Agendas, reports and minutes

ITEM

NO

DECISION

ACTION

1

Apologies for Absence
Leisgeulan

No apologies for absence were received. All members were either present in the Chamber or via video-conferencing (VC).

N/A

2

Declarations of Interest
Foillseachaidhean Com-pàirt

Item 5.1: Mr D Mackay (non-financial, on the grounds that he has made public his views on wind farm applications within Caithness)

Item 6.3: Mr A Sinclair (non-financial, applicant is family member)

Item 6.4: Mrs I Sinclair (non-financial, member of Lochalsh & Skye Housing Association)

N/A

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 21 January 2020 which were APPROVED.

N/A

4

Major Development Update
Iarrtasan Mòra

There had been circulated Report No PLN/006/20 by the Acting Head of Development Management - Highland providing an update on progress 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. 

Application 20/00539/FUL: Mr C Fraser mentioned the need to take account of development impacts on the A9/Munlochy junction.

Mr D Macleod – requested a composite plan showing existing windfarm development.

Members were advised:

• There is an interactive map on the Council website which is updated annually showing all wind farm applications granted, refused etc.

The Committee NOTED the current position with these applications and took on board Mr Fraser’s comments regarding application 20/00539/FUL.

A link to the interactive map on the Council website (https://www.highland.gov.uk/info/198/planning_-_long_term_and_area_policies/152/renewable_energy/4) to be sent to NPAC members.

Dafydd Jones/ Simon Hindson

5

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

5.1

Description: Stemster Wind Farm - up to 13 wind turbine generators of up to 175 metre tip height, with a capacity not exceeding 49 mW (20/00393/PAN) (PLN/007/20)
Ward: 3
Applicant: Innogy Renewables UK Ltd
Site Address: Land 1120 m SE of Achvanich Farmhouse, Latheron

Mr D Mackay left the Chamber for this item.

Agreed: to NOTE the submission of the PAN. No additional material considerations raised.

Claire Farmer

6

Planning Applications to be Determined
 Iarrtasan Dealbhaidh rin Dearbhadh

6.1

Applicant: Strathpeffer Residents’ Association (19/03841/FUL) (PLN/008/20)
Location: Play Area, Ord Terrace, Strathpeffer (Ward 5).
Nature of Development: Installation of footpath network, play areas, bike track,
storage shed and raised beds.
Recommendation: Grant

Motion: to grant the application subject to the conditions contained in the committee report.

Amendment: N/A

Vote: N/A

Agreed: to GRANT the application subject to the conditions contained in the committee report.

Dorothy Stott

6.2

Applicant: Mr Hamish Cromarty (19/04420/PIP) (PLN/009/20)
Location: Land 75 m NE of Brackla Wood, Culbokie (Ward 9).
Nature of Development: Erection of house.
Recommendation: Refuse

The Chair confirmed that Mr G Adam had asked to speak on this item and that she had granted this request.

Motion: by Mr C Fraser seconded by Mr K Rosie to grant the application for the following reasons:

Policy 35 of the Highland-wide Local Development Plan does not set an absolute embargo on development within the hinterland and recognises that opportunities exist for limited development. The proposed development of a single house on the site is considered to meet the relevant policy exception as the proposal meets the Council’s criteria for acceptable expansion of a housing group as set out in the adopted Housing in the Countryside Supplementary Guidance. The proposal therefore complies with Policy 35 – as outlined in paragraph 19.8.1 – of the Highland-wide Local Development Plan.

The siting is considered to be consistent with the existing group of houses. It occupies a site which rounds off the group. It is defined by the boundary of the public road to the north and is consistent with the distances which separate the four existing houses.

No infrastructure constraints exist and the design and siting of the house can achieve an appropriate scale of development which properly respects the rural character of the area.

The proposer and seconder considered that it was inappropriate to determine the existing four houses as not forming a housing group. Their cohesiveness is defined by the plot size, woodland setting and location adjacent to the public road. It was considered that the proposed house would meet the relevant policy objectives guiding the development of single houses within the countryside and therefore was capable of support.

In conclusion, the application fully accords with the Highland-wide Local Development Plan and there are no material planning considerations that justify refusal of the application.

Amendment: by Mrs A Maclean seconded by Ms M Smith to refuse the application in accordance with the recommendation in the committee report.

Vote:

Motion – 8

Mr C Fraser,  Mr R Gale, Mr J Gordon, Mr D Mackay, Mr C Macleod, Mr D Macleod, Mr A Rhind and Mr K Rosie.

Amendment – 8

Mr R Bremner, Mrs I Campbell, Ms K Currie, Mr M Finlayson, Mrs A Maclean, Mrs M Paterson, Mr A Sinclair and Ms M Smith.

Abstain – 0

Ms M Smith exercised her casting vote in favour of the amendment, therefore the amendment was carried.

Agreed: to REFUSE the application in accordance with the recommendation in the committee report.

Rebecca Hindson

6.3

Applicant: Mrs Julie Lewis (19/04769/PIP) (PLN/010/20)
Location: Land 125 m NW of Catreff, Newton Row, Wick (Ward 3).
Nature of Development: Erection of house.
Recommendation: Refuse

Mr A Sinclair left the Chamber for this item.

Motion: by Mr R Bremner seconded by Mr D Mackay, to grant the application subject to conditions to be agreed with the local member (Bremner) and securing payment of the developer contribution itemised in Appendix B of the committee report. The mover and seconder of the motion confirmed that their motion was subject to this being the final house proposal in the existing row that should be supported.

The following reasons were given for overturning the officer’s recommendation:

Whilst the proposal is contrary to the siting and design guidance in the Council’s Housing in the Countryside Supplementary Guidance in that it extends an existing linear development, the proposal is not considered to be significantly detrimental in terms of the criteria listed in Policy 36 of the Highland-wide Local Development Plan. The proposal also has other merits in that it sits well within the existing pattern of development at Newton Hill and the plot size is comparable to the neighbouring house plots. Although incrementally adding to the existing settlement, with appropriate conditions securing design details, the proposal will complement the immediate surrounding area rather than detract from, or erode, the rural character and views of the wider area through suburbanisation.

Amendment: by Mrs A Maclean seconded by Ms K Currie, to refuse the application in accordance with the recommendation in the committee report.

Vote:

Motion – 11

Mr R Bremner, Mrs I Campbell, Mr C Fraser, Mr R Gale, Mr J Gordon, Mr D Mackay, Mr C Macleod, Mr D Macleod, Mr K Rosie, Mrs M Paterson and Mr A Rhind.

Amendment – 4

Ms K Currie, Mr M Finlayson, Mrs A Maclean and Ms M Smith.

Abstain – 0

Agreed: to GRANT the application subject to conditions to be agreed with the local member (Bremner) and securing payment of the developer contribution itemised in Appendix B of the committee report. The mover and seconder of the motion confirmed that their motion was subject to this being the final house proposal in the existing row that should be supported.

There was a comfort break till 12:46.

Mark Fitzpatrick

6.4

Applicant: Lochalsh and Skye Housing Association (19/05003/PIP) (PLN/011/20)
Location: Land 85M South Of 12 Boreraig Place, Broadford (Ward 10).
Nature of Development: Construction of 54 affordable housing units and associated infrastructure.
Recommendation: Grant

Mrs I Campbell left the Chamber for this item.

Mrs A Maclean left the Chamber for this item.

Motion: to grant the application subject to securing payment of the developer contribution itemised in the Appendix to the committee report and the conditions contained in the committee report.

Amendment: N/A

Vote: N/A

Agreed: to GRANT planning permission subject to securing payment of the developer contribution itemised in the Appendix to the committee report and the conditions contained to in the committee report.

Mr K Rosie left the Chamber after this item for the reminder of the meeting.

Simon Hindson

6.5

Applicant: Mr Allan Ross (19/05596/PIP) (PLN/012/20)
Location: Land 60 m SE of Mianree, Hartfield Road, Tain (Ward 7).
Nature of Development: Erection of house.
Recommendation: Refuse

The Chair confirmed that Mr D Louden had asked to speak on this item and that she had granted this request.

Motion: by Mr A Rhind seconded by Mrs M Paterson to grant the application subject to securing payment of the developer contribution itemised in para 10.13 of the committee report and conditions to be approved by the local member (Rhind). Conditions to include (i) securing a high quality design and finish to ensure the proposed house will integrate with the existing houses; (ii) securing a access bell mouth and service bay to address reason for refusal 2 and; (iii) a suspensive condition requiring the applicant to demonstrate that private drainage arrangements can be accommodated within the application site without detriment to the environment to address reason for refusal 3.

Reasons given to overturn the recommendation:

The proposal is considered to constitute acceptable rounding off of a housing group therefore the application accords with Policy 35 of the Highland-wide Local Development plan.

Amendment: by Mrs A Maclean seconded by Ms K Currie to refuse planning permission for the reasons contained in the committee report.

Vote:

Motion – 8

Mrs I Campbell, Mr C Fraser, Mr J Gordon, Mr D Mackay, Mr C Macleod, Mr D Macleod, Mrs M Paterson and Mr A Rhind.

Amendment – 7

Mr R Bremner, Ms K Currie, Mr M Finlayson, Mr R Gale, Mrs A Maclean, Mr A Sinclair and Ms M Smith.

Abstain – 0

Agreed: to GRANT the application subject to securing payment of the developer contribution itemised in para 10.13 of the committee report and conditions to be approved by the local member (Rhind). Conditions to include (i) securing a high quality design and finish to ensure the proposed house will integrate with the existing houses; (ii) securing a access bell mouth and service bay to address reason for refusal 2 and; (iii) a suspensive condition requiring the applicant to demonstrate that private drainage arrangements can be accommodated within the application site without detriment to the environment to address reason for refusal 3.

Mrs M Paterson and Mr D Louden left the Chamber after this item for the reminder of the meeting.

Gillian Pearson

7

Decision of Appeals to the Scottish Government Planning and Environmental Appeals Division
Co-dhùnadh mu Iarrtas do Bhuidheann-stiùiridh Riaghaltas na h-Alba airson Lùth agus Atharrachadh Aimsir

7.1

Applicant: Mr Mohamed (16/01059/FUL) (PPA-270-2219)
Location: 1 Castle Street, Dingwall (Ward 9)
Nature of Development: Alterations and erection of first floor extension to form additional bedrooms

Agreed: to NOTE the decision of the Reporter appointed by the

Scottish Ministers to allow the appeal and to grant planning permission subject to the conditions contained in the Decision Letter.

Rebecca Hindson

7.2

Applicant: Coul Links Ltd (17/04601/FUL) (NA-HLD-086)
Location: Land 1700 m NW of Embo Community Centre, School Street, Embo, Dornoch (Coul Links), IV25 3PZ (Ward 4)
Nature of Development: Development of 18 hole golf course, erection of Clubhouse, renovation of existing buildings for maintenance facility, pro-shop, caddy hut, workshop, administration building, information booth, formation of new private access from C1026

Agreed: to NOTE the decision of the Scottish Ministers to refuse planning permission for the reasons contained in the Decision Letter.

Gillian Pearson

Before closing the meeting, the Chair expressed her thanks to Dorothy Stott, Principal Planner in the Dingwall Area Office, who will be retiring at the end of March after several decades working with Highland Council.

The meeting finished at 13:51.