Phase 1 New Residential Development Consisting of up to 200 Dwelling, Including Landscaping, Access and Associated Site Development Works

Agenda 5.2 Item Report PLS No 084/18

HIGHLAND COUNCIL

Committee: South Planning Applications Committee

Date: 05 December 2018

Report Title: 18/05383/PAN: Link Group

Land at Upper Achintore, Fort William

Report By: Area Planning Manager – South

Purpose/Executive Summary

Description: Phase 1 new residential development consisting of up to 200 dwelling, including landscaping, access and associated site development works. and for enabling works (roads, access, drainage and services infrastructure) for all phases of development.

Ward: 21 – Fort William and Ardnamurchan

Recommendation

Members are asked to note the submission of the PAN and highlight any material issues they wish to be brought to the attention of the applicant before the submission of the application for planning permission.

1. BACKGROUND

1.1 To inform the Planning Applications Committee of the submission of the attached Proposal of Application Notice (PAN).

1.2 The submission of the PAN accords with the provisions of the Planning etc. (Scotland) Act 2006 and was lodged on the 16.11.2018. Members are asked to note this may form the basis of a subsequent planning application

1.3 The submitted information attached includes:  Proposal of application Notice  Location Plan  Supporting Statement providing further details on the matters required by the Notice.

2. DESCRIPTION OF PROPOSED DEVELOPMENT

2.1 Based upon the information provided, the development is likely to comprise of residential development (up to 200 homes), with associated landscaping, parking and infrastructure. Any application submitted under this Proposal of Application Notice will be Phase 1 of a wider masterplanned development which is subject to a separate Proposal of Application Notice (18/05381/PAN).

2.2 The applicant has sought pre-application advice from the Planning Authority via the Pre-Application Advice Service for Major Developments.

3. SITE DESCRIPTION

3.1 The site comprises of an area of undulating and sloped ground with a number of plateaus. The site is elevated above the existing residential development to the north west. The site is covered by a mix of vegetation with limited trees. A track which provides access to the Scottish Water infrastructure to the west of the site runs across the site from east to west.

3.2 Access to the site would be via Connochie Road and Heather Croft Drive via a road which was put in place to facilitate the development of this area of Fort William. Access for non-motorised users would likely be via the same route with a number of core paths and informal paths running through the site.

3.3 There are a number of sites designated for natural heritage interests in the wider area however, they are unlikely to be affected by the development.

3.4 There are no scheduled monuments within the site. There are a number of listed buildings and archaeological records, identified within the Highland Historic Environment Record, which exist in proximity to the site but would unlikely be affected by development of the site. The site is in an area of archaeological potential.

3.5 Due to the ground conditions on the site there are areas at risk from surface water flooding.

4. DEVELOPMENT PLAN POLICY

The following policies are relevant to the assessment of the application

4.1 Highland Wide Local Development Plan 2012 28 - Sustainable Design 29 - Design Quality & Place-making 30 - Physical Constraints 31 - Developer Contributions 32 - Affordable Housing 34 - Settlement Development Areas 42 - Previously Used Land 51 - Trees and Development 55 - Peat and Soils 56 - Travel 57 - Natural, Built & Cultural Heritage 58 - Protected Species 59 - Other important Species 60 - Other Importance Habitats 61 - Landscape 63 - Water Environment 64 - Flood Risk 65 - Waste Water Treatment 66 - Surface Water Drainage 72 - Pollution 73 - Air Quality 74 - Green Networks 75 - Open Space 77 - Public Access

4.2 West Highland and Islands Local Plan 2010 (as continued in force 2012)

MU11 – Upper Achintore (Mixed Use) – 300 homes, business, community, neighbourhood scale retail.

4.3 Proposed West Highland and Islands Local Development Plan 2015

Policy 2 – Delivering Development Allocation FW13 – Upper Achintore North (Mixed Use) – 220 homes, neighbourhood scale business, retail.

4.4 Highland Council Supplementary Planning Policy Guidance

Construction Environmental Management Process for Large Scale Projects (August 2010) Developer Contributions (November 2018) Flood Risk & Drainage Impact Assessment (Jan 2013) Green Networks (Jan 2013) Highland Historic Environment Strategy (Jan 2013) Highland's Statutorily Protected Species (March 2013) Managing Waste in New Developments (March 2013) Open Space in New Residential Developments (Jan 2013) Physical Constraints (March 2013) Public Art Strategy (March 2013) Standards for Archaeological Work (March 2012) Sustainable Design Guide (Jan 2013) Trees, Woodlands and Development (Jan 2013) 4.5 Scottish Government Planning Policy and Guidance Scottish Planning Policy (June 2014) National Planning Framework 3 (June 2014) Designing Streets (March 2010) Creating Places (June 2013)

5. POTENTIAL MATERIAL PLANNING CONSIDERATIONS

5.1 a) Development Plan; b) Planning History; c) National Policy; d) Roads and Transport; e) Peats and soils; f) Pedestrian and Cycle Links; g) Water, Flood Risk, and Drainage; h) Natural Heritage; i) Built and Cultural Heritage; j) Design and Layout; k) Landscape and Visual Impact; l) Access and Recreation; m) Noise and Light Pollution; n) Construction Impacts; o) Phasing; p) Open Space and Landscaping; q) Infrastructure Capacity and Delivery (including education provision); and r) Any other material considerations raised within representations.

6. CONCLUSION

6.1 The report sets out the information submitted to date as part of the PAN. Summarised are the policy considerations against which any future planning application will be considered as well as the potential material planning considerations and key issues based on the information available to date. The list is not exhaustive and further matters may arise as and when a planning application is received and in the light of public representations and consultation responses.

7. IMPLICATIONS

7.1 Resource: Not applicable

7.2 Legal: Not applicable

7.3 Community (Equality, Poverty and Rural): Not applicable

7.4 Climate Change/Carbon Clever: Not applicable

7.5 Risk: Not applicable

7.6 Gaelic: Not applicable

8. RECOMMENDATION

It is recommended the Committee notes the submission of the PAN and advises of any material issues it wishes to be brought to the applicant’s attention.

Signature: David Mudie Designation: Area Planning Manager – South Author: Simon Hindson Background Papers: Documents referred to in report and in case file. Relevant Plans: Plan 1 - Location Plan

PAN Appendix (Phase 1) Residential Development, Upper Achintore

1 Residential Development, Upper Achintore PoAN

1.1 Parties Receiving Copies of this Proposal of Application Notice

Community Council

 Fort William Community Council

Elected Members (Ward – Fort William and Ardnamurchan)

 Councillor Blair Allan

 Councillor Andrew Baxter

 Councillor Niall McLean

 Councillor Ian Ramon

Members of the Scottish Parliament

Constituency MSP (Skye, Lochaber and Badenoch)

 Kate Forbes MSP

Regional MSPs (Highlands and Islands)

 Donald Cameron MSP

 John Finnie MSP

 Rhoda Grant MSP

 Jamie Halcro Johnston MSP

 Edward Mountain MSP

 David Stewart MSP

 Maree Todd MSP

1 PAN Appendix (Phase 1) Residential Development, Upper Achintore 2 Details of Proposed Consultation

2.1 Proposed Public Event

2.1.1 The public exhibition by way of attended open evening will take place on Monday 4th February 2019 at Lundavra Primary School, Lundavra Road, Fort William, PH33 6JR, between the hours of 4pm and 8 pm. 2.1.2 The purpose of the public exhibition is to allow the public to view the development proposals and make comments on any issues that may be of interest to them. 2.1.3 The public exhibitions will be attended by Link Group appointed design team members who will facilitate the event and respond to any technical queries from the attendees. Display/exhibition boards will be available which will explain the context of the proposed development. 2.1.4 Responses will be captured on comment sheets and questionnaires, as well as any notes taken by the Project Team facilitating the event. 2.1.5 The comments emanating from the public exhibitions will be captured in a Pre-Application Consultation (PAC) Report which will form part of the planning application. The PAC Report will inform and shape the application proposals.

2.2 Proposed Newspaper Advert

2.2.1 Publication of an advertisement providing details of the public events in the Oban Times (Lochaber Edition) at least 7 days in advance of the agreed date of the public event. The paper is published on a Thursday and it is proposed to target the 23rd January 2019. The proposed newspaper advert will include the following information: The Highland Council NOTICE OF PRE-PLANNING APPLICATION PUBLIC EXHIBITION Proposed development on land at Upper Achintore, Fort William, accessed via Connochie Road. Link Group intends to submit an application for planning permission for phase 1 of new residential development consisting of up to 200 dwellings, including landscaping, access and associated site development works; and for enabling works (roads, access, drainage and services infrastructure) for all phases of development. The application will be accompanied by a masterplan and EIA. A public exhibition of plans for the proposed development will be held at Lundavra Primary School, Lundavra Road, Fort William between 4pm and 8pm on 4th February 2019, where representatives will be available to discuss the proposal and answer questions. A second public event will be held in early 2019 and will be advertised separately. Further information may be obtained from Peter Brett Associates (PBA), 160 West George Street, Glasgow, G2 2HG. Tel. 0141 352 2360 or email [email protected]. Comments can be left at the event or be made by email/postal return (contact details above) by Friday 15th February 2019. Comments submitted at this stage are not representations to the council but will be considered by PBA in the preparation of the planning application. If a planning application is subsequently submitted to The Highland Council, normal neighbour notification and publicity will be undertaken and formal representations regarding the proposal can be made at that time.

2 PROPOSAL OF APPLICATION NOTICE MOLADH BRATH IARRTAIS

The Town and Country Planning (Scotland) Act 1997 as amended by the Planning Etc. (Scotland) Act 2006 Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2008

The Council will respond within 21 days of receiving the Notice. It will advise whether the proposed Pre-application Consultation is satisfactory or if additional notification and consultation above the statutory minimum is required. Please note that a planning application for this proposed development cannot be submitted less than 12 weeks from the date the Proposal of Application Notice is received by the Council and without the statutory consultation requirements having been undertaken. The planning application must be accompanied by a Pre-application consultation report.

Applicant Link…………………………….. Group Agent ………………………………………Peter Brett Associates

Address Watling……………………………. House, Address ……………………………………160 West George Street

…………………………….Callendar Business Pk, ……………………………………Glasgow, G2 2HG Callendar Rd, Falkirk FK1 1XR ……………………………. …………………………………..

Phone No. 01324 ……………………………. 417 160 Phone …………………………………...0141 352 2360

E-mail ……………………………[email protected] E-mail …………………………………[email protected]

Address or Location of Proposed Development Please state the postal address of the prospective development site. If there is no postal address, please describe its location. Please outline the site in red on a base plan to a recognised metric scale and attach it to this completed Notice

...... Land at Upper Achintore, Fort William, with access via Connochie Road......

………………………………………………………………………………………………...

Description of Development Please include detail where appropriate – eg the number of residential units; the gross floorspace in m² of any buildings not for residential use; the capacity of any electricity generation or waste management facility; and the length of any infrastructure project. Please attach any additional supporting information.

Application………………………………………………………………………………………………………… for planning permission for phase 1 of new residential development consisting of up to 200 dwellings, including landscaping, access and associated site development……………………………………………………………………………………………………….... works; and for enabling works (roads, access, drainage and services infrastructure) for all phases of development. The application will be accompanied by………………………………………………………………………………………………………… a masterplan and EIA. Pre-application Screening Notice

Has a Screening Opinion been issued on the need for a Proposal of Application notice by the Highland Council in respect of the proposed development?

If yes please provide a copy of this Opinion.

YES………… NO…………X

Community Consultation [See checklist of Statutory minimum consultation attached]

State which other parties have received a copy of this Proposal of Application Notice.

Community Council/s Date Notice Served

………………………………………………………………………………………………...Fort William Community Council 16th November 2018

………………………………………………………………………………………………...

Names/details of any other parties Date Notice Served

………………………………………………………………………………………………...Highland Councillors (see attached list) 16th November 2018

………………………………………………………………………………………………...Constituency and Regional MSPs (see attached list)

Please give details of proposed consultation Proposed public event Venue Date and time

………………………………………………………………………………………………...Public exhibition Lundavra Primary School 4th February 2019 4pm to 8pm

………………………………………………………………………………………………...

Newspaper Advert – name of newspaper Advert date(where known)

………………………………………………………………………………………………..Oban Times, Lochaber edition 24th January 2019

………………………………………………………………………………………………..

Details of any other consultation methods (date, time and with whom)

………………………………………………………………………………………………...

Signed ……….. Date…………………………….16th November 2018 A Pol RO L L Sta GY

R H A E A82 OW N R D N E SO D R A O R N IO N A U GL S D R U M R O ESS Glentower Lochiel Villa Khan Glasdrum House 4 11

Issues Yunis Nardana Tarradale

Carna 1 4

Cruachan Glenfalloch 4 15 Hotel The GLASDRUM AVENUE ARGYLL TERRACE

Coolins Bruachan Seaview

1 1 2 2

Gills View 3

1 HEATHERCROFT ROAD

GLASDRUM GROVE Carsaig 4

Myrtle Bank 4 Allotment Gardens 3 3

The Birches 18 18 3

An Cala 3 Creag 6 Rosedene Cottage 6 32.9m Aird 2

Glen Aln Aldersyde HILLSIDE ESTATE

Drain Drain

8 8

5 Toravaig 5 16

6.7m Helmsdale 16

2 2 8

8 Conaglen

7 7

Kismet Villa 10 10 Reservoir

4 (covered) 12 Garrisdale 14 12

Scaraben 1

Loch View 1

Play Area WIGTON PL Seann Garaidh High Grove

7 3

Craiglinnhe Car Park 3 Eskdale GLASDRUM COURT

18 18

5 5 17

Court 17 1 Path

16 LUNDAVRA ROAD

1 1

20 20 Argyll

LB 13 19 19 1

18 1

2 House Glenrigh

9 5 Calluna 9

Heathercroft Heather 15

Cottage 15

14 10 14

7 10

BUTE 10 11

20 PL 1

69 3

3 71 Tigh na Saor 1 1

1 1 14 14

2 2 RAASAY COURT

7 7 ORKNEY 21

65 21

67 16 16

5 5

14 PLACE

8 PL 4

DUNBARTON ROAD 20 1

1 1 to 9

6 Pond 6

30 GRANGE ROAD 6

5 5

Path 7 to 12

2 KINCARDINE2 1 to 9 MULL COURT

53 4

4 4

38 1 to 6 HEATHERCROFT DRIVE

Car Park 3 IONA COURT 27 27 25

25 El Sub Sta

32 32

30 30

31 31 2 2

29 29

41 36

34 43 34

2 to 16

38 to 52 52 to to 38 38 1 to 8 to 1

ESS 8 to 1 33

33 Play Area

54 to 68 68 to to 54 54

9 to 16 to 9 27 16 to 9 1 to CONNOCHIE ROAD 8

15 Path 13 16

14 Torr Ba n 50

17 to 24 24 to to 17 17 TCB 44 CRES Path

ANGUS CRESCENT

17 to 24 24 to to 17 17 52 LUNDAVRA 52 54

25 to 32 32 to to 25 25 70 to 84 to 70

E 23 84 to 70

ROSS PLACE 42

17 56 To 66

19 4 C 4

3 3

2 2

1 1 33

34 24 34

86 to 100 100 to to 86 86 Path 15

33 to 40 40 to to 33 33

7 MORAY PLACE

33 to 40 to 33 33 to 40 to 33 Playing Field 32

14 14 1 ESS

3 NAIRN

102 to 116 116 to to 102 102 47

CRESCENT 30

41 to 48 48 to to 41 41 22

22 37 49

8 8 1 8

5 2 Issues

18 18 12 1 6 3 12 27 45 1 2

4 39 ANGUS CRESCENT 22

16 SM 16 3 9 25

4 5

6 6

7 14

5 5 4 4

2 6 2 29

FB 2 53

3 3 21

1 1

6 13 6

11 El Sub Sta 11 19

FB 9 6 6

7 7 1

11 65

Shelter

12 El Sub Sta

10 10

8 8

1 1 2

Play Area 2

School 1 Shelter 2 34

14 14 12

67 Lundavra 67

Primary El

2 2 26 26

9 Sub 9

School 10 20

Sta 20

TCB CRESCENT 8 8 Reservoir

LB (covered) 77 77 21

BANFF 21 79 79

CAITHNESS PLACE 12 46 24 2 24

19 19

FB 48 89 89

Allt nan Dathairean32

91 91

FB 1

33 33

34 34

FB 36 52

99 99

101 101

1 40 46 46 45 45

ZETLAND AVENUE 44 44 Heap

64 16

16 (dis)

LOCHABER ROAD

4 55 9 55

11 2 2

115 115 Achan a' Chath School House FIFE PLACE 12

Path 9

14 9 Westside

2 10 2

7 1

71.0m SUTHERLAND AVENUE 1

8 Upper 8

Auchintore Allt nan Dathadairean

119 119 Upper Achintore Primary School Issues Issues 3

STIRLING

4 4

FB FB PLACE

4 KINROSS PLACE

2 2

1 1

2 2

120

14 120

2 2

29 LUNDAVRA ROAD FB 19

FB 24 19 Allt Achan a' Chath El Sub Sta FB

15 15

2 FB

Shelter 1 1

4 4

18 18 4

9 LANARK PLACE 6

CROMARTY CRESCENT Burntree

2 2

15 4

9 9

6 6

FB Allt Achan a' Chath

1 1

7 7

6 5

FB 5

11 11 RENFREW PLACE 2 5 FB ETL 3 FB

Issues 1

12 1 LOTHIAN PLACE 1 7

7 7

1 6

6 The Oaks PERTH PLACE SELKIRK PLACE 6

ROXBURGH PLACE

2 2 16 Path 4 Eadar Cluich 3

1 1 1 Ben

Cattle Grid 14 14 View 2

AYR PLACE2 PEEBLES PLACE 3

19 19 1 1 18

2 2

2 DUMFRIES 2

Allt Achadh PLACE

6 6 Path (um)

Spreads GALLOWAY PL 5 an Aodainn 5 Loch View Estate Path (um)

Collects Collects

OLD MILITARY ROAD Issues

NOTES STATUS DO NOT SCALE FROM THIS DRAWING. REV REASON FOR ISSUE DATE PROPOSAL OF APPLICATION NOTICE Stallan-Brand THIS DRAWING IS BASED ON DIMENSIONAL SURVEY INFORMATION PROVIDED BY OTHERS. A ISSUED FOR PoAN 14.11.18 THE ARCHITECT CANNOT ACCEPT RESPONSIBILITY FOR THE ACCURACY OF THIS SURVEY Site Boundary (indicative - to be confirmed) INFORMATION. 80 Nicholson Street ALL DIMENSIONS ARE SHOWN IN METRIC. PROJECT Glasgow THIS DRAWING REMAINS THE COPYRIGHT OF UPPER ACHNTORE RESIDENTIAL DEVELOPMENT G5 9ER STALLAN-BRAND ARCHITECTURE + DESIGN LTD Phone: 0141 258 5015

TITLE Email: [email protected] LOCATION PLAN Website: www.stallanbrand.com

SCALE @ A1 DATE DRAWN CHECKED APPROVED PROJECT NUMBER DRAWING NUMBER REVISION 1:2000 14.11.18 ND PW SB 1081.00 1081.00(00)007 A