Agendas, reports and minutes

North Planning Applications Committee

Date: Tuesday, 27 November 2018

Agenda: Read the Agenda

A meeting of the North Planning Applications Committee will take place in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness on Tuesday, 27 November 2018 at 10.30 am.

You are invited to attend and a note of the business to be considered is attached.

Webcast Notice: This meeting will be filmed and broadcast over the Internet on the Highland Council website and will be archived and available for viewing for 12 months thereafter.

Members are reminded that during determination of any item before this Committee they must be present throughout the whole of that item in order to be entitled to participate.

Members are further reminded that mobile devices, including mobile phones, can be used for following the agenda/reports and delivering speeches but should not be used for any form of communication (text or tweet) during the meeting.

Yours faithfully

Karen Lyons, Principal Solicitor – Planning
(for Head of Corporate Governance)

1.  Apologies for Absence

2.  Declarations of Interest
Foillseachaidhean Com-pàirt

Members are asked to consider whether they have an interest to declare in relation to any item on the agenda for this meeting.  Any Member making a declaration of interest should indicate whether it is a financial or non-financial interest and include some information on the nature of the interest.  Advice may be sought from officers prior to the meeting taking place.

3.  Confirmation of Minutes 
Dearbhadh a’ Gheàrr-chunntais

There are submitted for confirmation as a correct record the Minutes of Meeting of the North Planning Applications Committee held on 16 October 2018.

4.  Major Development Update
Iarrtasan Mòra

There is circulated Report No PLN/065/18 (Plans pp 1 - 4) by the Acting Head of Development Management - Highland, which provides a summary of all cases within the “Major” development category currently with the Planning and Development Service for determination and identifies those proposed applications which have Proposal of Application Notice (PAN). The report also details progress on proposals submitted under S36 or S37 of the Electricity Act 1989 on which the Council is consulted.

The Committee is invited to note the current position of these applications.

5.  Major Developments – Pre-application consultations
Leasachaidhean Mòra – Co-chomhairle Ro-iarrtais

5.1 Description: Wind farm and associated infrastructure (18/04363/PAN) (PLN/066/18)
Ward: 3
Applicant: Cogle Moss Renewables LLP
Site Address: Land 816M NE Of Blackpark, Watten.

5.2 Description: Proposed new 275/220 kV electricity substation on land at Lower Dounreay (18/05143/PAN) (PLN/067/18)
Ward: 2
Applicant: Scottish Hydro Electric Transmission Plc
Site Address: Land To South Of Existing Substation, Dounreay.

5.3 Description: Erection of 11 wind turbines (up to 40 mW) including associated infrastructure (access roads, hard crane standings, met mast, internal cable routes, drainage, buildings and compounds (18/05226/PAN) (PLN/068/18)
Ward: 3
Applicant: E.ON Climate and Renewables UK Developments Ltd
Site Address: Camster II Wind Farm, Land 2000M NW Of Tannach Hill, Tannach, Wick.

6.  Continued Item
Cuspairean a' Leantainn

6.1  Applicant: Mr Ike Barnes (18/00385/FUL) (PLN/069/18) (PLN/057/18)
Location: Land 70M NW Of Seaview, 178 Armadale, Sutherland (Ward 1).
Nature of Development: Siting of a residential static caravan with composting toilet; installation of surface/grey water soakaway, siting of temporary storage containers; partial change of use of land to accommodate two yurts for temporary seasonal accommodation.
Recommendation: Refuse.

7.  Planning Applications to be Determined
Iarrtasan Dealbhaidh rin Dearbhadh

There are circulated Reports Nos PLN/070/18 to PLN/070/18 by the Acting Head of Development Management - Highland which are as follows:-

7.1 Applicant: A M O'Brien (17/04927/FUL) (PLN/070/18)
Location: Smithy Cottage, Ulbster, Lybster, KW2 6AA (Ward 3).
Nature of Development: Siting of 3 wood burners and 1 wood drying container (retrospective).
Recommendation: Grant.  

7.2  Applicant: Migdale Smolt Ltd (18/01202/S42) (PLN/071/18)
Location: Jubilee Site, Loch Shin, Lairg. IV27 4NY (Ward 1).
Nature of Development: Application under section 42 to remove condition of planning permission 06/00473/FULSU – removal of 10 year condition.
Recommendation: Grant.

7.3  Applicant: Migdale Smolt Ltd (18/01203/S42) (PLN/072/18)
Location: Loch Merkland, Achfary, Lairg, IV27 4NZ (Ward 1).
Nature of Development: Application under section 42 to remove condition 2 of planning permission 08/00038/FULSU – temporary permission for 10 years expiring on 27/11/2018.
Recommendation: Grant.

7.4  Applicant: Different Roads Management (18/02161/FUL) (PLN/073/18)
Location: Balmacara Hotel, Balmacara, Kyle IV40 8DH (Ward 5).
Nature of Development: Proposed alterations and extension to hotel.
Recommendation: Grant.  

7.5  Applicant: Pentland Property Limited and Premier Inn Hotels Limited (18/02298/FUL) (PLN/074/18) 
Location: Thurso Auction Mart, Ormlie Road, Thurso  (Ward 2).
Nature of Development: Erection of hotel with ancillary restaurant and bar with outdoor seating area and associated car parking, servicing, external plant area, new road and pedestrian access (including engineering operations).
Recommendation: Grant.  

7.6 Applicant: Glendevon Energy Company Ltd (18/02458/FUL) (PLN/075/18)
Location: Land at Loch A Bhraoin, Braemore, Loch Broom (Ward 5).
Nature of Development: Installation of hydro-electric scheme (up to 2.0 mW) including dam and intakes, buried pipelines, powerhouse, tailrace,  formation of access track, borrow pits, and buried 33 kV cable grid connection (EIA development)
Recommendation: Grant.  

7.7  Applicant: Mr D Ross (18/02836/FUL) (PLN/076/18)
Location: 10 Shore Street, Shandwick, Tain (Ward 7).
Nature of Development: Change of use of land to form garden ground.  Erection of 1.8 m high fence and widening of road.
Recommendation: Grant.

7.8  Applicant: Mr James Coghill (18/02975/FUL) (PLN/077/18)
Location: Land 45M West of Ocala, Oldwick, Wick. (Ward 3).
Nature of Development: Erection of single storey dwelling, creation of new private access and installation of private drainage system.
Recommendation: Refuse.

7.9  Applicant: Baoighill Aoigheachd Ltd (18/03257/FUL) (PLN/078/18)
Location: Sgeir Bhuidhe, Plockton, IV52 8TL (Ward 5).
Nature of Development: Change of use from residential (use class 9) to guest house (use class 7).
Recommendation: Grant.

7.10  Applicant: Moray Offshore Windfarm (West) Limited (18/03309/S36) (PLN/079/18)
Location:  (Ward 3).
Nature of Development: Offshore windfarm comprising installation of a maximum of 85 turbines with a maximum height to tip of 285 m and rotor diameter of 250 m.
Recommendation: Raise an objection.

7.11  Applicant: Cairn Housing Association (17/05598/FUL) (PLN/080/18)
Location: Memorial Field Station Road Avoch (Ward 9).
Nature of Development: Erection of housing development (34 units) and associated infrastructure (phase 1).
Recommendation: Grant.

8.  Decisions on Applications to the Scottish Government Directorate for Energy and Climate Change and Planning Appeals
Co-dhùnadh mu Iarrtas do Bhuidheann-stiùiridh Riaghaltas na h-Alba airson Lùth agus Atharrachadh Aimsir

8.1  Applicant: West Garty Renewables LLP (14/04486/S36)
Location: 4 km South of Helmsdale and 10 km North of Brora, Highland
Nature of Development:  17 turbines, 13 with a maximum height from ground to blade tip of 100 m and 4 with a maximum height from ground to  blade tip  of  110 m. 

The Committee is invited to note the decision of the Scottish Ministers to refuse the application for consent made under Section 36 of the Electricity Act 1989 and to refuse planning permission for the reasons stated in the Decision Letter.

8.2  Applicant: Mr R Wilkie (18/01441/FUL) (PPA-270-2199)
Location: Hillside, South Obbe, Kyleakin, Isle of Skye, IV41 9PN (Ward 10)
Nature of Development:  Demolition of garage and erection of ancillary accommodation. 

The Committee is invited to note the decision of the Scottish Ministers to refuse the application for the reasons stated in the Decision Letter.

Claim for an award of expenses decision

8.3  Applicant: Morgan McDonnell Architecture (17/05184/FUL) (PPA-270-2196)
Location: Land 75 metres East of 162 Stoer, Lochinver (Ward 1)
Nature of Development:  Restoration and conversion of disused church to residential, installation of sewage treatment plant and soakaway   

The Committee is invited to note the decision of the Reporter who has found that The Highland Council has not acted in an unreasonable manner resulting in liability for expenses and has declined to make any award of expenses for the reasons stated in the Decision Letter.

9.  Any Other Business

Following a Committee decision in March 2015 (reference 15/00346/FUL) the Nuclear Archive Building in Wick has won the prestigious Royal Incorporation of Architects in Scotland (RIAS) Andrew Doolan Best Building in Scotland Award for 2018