Planning Sub Committee of Corporate Services Committee 27 May 2002

IRVINE, 27 May 2002 - At a Meeting of the Planning Sub Committee of Corporate Services Committee at 2.00 p.m.

Present David Munn, Samuel Gooding, Robert Reilly, Jack Carson, Gordon Clarkson, Ian Clarkson, David Gallagher, Jane Gorman, Elizabeth McLardy, John Moffat, David O'Neill and Robert Rae. Also Present James Jennings. In Attendance A Fraser, Principal Legal Officer and D Cartmell, Principal Development Control Officer (Legal and Regulatory); and S Bale and A Sobieraj, Corporate and Democratic Support Officers and A Wattie, Communications Officer (Chief Executives).

Chair Councillor Munn in the Chair. Apologies for Absence John Sillars and Jacqueline Browne. 1. Petition

In terms of Standing Order 18, the Chair advised that the Sub Committee would receive a Petition on an application by John Lamont, Townend of Shutterflat Farm, for the tipping of inert material and land improvement at Townend of Shutterflat Farm, Beith.

The Sub Committee heard Mr David Elstone, principal spokesperson and Mrs Sandra Henderson raise concerns on the details of the application. These included a potential negative effect on the local economy and tourism, no proven need for such a facility, damage to a popular recreational amenity for cycling and walking, increased traffic, noise and general pollution, and destruction of an area of natural beauty.

In response Ms Jane Lamont, daughter of the applicant, together with Hugh Crawford and Sir Graham Hills, representatives of the applicant, provided a detailed response to the petitioners' concerns, indicating that the application had been prepared over a long period and following extensive consultation. The applicant's representatives outlined proposals for land raising and improvement and stressed there were no plans for the facility to operate as a tip.

Page 1 It was the opinion of the applicant's representatives that the proposals conformed to the Development Plan. Many major environmental benefits were envisaged including opportunities for the creation of habitats, tree planting and the establishment of areas of wetland, all with the aim of enhancing the countryside.

Following the presentations, Members asked questions of both parties.

The Sub Committee thereafter heard the Principal Development Control Officer present his report on the planning application.

Garnock Valley Local Plan Area 1.1 N/01/00448/PP: Beith : Townend of Shutterflat Farm

John Lamont, Townend of Shutterflat Farm, Beith has applied for planning permission for the tipping of inert material and land improvement at Townend of Shutterflat Farm, Beith. 73 letters of representation (71 against and 2 in support) were received, 56 of which requested that the Council grant a Hearing to objectors. Two petitions have been received in respect of the proposals, one signed by 190 people asking that the Council grant a Hearing to objectors. A second petition comprised signatures from 29 cycling enthusiasts. One letter of objection by E Hutcheson had attached letters from Gemini Connexions, Greater Glasgow and Clyde Valley Tourist Board, Travel Limited, Small Business Gateway, and Arran Tourist Board, Scottish Conventions Bureau and Wedgewood Britain. A further objection was submitted at the meeting from Annabel M Goldie, MSP on behalf of a constituent.

The Sub Committee, having considered the terms of the objections and the views of the petitioners, and the applicant's representatives agreed (a) to refuse the application, on the following grounds: -

1. That the proposal would be contrary to Policy INF4 of the adopted Garnock Valley Local Plan and Policy E18 of the approved Ayrshire Joint Structure Plan in that it has not been demonstrated that there is an identifiable need for a waste disposal facility at this location which would provide principally for the disposal of waste from , be justified by the proximity principle, or would result in an over-riding environmental benefit to the area.

2. That the proposal would be contrary to the terms of Policy INF5 of the adopted Garnock Valley Local Plan, in that it would not: -

(i) accord with the terms of the Scottish Environment Protection Agency's National Waste Strategy; (ii) result in beneficial reinstatement of mineral workings; or (iii) be necessary in order to rehabilitate derelict land or otherwise improve landscape character.

Page 2 3. That the proposal would be contrary to Policy FAR3 of the adopted Garnock Valley Local Plan in that it is a proposed diversification of activity within an agricultural unit the scale and nature of which would have a significant adverse effect on the rural character and amenity of the area by reason of visual intrusion, noise and disturbance. and (b) to continue consideration of the need for enforcement action, recommended in the report, to allow the current situation on site to be clarified.

2. Arran Local Plan Area

2.1 N/01/00547/PP: : Glenoran

Mr and Mrs G Christie, Deerplay, Town Littleworth, Cooksbridge, Lewes, East Sussex have applied for planning permission for an extension to a dwellinghouse to form a dining room, lounge, sun lounge, library and a utility room, an extension to an existing garage to form a double garage and the installation of an oil tank at Glenoran, Lamlash, . Objections have been received from Marianne Burton and James Marsden, Cro-Leigh Cottage, Lamlash; Ian and Dorothy Hutchison, Cro-Leigh, Lamlash and Arran Civic Trust, per Ann Banks, High Glencloy, , all Isle of Arran.

The Sub Committee, having considered the terms of the objections, agreed to grant the application.

2.2 N/01/00577/PP: Brodick: Site to South of Douglas Hotel

Ravinder K Khosla, The Douglas Hotel, Brodick, Isle of Arran has applied for planning permission for the erection of a dwellinghouse at the site to the south of the Douglas Hotel, Brodick, Isle of Arran. Objections have been received from Hugh and Sheila Kane, Bay View, Brodick; G M Lindsay, Springbank Farm, Brodick and Arran Civic Trust, per John Roberts, 3 Glen Place, Brodick, all Isle of Arran.

The Sub Committee, having considered the terms of the objections, agreed to grant the application, subject to the following condition: -

1. That effluent disposal arrangements shall comply with the current Code of Practice BS6297:1983, to the satisfaction of North Ayrshire Council as Planning Authority.

2.3 10/01: Lamlash: Land at Clauchlands

The Chair declared an interest in the following item of business.

Scottish Water, West of Scotland Science Park, Acre Road, Glasgow have submitted a screening request for the Council's opinion on whether a planning application for a waste water treatment plant incorporating a larger sludge-drying reed bed would require to be accompanied by an Environmental Statement.

Page 3 The Sub Committee agreed that any planning application would not require to be accompanied by an Environmental Statement, but will require to be accompanied by additional information including details of landscape and visual impact, geology, ecology, odour, noise, dust, archeology and traffic together with mitigation measures.

2.4 N/02/00250/PP: Brodick: Boathouse

Roy Moss, Glenoig, Brodick, Isle of Arran has applied for planning permission for the removal of conditions 1 and 2 in respect of planning applications numbered N/01/98/0342 and N/99/00066/PP which were approved on 9 September 1998 and 22 February 2000 respectively.

The Sub Committee agreed to grant the application.

3. Garnock Valley Local Plan Area

3.1 N/02/00136/PP: : School Road

Cunninghame Housing Association, 82 - 84 Glasgow Street, have applied for planning permission for alterations and extension to an existing building including new build self-contained flats at School Road, Kilbirnie. An objection has been received from Mr and Mrs D Holland, 3A School Road, Kilbirnie.

The Sub Committee, having considered the terms of the objection, agreed to grant the application, subject to the following condition: -

1. That prior to the occupation of the four flatted units the enlarged car parking provision shall be provided to the satisfaction of North Ayrshire Council as Planning Authority.

3.2 N/02/00123/PP: Beith: Burnhouse: Barrmill Road: Burnhouse Manor Hotel

Mr and Mrs J Peters, Burnhouse Manor Hotel, Barrmill Road, Burnhouse, Beith have applied for planning permission for an extension to a hotel to form a new dining room, works to form an area of overspill parking to the rear of the hotel and a retrospective change of use from agricultural land to form a car park extension at the Burnhouse Manor Hotel, Barrmill Road, Burnhouse, Beith. Three letters of objection have been received from G Roberts, Town Planning Consultant, 8 Main Road, Waterside, Kilmarnock, one on behalf of Mr and Mrs Robert Robertson and Mr Robin Robertson, and two on behalf of Mr and Mrs Robert Robertson, all of Burnhouse Manor Farm, Burnhouse. A further letter of objection was received from D Blair, 13 Barrmill Road, Burnhouse. A request was also submitted at the meeting by G Roberts for a site familiarisation visit prior to final determination of the application.

Page 4 The Sub Committee, having considered the terms of the objections and subsequent request, agreed to grant the application, subject to the following conditions: -

1. That effluent disposal arrangements shall comply with the current code of practice BS6297:1983, all to the satisfaction of North Ayrshire Council as Planning Authority.

2. That any upgrading works required by the investigation into the sewerage infrastructure shall be completed to the satisfaction of North Ayrshire Council as Planning Authority prior to the hotel extension hereby approved coming into use.

3. That surface water arising from the overspill parking area shown on the approved plan shall be treated in accordance with the principles of the Sustainable Urban Drainage Systems Design Manual for Scotland and Northern Ireland published by CIRIA in March 2000.

4. That the overspill parking area shown on the approved plans shall be constructed and marked out, all to the satisfaction of North Ayrshire Council as Planning Authority prior to the extension hereby approved coming into use.

5. That prior to work commencing on site, the design for a sign indicating the availability of the overspill parking area shall be submitted to, and approved in writing by, North Ayrshire Council as Planning Authority.

6. That prior to the overspill parking area hereby approved coming into use, the sign required by Condition 5 above shall be erected in a prominent location to be agreed with the Roads Service of North Ayrshire Council, and thereafter maintained in that location, all to the satisfaction of North Ayrshire Council as Planning Authority.

7. That no trees or hedges on the site shall be felled or lopped without the prior written approval of North Ayrshire Council as Planning Authority.

4. Ardrossan// Local Plan Area

4.1 N/02/00037/PP: Saltcoats: 12 Murray Avenue

Mr and Mrs Sharkey, 12 Murray Avenue, Saltcoats have applied for planning permission for the erection of a conservatory at 12 Murray Avenue, Saltcoats. An objection has been received from Mr J F Stewart, 14 Murray Avenue, Saltcoats.

The Sub Committee, having considered the terms of the objection, agreed to refuse the application on the following grounds: -

1. That the proposed development will result in a loss of privacy to the occupiers of the adjacent residential property.

Page 5 4.2 N/02/00215/PP: Ardrossan: 18 McMillan Drive

Mr and Mrs Pettigrew, 18 McMillan Drive, Ardrossan have applied for planning permission for the erection of a conservatory and a single garage at 18 McMillan Drive, Ardrossan. Objections have been received from the occupiers of numbers 15 and 17 Horse Isle View, Ardrossan.

The Sub Committee, having considered the terms of the objections, agreed to grant the application.

5. Irvine/ Local Plan Area

5.1 N/01/00909/OPP: Irvine: : 5 The Paddock

W McMaster, 5 The Paddock, Perceton, Irvine has applied for outline planning permission for the erection of a dwellinghouse at 5 The Paddock, Perceton, Irvine. Representations have been received from South Perceton Residents Association, and Perceton Paddock Residents Association, along with a further 23 individual objections.

The Sub Committee, having (a) considered the terms of the representations, and (b) noted a correction to the dimensions of the site, being 1250 square metres, agreed to refuse the application on the following grounds: -

1. That the proposal would be contrary to Housing Policy 9 in the adopted Irvine/Kilwinning Local Plan in that the proposal fails to satisfy criteria 1, 2, 4 and 5 as set down in the policy and would therefore be detrimental to the amenity of the residential area.

2. That the proposal would be contrary to Heritage Policy 5 in the adopted Irvine/Kilwinning Local Plan in that the proposal would have an adverse affect on the visual amenity and character of Perceton Conservation Area by virtue of the necessity to remove existing trees and shrubs to create a vehicular access, footpath and sightlines.

3. That the creation of individual access points on the C27 would prejudice road safety on this low standard of rural road.

4. That the proposal would set a precedent for further developments of the type which would adversely affect the character of the Perceton Conservation Area.

5.2 N/02/00115/PP: Irvine: : Main Street: Site of Dreghorn and Perceton Parish Church

Julia Jack, 13 Springfield Gardens, Irvine has applied for planning permission for the erection of a dwellinghouse at the site of Dreghorn and Perceton Parish Church, Main Street, Dreghorn. Two letters of representation have been received from D & M Martin, 116 Main Street, Dreghorn.

Page 6 The application was originally considered by the Sub Committee on 7 May 2002 when it was agreed to continue consideration for a site familiarisation visit.

The Sub Committee, having considered the terms of the representations and the site familiarisation visit, agreed to grant the application, subject to the following conditions: -

1. That the quoins shall be of artificial stone, similar in colour to the new house sited to the east, details of which should be submitted to and agreed in writing by North Ayrshire Council as Planning Authority prior to the commencement of any works.

2. That the roofing material shall be natural or artificial slate, a sample of which shall be submitted for the approval in writing of North Ayrshire Council as Planning Authority prior to the commencement of any works.

3. That the rainwater goods shall be black in colour.

4. That the windows shall be of traditional appearance and white painted timber or PVC sash and case type opening, details of which shall be agreed in writing with North Ayrshire Council as Planning Authority prior to installation.

5. That the area immediately to the rear of the house shall be kept as garden ground and two parking spaces serving the house shall be provided and maintained in the proposed surfaced driveway next to the access road.

6. That a 1.8 metre high timber fence panel, a minimum of 2 metres in length shall be positioned and maintained at a 1 metre distance from the lower window of the property and a 1.8 metre high timber fence shall be erected along the northern edge of the proposed driveway next to the garden.

7. That all the new timber fences shall be erected prior to the occupation of the dwellinghouse.

8. That the upper bathroom window shall be opaque.

9. That prior to the commencement of the development the applicant shall submit, for the written approval of North Ayrshire Council as Planning Authority, an alternative colour scheme for the proposed render.

5.3 N/02/00165/PP: Irvine: Grampian Court: Site to South of Numbers 9 to 12

Mr C McSorley, 11 Grampian Court, Irvine has applied for planning permission for the erection of a garage at the site to the south of numbers 9 to 12 Grampian Court, Irvine. Representations have been received from Ms Murray, 5 Grampian Court; Olive Carr, 6 Grampian Court; Sarah Miller, 7 Grampian Court; Thomasina Howe, 8 Grampian Court; Ms Bowie, 9 Grampian Court; and the Occupier, 10 Grampian Court, all Irvine.

Page 7 The Sub Committee, having considered the terms of the representations, agreed to grant the application, subject to the following condition: -

1. That the premises shall be used for the purposes of domestic garage and for no other purpose.

5.4 N/02/00235/PP: Kilwinning: Plots 7, 8 and 9 Almswall Road

Truedeal Securities Limited, 6 Albert Place, Aberdeen have applied for planning permission for the erection of a 1.8 metre high timber fence behind the front boundary wall at Plots 7, 8 and 9 Almswall Road, Kilwinning. An objection has been received from Mr and Miss Cochrane, 30 Almswall Road, Kilwinning.

The Sub Committee, having considered the terms of the objection, agreed to grant the application.

6. North Coast and Cumbraes Local Plan Area

6.1 N/01/00319/PP: : Cumbrae Place: Site to East of Bowfield Road

McTaggart and Mickel, 126 West Regent Street, Glasgow have applied for planning permission for the erection of 11 houses and outline planning permission for 4 self build house plots at the site to the east of Bowfield Road, West Kilbride. Objections have been received from Fred W Baxter, 56 Bowfield Road; Eva B Brown, 58 Bowfield Road; Derick Maclean, 1 Cumbrae Place; Peter G Wilson, 50 Bowfield Road; James Urquhart, 2 Kilruskin Drive; James and Frances McIntosh, 6 Kilruskin Drive; Mary Borland, 4 Kilruskin Drive; Mr and Mrs J F Tedd, 48 Bowfield Road; J White, 52 Bowfield Road; and William McDougall, 54 Bowfield Road, all West Kilbride.

The Principal Development Control Officer advised that the principle of accepting a commuted payment from the developer for the provision of play facilities elsewhere was in accordance with the Council's Policy on the Provision and Maintenance of Landscaping, Open Space and Play Areas which was approved in December 1997. The precise location will be specified in terms of Section 75 of the Town and Country Planning (Scotland) Act 1997.

The Sub Committee, having considered the terms of the objections, agreed to grant the application, subject to the applicants entering into an agreement in terms of Section 75 of the Town and Country Planning (Scotland) Act 1997 to provide for the payment to the Council of a commuted sum for the provision of play facilities elsewhere in West Kilbride, subject to the following conditions:-

1. That prior to the commencement of the development the applicant shall submit for the written approval of North Ayrshire Council as Planning Authority full details or samples of the proposed external finishes.

Page 8 2. That no development shall take place until there has been submitted to and approved by North Ayrshire Council as Planning Authority a scheme of landscaping, which shall include details of species, planting densities, soil treatment and aftercare and shall include indications of all existing trees and hedgerows on the land and details of any to be retained together with measures for their protection in the course of the development.

3. That all planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting season and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless North Ayrshire Council as Planning Authority gives written consent to any variation.

4. That where the landscape/amenity open space area within the site has not by commencement of the development been subject to agreement for adoption by North Ayrshire Council, then prior to the occupation of any dwellings, there shall be submitted to North Ayrshire Council as planning authority, details of the proposed factor or management agency for such areas, and the landscape management plan, including long term design objectives, management responsibilities, apportionment of costs and maintenance schedules.

5. That the first 2 metres of the access, measured from the heel of the footway shall be hard surfaced in order to prevent deleterious material being carried onto the carriageway and designed in such a way that no surface water shall issue from the access onto the carriageway.

6. That prior to the commencement of the development the applicant shall submit for the written approval of North Ayrshire Council as Planning Authority full details of proposals for the construction and lighting of the footpath along the south and east edges of the site which footpath shall be constructed prior to the commencement of the development and kept open thereafter.

7. That with regard to Plots 12 to 15 inclusive, the approval of North Ayrshire Council as Planning Authority with regard to the siting, design and external appearance of, landscaping and means of access to the proposed development shall be obtained before the development is commenced.

6.2 N/01/00819/PP: West Kilbride: 10 Jacks View

Mr and Mrs G McAloon, 10 Jacks View, West Kilbride have applied for planning permission for the erection of a conservatory and a double garage at 10 Jacks View, West Kilbride. Objections have been received from Mrs Helen M McQueen, 8 Jacks View; James A A Pattie, 14 Jacks View; Mr J Duncan, 16 Jacks View; Doreen F Cooper, 18 Jacks View; R T Wilson, 6 Jacks View; Hugh H Brownlie, 11 Jacks View; James T Riddet, 20 Jacks View; and Roger A Cooper, 18 Jacks View, all West Kilbride.

Page 9 The application had originally been considered by the Sub Committee on 18 March 2002 when it was agreed that the application be refused on the following grounds:-

1. That the proposed development would be contrary to the Policy HOU8 in the adopted North Coast and Cumbrae Local Plan in that by reason of its siting, design and external appearance, it would detract from the appearance of the house and result in development within the open plan front garden of the property which would be detrimental to the amenity and appearance of the residential area.

The Council on 25 March 2002 agreed to remit this application back to the Planning Sub Committee for further consideration. A site familiarisation visit was also held.

The Sub Committee, having considered the terms of the objections and the site familiarisation visit, agreed to grant the application, subject to the following condition: -

1. That the conservatory roof shall be clad with dark brown glazing, a sample or exact details of which shall be submitted for the written approval of North Ayrshire Council as Planning Authority prior to the commencement of the development.

6.3 N/01/00826/PP: West Kilbride: Blackshaw Farm

ATV Adventure Xtreme Limited, Blackshaw Farm, Dalry Road, West Kilbride have applied for retrospective planning permission for the change of use of part of a former farmpark at Blackshaw Farm, Dalry Road, West Kilbride to a Quad Bike Centre.

The Sub Committee agreed to grant the application, subject to the following conditions: -

1. That no natural ditches or watercourses are directly traversed by the quad bikes.

2. That within two months of the date of this permission the applicants shall (a) submit for the written approval of SEPA and North Ayrshire Council as Planning Authority proposals for (i) the collecting, treating and disposing of any foul drainage arising at the site; (ii) the protection of any watercourses and natural ditches which ensure all crossing points are specifically constructed to ensure no silts, sediments or contaminated drainage can enter the stream; and (iii) the location of all oil and fuel storage tanks; and (b) implement the approved measures to the satisfaction of SEPA and North Ayrshire Council as Planning Authority.

7. Naming of New Housing Development, by Irvine Housing Association, Off Linkwood Place, Irvine

Submitted report by the Assistant Chief Executive (Development & Promotion) on

Page 10 the naming of a new housing development off Linkwood Place, Irvine

The Sub Committee agreed that the development be named "Littlestane Court" as recommended by the local member.

8. Naming of New Housing Development, by Truedeal Securities Limited, Off Almswall Road, Kilwinning

Submitted report by the Assistant Chief Executive (Development and Promotion) on the naming of a new housing development off Almswall Road, Kilwinning.

The Sub Committee agreed that the development be named "Deanfield Court" as recommended by the local member.

The meeting ended at 3.30 p.m.

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