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 13 September 2016 at 10.30 am.

Committee Members Present:

Mrs I Campbell, Mrs G Coghill, Mr G Farlow, Mr B Fernie, Mr C Fraser, Mr D MacKay (excluding item 5.2), Mrs A MacLean, Mr D Millar (excluding items 6.2 to 7.1) Mrs M Paterson (excluding item 6.3), Mr I Renwick, Mr A Rhind, Dr A Sinclair and Ms M Smith.

Officials in attendance:

Mr D Jones, Area Planning Manager North
Mr D Mudie, Team Leader, Planning
Mr K McCorquodale, Principal Planner
Ms J Bridge, Senior Engineer (Development Management)
Mrs E McArthur, Principal Planner
Mrs K Lyons, Principal Solicitor – Planning and Clerk
Miss C McArthur, Solicitor (Regulatory Services)
Mrs A MacArthur, Administrative Assistant

Business

Dr Audrey Sinclair 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 Mr M Finlayson, Mrs I McCallum and Mr G Phillips.

2.  Declarations of Interest 
Foillseachaidhean Com-pàirt

Item 6.1: Ms M Smith (non-financial)
Item 6.3: Mrs M Paterson (non-financial)

3.  Confirmation of Minutes
Dearbhadh a’ Gheàrr-chunntais

There had been submitted for confirmation as a correct record the minutes of the meeting of the Committee held on 2 August 2016 which were APPROVED.

4.  Major Applications 
lrrtasan Mòra

There had been circulated Report No PLN/043/16 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.

The Committee NOTED the Report.

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

5.1  Description: Construction of an outdoor multi-function sports pitch and associated changing facilities (100 m²), fencing, earthworks and car park (16/03239/PAN) (PLN/044/16)
Ward:  11
Applicant: North West Skye Recreational Association
Site Address:  Land 100 m South of Fire Station, Dunvegan, Isle of Skye

There had been circulated Report No PLN/044/16 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 that there were no further material considerations to bring to the applicant’s attention.

It was noted that the applicant might want to consider a fabric covered roof for the facility as was used at the Tomatin Sports Pitch.

5.2  Description: Wind farm comprising up to ten turbines (Cairnmore Wind Farm) (16/03825/PAN) (PLN/045/16)
Ward:  04
Applicant: RES Ltd
Site Address:  Cairnmore Wind Farm 1,360 m NW of Hill of Foss Quarry, Hopefield, Janetstown, Thurso

There had been circulated Report No PLN/045/16 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 that there were no further material considerations to bring to the applicant’s attention.

6.  Planning Applications to be Detemined
Iarrtasan Dealbhaidh rin Dearbhadh

6.1 Applicant: Tulloch Homes Ltd (15/04305/FUL) (PLN/046/16)
Location: Ness Gap Site, Ness Road, Fortrose (Ward 10)
Nature of Development: Erection of 19 houses and associated works
Recommendation: Grant.

Ms M Smith declared a non-financial interest as the Director of Albyn Housing, having applied the test outlined in Paragraphs 5.2 and 5.3 of the Councillors’ Code of Conduct, concluded that her interests did not preclude her involvement in the discussion.

There had been circulated Report No PLN/046/16 by the Area Planning Manager recommending grant of the application subject to the conditions detailed therein.  The Planning Officer advised that work had commenced on the play park consented as part of an earlier phase of the Ness Gap development site and which should be completed by the end of September 2016.

Members’ comments included the following:

• clarity was sought on who would be responsible for the playpark and amenity areas at the completion of the development;
• traffic management concerns (B9169 junction with the A9), could this be taken to the Planning, Development and Infrastructure Committee to address issues raised by the Fortrose Community Council;
• details of the financial contribution to public transport and whether this would be given to the community council or the council;
• concern at the possible increase in traffic and what could be done to mitigate any congestion on the high street; and
• would a speed restriction be imposed on the housing scheme.

The Planning Officer responded to Members comments as follows:

• the playpark and amenity areas would be the subject of a factoring agreement and therefore would be the responsibility of the residents on completion of the development;
• Transport Scotland had been consulted and they are engaging with the Highland Council on the A9/B9169 Munlochy junction, Transport Scotland had asked to be consulted and had been requesting condition 7 of the Report on all applications coming forward in this area;
• planning officers would be happy to pursue correspondence and negotiations with Transport Scotland for a better timetable for improvements;
• the financial contribution to public transport had been determined at the outset of the masterplan for the Ness Gap development and a Section 75 had been drawn up to collect contributions towards the public bus route;
• it had been estimated, following monitoring and access to the National database by the Council and consultants, that seven additional vehicles would use the road during the evening peak times, Transport Planning did not see this as a major issue; and
• the housing scheme consisted of a twisting road with a short cul-de-sac and it had been designed to encourage low traffic speed.

The Committee agreed to GRANT subject to the conditions detailed in the report and the prior conclusion of a section 75 Agreement.

The meeting paused at this point due to a technical difficulty with the webcast.  The problem was rectified and the webcast recommenced at 11.30 pm.

6.2  Applicant: Mr and Mrs James Fraser (16/02365/FUL) (PLN/047/16)
Location: An Talla, Rockfield, Portmahomack, Tain, IV20 1RF (Ward 08)
Nature of Development: Alterations to house to form upper lounge 
Recommendation:  Refuse.

There had been circulated Report No PLN/047/16 by the Area Planning Manager recommending the refusal of the application for the reasons detailed therein.

Members’ comments included the following:

• definition on the guidelines for extensions and what was acceptable, this extension was between two large extensions and so would have little impact;
• as the extension was on the South East elevation of the building facing the sea, the character of the original building from the road would not be affected; and
• the development was also within the existing footprint.

The Planning Officer responded to Members comments as follows:

• the guidelines placed no limit on extensions but did state that the extension should be subservient to, or enhance the character of the original building, with the amount of extensions this house had had a further extension would leave the original building subservient.

The Committee agreed to GRANT, for the reasons detailed below:

• the proposed extension does not adversely affect the character of the property as it currently stands and was therefore not contrary to policy;
• whilst the end result of all the extensions was not subservient to the original dwelling, the proposed development can still be viewed positively because the end result does not represent unacceptable design; and
• the character of the property had already been lost and the infill would not add to that.

6.3 Applicant: Mrs J Barclay (16/02619/FUL) (PLN/048/16)
Location: Muiryden Farmhouse, Fortrose (Ward 10)
Nature of Development: Demolition of existing and erection of replacement house and garage
Recommendation: Grant.

Mrs M Paterson declared a non-financial interest as a relative of the applicant, and left the room during consideration of this item.

There had been circulated Report No PLN/048/16 by the Area Planning Manager recommending grant of the application subject to the conditions detailed therein.

The Committee agreed to GRANT subject to the conditions detailed in the report.

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: Helen Smith (15/04048/LBC) (LBA-270-2004)
Location: The Old Manse, Stittenham Road, Helmsdale, KW8 6JG
Nature of Development: Replacement of two existing faulty roof lights in the attic floor with new double glazed roof lights

The Committee NOTED that the appeal to the Directorate of Planning and Environmental Appeals had been ALLOWED and planning permission granted subject to the condition listed in the decision notice.

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