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Councillor Robin Currie PLANNING APPLICATION REPORT Date of Validity - 10.10.05 MID ARGYLL, KINTYRE and ISLAY Committee Date - 25.01.06

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DEVELOPMENT SERVICES Local Member - Councillor Robin Currie PLANNING APPLICATION REPORT Date of Validity - 10.10.05 MID ARGYLL, KINTYRE AND ISLAY Committee Date - 25.01.06 Reference Number: 05/02063/OUT Applicants Name: W.C. & M.I. Wood Application Type: Outline Application Description: Erection of single detached dwellinghouse and septic tank Location: Land East of Gleann A Gaoidh, by Portnahaven, Isle of Islay (A ) THE APPLICATION (i) Development Requiring Express Planning Permission: • Site for the erection of one dwellinghouse with means of access to be considered at outline stage, but with details in regard to siting, materials and design to be reserved for subsequent approval; • Formation of new vehicular access; • Installation of septic tank with all details reserved for subsequent approval. (ii) Other Aspects of the Proposal: • Connection to the public water main. (B) RECOMMENDATION It is recommended that planning permission be granted subject to: i) the standard outline planning conditions and reasons; ii) to the conditions and reasons attached; iii) consideration being given to the holding of a discretionary hearing prior to the determination of the application, in view of the extent of the representations received (C) DETERMINING ISSUES AND MATERIAL CONSIDERATIONS This proposal is an outline application for the erection of one detached dwellinghouse in the countryside between Port Charlotte and Portnahaven. The site adjoins an existing isolated dwelling, although in view of its extensive nature, and in order to take advantage of the most low lying part of the site, the building would be most appropriately located some 50 metres from this property. The impact of a dwelling in this location would be minimised by the topography of the site and the partial screening afforded it by both the sparsely wooded burn to the west and the higher land to the north and east. The proposal would reinforce the existing settlement pattern without impinging upon the landscape character of the area, and would therefore be consistent with adopted structure and local plan policy and the advice given on the siting of dwellings in the countryside by the government in Planning Advice Note 72. Despite being located with in an SSSI and SPA Scottish Natural Heritage have confirmed that the proposal will not have any significant consequences for nature conservation interests. There are no infrastructure constraints or objections from other consultees. 37 letters of objection have been received largely in terms of the effect of the development upon the character of the area and on the amenities currently enjoyed by the occupiers of the nearest dwelling. F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000243\M00002229\AI00025771\0502063OUTPORTNAHAVEN0.DOC It is considered that the erection of a suitably designed single storey dwellinghouse of traditional design and materials would be appropriate and in keeping with the traditional pattern of development in the area. Angus J Gilmour Head of Development & Building Control 6th January 2006 Author: Tim Williams (01546) 604084 Contact Officer: Richard Kerr (01546) 604080 F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000243\M00002229\AI00025771\0502063OUTPORTNAHAVEN0.DOC CONDITIONS AND REASONS RELATIVE TO APPLICATION 05/02063/OUT 4. Any details pursuant to Condition 1(a) above shall show a dwelling of local traditional design and finish and shall incorporate the following elements:- (i) The dwelling shall be single storey in height; (ii) The window openings shall have a strong vertical emphasis; (iii) The walls shall be finished in a white painted cement render or local dark grey natural stone; (iv) The roof shall be symmetrically pitched to at least 37 degrees and be finished in natural slate; (v) The building shall be of a general rectangular shape and gable ended; (vi) Any porches or dormers (which are encouraged in the design) shall have traditional "peaked" roofs; (vii) Details of the proposed finished floor level of the dwellings relative to an identifiable fixed datum located outwith the application site; (viii) No window or doorway openings shall be provided within the west facing elevation; (ix) The dwelling shall be situated within the low lying mid-western part of the site and set back in line with the existing adjacent dwellinghouse, ‘An Gleann’. Reason: In the interests of visual amenity, to retain / reflect the vernacular building traditions of the area and the existing settlement pattern and to protect the amenities of the occupiers of the adjacent dwellinghouse. 5. Development shall not begin until details of the scheme of hard and soft landscaping works has been submitted to and approved in writing by the Planning Authority. Details of the scheme shall include: i) existing and finished ground levels in relation to an identified fixed datum; ii) existing landscaping features and vegetation to be retained; iii) location and design, including materials, of any walls, fences and gates; iv) soft and hard landscaping works, including the location, type and size of each individual tree and/or shrub; v) programme for completion and subsequent on-going maintenance. All the hard and soft landscaping works shall be carried out in accordance with the scheme approved in writing by the Planning Authority. All planting, seeding or turfing as may be comprised in the approved details shall be carried out in the first planting and seeding seasons following the commencement of the development unless otherwise agreed in writing with the Planning Authority. Any trees or plants which within a period of ten years from the completion of the development die, for whatever reason are removed or damaged shall be replaced in the next planting season with others of the same size and species, unless otherwise agreed in writing with the Planning Authority. Reason: In the interests of visual amenity and to protect the amenities of the occupiers of the adjacent dwellinghouse. 6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order(s) 1992, (or any Order revoking and re- enacting that Order(s) with or without modifications), nothing in Article 3 of or Schedule 1 to that Order, shall operate so as to permit, within the area subject of this permission, any development referred to in Parts 1 and Classes 1, 2 and 3, and in Part 2 and Classes 9 of the of the aforementioned Schedule 1, as summarised below: PART 1: DEVELOPMENT WITHIN THE CURTILAGE OF A DWELLINGHOUSE Class 1: The enlargement, improvement or other alteration of a dwellinghouse. Class 2: Any alteration including enlargement to the roof of a dwellinghouse. Class 3: The provision of any building or enclosure, swimming or other pool required for a purpose incidental to the enjoyment of the dwellinghouse or the maintenance, improvement or other alteration of such a building or enclosure. PART 2: MINOR OPERATIONS Class 9: Stone cleaning and exterior painting of any building work. F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000243\M00002229\AI00025771\0502063OUTPORTNAHAVEN0.DOC No such development shall be carried out at any time within these Parts and Classes without the express grant of planning permission. Reason: To protect the area and the setting of the proposed dwellinghouse, in the interest of visual amenity, from unsympathetic siting and design of developments normally carried out without planning permission; these normally being permitted under Article 3 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992. 7. The proposed access shall have visibility splays of 90 metres x 2.0 metres in each direction formed from the centre line of the access point Prior to work starting on site these visibility splays shall be cleared of all obstructions over one metre in height above the level of the adjoining carriageway and thereafter shall be maintained clear of all obstructions over one metre in height to the satisfaction of the Planning Authority. Reason: In the interests of road safety. 8. Prior to work starting on site, the access hereby permitted shall be formed in accordance with the Council’s Highway Drawing No. G300 with the bellmouth area surfaced in dense bitumen macadam for a distance of 5 metres back from the existing carriageway edge and dropped kerbs formed to the satisfaction of the Planning Authority or as otherwise agreed in writing with the Planning Authority. Reason: In the interests of road safety. Note to Applicant: Regard should be had to the attached consultation responses from Scottish Water and SEPA in respect of the proposed development. The Area Roads Engineer indicates that the access should be constructed to ensure that no surface water is discharged to the public road. F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000243\M00002229\AI00025771\0502063OUTPORTNAHAVEN0.DOC APPENDIX RELATIVE TO APPLICATION 05/02063/OUT A. POLICY OVERVIEW Argyll and Bute Structure Plan 2002 STRAT SI 1 Sustainable Development - Argyll and Bute Council shall adhere to the following principles in considering development proposals, and in its policies, proposals and land allocations in Local Plans. It will seek to: … h) conserve the natural and built environment and avoid significant adverse impact on biodiversity, natural and built heritage resources; i) respect the landscape character of an area and the setting and character of settlements; … STRAT DC 7 Nature Conservation And Development Control - On sites of national importance, SSSI’s and NNR’s, development will only be permitted where it can be demonstrated that the overall objectives of the designation and the overall integrity of the designated area would not be compromised, or where and adverse impacts are clearly outweighed by social or economic benefits of national importance. STRAT DC 8 Landscape and Development Control - A) Development which, by reason of location, siting, scale, design or cumulative impact, damages or undermines the key environmental features of a visually contained or wider landscape or coastscape shall be treated as ‘non-sustainable’ and is contrary to this policy. Outwith the National Park particularly important and vulnerable landscapes in Argyll and Bute are those associated with: 1.
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