• Agenda

Minute of the special meeting of the Caithness, Sutherland and Easter Ross Planning Applications Committee commencing on site at Coul Croft, Edderton on Tuesday, 28th June 2011 at 10.30 am and thereafter held in the Edderton Hall, Edderton.

Committee Members Present

Mr Richard Durham
Mr George Farlow
Mr Donnie Mackay
Mr Jim McGillivray
Mr Robbie Rowantree
Mr Graeme Smith

Officials in attendance:

Mr Allan Todd, Area Planning and Building Standards Manager
Ms Susan Blease, Solicitor (Clerk)
Mr Simon Hindson, Planner
Mr Bob Robertson, Principal Planner
Mr Chris Ratter, Area Environmental Health Manager
Mr Simon Young, Principal Engineer
Mrs Alison MacArthur, Acting Administrative Assistant

Mr Donnie Mackay in the Chair

Business

The meeting convened at 10.30 am when committee members and others attending the meeting inspected the application site for Item 2.1 at Coul Croft in Edderton, Tain and thereafter travelled to a viewpoint from the Dornoch Bridge looking towards the Coul Croft site. 

Following the site visit the meeting reconvened in the Edderton Hall at 11.50 am.

1. Apologies for Absence and Declarations of Interest

Apologies were received from Mr David Bremner, Mr Rob Coghill, Mr Bill Fernie, Mr Martin Rattray, Mrs Fiona Robertson, Mr Ian Ross, Lady Marion Thurso and Mrs Carolyn Wilson.   

Mr Graeme Smith declared an interest in Item 3.1 as it was his own application. 

2. Application Subject to Site Visit

2.1   Applicant:   Mr James Gagan (11/00064/FUL) (PLC-029-11 (1528kb pdf))
Location:  Land at Coul Croft, Edderton, Tain
Nature of Development:  Construction of Camping/Caravan Site and Associated Access Roads, Services, Reception/Ablutions Building, Temporary Camping Shelters and Self Catering Lodges

There had been circulated Reports Nos PLC/029/11 and PLC/023/11 by the Area Planning and Building Standards Manager recommending the grant of planning permission subject to the conditions detailed therein, with the amendments to conditions 16 and 19 as detailed in Report No PLC/029/11. 

Mr Simon Hindson, Planner presented the reports and recommendation. 

Further to queries which had arisen during the site visit about the feasibility of the proposed access to the site from the public road and its potential impact on the proposed soakaway, Mr Hindson drew members’ attention to proposed conditions 5 and 10 – 12 which would effectively prevent development commencing until all technical details of the access and drainage had been approved.  In the meantime, however, it had already been established that the required visibility splays (2.5 x 180 metres in both directions) were achievable and a swept path analysis had demonstrated that a car and caravan could turn into and out of the access without straddling the public road.  Mr Hindson further advised that although the visibility splays shown on the application plans were not entirely accurate, the required visibility splays would be stipulated as a condition of the planning permission.

(* Agreed at CSER Planning Committee on 2 August 2011)

In response to further questions by Mr Jim McGillivray, Mr Hindson advised as follows.

• In the last paragraph of section 1.1 of Report No PLC/029/11 the recreational area figure which would apply in terms of the Council’s guidance if this were a residential development would be 196 m² and not 98 m² as printed.
• Details of the recreational area to be provided would require to be approved by the Authority prior to commencement of development so there was scope for further negotiation on the final layout.
• Public access to Edderton Hill would be permitted under the Land Reform (Scotland) Act 2003, as would access through the proposed camp site.
• The applicant proposed to have a waste collection area on the site and to use a private contractor for the uplift of refuse, although the swept path analysis had shown that normal sized refuse lorries would be able to make it up the slope.
• The access would be designed to fall away at the junction with the public road to prevent drainage on to the road.
• SEPA would be consulted on all drainage arrangements prior to final approval.

Mr Robbie Rowantree indicated that while he was not opposed to the premise of the application, he remained concerned that it would be difficult to meet the intended 1:10 gradient for the access and to do so without affecting the soakaway.  He expressed disappointment that there was no officer from TEC Services present who was capable of answering his questions on this issue. 

Mr Simon Young, Principal Engineer, advised that the correct slope for the road would be assessed through planning conditions and SEPA would have to approve the soakaway.   Mr Hindson confirmed that in terms of the proposed conditions, the Authority would have to be satisfied with the proposed arrangements for both the access and drainage before development could commence.  No development would start until a full ground survey had been undertaken and all the suspensive conditions had been complied with.

Mr Richard Durham remained concerned over the safety of the proposed access and its potential impact on drainage.   He considered more detailed information was needed before he would be able to approve such an application.

Mr Graeme Smith felt the application would enhance tourism in the area and that the application made good use of the existing trees for screening.  Although he commended the applicant on the site design he felt the proposed access was awkward.  He also pointed out the lack of a canteen facility or an establishment selling groceries.  The position of the soakaway at the entrance was also of concern.  Overall, he felt that the application was impressive but that there were serious problems with access and tree proximity to the road. 

Mr George Farlow noted that condition 5 recommended in the report ensured that no development could start until plans for the engineering of the access road had been approved.  There appeared to be no loss of agricultural land as the buildings were all temporary and there was adequate parking in line with the Highland Council’s tourism policy.  He felt there was no reason the development should not go ahead.

Mr Jim McGillivray advised that while he considered this a positive development which would be advantageous to the area, he remained concerned about the safety of the access.  While Mr Young had indicated that the access was technically feasible, this did not mean it would necessarily be safe.

Mr Donnie MacKay, seconded by Mr George Farlow, then moved that planning permission be granted subject to the conditions recommended in the report. 

Mr Richard Durham, seconded by Mr Robbie Rowantree moved as a first amendment that determination of the application be deferred for detailed information to be brought back to the Committee on the engineering of the access and the relationship of the road with the soakaway. 

Mr Graeme Smith, seconded by Mr Jim McGillivray, moved as a second amendment that planning permission be refused on the ground that there was no evidence that adequate access could be achieved.

On a vote being taken between the second amendment and the first amendment, the second amendment received 2 votes and the first amendment received 4 votes. 

On a vote being taken between the first amendment and the motion, the motion received 2 votes and the first amendment received 4 votes. 

The first amendment was therefore carried and determination of the application was accordingly deferred for submission of detailed engineering information in relation to the proposed access and its relationship with the proposed soakaway. 

( * Agreed at CSER Planning Committee on 2 August 2011)

3. Applications to be Determined

3.1   Applicant:   Mr Graeme Smith (11/00985/FUL and 11/00986/LBC) (PLC-030-11 (408kb pdf))
Location:  15 Breadalbane Crescent, Wick, KW1 5AS
Nature of Development:  Replace Slates and Generally Upgrade Roof, Replace Rainwater Goods with Cast Iron (including those of adjoining house – No 14 Breadalbane Crescent) and Refurbish Windows
Recommendation: Grant

Mr Graeme Smith, being the applicant, declared an interest in this application and accordingly left the meeting for this item.

There had been circulated Report No PLC/030/11 by the Area Planning and Building Standards Manager recommending the grant of planning permission and listed building consent subject to the conditions detailed therein. 

Mr Allan Todd, Area Planning and Building Standards Manager presented the report and recommendation.

The Committee agreed to grant planning permission and listed building consent, both subject to the conditions recommended in the report, with the prior notification to Historic Scotland for 11/00986/LBC.

3.2   Applicant:   The Highland Council (11/01167/FUL) (PLC-031-11 (1542kb pdf))
Location:  Thurso Swimming Pool, Millbank Road, Thurso, KW14 8PS
Nature of Development:  Installation of Biomass Boiler and Wood Pellet Store in External Accommodation with a Dedicated Flue and New Fenced Off Oil Storage Tank
Recommendation: Grant

There had been circulated Report No PLC/031/11 by the Area Planning and Building Standards Manager recommending the grant of planning permission subject to the conditions detailed therein. 

Mr Allan Todd, Area Planning and Building Standards Manager presented the report and recommendation.

The Committee agreed to grant planning permission subject to the conditions recommended in the report.

3.3   Applicant:  The Highland Council (11/01325/FUL and 11/01327/LBC) (PLC-032-11 (1685kb pdf))
Location:  Old Town Hall, High Street, Thurso, KW14 8AJ
Nature of Development:  Alteration by way of Replacing Failed Ground Source Heat Pumps with Air Source Units Designed to Connect Unobtrusively into Existing Building’s Infrastructure
Recommendation: Grant

There had been circulated Report No PLC/032/11 by the Area Planning and Building Standards Manager recommending the grant of planning permission subject to the conditions detailed therein.

Mr Allan Todd, Area Planning and Building Standards Manager presented the report and recommendation.

The Committee agreed to grant planning permission subject to the conditions recommended in the report.

The Committee further agreed that the Chairman write to the Director of Housing and Property for information on the cause of failure of the existing ground source heat pumps and on any compensation that was to be sought. 

3.4   Applicant:   The Highland Council (11/01464/FUL) (PLC-033-11 (1166kb pdf))
Location:  Thurso High School, Ormlie Road, Thurso, KW14 7DS
Nature of Development:  Thurso High School Biomass Heating System Upgrade, Installation of External Thermal Storage Unit for System, Modification of Existing Flue Stack to Accommodate Biomass Boiler and Conversion of Internal Oil Storage Room to Biomass Store
Recommendation: Grant

There had been circulated Report No PLC/033/11 by the Area Planning and Building Standards Manager recommending the grant of planning permission subject to the conditions detailed therein. 

Mr Allan Todd, Area Planning and Building Standards Manager presented the report and recommendation.

The Committee agreed to grant planning permission subject to the conditions recommended in the report.

There being no further business the meeting closed at 12.55 am.