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 1 August 2017 at 10.30 am.

Committee Members Present:

Mr R Bremner (by video conference from Wick), Mrs I Campbell, Mr C Fraser, Mr R Gale, Mr J Gordon (from Item 7), Mr D MacKay, Ms A MacLean, Mr C McLeod, Mrs M Paterson, Mr K Rosie, Mr A Sinclair (by video conference from Wick), Ms M Smith.  Mrs P Munro, substitute for Mr M Finlayson.   

Officials in attendance:

Mr D Jones, Area Planning Manager North
Ms J Bridge, Senior Engineer (Development Management)
Mrs D Stott, Principal Planner
Ms S Blease, Principal Solicitor – Regulatory Services
Ms K Shaw, Solicitor (Planning)
Mrs A MacArthur, Administrative Assistant

Business

Ms Maxine Smith 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 for absence were intimated on behalf of Mr M Finlayson and Mr D MacLeod.  

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 minutes of the meeting of the Committee held on 13 June 2017 which were APPROVED.

4.  Major Applications
Iarrtasan Mòra

There had been circulated Report No PLN/045/17 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 current position with these applications and asked for the table at Appendix 1 to be updated with the new ward numbers.

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

5.1 Description: Housing development (32 houses provisionally) built in several phases (17/0056/PAN) (PLN/046/17)
Ward:  07
Applicant: Sangster Electrical Ltd
Site Address:  Land East of Hilton of Cadboll Primary School.

There had been circulated Report No PLN/046/17 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’ indicated that the existing track was still shown on the plan and queried whether this would remain in the new development.

The Planning Officer advised that as this proposal was just at pre-application consultation stage these details had not been given and were not required at this stage.  The applicant would provide details of all vehicular and pedestrian access with the full planning application. 

The Committee NOTED the submission of the PAN and highlighted no material planning considerations they wished brought to the applicant’s attention other than those identified in the report.

5.2 Description: Erection of replacement school – Alness Academy (17/03305/PAN) (PLN/047/17)
Ward:  06
Applicant: Hub North Scotland Ltd
Site Address:  Alness Academy, 17 Station Road, Alness, IV17 0AB

There had been circulated Report No PLN/047/17 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’ requested clarification on the siting of the swimming pool and whether this would be incorporated in the development.

The Planning Officer advised that as this proposal was just at pre-application consultation stage these details had not been given and had not been required.  The query as to whether a swimming pool would be included in the sporting facilities to be provided as part of the development would, however, be relayed to the applicant.

The Committee AGREED to note the submission of the PAN and to ask that the developer clarify in their planning application (if made) whether the sporting facilities to be included in the development would include a swimming pool.  Other than this, members raised no material considerations to be addressed by the developer other than those listed in the report.

6.  Planning Applications to be Detemined
Iarrtasan Dealbhaidh rin Dearbhadh

6.1 Applicant: The Highland Council (16/05739/FUL) (PLN/048/17)
Location: Former Glenfield hotel site, North Road, Ullapool (Ward 05)
Nature of Development: Erection of housing development, Glenfield hotel site, Ullapool
Recommendation: Grant.

There had been circulated Report No PLN/048/17 by the Area Planning Manager recommending that the Committee grant the application subject to the conditions detailed therein.   The Planning Officer detailed amendments to conditions 16 and 19 of the Report.

Members’ comments included the following:

• clarification on the unilateral obligation;  
• clarification on the funding for this development;
• the link paths to neighbouring developments were welcomed;
• the Highland Council and developers should pay for the safe route to school and traffic calming, as use of funds from the Highland Council’s funding allocation for safe routes to schools was not appropriate; 
• in relation to flood water flow, this would be on land that appeared to be outwith the Council’s ownership, it was hoped that the landowner’s consent to this would be assured before the development commenced;   
• there were several trees at the entrance to the site, and it was questioned whether these had been taken into account;
• having noted in the Report that there was no response from Scottish Water it was queried whether services were in place;  
• the school could easily accommodate the extra pupils and the 25% affordable housing would be welcomed together with the developer contributions towards community facilities; and
• the widening of the pavement, with a roundabout to ease traffic, was welcomed, but Planning were asked to ensure that the dropped kerb was in the correct place.

The Planning Officer responded to Members comments as follows:

• as  the Highland Council itself was the applicant, a Section 75 agreement could not be entered into, therefore a unilateral obligation would be more appropriate;
• the Council would take the development forward with partners and a contribution would be agreed with each partner for an appropriate share of the funding;
• it was for the developers to pay for the safe route to school and traffic calming therefore the funds would be from Highland Council and its partners as the developer;
• the area for the overland flows of flood water was not owned by the Council and would have to be agreed with the landowner before any work started on site;
• a tree survey had been carried out and certain trees would be removed and additional planting undertaken, mindful of the visibility splays required at the junction; and
• there were unlikely to be any issues with services as there had been previous connections for the hotel that had been on this site; these connections would be applied for once planning permission was in place.

The Committee agreed to GRANT planning permission subject to the prior conclusion of a unilateral agreement to secure affordable housing and developer contributions towards community facilities (Lochbroom Leisure Centre) as detailed at paragraph 10.11 of the report and subject to the conditions recommended in the report, with amendment of Conditions 16 and 19 to read as follows:-

16. Prior to first occupation within any individual phase of the development (as identified and approved as part of the Phasing Plan required under Condition 21), the approved Landscape Plan for this phase shall be implemented in full and maintained thereafter until successfully established to the satisfaction of the Planning Authority.  Any trees which fail shall be replaced to the original specification in the next available planting season.

Reason: In order to ensure that a high standard of landscaping is achieved, appropriate to the location of the site.

19. As part of the Phasing Plan required under Condition 21, the timescale for submission of details of a feature of Public Art to be provided on site in compliance with the Council's Public Art Strategy supplementary guidance, including proposals for its installation and maintenance, shall be submitted to and approved in writing by the Planning Authority. The Public Art feature shall thereafter be installed and maintained in accordance with such details.

Reason: In accordance with Highland wide Local Development Plan Policy 31 (Developer Contributions) and associated supplementary planning guidelines on Developer Contributions, Open Space and Public Art Strategy.

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

7.1 Applicant: CTIL and Telefonica UK  (16/04126/FUL) (PPA-270-2168)
Location: Public road at land 35 m NW of 1 Fyrish Court, off Balconie Street, Evanton, IV16 9UQ
Nature of Development: 16 metre telecommunications pole with 4 shrouded antennas, 2 dishes and 3 ground base cabinets located on the adopted grass verge.

The Committee NOTED that the appeal to the Scottish Government’s Planning and Environmental Appeals Division had been allowed and planning permission granted subject to the condition detailed in the decision notice.  

Members advised that the community were often unhappy with the siting of these masts.  A balance was required whereby the developer consulted with the local community and ensured that the least sensitive site was utilised. 

The Planning Officer advised that there had been a large tranch of applications for masts this year.  Where site sharing was utilised, only the original planning application required planning permission. 

There being no further business the meeting closed at 11.25 pm.