Minute of the Site Hearing Meeting of the Ross, Skye and Lochaber Planning Applications and Review Committee held on site adjacent to the access road leading to Greshornish House Hotel, Greshornish, Edinbane and in the Edinbane Hall on Tuesday, 29th April 2008 at 11.00 am.

 

Committee Members Present

 

Mr Donald Cameron

Mrs Isabelle Campbell

Mr David Chisholm

Mr William Clark

 

Mr Eddie Hunter

Mr Hamish Fraser

Mr Ian Renwick

Mrs Audrey Sinclair

Officials in attendance:

 

Mr Alaisdair Mackenzie, Area Solicitor

Mr Victor Hawthorne, Team Leader, Planning and Development

Mr Michael Hoar, Senior Planner, Planning and Development

Mr Gordon MacDonald, Principal Technician, TECS

 

Also in attendance:

 

Mr & Mrs C Watkiss, Applicants

Mr J Gordon, Agent for the Applicants

Mr A Beaton, Objector

Mr N Colquhoun,

Sir J & Lady Isaacs

Mrs D MacAskill

Mr A Thornber

Mrs M MacLeod, Skeabost & District Community Council

Mr J Rennie, Skeabost & District Community Council

 

Mr David Chisholm in the Chair

 

Business

 

1.           Apologies for Absence

 

Apologies for absence were intimated on behalf of Dr Michael Foxley

 

2.           Applications 

 

 

Applicant

Location

Nature of Development

 

 

2.1

Gail Philips and Chris Watkiss (Application Reference No 07/00425/FULSL)

 

Site Adjacent to Greshornish House Hotel, Greshornish, Edinbane

 

Erection of 4 Self Catering Units,

Swimming Pool, Garage, Workshops and House

 

 

There had been circulated Report No. PLR-038-08 (1198kb) by the Area Planning and Building Standards Manager recommending the grant of Planning Permission subject to the following conditions:-

 

1.

Prior to the occupation of any part of the development the access to the site shall be formed in accordance with the attached schedule.

 

 

Reason: In the interests of road safety.

 

2.

Prior to the commencement of development details of the external materials, including their colour appearance and texture, shall be submitted to and approved in writing by the Planning Authority.

 

 

Reason: In the interests of visual amenity of the locality that is situated within the designated Landscape of Great Value.

 

3.

Prior to the commencement of development, a fully detailed scheme of hard and soft landscaping for the site, including a scheme of maintenance, shall be submitted to and require the approval in writing of the Planning Authority. The scheme of landscaping shall incorporate the following details

 

  • A supplementary tree survey for tree retention and tree surgery works for the site area and that land controlled by the applicant and outlined in blue on the approved plans. A detailed   
  • A landscape plan must be submitted for approval specifying the quantity, position, size, species and protection measures (tree shelters, stakes & ties) of all trees/shrubs to be planted together with an indication of how they integrate with the proposal in the long term.
  • A maintenance programme (which shall include existing trees and hedging), must be submitted for approval specifying weed control; adjustment / replacement of shelters, stakes & ties; formative pruning; and replacement of failures.

 

All planting thereby approved shall be undertaken in the first planting season following occupation 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 visual amenity of the locality that is situated within the designated Landscape of Great Value. The Survey and Recommendation for Existing Trees as submitted under planning ref 06/00117/FULSL (Copy attached) has been superceded by events on the ground requires to be supplemented.

 

4.

No development shall take place until details and proposed timetable of all earthworks associated with the development have been submitted to and approved in writing by the Planning Authority. These details  shall include the propose grading and mounding of land areas  including the levels and contours to be formed, showing the relationship  of proposed mounding  to existing trees, vegetation and surrounding landform. Development shall be carried out in accordance with the approved details.

 

 

Reason: In the interests of visual amenity of the locality that is situated within the designated Landscape of Great Value.

 

5.

No equipment, machinery or materials shall be brought shall be brought onto the site for the purposes of the development until details of the proposed type and a plan of the proposed position of fencing for the protection of trees that are to be retained on or adjacent to the site, (in accordance with the details contained within the Survey and Recommendation for Existing Trees ref 06/00117/FULSL) (Copy attached) have been submitted to and approved in writing by the Planning Authority.  The fencing shall be implemented in accordance with these details and shall remain in place until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored, disposed of, or placed, nor fires  lit in any area fenced in accordance with this condition and the ground levels  within these areas  shall not be driven over by vehicles, altered , nor any excavation made (including addition/removal of topsoil/subsoil) without the written consent of the Planning Authority.

 

 

Reason: In the interests of visual amenity of the locality that is situated within the designated Landscape of Great Value.

 

6.

Notwithstanding the provisions of Classes 1, 2 & 3 of Schedule 1 to 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 modification, the express approval of the Planning Authority for all extensions and enlargement of the house hereby approved, including alterations to the roof the erection within the curtilage of outbuildings or ancillary structures or enclosures.

 

 

Reason: In the interests of visual amenity of the locality that is situated within the designated Landscape of Great Value.

 

7.

Prior to the commencement of development, arrangements for  an archaeological  watching brief to be carried out on site clearance and excavation works, in accordance with  the attached specification , shall be submitted to and  require the approval in writing of the Planning Authority. No site clearance or excavation shall take place until that approval has been given in writing and all such works shall thereafter be implemented in accordance with the approved arrangements.

 

 

Reason: To protect the historical and archaeological interest of the site.

 

8.

Prior to the commencement of any works on site full details of the proposed drainage arrangements 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 fully detail the size, capacity and location and means of discharge of the proposed drainage arrangements proposed and satisfactory percolation tests.  The scheme as may be 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: For the avoidance of pollution.

 

 

The meeting convened on site where the Committee inspected the location.

 

At the invitation of the Chairman, the Applicants and the Objectors pointed out physical features.

 

Thereafter the Committee reconvened in the Edinbane Hall where the Chairman welcomed the parties and explained the purpose and format of the Hearing.

 

The Senior Planner introduced the Application, giving a description of the proposed development and its site, identified the planning policies against which the application was to be assessed and drawing attention to other key material considerations.

 

Mrs G Watkiss presented the case for approval expanding on the points summarised in the Report.

 

Mr J Rennie and Mrs M MacLeod then addressed the Committee and advised that the Community Council had not submitted a representation as they had not been asked to do so. In addition the application did not appear on the weekly list published on the Council’s website and consequently they were not able to request a consultation. The Community Council while happy with the original proposal had concerns that this application with its proposed increase in the number of houses would have an adverse impact on the community.

 

The Objectors then addressed the Committee expanding on the objections summarised in the Report.

 

Mr G Watkiss then responded to issues raised.

 

Following a question from the Chairman all parties indicated that they were satisfied with the way in which the Hearing had been conducted.

 

Following discussion, the Chairman moved that the recommendation to grant planning permission be agreed. There being no seconder for this motion, it fell.

 

Mr Hamish Fraser, seconded by Mr Ian Renwick then moved that the application be refused on the grounds that the change of use was contrary to the Council’s Policy on Housing in the Countryside. The change of use did not fit with the policy of single housing in the countryside and was a departure from the requirements for an area of great landscape value.

 

There being no amendments, the motion became the finding of the meeting and therefore, contrary to recommendation, the application for planning permission was refused.

 

The meeting further agreed to ask the Area Planning and Building Standards Manager to clarify the procedures for notifying Community Councils at the next scheduled meeting of the Committee on 6th May 2008.

 

The meeting ended at 1315 pm.

 

 

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