Agendas, reports and minutes

Minute of the meeting of the North Planning Applications Committee held in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness on Tuesday 15 December 2015 at 10.30 am. 

Committee Members Present: 

Mrs I Campbell, Mrs G Coghill, Mr G Farlow, Mr B Fernie, Mr M Finlayson, Mr C Fraser, Mr D MacKay (excluding item 5.2), Mrs I McCallum, Mrs M Paterson, Mr G Phillips, Mr I Renwick, Mr A Rhind (from Item 6.2), Dr A Sinclair and Ms M Smith. 

Non-Members present: 

Mr John Rosie 

Officials in attendance: 

Mr A Mackenzie, Legal Manager (Regulatory Services) and Clerk
Mr D Jones, Area Planning Manager North
Mr D Mudie, Team Leader, Planning
Mr M Harvey, Team Leader, Planning 
Mr G Sharp, Planner 
Ms J Bridge, Senior Engineer
Mr S Hindson, Planner
Mrs A MacArthur, Administrative Assistant 

Business 

Mrs Isobel McCallum in the Chair 

The Chair confirmed that the meeting would be filmed and broadcast over the Internet on the Highland Council website and would be archived and available for viewing for 12 months.

1. Apologies
Leisgeulan 

Apologies were intimated on behalf of Mr D Bremner, Mrs A MacLean and Mr D Millar.

2. Declarations of Interest  
Foillseachaidhean Com-pàirt 

There were no declarations of interest.

3. Confirmation of Minutes 
Dearbhadh a’ Gheàrr-chunntais 

There had been submitted for confirmation as a correct record the minute of the meeting of the Committee held on 27 October 2015 which was APPROVED.  

4. Major Applications  
Iarrtasan Mòra 

There had been circulated Report No PLN/056/15 by the Head of Planning and Building Standards providing an update on progress of all cases within the “Major” development category currently with the Planning and Development Service for determination.

In response to members questions the Area Planning Manager replied as follows:

• in relation to the 50 residential units at Courthill Road, Fortrose there was a variety of information from consultees including SEPA, the trunk roads authority and in-house consultees, which would require to be assessed and analysed before it was disseminated; and
• the section 75 agreement for the supermarket in Portree had been completed and had now been sent to the Registers of Scotland for recording, once the acknowledgement from the Keeper of the Registers has been received the planning permission could be issued.

In response to further questions the Team Leader replied as follows:

• there was still some outstanding works for Phase 2 of the Dounreay development, these would be captured in Phase 3 which was likely to commence towards the middle to end of next year; and
• timescales at Dounreay would become clearer next year and a briefing note would be sent to Members to update them.

The Committee NOTED the Report. 

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

5.1  Description: Erection of new mixed use Business, Commercial and Industrial Park (Major Development) (15/03959/PAN) (PLN/063/15) 
Ward: 07 
Applicant: Pat Munro (Alness) Ltd 
Site Address: Land North East of Oakwood, Ballachraggan, Alness. 

There had been circulated Report No PLN/063/15 by the Area Planning Manager on the submission of a Proposal of Application Notice (PAN), describing the site and setting out likely relevant policies and potential material planning considerations. 

The Committee AGREED to bring the following additional material considerations to the applicant’s attention: public access.

5.2 Description: Formation of a wind farm including the erection of up to 47 turbines (up to 130 m to blade tip, access tracks and other ancillary development. The development is to be known as Golticlay Wind Farm (15/03962/PAN) (PLN/064/15) 
Ward: 4 
Applicant: EON Climate and Renewables UK Developments Ltd
Site Address: Land 4 km North of Lybster 

There had been circulated Report No PLN/064/15 by the Area Planning Manager on the submission of a Proposal of Application Notice (PAN), describing the site and setting out likely relevant policies and potential material planning considerations. 

The Committee AGREED to bring the following additional material considerations to the applicant’s attention: protected species.

5.3 Description: Erection of mixed use development comprising 160 houses, business and community uses (Major Development) (15/04223/PAN) (PLN/065/15) 
Ward: 7 
Applicant: Makar (Culcairn) Ltd
Site Address: Land East of Culcairn Farmhouse, Station Road, Evanton 

There had been circulated Report No PLN/065/15 by the Area Planning Manager on the submission of a Proposal of Application Notice (PAN), describing the site and setting out likely relevant policies and potential material planning considerations.

Members’ comments included the following:

• infrastructure should be looked at carefully, the lane to Novar Estate off Station Road had had representations made from previous proposals, the developers should ensure this road is not used as a road access;
• safer routes to schools should be accommodated; 
• possible access improvements onto A9 at the sound end of the village shuld be considered; and
• the primary school was already at capacity.

The Committee AGREED to bring the following additional material considerations to the applicant’s attention: infrastructure, road access, a lane leading off the site, improvements to the access onto the A9 and school capacity.

5.4 Description: Wildland Limited Recreation Complex. Construction of reception facility serving Hope, Loyal and Kinloch Estates (15/04272/PAN) (PLN/066/15) 
Ward: 01 
Applicant: Wildland Ltd 
Site Address: Land 300M NW of Kinloch Lodge, Tongue 

There had been circulated Report No PLN/066/15 by the Area Planning Manager on the submission of a Proposal of Application Notice (PAN), describing the site and setting out likely relevant policies and potential material planning considerations.

Following comments from some members on the overall development, the Area Planning Manager advised that only comments that related to this specific pre application consultation could be considered. Some members thereafter requested that a master plan for all the applicants’ future development proposals with a greater level of detail be provided.

The Committee AGREED that there were no additional material considerations which committee wished to bring to the applicant’s attention. It was highlighted that this represented part of the applicant’s wider aspirations. There was a stated desire to see a master plan for all of the applicants’ future development proposals with a greater level of detail.

At this point in the meeting a video conference was attempted to allow Mr D Millar to participate, unfortunately due to technical difficulties the video link was terminated.

6.  Planning Applications to be Detemined
Iarrtasan Dealbhaidh rin Dearbhadh

6.1 Applicant: Punch Taverns (15/03417/ADV) (PLN/067/15)
Location: Portree Hotel, Somerled Square, Portree (Ward 11)
Nature of Development: Retrospective advertisement signage of the following types: fascia,hoarding,2 sets of halo illuminated letters, four fascia signs, eight poster units, six lanterns and five downlights
Recommendation: Grant.

There had been circulated Report No PLN/067/15 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein.

The Committee AGREED to grant subject to the conditions as recommended.

6.2 Applicant: Mr and Mrs S Bryson (15/03445/FUL) (PLN/068/15)

Location: Creac An Fheilidh, 1 Ellishadder, Culnacnock, Skye (Ward 11)
Nature of Development: Proposed alterations and extension to existing dwelling house to form art gallery, café and self-contained letting unit
Recommendation: Grant.

There had been circulated Report No PLN/068/15 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein.

The Committee AGREED to grant subject to the conditions as recommended.

6.3 Applicant: Mr Ross McDiarmid (15/03741/FUL) (PLN/069/15)
Location: Land 37 m North East of Glen Falloch, 4 Torvaig, Portree (Ward 11)
Nature of Development: Proposed retrospective erection of dwelling house
Recommendation: Grant.

There had been circulated Report No PLN/069/15 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein.

Members’ comments included the following:

• disappointed that following planning permission, the applicant had placed the building foundation in a different location than the consented planning permission; 
• the house was very prominent on the skyline; 
• from the main road it looked like the house was part of a group of houses; 
• the change in position meant that the large window in the sitting room of the house would overlook the underlying house, previously the house was overlooked by a bedroom window; and
• orientation of the house and the effect that has on the daylight available to the overlooked house;

The planning officer responded as follows:

• if the house foundation had not been moved it would have required to have been underbuilt by approximately 1.5 metres;
• the position of the house on the skyline was only slightly more prominent than the original application; and 
• there would be no loss of light to the house during the day as the light was already obstructed by the land to the East;

The Committee AGREED to grant subject to the conditions as recommended.

7. Decisions of Appeals to the Scottish Government Directorate for Planning
and Environmental Appeals
Co-dhùnaidhean Ath-thagraidhean do Bhuidheann-stiùiridh Riaghaltas na h-Alba airson Ath-thagraidhean Dealbhaidh agus Àrainneachd

7.1 Applicant: PI Renewables Ltd (13/04791/FUL) (PPA-220-2117)
Location: Land to the West of Carn Gorm,3 km North East of Garve
Nature of Development: Erection of 14 wind turbines with height to blade tip of 115 metres and associated works

The Committee NOTED that the appeal to the Directorate of Planning and Environmental Appeals had been dismissed and planning permission refused.

7.2 Applicant: Mr and Mrs M MacLennan (14/03218/FUL) (PPA-270-2133)
Location: Land 445 metres NE of 5 Kinbeachie, Culbokie
Nature of Development: One and a half storey house with detached double garage.

The Committee NOTED that the appeal to the Director of Planning and Environmental Appeals had been allowed, subject to the conditions listed at the end of the decision notice. The Area Planning Manager advised that concerns had been highlighted with the Chief Reporter over comments made and the conclusions arrived at in the reporter’s decision and it was hoped to have further discussions in relation to this.

7.3 Applicant: Mr I MacDonald (15/00435/S75 D)
Location: Woodside, West Park, Strathpeffer
Nature of Development: Discharge of Section 75 tying house to land to facilitate mortgage.

The Committee NOTED that an appeal has been lodged with the Director of Planning and Environmental Appeals.

There being no further business the meeting closed at 11.55 am.