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Argyll and Bute Council Development and Infrastructure Argyll and Bute Council Development and Infrastructure Delegated or Committee Planning Application Report and Report of handling as required by Schedule 2 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2008 relative to applications for Planning Permission or Planning Permission in Principle ____________________________________________________________________________ Reference No: 14/00180/PPP Planning Hierarchy: Local Development Applicant: Nick Hunter Proposal: Site for Erection of 20 Dwellinghouses Site Address: Land Southeast of Oban Seil Farm, Clachan Seil, Isle of Seil, by Oban ____________________________________________________________________________ DECISION ROUTE Local Government Scotland Act 1973 ____________________________________________________________________________ (A) THE APPLICATION (i) Development Requiring Express Planning Permission Site for erection of 20 dwellinghouses; Formation of vehicular access to adoption standard. (ii) Other specified operations Connection to public water main; Connection to public drainage system. ____________________________________________________________________________ (B) RECOMMENDATION: Having due regard to the Development Plan and all other material considerations, it is recommended that planning permission in principle be refused for the reasons appended to this report. ____________________________________________________________________________ (C) HISTORY: N/A ____________________________________________________________________________ (D) CONSULTATIONS: Area Roads Manager Report dated 10/02/14 advising no objection to the proposed development subject to conditions regarding the formation of the vehicular access, clearance of visibility splays and provision of parking and turning areas. Scottish Water Letter dated 17/02/14 advising no objection to the proposed development but providing advisory comments for the applicant regarding connection to the public systems. West of Scotland Archaeology Service Letter dated 12/02/14 advising that the site is within an area of some archaeological potential based on the presence of other recorded sites and monuments of prehistoric and medieval date in the surrounding landscape. Accordingly, whilst not objecting to the proposed development, recommend that a condition be imposed requiring the developer to secure a programme of archaeological works. Scottish Environment Protection Agency Letter dated 13/02/14 providing details of their standing advice for developments. Seil Community Council Letter dated 24/02/14 advising that “they recognise that no area can remain static and that diverse and affordable housing is essential to maintaining a vibrant community for years to come”. However they raise concerns regarding the following aspects of the proposal: Affordable housing - given the complexity of the site it would be useful to know how “affordable” the houses could be. Comment: Where permissions are granted with affordability obligations, conditions are employed to provide developers with various methods of securing affordable housing, to comply with Council policy. Road safety issues with regards to the increase in traffic using the B844 Comment: The Area Roads Engineer has been consulted on the proposed development and has raised no objection in terms of road safety issues. The proposal is premature given that the consideration of the new Local Development Plan (LDP) is imminent. Comment: During the processing of the application a point was reached in the LDP process where the Reporters’ findings were imminent. For that reason the application was deemed premature to be determined in advance of the publication of the Reporters’ findings and the application was held in abeyance pending the outcome of the LDP process. The site has now been designated as Countryside Zone in the adopted LDP and has been assessed as such in Appendix A of this report. The reporter’s findings referred to above are detailed at Section P below. The proposals are too vague too be considered. Comment: The application is for planning permission in principle with no design details having been submitted. The purpose of the application is to establish the acceptability of the principle of development only. The density of the proposed development is out of keeping with the rest of the island. Comment: This comment is addressed in Appendix A of this report. The development would be visually intrusive and detrimental to the natural beauty of Seil. Comment: This comment is addressed in Appendix A of this report. Concerns about the capacity of the sewage system, and the effects of water run off given the gradient of the site. Comment: Scottish Water has been consulted on the proposed development and has raised no objection with regard to ability of the public system to accommodate the proposed development. If permission were to be granted, a condition would be appropriate, requiring details of a Sustainable Urban Drainage System to address surface water drainage as part of the approval of matters specified in conditions. The site should continue as farmland. Comment: The adopted LDP allocates the site as Countryside Zone. Areas of the site appear to be outwith the boundaries of the Housing Allocation. Comment: The site is designated as Countryside Zone in the adopted LDP. This has superseded the previous Housing Allocation which formed part of the 2009 Local Plan. The application has been assessed in Appendix A of this report in the light of the Countryside Zone policy now given effect by the new plan. The above represents a summary of the consultation responses. Full details are available on the Council’s Public Access System by clicking on the following link http://www.argyll-bute.gov.uk/content/planning/publicaccess. ____________________________________________________________________________ (E) PUBLICITY: The proposal has been advertised in terms of Regulation 20 procedures, closing date 27/02/14. ____________________________________________________________________________ (F) REPRESENTATIONS: 79 representations have been received regarding the proposed development, 50 objections and 29 in support (including one from the applicant). Objections An objection submitted by Houghton Planning Ltd is submitted on behalf of 27 residents, 16 of whom have submitted separate objections. Mr Paul Smith High Pastures Oban PA34 4TR (15/02/14) Mr David Alsop, Rycroft, Balvicar, Isle of Seil, PA34 4TE (16/02/14) Mr Stuart Reid, Torbeag, Clachan Seil, By Oban, PA34 4TJ (17/02/14) Mrs Ann Reid, Torbeag, Clachan Seil, By Oban, PA34 4TJ (17/02/14) Mrs Jennifer Banner, Ardencaple Lodge, Clachan Seil, Oban, PA34 4TN (17/02/14) Mr Carl Banner, Ardencaple Lodge, Clachan Seil, Oban, PA34 4TN (17/02/14) Miss Jayne Brown, Ardencaple House, Clachan Seil, Oban, PA34 4TN (17/02/14) Mr David Pearson, Dunvegan, Cnoc-A-Challtuinn, Clachan Seil, PA34 4TR (15/02/14) Ms Myra MacDonald, The Old Post Office, Clachan Seil, PA34 4TL (16/02/14) Mr John Jess, The Old Post Office, Clachan Seil, Oban, PA34 4TL (16/02/14) Marie & Ed Lohman, 4635 Hunting Lodge Drive, Saint Cloud, FLORIDA (20/02/14) Dr David Pond, Hazelmount, Clachan Seil, Oban, PA34 4TL (27/02/14) Jim Cunningham, Dorum Mor, Cnoc a Challtuinn, Clachan Seil (18/02/14) Mrs Fiona Hall, Craigiebeag, Clachan, Isle of Seil, By Oban, PA34 4TL (26/02/14) Mrs Ruth Odling, 61 Ellenabeich, Easdale, Oban, PA34 4RQ (26/02/14) Mr Julian Taylor, Ardencaple Farm, Isle of Seil, by Oban, PA34 4TN (27/02/14) Mr Hamish Munton, The Old Inn, Ellenabeich, Oban, PA34 4RF (19/02/14) Mrs Kristina Wood, Ardencaple House, Clachan Seil, Oban, PA34 4TN (24/02/14) Mr James Moss, An Isean Eala, Clachan Seil, Isle of Seil, PA34 4TL (26/02/14) Mr & Mrs R G Butcher, 18 Riffams Drive, Pitsea, Basildon, Essex, SS13 1BG (19/02/14) Mr Roger Barrett, Eas Mhor, Cnoc a Challtuinn, Clachan Seil, PA34 4TR(26/02/14) Ms Elaine Rodger, 5 Cnoc Beag, Balvicar, Seil, PA34 4TH (26/02/14) Mr Iain Rodger, 5 Cnoc Beag, Balvicar, Seil, PA34 4TH (26/02/14) Mr Peter MacAlister, Cutter Three, The Moorings, Clachan Sound, PA34 4TL (23/02/14) Mrs Eileen Kingsbury, Craigard, Cnoc A Challtuin, Clachan Seil, PA34 4TR (27/02/14) Mrs Sue Moss, An Isean Eala, Clachan Seil, Isle of Seil, PA34 4TL (26/02/14) Graeme Bruce, The Old Coach House, Ellenabeich, Isle of Seil, PA34 4Q (27/02/14) Mr Martin Hadlington, An Fhuaran, Clachan Seil, Oban, PA34 4TL (28/02/14) Mrs Ana P Bein & M MacInnes, Braefoot Farm, Balvicar, PA34 4RA (19/02/14) Ms Marina Gordon, Hazelmount, Clachan Seil, Oban, PA34 4TL (26/02/14) Andrew & Susan Durley, Olrig, Clachan Seil, By Oban, PA34 4TL (25/02/14) Kevin Hall, Craigiebeag, Clachan, Isle of Seil, PA34 4TL (26/02/14) Mrs Barbara Rennie, Feorlin, Balvicar, Oban, PA34 4TF (20/02/14) Carol Collis, An Fhuaran, Clachan Seil, Oban (24/02/14) Houghton Planning Ltd, 102 High Street, Dunblane, FK15 0ER (26/02/14) Derek Pretswell, 16 Creran Gardens, Oban, PA34 4JU (21/02/14) Christina M Wills, Cuan Ard, Cuan Ferry, Isle of Seil, PA34 4RB (24/02/14) K W Butler, Achraich, Clachan Seil, By Oban, PA34 4TN (25/02/14) Lorne Fowler, Keno Hill, Isle of Seil, PA34 4TN (25/02/14) Claire Hartley, Keno Hill, Isle of Seil, PA34 4TN (25/02/14) Mr Hugh Martin, The Old House, Clachan Seil, Oban, PA34 4TL (27/02/14) Mr & Mrs James Mellor, Innishail, Clachan Seil, Isle of Seil, PA34 4TJ (21/02/14) Mr. Trevor Davies, Fioryn, Clachan Seil, Oban, PA34 4TJ (25/02/14) Miss Helen Blakeney, Reay Cottage, Clachan Seil, Oban, PA34 4TL (26/02/14) D P Foster, Fasgadh, Clachan Seil, PA34 4TJ (25/02/14) Rose Wands, The Old House, Clachan Seil, Isle of Seil, PA34 4TL (27/02/14) Mr M Petch, 11 Ver Road, Redbourn, Herts, AL3 7PE (18/02/14) Mrs Kimbra Barrett, Eas-Mhor, Cnoc-A-Challtuinn, Clachan Seil, PA34 4TR (26/02/14) Messrs Sandilands, Easdale By Oban Argyll PA34 4RF (24/02/14) Mr Nick Bowles, 2 Cnoc Beag, Balvicar, Isle of Seil, Oban (26/02/14) Summary of issues raised At the 2009 inquiry into the ‘Argyll and Bute Local Plan’, the Scottish Government Reporter recommended that the housing allocation be removed from the local plan. This recommendation was ignored and the allocation remained in the local plan.
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