Committee Members Present

Mr David Chisholm (except Item 8.1)

Mr Billy Barclay

Mr Donald Cameron

Mrs Isabelle Cambell

Mr William Clark

Dr Michael Foxley (Items 6.4, 6.5 and 8.1 only)

Mr Eddie Hunter

Mr Hamish Fraser (except Item 8.1)

Mrs Isobel McCallum

Mr Ian Renwick

Non-Members in attendance having requested and been granted a local member vote:

Mr Allan Henderson

Mr Bren Gormley

Mr Brian Murphy

Item 3.1

Item 8.1

Item 8.1

Officials in attendance:

Mr Alaisdair Mackenzie, Area Solicitor

Ms Leslie Johnstone, Acting Head of Legal Services

Ms Susan Poole, Team Leader

Mrs Julie Ferguson, Team Leader

Mr Vic Hawthorne, Team Leader

Mr Jim Tolmie, Area Roads and Community Works Manager   

Also in attendance (Item 8.1 only):

Mr Tim Muir, Scottish Water

Mr Stephen MacIntyre, SEPA

Kirsty Cameron, Highland Council Archaeologist

Mr Nairn MacArthur, Nether Lochaber Community Council

Mr Geoffrey Applegate

Mr Ian Jenner

Applicant

Location

Nature of Development

3.1

Communty Schools (Highlands) Ltd (Application Reference No 07/00528/FULLO)

Spean Bridge Primary School

Extension to School

1.

Prior to the commencement of any works on site a Travel Plan shall be submitted to and approved in writing by the Planning Authority in consultation with the Area Roads Manager. Thereafter the approved travel arrangements shall be fully implemented and retained in perpetuity unless otherwise first agreed in writing by the Planning Authority.

Reason: In the interests of road and pedestrian safety and to reduce individual car journeys, in accordance with Scottish Planning Policy 17.

2.

Prior to the commencement of any works on site full details of the site/contractors compound within the grounds of Spean Bridge School shall be submitted to and approved in writing by the Planning Authority. Thereafter the site shall be operated in accordance with the approved details unless otherwise first agreed in writing by the Planning Authority.

Reason: in the interests of public safety and visual amenity.

4.1

Mr and Mrs R Morgan

(Application Reference No 05/00550/OUTLO)

Heron Bay, Fort William

Erection of 3 Houses and Restoration of Derelict Cottage for Holiday and Residential Letting

4.2

Highland Christmas Trees Ltd (Application Reference No 06/00857/OUTRC)

Land to South West of Seal View, Toberchurn, Culbokie, By Dingwall

Demolition of Farm Building and Erection of House and Garage (Outline) (Re-submission)

4.3

Mr and Mrs D McNiven (Application Reference No 07/00516/OUTRC)

Garden Ground at the Garden House,

Garden House Brae,

Strathpeffer

Erection of House (Outline)

4.4

A C Fraser

(Application Reference No 06/00686./FULRC)

Lochbroom Filling Station,

Garve Road,

Ullapool.

Erection of Extension to Shop (Including Hot Food Servery) and Erection of Flat Above

4.5

Mr and Mrs D Kennedy

(Application Reference No 05/01143/FULRC)

Land Behind Glascairn, Culbokie

Formation of Nine Serviced House Plots

Applicant

Location

Nature of Development

6.1

Mr N Payne

(Application Reference No 07/00389/OUTLO)

Land 18 m South West of 4 Marine Place, Mallaig

Erection of House

1.

Standard outline condition and reason.

2.

In addressing the terms of condition 1 above, the house shall be designed within the following parameters:

§         the house shall not exceed single storey with roof space accommodation, with the eaves and ridge heights not exceeding those of 4 Marine Place

§         roof pitch to match that of 4 Marine Place

§         walls shall be finished with wet dash roughcast

§         roof shall be finished with natural slate

§         no habitable room windows shall be positioned on the north-east elevation where they could overlook the gardens of 3 & 4 Marine Place

§         if chimneys are incorporated, they will be set squarely on the building ridge

§         windows shall have a vertical emphasis

no windows shall be formed on the north-east facing elevation

Reason: To ensure suitable integration with the setting of the site and avoid adverse impacts on neighbouring residential amenity.

3.

Prior to the commencement of works on the foundations of the house hereby approved in outline, the site entrance and car parking area shall be completed.  The entrance from Clanranald Terrace shall be completed in strict compliance with the attached Road Schedule dated 15^th February 2008, with the exception of the final bituminous surfacing, which must be completed prior to the initial occupation of the house hereby approved in outline.

Reason: In the interests of road safety.

4.

Prior to the commencement of works on the foundations of the house hereby approved in outline, full details of the proposed means of surface water drainage from the site shall be submitted to and approved in writing by the Planning Authority.  Thereafter, the development shall be completed in strict accordance with such details as are approved.

Reason: To ensure that surface water drainage arising from the development is suitably managed.

5.

As details pursuant to condition 1 above, a fully detailed landscaping and planting plan, including new planting along with soft and hard landscaping surfaces, shall be submitted to and approved in writing by the Planning Authority.  All such details as are approved shall be fully implemented within one year of the initial occupation of the house hereby approved in outline.

Reason: To ensure suitable integration with the landscape setting of the site.

6.

Notwithstanding the provisions of Class 1 (alterations and extensions) of the Town & Country Planning (General Permitted Development) (Scotland) Order 1992 as amended, no alterations or extensions may be formed to the house, following completion, unless otherwise first agreed in writing by the Planning Authority

Reason: To prevent overdevelopment of the site, which could otherwise occur and to protect neighbouring privacy and residential amenity.

Footnotes to Applicant Relative to Application 07/00389/OUTLO

NB1 – Whilst not objecting to the planning application, Scottish Water advise that this does not guarantee a connection to their infrastructure, which is dependant upon capacity being available at the time of an application directly to them.  Sufficient capacity for water supply and insufficient capacity for waste water network exist at present.   There may be issues within those networks.  The applicant should contact Scottish Water directly on tel. 0845 601 8855 to discuss these matters.

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.

Applicant

Location

Nature of Development

6.2

Peter Campbell

(Application Reference No 07/00418/OUTLO)

Land 75 m to South West of Telford House, Camaghael, Fort William

Erection of House

1.

Standard outline condition and reason.

2.

No development shall commence or is hereby authorised until the existing public sewer network is extended onto land immediately south-east of the application site, and the development can be served by a connection to the public sewer for foul drainage, unless otherwise first agreed in writing by the Planning Authority.

Reason: To ensure that foul drainage arising from the development is safely and hygienically disposed of, because private foul drainage arrangements are unlikely to be viable due to ground conditions, and because the public foul water system should be used once it becomes available.

3.

No development shall commence or is hereby authorised until, the existing B8005/A830(T) junction, to the south-west of the site, is upgraded to the satisfaction of the Planning Authority in consultation with the Roads Authority and Trunk Roads Authority, unless otherwise first agreed in writing by the Planning Authority.

Reason: In the interests of road safety.

4.

No development shall commence or is hereby authorised until, the unadopted track spur from the public road adjacent to the site entrance and shown hatched green on “plan 2 of 2 received on 20^th August 2007” attached hereto, is completely closed over to the satisfaction of the Planning Authority in consultation with the Roads Authority.

Reason: In the interests of road safety.

5.

Prior to the commencement of works on the foundations of the house hereby approved in outline, the site entrance shall be completed in strict compliance with the attached Road Schedule dated 15^th February 2008, with the exception of the final bituminous surfacing, which must be completed prior to the initial occupation of the house hereby approved in outline.

Reason: In the interests of road safety .

6.

In addressing the terms of Condition 1 above, the house shall be designed within the following parameters:

§         the house shall be located within the south-eastern section of the site

§         the house shall not exceed 1½ storeys in scale

§         the house shall have a pitched roof between 40^o and 45^o, set parallel with the Caledonian Canal where it passes the north-western site boundary

§         roof finish to be natural slate or dark grey concrete tiles

§         wall finish shall be wet dash roughcast or smooth masonry render

§         if chimneys are incorporated, they will be set squarely on the building ridge

§         windows shall have a vertical emphasis

Reason: To ensure suitable integration with the setting of the site and avoid adverse impacts on neighbouring residential amenity.

7.

As details pursuant to condition 1 above, full details of the proposed means of surface water drainage from the site shall be submitted to and approved in writing by the Planning Authority.  Thereafter, the development shall be completed in strict accordance with such details as are approved.

Reason: To ensure that surface water drainage arising from the development is suitably managed.

8.

As details pursuant to condition 1 above, a minimum of two site cross-sections running through the site, showing existing ground levels, proposed ground levels, proposed floor levels and proposed access levels all relative to a fixed datum point, shall be submitted to the Planning Authority.  Thereafter, the development shall be completed in strict accordance with such details as are approved.

Reason: To ensure suitable integration with the landscape setting of the site

9.

As details pursuant to condition 1 above, a fully detailed landscaping and planting plan, including new planting along with soft and hard landscaping surfaces, shall be submitted to and approved in writing by the Planning Authority.  All such details as are approved shall be fully implemented within one year of the initial occupation of the house hereby approved in outline.

Reason: To protect the established setting of the site.

10.

From the date of this permission, no trees within the site shall be lopped, topped, felled or otherwise damaged without the prior written consent of the Planning Authority.

Reason: To protect the established setting of the site

Footnotes to Applicant Relative to Application 07/00418/OUTLO

NB1 – Whilst not objecting to the planning application, Scottish Water advise that this does not guarantee a connection to their infrastructure, which is dependant upon capacity being available at the time of an application directly to them.  Sufficient capacity exists within the water network at present and there may be pressure issues within that network.  The applicant should contact Scottish Water directly on tel. 0845 601 8855 to discuss these matters.

NB2 – In terms of condition 2 above, the Planning Authority is currently considering applications for housing development on land south-east of the site, which will include expansion of the public sewer.  Temporary use of private foul drainage, pending connection to the extended public sewer, will only be accepted if percolation tests results demonstrate that the ground is suitable for this purpose.

NB3 – Condition 3 (above) prevents any physical development on the site pending conclusion of the realignment of the B8005/A830(T) junction.  The Planning Authority is actively pursuing this matter with the relevant landowner.

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.

Applicant

Location

Nature of Development

6.3

Mr and Mrs Roderick Thomas

(Application Reference No 07/00426/FULSL)

7 Balmeanach, Braes, Isle of Skye

Erection of House

1.

The proposed development, by virtue of its size (footprint and volume), siting, would be visually intrusive, thereby conflicting with Local Plan policies for Open Water and the protection of important seaward views.

2.

The applicant has not demonstrated that the proposed development is essential for the management of land, related family and occupational purposes.  Therefore the proposed development conflicts with the Local Plan Policies for Restricted Countryside.

Applicant

Location

Nature of Development

6.4

Mr and Mrs E D MacMillan

(Application Reference No 07/00532/07539-543)

Land at Heathcliffe,

Arisaig

Erection of 6 Houses

1.

Standard outline condition and reason.

2.

No development shall commence or is hereby authorised until improved footpath connections to existing Station Road public footpaths, AND an improved pedestrian crossing of the A830(T) to the south-east of the site, are provided to the satisfaction of the Planning Authority in consultation with the Roads Authority and Trunk Roads Authority as appropriate.

Reason: In the interests of road safety and to ensure adequate connection to the village centre.

3.

The access and the internal access road shall be a ‘Road’ in terms of the Road (Scotland) Act 1984, constructed to the Council’s adoptive standards. No work shall commence on site until an application for Road Construction Consent, together with the appropriate financial bond, as been submitted to and approved by the Council’s Area Roads Manager. The layout shall fully detail sightlines measuring a minimum of 4.5m (setback) by 60m in each direction along Station Road, access arrangements, geometry, construction and surface drainage for the road layout within the site.

Reason: In the interests of road safety and to ensure the development is served by a road commensurate with the scale of development proposed within this rural location.

4.

As details pursuant to condition 1 above, full details of a reserved strip of land between the western end of the access road hereby approved in outline and the western site boundary, of sufficient width to allow the future extension of the adoptive standard Road to serve any future development beyond the western site boundary.

Reason: To ensure adequate safeguards are in place to allow any future development to the west to be served by a road commensurate with the scale of development achievable within this rural location.

5.

In addressing the terms of condition 1 above, the house shall be designed to a high quality within the following traditional parameters:

the house shall not exceed 1¾ storeys in scale [1½ storey for 07/00543/OUTLO]

external building span not to exceed 7.8m

main ridge to run approximately north-west to south-east

roof pitch to be between 40° and 45°

roof finish to be blue grey natural slate

walls to be predominantly finished with wet dash roughcast, smooth render or natural stone

if chimneys are incorporated they shall be set squarely on the ridge

windows shall have a vertical emphasis

[07/00543/OUTLO only - the house position shall avoid the raised area of ground to the south of the site]

Reason: To ensure suitable integration with the setting of the site and avoid adverse impacts on neighbouring residential amenity.

6.

Any details pursuant to this outline permission shall provide full details of the proposed children’s play area provision.  Such details shall show a contribution to the existing play area facilities within Arisaig, on the basis of a cost assessment by the Council’s TEC Services, unless otherwise first agreed in writing by the Planning Authority.  No works shall commence on the construction of the house hereby approved until the agreed contribution has been lodged with the Council unless otherwise first agreed in writing by the Planning Authority. 

Reason: In order to ensure adequate play area facilities to serve the development.

7.

As details pursuant to condition 1 above, a minimum of two site cross-sections running through the site, showing existing ground levels, proposed ground levels, proposed floor levels and proposed access levels all relative to a fixed datum point, shall be submitted to the Planning Authority.  Thereafter, the development shall be completed in strict accordance with such details as are approved.

Reason: To ensure suitable integration with the landscape setting of the site.

8.

As details pursuant to condition 1 above, full details of the proposed means of surface water drainage from the site, which shall comply with Sustainable Urban Drainage principles (see PAN61), shall be submitted to and approved in writing by the Planning Authority.  Thereafter, the development shall be completed in strict accordance with such details as are approved.

Reason: To ensure that surface water drainage arising from the development is suitably managed and because Scottish Water advise that they will not accept surface water into the public sewer network.

9.

As details pursuant to condition 1 above, a fully detailed landscaping and planting plan, including new native tree planting, shall be submitted to and approved in writing by the Planning Authority.  All such details as are approved shall be fully implemented within one year of the initial occupation of the house hereby approved in outline.

Reason: To enhance integration with the landscape setting of the site.

Footnotes to Applicant Relative to Applications 07/00532, 539 - 543/OUTLO

NB1 – Whilst not objecting to the planning application, Scottish Water advise that this does not guarantee a connection to their infrastructure, which is dependant upon capacity being available at the time of an application directly to them.  Sufficient capacity may exist within the water and waste water networks at present and there may be issues within those networks.  The applicant should contact Scottish Water directly on tel. 0845 601 8855 to discuss these matters.

NB2 – The applicant’s attention is drawn to letter dated 12^th December 2007 from Network Rail to the Planning Authority (copy attached).  The terms of the letter are largely enforceable by Network Rail directly and as such, the applicant should comply with their requirements to avoid impacting on the adjacent railway.  The applicant should contact Network Rail directly on tel. 0141 555 4617 to discuss these matters further. 

NB3 – The applicant is encouraged to refer to PAN76 – New Residential Streets when developing any future applications on the site, with the intention that alternative road design options, possibly in line with Home Zone principles, will be given full consideration.

NB4 – In the event that the applicant can secure landowners permission, tree/shrub planting within the banking to the south of the site would be an acceptable alternative to more significant planting within the site, as required through condition 9 above.

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.

Applicant

Location

Nature of Development

6.5

Mr A and Mrs D Kirk

(Application Reference No 07/00561/FULLO)

Plots 7 and 8, Seafield Gardens,

Achintore,
Fort William.

Removal of Condition 3 of Planning Permission 04/0311/FULLO which Requires Extension to Public Road and Provision of Turning Head

Mrs Sheena Sutherland

(Application Reference No 07/00570/OUTLO)

Plot 6, Seafield Gardens,

Achintore,
Fort William.

Removal of Condition 4 from 05/00427/OUTLO – To Delete Requirement for Public Road Extension and Formation of Turning Head

07/00561/FULLO (Plots 7 & 8):

1.

The requirements of condition 3 of planning permission 04/00311/FULLO are applied in the interests of road safety as commensurate road improvements to allow the development to be accessed safely.  To delete these requirements would result in increased use of a substandard access and inadequate turning head, which generates road safety concerns and is unacceptable.

2.

Insufficient justification has been identified to depart from the requirements of condition 3 of planning permission 04/00311/FULLO, the subject of which has previously been thoroughly examined by the Planning Authority and the Scottish Executive Inquiry Reporters Unit.

3.

The alternative proposed by the applicant, that Council and emergency vehicles turn within the grounds of Sol House, would generate increased vehicle/pedestrian conflict and can not be accepted.

4.

In the absence of commensurate road improvements, the house plots would not be consistent with service provision or be safely accessible, contrary to Highland Structure Plan Policy G2.

07/00570/OUTLO (Plot 6):

1.

The requirements of condition 4 of outline permission 05/00427/OUTLO are applied in the interests of road safety as commensurate road improvements to allow the development to be accessed safely.  To delete these requirements would result in increased use of a substandard access and inadequate turning head, which generates road safety concerns and is unacceptable.

2.

Insufficient justification has been identified to depart from the requirements of condition 4 of outline permission 05/00427/OUTLO, the subject of which has previously been thoroughly examined by the Planning Authority and the Scottish Executive Inquiry Reporters Unit.

3.

The alternative proposed by the applicant, that Council and emergency vehicles turn within the grounds of Sol House, would generate increased vehicle/pedestrian conflict and cannot be accepted.

4.

In the absence of commensurate road improvements, the house plot would not be consistent with service provision or be safely accessible, contrary to Highland Structure Plan Policy G2.

Applicant

Location

Nature of Development

6.6

Mr Simon Platts (Application Reference No 07/00795/FULRC)

Leidchruich, Heights of Docharty, Dingwall

Erection of Storage Shed and Formation of Handling Yard and Temporary Siting of Container and Ancillary Services.

1.

All surface and ground water disposal shall comply with the principles of Suds in accordance with the Suds statement submitted in support of this application dated July, 2007, and any variation shall require the prior written approval of the Planning Authority, in consultation with the Roads Authority and SEPA.  Provision shall be made for the interception of surface water drainage from outwith the site/

Reason: To reduce the risk of flooding and improve water quality/

2.

The access shall be constructed to the Guideline Standards of the Roads Authority and shall incorporate visibility splays of 2.5 m x 120 metres and a service bay.  At least the first 15 metres back from the public road shall be surfaced in bitmac and the gradient shall not exceed 1 in 16 over the first 5 metres.  This shall be completed to base course level prior to any work commencing on site and be surfaced prior to first occupation of the building.  Parking and turning for all vehicles must be provided within the site.  No ground or surface water shall be allowed to flow from or onto the public road from the site.

Reason: In the interests of road safety.

3.

A bunded tank shall be provided for the storage of herbicides and pesticides sufficient to contain at least 25% of the total volume of the containers being stored or 110% of the largest container, whichever is the greater, with no drainage outlet, with full details being submitted prior to commencement of development for the written approval of the Planning Authority in consultation with SEPA, and thereafter installed in compliance with the approved details before the site is brought into operation.  Roof drainage shall be drained via impermeable pipes for a distance of 10 metres from the structure and downpipes shall be sealed at ground level to avoid contamination from any dirty areas.

Reason: To reduce the risk of pollution.

4.

A detailed landscaping plan must be submitted for approval specifying the quantity, position, size, species and protection measures (tree shelters, stakes and ties) of all trees/shrubs to be planted together with and indication of how they integrate with the proposal in the long term.  This shall reflect the landscape character of the surrounding area/

A maintenance programme must be submitted for approval specifying weed control; adjustment/replacement of shelters, stakes and ties; formative pruning; and replacement of failures/

Planting is to be carried out during the first year following practical completion.  Any trees which die, are damaged or become seriously diseased within the first five years are to be replaced within the next planting season (unless otherwise agreed by the Planning Authority)

Reason: In the interests of visual amenity/

5.

The building shall be finished in dark green (Juniper Green) metal sheeting with cream walls below.

Reason: In the interests of amenity/

6.

The hours of operation on the site shall be limited to between 07:00 and 20:00 Monday to Friday and 07:00 to 13:00 on Saturdays with no Sunday working unless otherwise agreed in writing with the Planning Authority in consultation with TEC Services (Environmental Health)/

Reason:  In the interests of residential amenity/

Informative

Scottish Water advises that planning approval does not guarantee a connection to the infrastructure and there may be pressure issues within the water network.  The developer should contact Scottish Water on 0845 601 8855 to discuss these issues directly before commencing development.

A building reservation to the satisfaction of Scottish & Southern Energy must be maintained from the overhead electricity line.

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.

Applicant

Location

Nature of Development

6.7

Mr William Urquhart (Application Reference No 07/01202-012-04/OUTRC)

Land at 3 Cove Poolewe

Erection of 3 Houses and 3 Garages (Outline)

1.

Standard outline condition and reasons (seeking details).

2.

Notwithstanding that design and external appearance are Reserved Matters under Condition 1 above, the dwelling shall be designed and orientated so that it is positioned to minimise loss of privacy and light to the existing neighbouring dwellings and the adjoining sites, and are no higher than 7.5 metres only to the ridge line and set low in the landscape.  The dwelling shall not be of the same identical exact replica as any other adjacent house, but individually designed.

Reason: In the interests of residential and visual amenity to minimise the impact of the dwelling on existing and proposed dwellings and to ensure the dwelling is incorporated into the landscape.

3.

Full details of existing and proposed levels of the site, access ways and floor levels, in relation to land adjoining the site, and cross sections shall be submitted with the Reserved Matters application.

Reason:  To enable the Planning Authority to fully consider the proposal to ensure the satisfactory appearance of the development and to ensure the visual amenity of the area.

4.

The access shall be provided to the guideline standards of the Roads Authority prior to the first occupation of the dwelling hereby approved and shall include the following:  (a) Visibility splays of 2.5 x 85 metres in both directions shall be provided and maintained thereafter in perpetuity (with no obstructions over 0.9 metres in height from the road level within the visibility splays);  (b) The access shall be 5.5 metres wide and it shall be surfaced in a recognised bituminous material for the first 10 metres measured from the public road (gradient of the access over the first 6 metres must not exceed 1:16);  (c) Positive drainage provision ensuring no surface or ground water flows from or onto the site from the public road;  and (d) A service layby to be formed at the access point to the satisfaction of TEC Services (Transport) which shall be surfaced in a recognised bituminous material.  Full details shall be submitted with the Reserved Matters application.

Reason:  In the interests of road safety .

5.

No development shall commence until details of the signage to advise ‘junction ahead’ for either side of the vehicular access adjacent the main road have been agreed in writing by the Planning Authority in consultation with TECS (Transport), and the applicant has lodged with the Council the cost of provision of such signage.  No occupation of the dwelling shall occur until the signage has been installed on site in accordance with the agreed details.

Reason: The visibility splays are below guideline TECS standards, and therefore the application is only acceptable, given the level and speed of traffic, with the provision of this signage, without which the development would not be acceptable, in the interests of road safety.

6.

Parking and turning for at least two vehicles shall be provided and maintained within the curtilage of the site to enable vehicles to enter and exit in a forward gear, before the house is first occupied, details of which shall be submitted with the Reserved Matters application.

Reason: In the interests of road safety.

7.

A storage area for wheelie bins shall be provided adjacent to the bellmouth access with the public road, but outwith the visibility splays, and surfaced in an appropriate material, prior to the first occupation of the dwelling, details of which shall be submitted with the Reserved Matters application for consideration.

Reason: In the interests of road safety .

8.

The proposed private water supply to service the development shall be provided and maintained to the satisfaction of Environmental Health Authority, in terms of bacteriological and clinical quality. The installation of suitable water treatment system as required by the Environmental Health Authority, details of which shall be first submitted to and approved in writing by the Planning Authority, will require to be installed prior to first occupation of the house hereby approved.

Reason:  In order to ensure that the development is served by a wholesome water supply.

9.

All drainage arrangements shall be provided to the satisfaction of the Planning Authority in consultation with the Building Standards Authority.  Any changes to the approved system will require the prior approval of the Planning Authority.  Full details of the proposed drainage shall be submitted with the Reserved Matters application.

Reason: In order to ensure that the site is properly drained in the interests of residential amenity and the environment.

10.

Prior to the commencement of development, a fully detailed scheme of landscaping for the site shall be submitted; particular attention shall be given to the western boundary where a tree belt shall be created, including a scheme of maintenance with suitable protection of the planting, for the written approval of the Planning Authority.  All planting thereby approved shall be undertaken and protected 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 date of planting 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.

11.

No development shall commence until full details of the proposed boundary treatment of the site has been submitted to and approved in writing by the Planning Authority.  The approved scheme shall be carried out before this development is brought into use and shall thereafter be retained.

Reason: To safeguard the amenity of the occupants of adjoining properties and to ensure the satisfactory appearance and functioning of the development.

12.

The dwelling hereby approved shall be designed to accord with the Council's Policy on Designing for Sustainability.  A Sustainable Design Statement shall be submitted along with the Reserved Matters required under Condition 1 above.

Reason: