity.
The Committee agreed to APPROVE the application, subject to the conditions set out in the report.
3.3 Erection of House (Detail) at House Plot at Port Beag Chalets, Altandhu, Achiltibuie by Mr and Mrs MacLeod, per Roy Homes Ltd, 8 Lotland Street, Inverness
(Application Ref No 06/00662/FULRC)
There was circulated Report No RP-012-07 by the Area Planning and Building Standards Manager recommending refusal of the application for the following reasons:-
1. The application is contrary to the terms of Policy 2.1 and 2.2 of the adopted Wester Ross Local Plan for the Countryside area as the proposed house will have an adverse impact upon the open views available from the public road to the Summer Isles over the site, whilst the prominent siting will detract from the amenity of the Coigach National Scenic Area. The development has failed to comply with the requirements of policy G2 as the application fails to demonstrate sensitive siting and high quality design in keeping with local character.
2. Approval of this development would set an undesirable precedent, eroding Council policy and leading to pressure for similar applications to be approved in the future, to the detriment of the visual amenity of the local area and Coigach National Scenic Area.
3. Satisfactory private drainage arrangements have not been submitted which comply with building standards and accordingly the development is contrary to the interests of public health.
The Committee agreed to DEFER the application for further discussion with the applicant on the design and siting of the proposed development.
3.4 Demolition of Shed and Erection of House (Planning Permission) and Demolition of Shed (Conservation Area Consent) at Storage Shed to West of Shandwick House, Chapel Street, Tain by Mr T Smart, per Blueprint Architecture, 123 Obsdale Park, Alness
(Application Ref No 06/00702/FULRC & 06/00703/CONRC)
There was circulated Report No RP-013-07 by the Area Planning and Building Standards Manager recommending approval of the application subject to the following conditions:-
1. Prior to the commencement of development, a photographic record shall be made of the remains of old buildings and / or other features affected by the proposed development, in accordance with the attached specification, and shall thereafter be submitted to the Planning Authority. No site clearance work shall take place until confirmation in writing has been received from the Planning Authority that the record made has been lodged and is satisfactory.
Reason: To protect the historic interest of the site.
2. Prior to the commencement of development, further details of the proposed boundary treatment shall be submitted to and approved in writing by the planning Authority. This shall include a screen fence or wall adjacent to the rear (northern) boundary, and details of the manner in which the proposed boundary wall will tie in to the existing walls along the western and eastern site boundaries. For the avoidance of doubt, the stone walls shall utilise stone from the shed to be demolished on the site.
Reason: In the interests of visual amenity, given the site’s location within the Conservation area, and in the interests of residential amenity, given the proximity of the proposed house windows to the site boundaries.
3. Prior to the first occupation of the house hereby approved, the service bay, turning area, and parking area shown on the plans hereby approved shall be formed, and available for use, and the first 5m off the public road shall be hard surfaced with a bituminous material.
Reason: In the interests of road safety.
4. Prior to the commencement of development, details of the manner of protection for the trees adjoining the site during construction works shall be submitted to and approved in writing by the Planning Authority, and shall thereafter be implemented in full for the duration of development works within the site.
Reason: In order to prevent damage to trees adjoining the site, in the interests of visual amenity.
5. Prior to the commencement of development, the applicants shall provide, by way of an assessment of potential contamination issues, evidence that the site is suitable for its proposed use. Such an assessment shall be consistent with the approach to land contamination contained in Planning Advice Note 33, and with the British Standard for investigation of potentially contaminated sites (BS10175:2001). Should contamination be found, the applicant shall submit a written remediation strategy and effect remediation in consultation with TEC Services, such that the site is suitable for use.
Reason: In the interests of health and safety, in order to ensure that the site is suitable for its proposed use.
The Committee agreed to APPROVE the application subject to the conditions set out in the report.
3.5 Demolition of Garage and Erection of One Detached House and Two Semi-Detached Houses (Detail at Land to Rear of 137-139 High Street, Invergordon by Albyn Housing Society Ltd
(Application Ref No: 06/00805/FULRC)
There was circulated Report No RP-014-07 by the Area Planning and Building Standards Manager recommending approval of the application subject to the following conditions:-
1. Access onto Joss Street shall be formed to the full satisfaction of the Roads Authority prior to first occupation of any of the units hereby approved. The following criteria shall apply:-
(a) Visibility splays of 2.5mX60m shall be provided;
(b) The access from the public road shall be surfaced in a recognised bitumous material for the first 5metres from the public road edge and thereafter finished in a suitable hardstanding material (such as bitmac or paviours) (including the turning and car parking areas defined);
(c) The footpath along Joss Street shall be widened to 1.8metres to run in line with the footpath which exists to either side of the site (construction details to be agreed with TEC Services;
(d) Preventative measures must be agreed with TEC Services to ensure that no ground or surface water must flow onto the public road from this site or into the site from the public road.
Reason: In the interest of road safety and amenity.
2. All construction works associated with this proposal including the storage of materials must be contained within the curtilage of the site and not encroach on the public road or footpath.
Reason: In the interests of amenity and road safety.
3. Construction work on this site shall be restricted to the hours of 8 am – 6 pm Mondays to Fridays; 8 am – 1 pm Saturdays; and not at all on Sundays.
Reason: In the interests of residential amenity.
4. The specification and finished colour of all external materials shall be agreed in writing with the Planning Authority, prior to this aspect of the development proceeding.
Reason: In the interests of residential amenity,.
The Committee agreed to APPROVE the application subject to the conditions set out in the Report.
3.6 Erection of House and Garage (Outline) at Land to West of Newton House, Avoch by Mr J M Matheson
(Application Ref No: 06/00836/OUTRC)
There was circulated Report No RP-015-07 by the Area Planning and Building Standards Manager recommending refusal of the application for planning permission for the following reasons:-
1. It is contested that a sequential approach for a dwellinghouse has not been demonstrated as required through the Council’s Development Plan Policy Guidelines (Housing in the Countryside) in that the personal preferences and aspirations of the applicant, are the basis behind and the motivation for the application. Consequently the proposals are contrary to Structure Plan Policy H3 and Ross and Cromarty East Local Plan Intention to Adopted: GSP10 in that the site is located within the Hinterland around Inverness and is outwith any defined settlement or housing group.
2. The application is contrary to Policy G2 – Design for Sustainability, contained in the adopted Structure Plan as the development will impact on the landscape and scenery of the area.
3. Approval of this development would set an undesirable precedent making it difficult for the Planning Authority to resist similar proposals in the future, undermining the Council’s adopted and emerging development plan policies.
Following debate, Mr D Briggs, seconded by Mrs V Maciver, moved that the application be refused for the reasons stated in the Report.
Mr B Barclay, seconded by Mr J Connell, moved as an amendment that the application be approved subject to appropriate conditions to be imposed by the Area Planning and Building Standards Manager in consultation with the Chairman and the Local Member, said conditions to include a restriction on the size of the dwellinghouse. The amendment was proposed on the ground that a land management justification had been established in terms of Council policy.
On a vote being taken by roll call (Mr R Durham abstaining) the outcome was as follows:
For the Motion:
Mr A Anderson Mrs V MacIver
Mr D Briggs Mr M Macmillan
Mr R Macintyre Mr A Rhind
For the Amendment:
Mr B Barclay Mrs I McCallum
Mr J Connell Mrs M E Paterson
Mr E C Mackinnon Mr A Torrance
Mrs A MacLean Mrs J Urquhart
There being 6 votes in favour of the motion and 8 votes in favour of the amendment, the AMENDMENT accordingly became the finding of the meeting.
The Committee further AGREED that approval be subject to the prior conclusion of a Section 75 Agreement restricting further residential development on the applicant’s landholding and preventing extension of the house under permitted development rights.
3.7 Erection of House with Integral Garage (Detail) at Land to South East of 2 Ness Way, Fortrose by Mr G J Keith
(Application Ref No 06/00861/FULRC)
There was circulated Report No RP-016-07 by the Area Planning and Building Standards Manager recommending approval of the application, subject to the prior conclusion of a s75 agreement restricting development on the land forming part of the site which was identified in the Ross and Cromarty East Local Plan as a buffer zone between the golf course and housing, and subject to the following conditions:-
1. The Rowan and Cherry trees, as marked green on plan 2 of 3 shall be 2.1-2.4 metre ½ standards, supported with a stake and tie and protected against rabbit damage using a spiral guard. All trees are to be planted during the first growing season after planning approval has been granted. Should trees fail for any reason, then they must be replaced to the same specification during the next growing season.
Reason: To ensure the implementation of a satisfactory scheme of landscaping which will in due course improve the environmental quality of the development.
2. The materials to be used in the development as specified on the approved drawings shall be used and no others substituted without the prior written approval of the Planning Authority.
Reason: In the interest of visual amenity.
3. Prior to the first occupation of the dwellinghouse, the site access including the service bay and first 5 metres of the access road, as measured from the edge of the public carriageway, shall be surfaced in bituminous macadam or similar hard material in accordance with the Highland Council’s road guidelines for new developments. Gradient of access over first 5 metres must not exceed 1 in 16. Positive drainage measures will be undertaken, in accordance with Highland Council Guidelines, to ensure that no ground or surface water flows onto the public road from the site.
Reason: In the interest of road safety and to prevent deleterious materials being carried onto the road.
4. For the avoidance of doubt the buffer zone shall remain free of any structures as required by the terms of the Section 75 Agreement which covers the site.
Reason: In the interest of clarity and to ensure that the development complies with the terms of the development plan policy for the site.
The Committee agreed to APPROVE the application, subject to the recommended s75 agreement and the conditions set out in the Report.
3.8 Erection of Manager’s House (ARM) at Land at Chalet Park, The Ranch, Invergordon by Mr E Robberts, The Ranch, Delny
(Application Ref No 06/00907/REMRC)
There was circulated Report No RP-017-07 by the Area Planning and Building Standards Manager recommending refusal of the application, for the following reason:-
1. The proposal is contrary to the Council’s Development Plan Policy Guidelines and to PAN 72, Housing in the Countryside, since it would result in a house/reception building of non-traditional design, proportions, and materials, and would as such fail to integrate into the landscape setting and represent an incongruous feature in the countryside, to the detriment of the visual amenity of the area.
The Committee then agreed to DEFER the application for further discussion with the applicant on the design of the house and the possibility of commencement of a tree planting scheme prior to commencement of development.
3.9 Erection of House (Detail) at Land Adjacent to Corry Road, Muir of Ord by Mr D Chisholm
(Application Ref No 06/00938/FULRC)
Mr D Chisholm, though absent from the meeting, had requested prior to the meeting that it be noted that he declared an interest in this application as he was related to the applicant.
There was circulated Report No RP-018-07 by the Inverness Area Planning and Building Standards Manager recommending refusal of the application, for the following reasons:-
1. The proposal, if approved, would be contrary to the aims and objectives of the approved Highland Structure Plan in general and policies G2 in particular by reason of the inappropriate siting of the house and the adverse impact on residential amenity.
2. The proposal, if approved, would be contrary to Hinterland policy H3 of the Highland Structure Plan by reason of the introduction of ad hoc housing within an area in which an embargo on development exists and for which the applicant has failed to adduce an appropriate justification.
3. The proposal, if approved, would be contrary to the aims and objectives of the Ross and Cromarty East Local Plan (Intention to Adopt 2006) in general and Policy BP3 in particular which presumes against development in areas where there would be significant damage to the amenity of the area.
4. 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.
5. The proposal, if approved, would establish a precedent for similar developments within the open countryside areas of the defined hinterland to the detriment of the character of the area.
Following presentation of the Report by the Inverness Area Team Leader, the Principal Engineer asked that it be noted that TECs Roads also recommended refusal of the application on road safety grounds, as the required visibility splay at the access to the public road could not be achieved and the proposed development would lead to business usage which would increase traffic using this unsatisfactory access.
Following debate, Mrs M E Paterson moved that determination of the application be deferred pending a site inspection. The motion failed to find a seconder and accordingly fell.
The Committee then agreed to REFUSE the application, for the reasons set out in the Report and the additional reason that required visibility at the access to the public road could not be achieved..
3.10 Erection of House (Outline) at Land 850 m South-West of Aird Aniar, Callakille, Applecross by Mr and Mrs A Groocock
(Application Ref No 06/00976/OUTRC)
There was circulated Report No RP-019-07 by the Area Planning and Building Standards Manager recommending approval of the application, subject to the following conditions:-
1. Standard Outline Condition and Reason.
2. Prior to first occupation of the house hereby approved, the junction of the existing access track onto the public road shall be upgraded to the satisfaction of the Roads Authority, with the first 6metres widened to 5.5metres and surfaced in bitmac. A vertical timber fenced enclosure shall be provided clear of the access point and visibility splays of 2.5m X 90m, for the storage of bins.
Reason: In the interests of road safety and amenity.
3. The house hereby approved shall be traditional in design, proportions and finished materials and shall make use of salvaged stone from the buildings to be demolished on site.
Reason: In the interests of amenity.
4. The proposed private water supply to service the development shall be treated to ensure its compliance with the Private Water (Scotland) Regulations 1992, or any regulations revoking and re-enacting those regulations, in terms of bacteriological and clinical quality.
Reason: In order to ensure that the development is served by a wholesome water supply.
The Committee then agreed to APPROVE the application, subject to the conditions set out in the Report and an additional condition requiring submission of a sustainable development statement.
3.11 Temporary Siting of Two Residential Caravans at Rootfield West, Muir of Allangrange, Muir of Ord by Mrs Sheena MacKenzie
(Application Ref No 06/00984/FULRC)
There was circulated Report No RP-020-07 by the Area Planning and Building Standards Manager recommending approval of the application, subject to the following conditions:-
1. The permission is granted for a period of 6 months only when the caravans hereby approved shall be removed from the site unless prior permission is granted for a renewal of consent.
Reason: To enable the Planning Authority to retain effective control over the development which is temporary in nature.
2. That within 4 weeks of the date of this permission, improvement works shall be carried out to the access point onto the public road and those shall be completed insofar as is possible, to the satisfaction of the Roads Authority within this period. The works shall comprise the following:
(a) Visibility splays of 2.5mX90m which will require the removal of roadside hedgerow type trees to the left of the existing access and the single tree to the right of the existing access;
(b) A service lay-by shall be formed to the specification of the Roads Authority and the lay-by together with the first 5 metres of the access shall be surfaced in a recognised bituminous material;
(c) A hardstanding area adjacent to the public road is required for wheelie bins and must be provided clear of the service lay-by and the visibility splays.
Reason: In the interests of road safety.
The Committee agreed to APPROVE the application, subject to the conditions set out in the Report.
3.12 Erection of House (Amended Design) (Detail at Garden Ground to North of Averon Brae, 1 High Street, Alness
(Application Ref No 06/01010/FULRC)
There was circulated Report No RP-021-07 by the Area Planning and Building Standards Manager recommending refusal of the application, for the following reasons:-
1. Due to the restricted nature of this backland site, involving the loss of half of the garden ground of a Category B Listed Building, it is considered that the proposal would have an adverse and detrimental impact on the setting of this building and on the wider townscape.
2. The proposals involve an additional access off a substandard and un-adopted lane already serving four properties and this, together with the very restricted area for turning and parking within the site is not in the best interests of road and pedestrian safety and thereby contrary to Council Policy
The Committee agreed to DEFER determination of the application for a site inspection.
3.13 Erection of House (Amended Design) (Detail) Land to West of Newholme, Achterneed, Strathpeffer by Mr Brian MacDonald
(Application Ref No 06/01013/FULRC)
There was circulated Report No RP-022-07 bythe Area Planning and Building Standards Manager recommending refusal of the application, for the following reason:-
1. The application is contrary to Policy H3 – Housing in the Countryside, contained in the adopted Structure Plan, and Policy GSP10 of the emerging Ross & Cromarty East Local Plan – Intention to Adopt, October, 2006, in that the application proposes to erect a new house in the countryside, outwith the established village envelope for Achterneed, whilst no circumstances have been put forward which would justify approval under the terms of the Council’s relevant Development Plan Policy Guidelines for new housing in the countryside.
Following debate, Mr D Briggs, seconded by Mr J Connell, moved that the application be approved subject to appropriate conditions to be imposed by the Area Planning and Building Standards Manager in consultation with the Chairman and the Local Member, said conditions to include a requirement that boundary enclosures consist of stone walls or hedging.
The motion was made on the grounds that although the site was excluded from the settlement boundary drawn in the Local Plan, it was within the natural boundary of the settlement and the development would round off the existing housing group.
Mrs V MacIver, seconded by Mr M Macmillan, moved as an amendment that the application be refused for the reason stated in the Report.
On a vote being taken by roll call, the outcome was as follows:
For the Motion:
Mr A Anderson Mr E C Mackinnon
Mr B Barclay Mrs A MacLean
Mr D Briggs Mrs I McCallum
Mr J Connell Mrs M E Paterson
Mr R Durham Mr A Torrance
Mr R Macintyre Mrs J Urquhart
For the Amendment:
Mrs V MacIver Mr M Macmillan
Their being 12 votes in favour of the motion and 2 votes in favour of the amendment, the AMENDMENT accordingly became the finding of the meeting.
3.14 Erection of House (Outline) at Land to East of Carronview, Achintee, Strathcarron by Mr and Mrs K G Cameron
(Application Ref No 06/01028/OUTRC)
There was circulated Report No RP-023-07 by the Area Planning and Building Standards Manager recommending approval of the application, subject to the following conditions:-
1. Standard Outline Condition and Reason.
2. Prior to commencement of development on the house hereby approved, the joint access point onto the A890 public road shall be upgraded to the full satisfaction of the Roads Authority and shall incorporate the following:
(a) Visibility splays of 2.5m X 180m maintained;
(b) Provision of a service lay-by and the surfacing of this lay-by and the first 5 metres of the access, to be taken at right angles to the public road, to be finished in a recognised bituminous material;
(c) Preventative measures must be taken to ensure that no ground or surface water must flow onto the public road from the site or into the site from the public road;
(d) Any intended gate must be set back at least 6 metres from the public road and open inwards.
Reason: In the interests of road and amenity.
3. The house hereby approved shall be a maximum of 1½ stories in height and shall be set back from the edge of the existing embankment to ensure separation from the existing adjacent property Carronview and also to ensure that the resultant building does not dominate the landscape in the approach to the site from the south along the A890 public road. The house shall be traditional in design, proportion and finished materials and the Reserved Matters referred to at 1 above shall include a detailed landscaping plan showing existing trees to be retained and additional planting to be carried out as part of the development.
Reason: In the interests of amenity and in order to ensure that the proposed development has a satisfactory relationship to the existing topography.
The Committee agreed to APPROVE the application, subject to the conditions set out in the Report.
3.15 Erection of House (Outline) at Land to East of Carronview, Achintee, Strathcarron by Mr David Cameron
(Application Ref No 06/01029/OUTRC)
There was circulated Report No RP-024-07 by the Area Planning and Building Standards Manager recommending approval of the application, subject to the following conditions:-
1. Standard Outline Condition and Reason.
2. Prior to commencement of development on the house hereby approved, the joint access point onto the A890 public road shall be upgraded to the full satisfaction of the Roads Authority and shall incorporate the following:
(a) Visibility splays of 2.5m X 180m maintained;
(b) Provision of a service lay-by and the surfacing of this lay-by and the first 5 metres of the access, to be taken at right angles to the public road, to be finished in a recognised bituminous material;
(c) Preventative measures must be taken to ensure that no ground or surface water must flow onto the public road from the site or into the site from the public road;
(d) Any intended gate must be set back at least 6 metres from the public road and open inwards.
Reason: In the interests of road and amenity.
3. The house hereby approved shall be a maximum of 1½ stories in height and shall be set back from the edge of the existing embankment to ensure separation from the existing adjacent property Carronview and also to ensure that the resultant building does not dominate the landscape in the approach to the site from the south along the A890 public road. The house shall be traditional in design, proportion and finished materials and the Reserved Matters referred to at 1 above shall include a detailed landscaping plan showing existing trees to be retained and additional planting to be carried out as part of the development.
Reason: In the interests of amenity and in order to ensure that the proposed development has a satisfactory relationship to the existing topography.
The Committee agreed to APPROVE the application, subject to the conditions set out in the Report.
3.16 Erection of Single House at Rear Garden Ground South of 1 Fiery Hillock, Fortrose by Mr and Mrs S Edmunds
(Application Ref No 06/01088/REMRC)
There was circulated Report No RP-025-07 by the Area Planning and Building Standards Manager recommending approval of the application, subject to the following conditions:-
1. Before development commences on site further details shall be submitted to the Planning Authority in respect of the following matters:
(a) Proposed access arrangements - a method statement in respect of how construction materials, access to diggers etc can be achieved to ensure that none is stored on site between the frontage of the applicants house and the road.
(b) Proposed access arrangements - the layout of the road driveway serving the site as well as a service bay access arrangements for oil or gas deliveries…or other visitors needs. This must demonstrate that the arrangement for access and parking to the existing house is adequate for purpose.
(c) A pre development audit of the private Fiery Hillock Road and a post development assessment (before the house is occupied) to ensure damage is repaired will require to be submitted to the Planning Authority for approval. A bankers draft or Bond for a reasonable amount to cover the potential costs of repair shall be lodged with the Planning Authority (not less than £10 K). This to be cancelled on written confirmation of completion of the house.
(d) There should be written confirmation from a Solicitor that the necessary permissions are in place from the owner(s) of the private road to allow access for an additional house and to allow the amendments / alterations to the road as required under point (b) above ie service bay and new access point.
Reason: In the interests of road safety and to demonstrate the applicant has proper authority to implement the development.
2. Before the house is first occupied :
• the access and the service lay-by as well as arrangements for wheelie bin storage shall be fully completed to the written satisfaction of the Planning Authority
• any remedial action to the private roadway shall be completed to comply with the requirements of the roadway condition audit (see above)
• a certificate of completion from the Planning Authority is formally issued
Reason: In the interests of Road Safety
3. The colour of concrete roof tiles to be used shall be slate grey unless otherwise agreed in writing with the Planning authority.
Reason: In the interests of amenity.
Informative:
The consent hereby issued does not give approval in respect of any connection and provision for water and waste water services from Scottish Water. If connections to public sewer and water main require to be laid through land outwith ownership of the applicant, the developer must provide evidence of formal approval from the affected landowners(s).
The Committee agreed to APPROVE the application, subject to the conditions set out in the Report.
4.0 Appeals
4.1 Erection of House and Garage (Outline) at Land to North of Ferryton House, Balblair by Mr and Mrs T Curtis
(Application Reference No: 06/00113/OUTRC)
There was circulated Report No RP-026-07 by the Area Planning and Building Standards Manager intimating that an Appeal had been lodged against refusal of planning permission and had been dismissed by the Scottish Executive Inquiry Reporters Unit.
The Committee NOTED that the Appeal had been dismissed by the Reporter.
4.2 Erection of House (Outline) and Temporary siting of Two Caravans
House Plot at Upper Muiryden, Fortrose
Mr & Mrs N MacLeod
(Application Reference No: 06/00410/OUTRC)
There was circulated Report No RP-027-07 by the Area Planning and Building Standards Manager intimating that an Appeal had been lodged against refusal of planning permission and had been dismissed by the Scottish Executive Inquiry Reporters Unit.
The Committee NOTED that the Appeal had been dismissed by the Reporter.
4.3 Erection of Two Houses (Detail)
Land to South of Ord Arms Hotel, Great North Road, Muir of Ord
Andrew MacGillvary
(Application Reference No: 05/01094/FULRC)
There was circulated Report No RP-028-07 by the Area Planning and Building Standards Manager intimating that an Appeal had been lodged against refusal of planning permission and had been dismissed by the Scottish Executive Inquiry Reporters Unit.
The Committee NOTED that the Appeal had been dismissed by the Reporter.
5.0 Departure Hearings
The Area Planning and Building Standards Manager reported to the Committee the hearings likely to be required in February and March.
The Committee AGREED to hold departure hearings on Tuesday, 27th February 2007 and 6th March 2007. The particular applications to be determined on that date would be notified to members once arrangements had been made.
8.0 Delegated Powers: Planning Consents, Building Warrants and Street Names
A list of planning consents, building warrants and street names which have been determined by the Area Planning and Building Standards Manager under delegated powers during the period since the last Report is available for perusal in the Members’ Room.
The meeting ended at 1 pm.