Agendas, reports and minutes

Committee Members Present:

Mrs I Campbell (excluding item 6.4); Mr G Farlow; Mr B Fernie; Mr M Finlayson; Mr C Fraser; Mr D MacKay (excluding item 6.4); Mrs A MacLean; Mr Alex MacLeod (excluding Item 6.4); Mrs I McCallum; Mr D Millar; Mr Graham Phillips (excluding Item 6.4); Mr I Renwick; Mrs F Robertson; Mrs A Sinclair and Ms M Smith. 

Non-Members Present: 

Mr W MacKay (local member vote for item 6.2) (by video conference from Wick)
Mr J Rosie (local member vote for items 6.11 and 6.14)

Officials in attendance:

Mr A Mackenzie, Legal Manager (Regulatory Services) and Clerk
Mr D Jones, Area Planning Manager North
Mr D Mudie, Team Leader, Development Management
Mr K McCorquodale, Principal Planner
Mrs D Stott, Principal Planner
Mrs R Hindson, Planner
Mr D Barclay, Graduate Planner
Mr C Stewart, Area Roads and Community Works Manager
Mr C Kemp, Area Roads and Community Works Manager
Mr P Alexander, Principal Technician, Planning
Mrs A MacArthur, Administrative Assistant
Mrs T Bangor-Jones, Administrative Assistant

Business

Mrs Isobel McCallum in the Chair

The Chairman 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 Mrs M Paterson.

Local Member Votes had been granted to Mr W MacKay (item 6.2) and Mr J Rosie (items 6.11 and 6.14).

2. Declarations of Interest
Foillseachaidhean Com-pàirt

Item 5.1 – Mr George Farlow (Non-financial Interest)
Item 5.1 – Mr A MacLeod (Non-financial 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 21 May 2013 which was APPROVED.

4. Major Applications
Iarrtasan Mòra

There had been circulated Report No PLN-055-13 (134kb pdf) by the Head of Planning and Building Standards providing a summary of all cases within the “Major” development category currently with the Planning and Development Service for determination. 

The Committee NOTED the Report.

5.  Continued Items
Cuspairean a' Leantain

Mr G Farlow declared a non-financial interest in Item 5.1 as he had made representations in support of the officers and left the room for this item.

Mr A MacLeod declared a non-financial interest in Item 5.1 as he had spoken in support of this item and left the room for this item.

5.1  Applicant:  WKN Sallachy Limited (11/04718/S36) (PLN-056-13 (1667kb pdf)) (PLN-045-13 Part 1 (1833kb pdf) | PLN-045-13 Part 2 (1629kb pdf) | Cumulative Map - Glencassley (765kb pdf) | Sallachy and Glencassley Route Map (1264kb pdf)) 
Location:  Sallachy Wind Farm, Sallachy and Duchally Estate, Lairg (Ward 1)
Nature of Development:  Wind farm 66 MW / 22 Turbines with associated infrastructure.
Recommendation:  Raise no Objection.

Mrs I Campbell, Mr D MacKay, Mr D Millar. Mr G Phillips, Mr I Renwick and Mrs F Robertson did not take part in determination of this item as they had not attended the site inspection and previous meeting and on 13 and 21 May 2013 and left the room for this item.

There had been circulated Report No PLN/056/13 by the Head of Planning and Building Standards recommending that the Committee, having agreed at its previous meeting to indicate that it did not wish to raise an objection to the application,  approve the conditions detailed therein. Mr K McCorquodale added two corrections to the recommended conditions:  condition 11 should be amended to make it clear that there is only one borrow pit and condition 15 c should be deleted.   He also drew members’ attention to the fact that the development was taking place beside some Hydro infrastructure and the development required to take account of this. Although this was technically outwith the planning process there was a need to ensure such underground interests were safeguarded through all construction activities. 

The Committee AGREED the recommended conditions subject to:

a) amending condition 11 to make it clear that there was only one borrow pit; and
b) deleting condition 15 c. 

5.2  Applicant:  Mr Alpin MacDonald (13/00624/FUL) (PLN-057-13 (818kb pdf)) (PLN-050-13 (1789kb pdf))

Location: Land 50 m SE of 4 Swordale Cottages, Evanton
Nature of Development: Erection of 3 houses and 3 garages
Recommendation: Grant.

Mr M Finlayson, Mr G Phillips and Mrs F Robertson did not take part in determination of this item as they had not attended the previous meeting on 21 May 2013 and left the room.

There had been circulated Report No PLN/057/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein. 

The meeting of the Committee on 21 May 2013 had agreed to defer consideration of this application to allow officials to meet with the applicant to identify road improvements.

Members had the following concerns:

• Road safety – it would be preferable to have the road improvements completed before the occupation of the first house, as opposed to the second as detailed in the condition, in the interests of road safety for the first house and other users of the road.

The Committee AGREED to grant the application, subject to the conditions as recommended in the original Report as updated by the Report to this Committee subject to the words “any second house” in the amended condition 6 being replaced with the words “the first house”. 

6. Planning Applications to be Determined
Iarrtasan Dealbhaidh rin Dearbhadh

6.1  Applicant:  Ms Reneta Coleman (11/03025/PIP) (PLN-058-13 (504kb pdf))
Location:  Land 260 m NW of Birch Cottage, Rogart (Ward 5)
Nature of Development: Erection of house, installation of septic tank, soakaway and upgrade of access (Site 1)
Recommendation: Grant.

There had been circulated Report No PLN/058/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein.

Members had the following concerns:

• Reluctant to grant as these were not croft houses in a predominantly crofting area but the members accepted the officers view.
• The land appeared to be in dispute – is this crofting land?

Mrs R Hindson confirmed that this was not part of a registered croft.  

The Committee AGREED the recommendation to grant the application subject to conditions. 

6.2  Applicant:  Messrs D B Angus (12/01234/FUL) (PLN-059-13 (1418kb pdf))
Location:  Land 210 m SWE of Kennelfields, Mey (Ward 4)
Nature of Development:  The installation of a single 80 kw turbine, with a hub height of 18.9 m and height to blade tip of 27.9 m, with associated meter house and access track, as amended
Recommendation:  Grant.

There had been circulated Report No PLN/059/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein.

Visualisations were circulated to members.

Members noted the following:

• The height had been reduced from 40 metres to 27 metres;
• There was no visual impact;
• No objections had been received from the statutory consultees;
• Turbines would become more and more a part of our farmland and it was good farm diversification.

Concerns were expressed that this was the main tourist route to John O’Groats with beautiful scenery and a single turbine would spoil this.   However, members noted in the report that in 2011 VisitScotland had commissioned independent research regarding consumer attitudes to wind farms in general and their minimal effect on tourism. 

The Committee AGREED the recommendation to grant the application subject to conditions. 

6.3  Applicant:  Beatrice Offshore Windfarm Limited (12/01659/S36) (PLN-060-13 Part 1 (1740kb pdf) | PLN-060-13 Part 2 (846kb pdf) | PLN-060-13 Part 3 (1760kb pdf) | PLN-060-13 Part 4 (299kb pdf))
Location:  Beatrice Offshore Windfarm, Ulbster, Lybster (Ward 4)
Nature of Development:  Construction and operation of an offshore wind farm and associated electricity transmission works in the Moray Firth
Recommendation:  Raise no objection.

There had been circulated Report No PLN/060/13 by the Head of Planning and Building Standards recommending that the Committee raise no objection to the application subject to the conditions detailed therein.   Mr D Mudie corrected his report at 10.1 and 10.2 to read “neighbouring Phases and/or the MORL wind farm.”

Members had the following concerns:

• Further information required for responses from SNH, RSPB and Marine Scotland;
• Only 2 responses received from consultations with 12 community councils;
• As the Beatrice wind farm was closer to the shore it was more visible;
• Pattern of the wind turbines;
• Cumulative effect;
• Safety issues - proximity to oil fields;
• Lighting – careful lighting required so as not to confuse drivers on the road;
• Fisheries Working Group set up – did this include local representation?
• Ensuring that the Highlands and Caithness benefited from this development in socio economic benefit and employment;

Mr Mudie stated that the community councils had been offered the opportunity to have apresentation on the proposal but none had taken up the opportunity .  There had been various exhibitions held for people in the area to view the proposed wind farm.   The Fisheries Working Group had 14 members including representatives from Moray Offshore and Beatrice and some of the regulators.  Six fishing interests were represented and two of these were from Caithness. 

The Committee AGREED to:

1. raise no objection to the application, subject to the conditions as recommended provided the word “Beatrice” is replaced with “MORL” in conditions 1 and 2; and
2. support the comments made by the Whale and Dolphin Conservation Society and ask that Marine Scotland take that on board.

6.4  Applicant:  The Highland Council (13/00580/FUL) (PLN-061-13 (849kb pdf))
Location:  Former Yard, Clyde Street, Invergordon (Ward 7)
Nature of Development:  Erection of 12 flats with related parking and landscaping
Recommendation:  Grant.

There had been circulated Report No PLN/061/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein. 

Members had the following concerns:

• Parking – parking was an issue in this area and members asked that the parking be restricted to these flats by condition;
• Screening – could screening/fencing be used to help the parking situation;
• Dropped kerbs and proper pavements would be required for any disabled people in the flats.
• Noise – this was an extremely noisy area being next to the Cromarty Firth Port Authority, the rigs were a major contributor to the noise levels, but it was noted that this had been taken into account in the design of the flats;
• Satellites for the flats – could they be prevented from having 18 satellites on the building;

Mrs D Stott responded that parking was an issue in this area but that they couldn’t restrict parking to the flats as they could only deal with this application and not existing problems.  The car park had a narrowing at the entrance, the road material was different and it was hoped that this would dissuade other road users.  The area could be screened by planting as fencing was less desirable.  It was possible to attach a condition to look at a communal system for the satellite dishes.   Parking could be made a priority for residents and the council could liaise with TEC services on this.

Mr C Stewart stated that the car park design was purely residential and should prevent workers using this car park.  TEC were consulting with the Port Authority at the moment over parking problems in the area.  If there are issues then traffic orders could be considered to restrict the car park to residents only. 

The Committee AGREED the recommendation to grant subject to conditions subject to:

a) more landscaping around the car parking area;
b) an additional condition requiring communal satellite dishes; and
c) an additional footnote regarding parking.

6.5  Applicant:  Mr Michael Johnson (13/00880/FUL) (PLN-062-13 Sup (11kb pdf) | PLN-062-13 (678kb pdf))
Location:  Land 25 m NE of Old Schoolhouse, Arinacrinachd, Arrina, Strathcarron (Ward 6)
Nature of Development:  Erection of house
Recommendation:  Grant.

There had been circulated Report No PLN/062/13 and supplementary Report No PLN/062/13/Sup by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein.

The Committee AGREED the recommendation to grant the application subject to conditions.

6.6  Applicant:  The Highland Council (13/00890/FUL) (PLN-063-13 Sup (11kb pdf) | PLN-063-13 (951kb pdf))
Location:  Land to NE of Kirkton Gardens, Lochcarron (Ward 6)
Nature of Development:  Erection of four flats and two semi-detached houses
Recommendation:  Grant.

There had been circulated Report No PLN/063/13 and supplementary Report No PLN/063/13/Sup by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein. 

The Committee AGREED the recommendation to grant the application subject to conditions including the additional condition in the Supplementary Report.

6.7  Applicant:  SSE Renewables (13/00916/FUL) (PLN-064-13 (737kb pdf))
Location:  Gordonbush Lodge, Brora, KW9 6LX (Ward 5)
Nature of Development:  Replacement of existing bridge and associated minor road alterations to Allt Smeorail, Gordonbush
Recommendation:  Grant.

There had been circulated Report No PLN/064/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein.

Members had the following concern:

• Who would finance the demolishment of the existing bridge?

Mr C Stewart stated that the demolishing of the bridge was a separate process and TEC were currently in negotiation with SSE in this regard.

The Committee AGREED the recommendation to grant the application subject to conditions. 

6.8  Applicant:  Mr Austin Durrant (13/01108/FUL)(PLN-065-13 (358kb pdf))
Location:  Pitgrudy Caravan Park, Dornoch, IV25 3HY (Ward 5)
Nature of Development:  Erection of bar/leisure building
Recommendation:  Grant.

There had been circulated Report No PLN/065/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein. 

The Committee AGREED the recommendation to grant the application subject to conditions. 

6.9  Applicant:  The Highland Council (13/01379/FUL) (PLN-066-13 (410kb pdf))
Location:  Bridgend Primary School, Ardross Road, Alness, IV17 0QA (Ward 7)
Nature of Development:  Demolition of Janitor’s house and formation of car parking area
Recommendation:  Grant.

There had been circulated Report No PLN/066/13 by the Area Planning Manager recommending the grant of the application.

Members had the following concern:

• Council policy – houses should be kept up to standard to use as a house, members were unhappy to see a house demolished and used for parking space.

The Committee AGREED the recommendation to grant the application. 

6.10  Applicant:  The Highland Council (13/01504/FUL and 13/01505/LBC) (PLN-067-13 (1761kb pdf))
Location:  2 and 4 Allan Square, Cromarty, IV11 8YF (Ward 10)
Nature of Development: Installation of replacement timber sash and case windows and timber doors
Recommendation:  Grant.

There had been circulated Report No PLN/067/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein. 

The Committee AGREED the recommendation to grant the application subject to conditions. 

6.11  Applicant:  The Highland Council (13/01534/FUL) (PLN-068-13 (931kb pdf))
Location:  Thurso Swimming Pool, Millbank Road, Thurso, KW14 8PS (Ward 2)
Nature of Development:  Proposed extension to provide gym and dance studio facilities – amendment to consent No 12/03027/FUL
Recommendation:  Grant.

There had been circulated Report No PLN/068/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein. 

The Committee AGREED the recommendation to grant the application subject to conditions. 

6.12  Applicant:  The Highland Council (13/01591/FUL and 13/01592/LBC) (PLN-069-13 (463kb pdf))
Location:  Dingwall Town House, 65 High Street, Dingwall, IV15 9RY (Ward 9)
Nature of Development:  Repair and reinstatement works to clock tower, renovation of clock, installation of lighting and renewal of harl finish to tower
Recommendation:  Grant.

There had been circulated Report No PLN/069/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein. 

The Committee AGREED, subject to referral to Historic Scotland, the recommendation to grant the application subject to conditions.

6.13  Applicant:  The Highland Council (13/01763/FUL) (PLN-070-13 (779kb pdf))
Location:  North Kessock Primary School, Ferry Brae, North Kessock, IV1 3WX (Ward 10)
Nature of Development:  Installation of biomass boiler
Recommendation:  Grant.

There had been circulated Report No PLN/070/13 by the Area Planning Manager recommending the grant of the application. 

The Committee AGREED the recommendation to grant the application. 

6.14  Applicant:  The Highland Council Education, Culture and Sport (13/01784/FUL) (PLN-071-13 (482kb pdf))
Location:  51 Princes Street, Thurso, KQ14 7AB (Ward 2)
Nature of Development:  Change of use from Class 2 (Office) to Class 10 (Library)
Recommendation:  Grant.

There had been circulated Report No PLN/071/13 by the Area Planning Manager recommending the grant of the application subject to the conditions detailed therein. 

Members had the following concerns

• Disabled parking spaces should be made available at the front of the building;

The Committee AGREED the recommendation to grant the application subject to conditions with an additional footnote regarding disabled parking. 

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: Miss Elaine Holmes (13/00007/FUL)
Location: Land 50 m West of Schiehallion, Torridon (Ward 6)
Nature of Development: Erection of house and agricultural building

Members NOTED that an appeal had been lodged. 

7.2  Section 36 Application for the Dunbeath Wind Powered Electricity Generating Station, Dunbeath Estate, Caithness Item 7.2 (227kb pdf)

Members NOTED that the appeal had been dismissed. 

7.3  Applicant: Bright Spark Energy Limited (12/01650/FUL) (Item 7.3 (80kb pdf))Location: Davidston Farm, near Cromarty, IV11 8XX (Ward 10)
Nature of Development: Erection of three 800 kw wind turbines on towers 49.7 metres to the hub and blades with a diameter of 48 metres

Members NOTED that the appeal had been dismissed.  

There being no further business the meeting closed at 1.20 pm.