• Agenda

Minutes of Special Meeting of the Caithness, Sutherland and Easter Ross
Planning Applications and Review Committee held in the Pentland Suite, The Weigh Inn, Thurso on Tuesday 15th July, 2008

Present:

Mr Donald Mackay
Lady Marion Thurso
Mr Graeme Smith
Mr William Fernie
Mr David Bremner
Mr Robert Coghill
Mr Martin Rattray

Non Members Present:

Mr David Flear
Mr William Mackay

Officials In Attendance:

Mrs Fiona I. Sinclair, Area Solicitor
Mr Allan Todd, Area Planning and Building Standards Manager
Mr Iain Ewart, Team Leader, Planning and Development Service
Mr Bob Robertson, Principal Planner
Mr Campbell Stewart, Area Roads and Community Works Manager

Mr Donald Mackay in the Chair

1. Apologies for Absence and Declarations of Interest

Apologies for absence were intimated on behalf of Mr George Farlow, Mr Robbie Rowantree, Mr James McGillivray, Mr William Ross, Mrs Carolyn Wilson, Mr Richard Durham and Mr Alan Torrance.

Councillor Mackay declared a non financial interest in Item 2.1 as a member of Thurso Community Council.  He indicated that he leaves the meeting during discussion of Planning applications and would therefore would be able to take part in the discussion today.

2.     Planning Applications

2.1   Alterations to House Extension – 6 Upper Burnside Court, Thurso
        (07/00493/FULCA)

There had been circulated Report PLC-33-08 dated 3rd July, 2008, by the Area Planning and Building Standards Manager, recommended approval of an application by Mr R Grant for proposed alterations to permission 06/00674/FULCA which was granted in respect of an extension to 6 Upper Burnside Court, Thurso.

Mr Ewart explained the background to the application as detailed in the report and read the letter of undertaking from the applicant detailed at paragraph 6.5.   The Committee noted that twenty letters of objection including one from the Community Council had been received.

During discussion, individual members expressed concern about the development, particularly in relation to its size, the suggestion that the extension may be let separately from the adjoining dwellinghouse, and the difficulties regarding access to the rear of neighbouring properties during construction. 

Following discussion, Councillor Coghill, seconded by Councillor Fernie PROPOSED the motion that the application be granted subject to the conditions detailed in the report with power being delegated to officials to amend the wording of condition 1 restricting the use of the development to residential accommodation as part of the dwellinghouse known as 6 Upper Burnside Court, Thurso, and subject to an additional condition to be drafted by officials to ensure that the access to the rear of the neighbouring properties is kept clear from obstruction at all times.  The Committee so AGREED.

2.2   Demolition of Existing Buildings and Erection of New Residential
        Block – Land to South of Traill Street, Castletown
        (08/00042/FULCA) (See Minutes of Meeting of 13th May, 2008)

Mr William Mackay had applied for and been granted a local member vote in relation to this item.

There had been circulated Report PLC-34-08 dated 3rd July, 2008 by the Area Planning and Building Standards Manager, seeking Members further consideration of an application by Norscot Joinery Ltd for the demolition of existing buildings and erection of new residential block, comprising 4 two bedroom houses and 4 two bedroom flats with associated detached bin store on land south of Traill Street, Thurso.

The Committee noted that following the Committee meeting on 13th May 2008 when consideration of the application had been deferred a number of meetings had taken place between the applicants and representatives of the Princes Foundation for the Built Environment as a result of which the plans had to some extent been revised.  Mr Ewart advised the Committee that although all of the recommendations of the Prince’s Foundation had not been taken on board by the applicants he recommended that the application be granted.

Following discussion the Committee AGREED to grant the application subject to the conditions detailed in the report. 

2.3   Erection of House – Land to East of Catreff, Newton Row, Wick
        (08/00045/OUTCA) and
2.4   Erection of House – Land to South West of Catreff, Newton
        Row, Wick (08/00093/FULCA)

Mr William Mackay had applied for and been granted local member votes in relation to these items.

There had been circulated Report PLC-35-08 (Item 2.3) and Report PLC-36-08(Item 2.4) both dated 17th June, 2008, by the Area Planning and Building Standards Manager, respectively recommending approval of the application by Mr Graeme Ronaldson and Miss Hayley Gray for the erection of a house, upgrading of vehicular access, and installation of septic tank and soakaway on land to the east of Catreff, Newton Row, Wick, and the application by Mr and Mrs Bain for the erection of a house, formation of vehicular access, and installation of septic tank and soakaway on land to the south west of Catreff, Newton Row, Wick.

As suggested by Mr Todd the Committee agreed to consider both applications together as both applications were before Committee due to the fact that they are contrary to the Development Plan.  The Committee noted that the Development Plan presumes against new housing development in the area until such time as necessary road improvements are in place and a connection can be made into the public sewer.  SEPA had objected to both applications, although both applicants had provided percolation test results which met SEPA’s standards.  In respect of Mr and Mrs Bain’s site, SEPA had indicated at pre-application stage that they would not object in principle to a discharge from a septic tank into a soakaway provided a percolation test which met the SEPA standards was undertaken.  Mr Todd concluded that the proposed applications were considered to be justifiable exceptional additions to the existing settlement and invited the Committee to approve both applications.

Following discussion, Councillor D Mackay seconded by Councillor Fernie PROPOSED the motion that the applications be granted subject to the conditions detailed in the report.  The Committee so AGREED, and on the motion of Councillor Smith, FURTHER AGREED to instruct the Area Planning and Building Standards Manager to write to Scottish Water inviting them to provide the area with a connection to the public sewer as indicated in the Local Plan. 

2.5   Erection of Flatted Apartments and House – Former Funeral
        Parlour, Rose Street, Thurso (08/00133/FULCA) (See Minutes of
        Meeting of 18th December, 2007)

There had been circulated Report PLC-37-08 dated 2nd July, 2008, by the Area Planning and Building Standards Manager, recommending approval of an application by J Begg Building Contractors for the erection of one block of 4 flatted apartments and the erection of one 1¾ storey house at the former funeral parlour at Rose Street, Thurso.

Mr Robertson, Principal Planner, summarised the report and invited the Committee to add a condition to the consent to ensure that the development will be completed within two years of commencement of demolition of the building.

During discussion, individual members of the Committee expressed concern regarding overdevelopment of the site and a lack of parking in the area while other members noted that the neighbouring property at Roseberry House is higher than the proposed development and that other town centre locations can be used for parking. 

Following discussion, Councillor Bremner, seconded by Lady Thurso PROPOSED the MOTION that the applications be refused on the grounds that the proposal constitutes overdevelopment of the site, the building proposed will be considerably higher than the existing building leading to a loss of light to neighbouring properties and that the difficult parking situation in that area of Thurso will be compromised further. 

Councillor Fernie, seconded by Councillor Smith moved as an AMENDMENT that the Scottish Government be notified that the Committee is minded to grant the application for Conservation Area Consent and subject to Conservation Area Consent being granted, has agreed to grant the application for planning permission subject to the conditions detailed in the report, with a further condition, to be drafted by officials, as recommended by Mr Robertson at the meeting, to ensure that the development is completed within two years of commencement of demolition of the existing building. 

There being no further amendments votes were cast as follows:

For the MOTION

Councillor D Mackay

Lady Thurso

Councillor Bremner

For the AMENDMENT

Councillor Fernie

Councillor Smith

Councillor Coghill

Councillor Rattray.

Accordingly the AMENDMENT by Councillor Fernie was CARRIED by four votes to three and became the decision of the Committee.

2.6   Installation of UPVC Windows and Front Door – 10 Dempster
        Street, Wick (08/00151/FULCA and 08/00152/LBCCA)

There had been circulated Report PLC-38-08 dated 7th July, 2008, by the Area Planning and Building Standards Manager, recommending approval of applications by Miss Treasa Hamilton for planning permission and listed building consent to install new uPVC windows and front door to the listed building at 10 Dempster Street, Wick.

Following discussion, the Committee AGREED to grant the applications for planning permission and listed building consent as had been recommended in the report.

2.7   Change of Use of Land to Site for Touring Caravans and Shower
        Block on Land West of Windy Ha, Mey (08/00161/OUTCA)

Mr William Mackay had applied for and been granted a local member vote in relation to this item.

There had been circulated Report PLC-39-08 dated 2nd July, 2008, by the Area Planning and Building Standards Manager, recommending refusal of an application for outline permission by Mr Tom Meikle for the change of use of land 100 metres West of Windy Ha, Mey to a site for touring caravans and shower block.

Following discussion, the Committee AGREED to refuse the application for the reasons detailed in the report.  

2.8   Change of Use From Shop to Restaurant and Takeway – 15
        Bridge Street, Wick (08/00184/FULCA)

There had been circulated Report PLC-40-08 dated 7th July, 2008, by the Area Planning and Building Standards Manager, recommending refusal of an application by Mr R J Mackay for change of use of a retail shop to restaurant and takeaway at 15 Bridge Street, Wick.

Following discussion, Councillor D Mackay seconded by Councillor Smith PROPOSED the MOTION that the application be granted with authority delegated to officials to attach appropriate conditions to any consent.  The reasons given for the motion were that the continuous retail frontage on Bridge Street had already been compromised, that it would be preferable to have the premises occupied than not particularly when there is no other prospect of the premises being occupied and niche market businesses are not being actively encouraged by the Council, and that one more takeaway outlet on Bridge Street would not have a significantly deleterious effect on the street.

Councillor Fernie seconded by Councillor Bremner proposed as an AMENDMENT that the application be refused for the reasons detailed in the report.  There being no further amendments votes were cast as follows:

For the MOTION

Councillor D Mackay

Lady Thurso

Councillor Smith

Councillor Coghill

Councillor Rattray

For the AMENDMENT

Councillor Fernie

Councillor Bremner.

Accordingly, the MOTION by Councillor D Mackay was carried by five votes to two and became the decision of the Committee.   

2.9 Erection of House and Workshop/Garage – Camilla Street, Halkirk (08/00192/OUTCA)

Mr William Mackay had applied for and been granted a local member vote in relation to this item.

There had been circulated Report PLC-41-08 dated 16th June, 2008, by the Area Planning and Building Standards Manager, recommending approval of an application for outline consent by Mr G Sinclair and Ms P Bremner for the erection of a house and workshop/garage and formation of vehicular access at Camilla Street, Halkirk.

The Committee AGREED to grant the application subject to the conditions detailed in the report as had been recommended. 

2.10 Change of Use of Shop to Fish and Chip Shop and Pizza Takeaway – 103 High Street, Wick (08/00198/FULCA)

There had been circulated Report PLC-42-08 dated 7th July, 2008, by the Area Planning and Building Standards Manager, recommending approval of an application by Mr William Little for the change of use of a fish shop to a fish and chip shop and pizza takeaway at 103 High Street, Wick.

Following discussion, the Committee AGREED to grant the application subject to the conditions detailed in the report.  

2.11   Change of Use of Agricultural Store, erection of sun porch and
          alterations and extension - Pennyland House, Thurso
          (07/00240/FULCA and 07/00252/LBCCA)

There had been circulated Report PLC-43-08 dated 7th July, 2008, by the Area Planning and Building Standards Manager, recommending refusal of applications for planning permission and listed building consent by Thurso Bay Trading Company Ltd for the change of use of an agricultural store to a house and erection of sun porch and alterations and extension to the existing Pennyland House, Thurso.

Following Mr Ewart’s summary of the application, Lady Thurso seconded by Councillor Bremner PROPOSED that the meeting adjourn for a site visit.  Councillor Smith seconded by Councillor Fernie proposed as an AMENDMENT that a site visit being unnecessary should not take place.  On a vote being taken four members voted for the MOTION and three for the AMENDMENT and accordingly a site visit took place attended by all members and officials present at the meeting.

When the meeting reconvened, the Committee noted the location of the application site in relation to the modern supermarket and petrol filling station, and expressed satisfaction with the proposed development.

Following discussion, Councillor Smith, noting that the controversial extension has been deliberately designed to be of contemporary design in order to be apparent as an extension of its time while using sympathetic materials, and that there has been a previous planning consent to use the property as a store, PROPOSED the MOTION that the Committee intimate to the Scottish Government that it is minded to grant the applications subject to appropriate conditions being attached to the planning consent.  The reasons given for the motion were that the proposals will increase the likelihood of the Category B listed building being brought back into use which will enhance its merit as a listed building, that the proposed extension on the north seaward side of the property is acceptable, and that the proposal overall is sympathetic and will enhance the building overall.  The Committee so AGREED.

3.   Scottish Government Directorate for Planning Environmental
      Appeals Decision Notice

There had been circulated for noting intimation from the Scottish Government Directorate for Planning and Environmental Appeals that the claim for expenses for the planning appeal in respect of application 07/00373/FULCA for alterations to workshops at Site No. 2, Neil Gunn Drive, Ormlie Industrial Estate, Thurso had been dismissed.

The Committee NOTED the decision.

4. Delegated Decisions

The Committee NOTED that a list of delegated decisions of planning applications was available on the Highland Council website.

The Meeting concluded at 1.15 p.m.