Agendas, reports and minutes

Committee Members Present:

Mrs I Campbell, Mr D Bremner, Mr B Fernie (after item 6.1), Mr M Finlayson, Mr C Fraser (except items 6.1 and 6.4), Mr D MacKay (items 1 to 5 only), Mrs A MacLean, Mrs I McCallum, Mrs M Paterson, Mr G Phillips (except item 6.4), Mr I Renwick, Mr A Rhind and Mrs A Sinclair.

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 M Harvey, Team Leader, Portree
Ms R Hindson, Planner
Ms E MacArthur, Principal Planner
Mr C Kemp, Area Roads and Community Works Manager
Mr C Stewart, Area Roads and Community Works Manager
Mrs P Bangor-Jones, Administrative Assistant

Business

1. Apologies 
Leisgeulan

Apologies were intimated on behalf of  Mr G Farlow, Mr D Millar and Ms M Smith.

2. Declarations of Interest
Foillseachaidhean Com-pàirt

There were no declarations of interest.

3. Confirmation of Minutes
Dearbhadh a’ Gheàrr-chunntais

There had been circulated for confirmation as a correct record the minute of the meeting of the Committee held on 22 October 2013 which, subject to the following correction,  was APPROVED.

Correction: In the reason for refusal of item 5.1 in the last paragraph of page 3 of the Minute, the word “Mybster” should replace the word “Lybster”.

4. Dates of Meetings in 2014
Cinn-latha Choinneamhan ann an 2014

The Committee NOTED the dates of meetings in 2014.

5. Major Applications

There had been circulated Report No. PLN-099-13 (129kb pdf) by the Head of Planning and Building Standards which provided a summary of all cases within the “Major” development category currently with the Planning and Development Service for determination.

In response to a question Mr Mudie confirming that Scoping Reports are part of the Environmental Impact Assessment (EIA) and  separate from the planning process.  It was further explained that there is no opportunity for public comment on EIAs, although comments were sought from statutory consultees and that not all major applications will require an EIA.

Thereafter, the Committee agreed to NOTE the Report.

6. Planning Applications to be Determined
Iarrtasan Dealbhaidh rin Dearbhadh

6.1 Applicant: Scottish Water (12/00357/FUL) (PLN-100-13 (111kb pdf))
Location: Waternish Water Treatment Works, Lochbay, Waternish (Ward 11)
Nature of Development: Erection of three 5 kw 22 m high wind turbines  
Recommendation: Grant.

There had been circulated Report No PLN/100/13 by the Area Planning Manager North recommending that planning permission be granted subject to the conditions detailed therein.

Mr M Harvey presented the Report and recommendation.

In response to a question, it was confirmed that Scottish Natural Heritage had contacted the Royal Society for the Protection of Birds to seek clarification on whether or not the area was a designated protected site.  The Royal Society for the Protection of Birds had confirmed that the area was not designated and that the area had no known concentration of hen harriers.

The Committee AGREED the recommendation.

6.2 Applicant: Mr Clair Harper (13/02311/FUL) (PLN-101-13 (366kb pdf))
Location: 4 Beaufoy Street, Wick (Ward 3)
Nature of Development: Erection of house  
Recommendation: Grant.

There had been circulated Report No PLN/101/13 by the Area Planning Manager North recommending that planning permission be granted subject to the conditions detailed therein.

Mr Jones presented the Report and recommendation.

During debate Members raised the following:-

• it was welcomed that the applicant had sought pre-planning advice;
• on consideration of the constraints of the site, it was thought that the design was acceptable;
• that whilst off street parking was not possible, it was not an area that suffered from traffic congestion and, therefore, there should be no problem with on street parking; and
• the proposed development was on a gap site and development of the site was appreciated.

In response to questions Mr Jones confirmed that with regard to parking policy within a town centre and in relation to an infill development or redevelopment of an existing site, parking requirements were assessed on a case by case basis. It would take into account what provision could be secured and what would be appropriate. This would include local parking opportunities and the availability of public transport.

The Committee AGREED the recommendation.

6.3 Applicant: Glenmorangie Company (13/02698/FUL) (PLN-102-13 (619kb pdf))
Location: Glenmorangie Distillery, Glenmorangie, Tain, IV19 1PZ (Ward 8)
Nature of Development: Construction of new access road including associated drainage works  
Recommendation: Grant.

There had been circulated Report No PLN/102/13 by the Area Planning Manager North recommending that planning permission be granted subject to the conditions detailed therein.

Ms Hindson presented the Report and recommendation.

During debate Members commented:-

• that Glenmoranagie Company was a first-class company to have operating within the Tain and Highland area. The ongoing investments being in made at the site were welcomed;
• there was general unease that this was the fifth single application to come before committee to date. It was thought that it would have been preferable for site developments to come as a single application;
• there was a lack of clarity over future development at the site and perhaps this could be overcome by a request for a Masterplan when further applications come forward;
• it would be advantageous to have a footpath which would provide safe passage between the visitor centre and Tain; although there were initial concerns, the level of the banking and the grass covering is acceptable; and
• there was highlighted a need for a good working relationship between the applicant and the planning authority.

In response to questions it was confirmed that:-

• with regard to the two week timescale, this was short because the work had already commenced;
• footnotes must be specific to the application but a letter could be sent to with regard to a Masterplan and a possible footpath linking their visitor centre to Tain;
• the legislation does not prevent separate applications and it is, therefore, acceptable for the applicant to submit single applications;
• the letter of comfort which was given to Tain Community Council was no more than a statement of intent and that no greater value should be placed upon it.

Thereafter, the Committee AGREED:

1. the recommendation; and
   
2. to write to the Applicant regarding future expansion plans and, if appropriate, the preparation of a masterplan for the site which should include consideration for a direct footpath link with Tain.

6.4 Applicant: Scottish Hydro Electric Transmission Plc (13/03128/FUL) (PLN-103-13 Plan 1 (841kb pdf))
Location: Land to North East of Mountain Rescue Team Base, Dundonnell (Ward 6)
Nature of Development: Erection of connection house (building to house electrical switching equipment), formation of temporary site compound and improvements to road junction
Recommendation: Grant.

There had been circulated Report No PLN/103/13 by the Area Planning Manager North recommending that planning permission be granted subject to the conditions detailed therein.

Ms MacArthur presented the Report and recommendation.

During debate Members raised the following:-

• it was understood that the line had to come ashore at some point on the mainland but there were concerns with the suitability of the location;
• with regard to the design  and size of the building,  it may have been helpful if the various alternative materials and designs had been made available to the Committee for discussion;
• was it possible to ensure that any future plantations are used to mitigate with the size of the building; and
• there was concern that the development should not result in any loss of off road parking for walkers and climbers.

In response to questions it was confirmed that:-

• the proposed site was not indicated on the SEPA flood map for either fluvial or coastal flood risk and it should be noted that SEPA offered no objection to the location of the site;
• with regard to concerns to the plantation, this had been dealt with by  a landscape condition;
• the scale, massing and design of the building had been subjected to lengthy discussions at the pre-planning stage and included the Ministry of Defence; and
• the proposed road alterations would have no significant impact on the provision of off-road parking.

Thereafter, the Committee AGREED the recommendation.

There being no further business the meeting closed at 12.05 pm