DEVELOPMENT SERVICES Local Members - Currie, Horn & McAlpine PLANNING APPLICATION REPORT Date of Validity - 27 th March 2007 MID , KINTYRE AND Committee Date - 6th June 2007

Reference Number: 07/00569/LIB Applicants Name: Highlands & Islands Enterprise Application Type: Listed Building Consent Application Description: Works to facilitate the installation of pontoons Location: The Stone Pier, , Isle of Jura

(A ) THE APPLICATION

(i) Development Requiring Express Planning Permission:

• Installation of ramped access plinth and concealed access bridge mount; • Installation of low level lighting units; • Surface dressing of existing stone pier.

(ii) Other Specified Operations:

• Seasonal installation, between the months of April to October, of 20.0 metre long x 2.5 metre wide pontoon with a permanent connection to the existing stone pier by a 10.0 metre long by 1.5 metre wide access bridge.

(B) RECOMMENDATION

It is recommended that Members refer the application to Historic with a recommendation that listed building consent be granted subject to the standard time limit condition and reason and the conditions and reasons attached.

(C) DETERMINING ISSUES AND MATERIAL CONSIDERATIONS

This proposal is for minor works to the fabric of a category B listed pier which are necessary to facilitate the installation of pontoons on a seasonal basis at the listed pier at Craighouse, for use by the proposed Crinan – Craighouse passenger ferry and by visiting yachts and other vessels. The proposal is consistent with adopted and emergent development plan policy an there are no objections raised by consultees.

Sixteen letters of representation have been received, eight of which raise objections and eight of which express support for the proposal.

An accompanying application for detailed planning permission appears elsewhere on the agenda.

Angus J Gilmour Head of Planning 14 th May 2007

Author: Peter Bain – 01546 604082 Contact: Richard Kerr – 01546 604080

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CONDITIONS AND REASONS RELATIVE TO APPLICATION 07/00569/LIB

2. The pontoons and access bridge, hereby approved, shall be fully removed from the site between the 1 st November and 31 st March in any calendar year unless otherwise approved in writing by the Planning Authority.

Reason: In accordance with the seasonal time periods specified in the application.

3. Prior to the commencement of development full details of the ramped access plinth and steel bracket shall be submitted in the form of drawings at a scale of not less than 1:50 and approved in writing by the Planning Authority in consultation with Historic Scotland. Such details shall also include a sample of the natural stone finish to be applied to the ramped access plinth. Thereafter the development shall be fully implemented in accordance with the duly approved details to the satisfaction of the Planning Authority.

Reason: In the interests of visual amenity and to ensure that the proposals do not adversely affect the architectural and historic character of the existing pier.

4. Prior to the commencement of development full details in respect of the installation of the recessed solar lighting units shall be submitted in the form of scale drawings at a scale of not less than 1:50 and approved in writing by the Planning Authority in consultation with Historic Scotland. Thereafter the development shall be fully implemented in accordance with the duly approved details to the satisfaction of the Planning Authority.

Reason: In the interests of visual amenity and to ensure that the proposals do not adversely affect the architectural and historic character of the existing pier.

5. Prior to the commencement of development full details in respect of the form and finish of the bollards to be positioned on either side of the access bridge shall be submitted in the form of drawings at a scale of not less than 1:50 and approved in writing by the Planning Authority in consultation with Historic Scotland. Such details shall show the bollards to be mounted on the removable access bridge rather than the existing pier. Thereafter the development shall be fully implemented in accordance with the duly approved details to the satisfaction of the Planning Authority.

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APPENDIX RELATIVE TO APPLICATION 07/00569/LIB

A. POLICY OVERVIEW

‘ Structure Plan’ 2002

STRAT DC 9 – Seeks to resist development that damages or undermines the historic, architectural or cultural qualities of the historic environment.

‘Islay, Jura and Colonsay Local Plan’ 1985 and (1 st review & alteration) 1988

POL BE 1A – Seeks to resist development which would have a detrimental impact upon the architectural or historic value of a listed building.

‘Argyll and Bute Local Plan’ (modified finalised draft) 2006

LP ENV 13(a) Seeks to resist development which will have an adverse impact upon the historic or architectural character of a listed building. This policy has not been the subject of objection as part of the local plan process, and can therefore be accorded material weight in the determination of the application.

B. OTHER MATERIAL CONSIDERATIONS

(i) Site History

A related application for detailed planning permission (ref. 07/00579/DET) appears elsewhere on the agenda.

(ii) Consultations

Historic Scotland (received 26.04.07) – No objections are raised to the proposed works detailed on the drawings submitted by the applicant, however, concern is raised that:

• The current application may be a precursor to further works required to address safety issues which may result from use of the pier all year round or a general increased usage of the pier.

Comment: The Agent for the application has subsequently confirmed that the pontoons are proposed on a seasonal basis for use by small boats. It is not anticipated that any further works will be required to facilitate the proposed ferry link with the mainland. It is further noted that additional works which would affect the fabric of the building would require to be the subject of a separate application for listed building consent which would require to be considered on its own merits and in respect of the accumulative impact of such further works upon the architectural and historic fabric of the structure.

• It is suggested that conditions be considered in respect of the submission of further details of the proposed lighting scheme as the submitted plans show only the number of lights but not the form, finish or details of installation.

Comments: It is noted that the Agent for the application has subsequently submitted additional details in respect of the type of lighting proposed; it is however the consideration of the Planning Department that a condition be imposed requiring full details of the installation of these recessed, solar powered units to be submitted for approval.

• It is suggested that conditions be considered in respect of the submission of the finalised details of the connection between the pier and the pontoons.

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Comments: It is the consideration of the Planning Department that a condition be imposed requiring the submission of additional details in respect of the ramped access plinth which will conceal the steel bracket upon which the access bridge will be mounted.

• The submitted drawings mention steel bollards positioned on either side of the bridge; it is advised that a condition be imposed requiring the submission of details of the form and finish of these details for approval.

Comments: The Agent for the application has subsequently confirmed that the proposed bollards will be attached to the access bridge rather than the pier structure; it is however the consideration of the Planning Department that further details be submitted for approval in respect of these details.

(iii) Publicity

The application has been advertised on site and in the local newspaper (expiry 27 th April 2007) as development relating to a listed building.

Eight letters raising objections to the proposal have been received from: Stephen R. Martin, Jura Stores, Craighouse, Isle of Jura (received 29.03.07); Mrs E. Rhona Paton, Craighouse, Isle of Jura (10.04.07); Duncan Buie, The Pier House, Craighouse, Isle of Jura (12.04.07); John Fulton, Tornagrain, Shandon, Helensburgh – Factor for the owners of Milton House, Craighouse, Isle of Jura (15.04.07); Andrew Fairman, The Whitehouse, Ardfarnal, Isle of Jura (17.04.07); W I Nicholson (and on behalf of Mrs Jill Fulton & Mrs Gay Black), Milltown, Craighouse, Isle of Jura (26.04.07); Mrs Rose Fletcher, Estate, Isle of Jura (27.04.07). The various issues raised are summarised as follows:

• That the stone pier is a category B listed building and a landmark of Jura which has featured in a variety of publications since the 1880’s to present day Ordnance Survey Map covers.

Comments: Minimal alterations to the fabric of the existing pier are required to facilitate the development. In this respect the proposal is essentially a ‘reversible’ intervention to the listed structure and as such is not considered to have a significant adverse impact upon the architectural or historic value of the pier. Furthermore, it is noted that the pontoons and access bridge would be removed between November and March.

• That the proposed sign is to be erected on land outwith the applicant’s ownership and will block the view from adjacent property.

• That the proposed low level lighting will restrict vehicle movement and access.

• That cabling routes to serve the development run across land outwith the control of the applicant and that no permission has been sought or given for installation of such cabling.

• That the application does not include for any provision of waste disposal facilities to serve the increased use of the pier.

• That the proposal will result in additional persons utilising a route across private property to access the pier. The applicant has not provided any information as to whether or not appropriate insurance cover will be provided to indemnify the private land owner against possible claims by any persons having an accident on this route.

• That the installation of pontoons will interfere and restrict the use and enjoyment of the existing pier.

• That the installation of an unlit ‘extension’ to the seaward side of the existing pier structure will result in a hazard to boat users.

• That the installation of the pontoon would ‘threaten the future of the Jura Regatta’ as the pontoon would be sited upon the location of the finishing line for this event. E:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000243\M00002818\AI00034899\0700569LIBREPORT0.DOC

• That the concrete fixings for the access ramp will prevent access to the end of the existing stone pier.

• That the development could be acceptably accommodated at other sites in the locality.

Comments: These issues either relate to civil matters or to issues of land use and amenity and as such are not material considerations in the determination of the current application which solely seeks to establish the acceptability of the proposed development in respect of its impact upon the architectural and historic value of the listed structure.

Seven letters in support of the proposal have been received from: Dick Mayes, Chairman of Isle of Jura Initiative at the Edge Committee, Service Point, Craighouse, Isle of Jura (received 18.04.07); Miss Deborah Bryce, stated as a resident of Jura (no reply address provided) (23.04.07); Mr Martin Boyle, stated as a resident of Jura (no reply address provided) (23.04.07); Mrs K.H.Johnson, Schoolhouse, , Isle of Jura (23.04.07); Elaine Campbell, 1 Small Isles Cottages, Craighouse, Isle of Jura (24.04.07); Rev. George Campbell, The Manse, Craighouse, Isle of Jura (24.04.07); Joan Moran, 6 Woodside, Craighouse, Isle of Jura (25.04.07); and the proprietor of the Jura Hotel (letter dated 24.04.07). The various issues raised are summarised as follows:

• That the proposal will greatly benefit islanders and visitors by enabling the provision of a passenger only ferry service between Jura and the mainland.

• That installation of the pontoon will bring significant benefit to the local economy, not only by providing an alternative tourist route to Jura by ferry, but also in the form of improved facilities for visiting yachts.

• The project will mean that the pier will now be maintained; whereas this has been sadly lacking over the years.

Comments: These issues do not relate to the impact of the proposal upon either the architectural or historic value of the listed structure and as such are not material considerations in the determination of this listed building consent application (although they are relevant to the consideration of the associated planning application).

(iv) Assessment

The proposal is an application for listed building consent in respect of alterations required to an existing category B listed pier to facilitate its extension with the installation of a new pontoon and access bridge.

The existing pier is of ‘L’ shape plan, of random rubble construction by Thomas Telford in 1814 and is a category B listed building. A related application for detailed planning permission has also been submitted by the applicant. The provisions of STRAT DC 9, POL BE 1A and LP ENV 13(a) would all seek to resist development which would have a significant detrimental impact upon the architectural or historical value of the pier.

The existing pier continues to be used by both Islanders and visiting yachts as a landing which provides access to the heart of Craighouse. The proposal is essentially for works to facilitate the extension of an existing, privately owned, stone pier through the attachment of a 20m pontoon to the existing structure. This will entail the seasonal installation, between April and October, of two 10.0 x 2.5 metre long pontoons constructed of galvanised steel frames with GRP marina decking which will be joined end to end to form a single length and will be connected to the end of the existing pier by a 10.0 x 1.5m galvanised steel access bridge. The elements of the proposal affecting the actual fabric of the pier, and thus requiring listed building consent, are limited to (i) a 2.0m (wide) x 3.0m (long) x 0.35m (high) ramped concrete plinth (to be faced in natural stone) which will conceal a steel bracket for mounting the access bridge attached to the existing stone pier; (ii) installation of recessed solar powered lighting along the length of the existing pier and; (iii) localised surface dressing of the existing pier with a fine gravel dusting to remove potential trip hazards.

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The proposed development is essentially of a temporary nature in that the pontoons and access bridge are to be removed from site during the months of November to March. The installation of the concrete plinth, lighting and surface dressing are minimal in nature and, essentially, are reversible interventions to the fabric of the existing structure. It is considered that the proposal would not adversely impact upon either the architectural or historic value of this category B listed structure, and as such is, considered to be consistent with the provisions of STRAT DC 9 of the Structure Plan, POL BE 1A of the Islay, Jura and Colonsay Local Plan and; LP ENV 13(a) in the emerging local plan.

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