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Scottish Borders Council Planning and Building Standards Committee

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Scottish Borders Council Planning and Building Standards Committee Item No. 4 SCOTTISH BORDERS COUNCIL PLANNING AND BUILDING STANDARDS COMMITTEE MINUTE of MEETING of the PLANNING AND BUILDING STANDARDS COMMITTEE held in the Council Headquarters, Newtown St. Boswells on 11 August 2008 at 10 a.m. ------------------ Present: - Councillors J. Houston (Chairman), C. J. Bhatia, J. Brown, N. Calvert, J. A. Fullarton, J. Hume, T. Jones, G. Logan, C. Riddell-Carre, N. Watson, T. Weatherston. Apologies:- Councillors D. Moffat, R. Smith. Also Present:- Councillor Paterson. In Attendance: - Senior Development Control Manager (West), Plans and Research Manager, Planning Officer (T. Connelly), Assistant Road User Manager, Senior Solicitor (Mrs. N. McKinlay), Senior Committee Officer ---------------------------------------- ORDER OF BUSINESS 1. The Chairman varied the order of business as shown on the agenda and the Minute reflects the order in which the items were considered at the meeting. DRAFT SUPPLEMENTARY PLANNING GUIDANCE ON NEW HOUSING IN THE BORDERS COUNTRYSIDE 2. With reference to paragraph 4 of the Executive Minute of 10 August 2008, there had been circulated copies of a report by the Head of Planning and Building Standards seeking approval for Draft Supplementary Planning Guidance (SPG) on New Housing in the Borders Countryside as a basis for public consultation. The report explained that the draft SPG sought to consolidate and update previous guidance and to clarify the position on the 100% Rule contained within the Local Plan Policy D2 – Housing in the Countryside. A copy of the draft SPG was appended to the report. Members discussed the draft SPG and noted that the Development Plans Working Group had contributed to its production. DECISION AGREED:- (a) to approve the Draft SPG, as contained in Appendix I to this Minute, as a basis for public consultation for a 12 week period, and that if there were any substantive comments then they would be reported back to the committee; and (b) that if there were no substantive comments arising from consultation that the SPG be delegated for approval to the Head of Planning and Building Standards. SUPPLEMENTARY PLANNING GUIDANCE ON REPLACEMENT WINDOWS 3. With reference to paragraph 7 of the Minute of 10 December 2007, there had been circulated copies of a report by the Head of Planning and Building Standards seeking approval of the Supplementary Planning Guidance (SPG) on Replacement Windows following public consultation. The report explained that following the request by Members that further flexibility was required an alternative approach to the policy particularly in relation to the category C(s) listed buildings and to the Prime Frontage/Core Areas of the conservation areas was drawn up and this was set out in Appendix B to the report. A 12 week consultation had been carried out and where appropriate the suggestions and comments received had been incorporated into the finished version of the SPG. Members generally supported the alternative policy approach set out in Appendix F to the report but asked that the wording of paragraph 1.2.2 be amended to ensure that applicants clearly understood that the replacement double glazed unit must match the original window in all respects. DECISION AGREED:- (a) that powers be delegated to the Head of Planning and Building Standards, in consultation with the Chairman and Councillor Bhatia to agree appropriate wording in respect of paragraph 1.2.2; and (b) to adopt the new supplementary planning guidance on “Replacement Windows” as amended and as set out in Appendix II to this Minute. MINUTE 4. There had been circulated copies of the Minute of the Meeting of 7 July 2008. DECISION APPROVED for signature by the Chairman. APPLICATIONS 5. There had been circulated copies of reports by the Head of Planning and Building Standards on applications for planning permission requiring consideration by the Committee, together with copies of representations which had been received. DECISION DEALT with the applications as detailed in Appendix III to this Minute. MEMBER Councillor Jones left the meeting following consideration of application 07/01379/FUL. APPEALS 6. There had been circulated copies of a report by the Head of Planning and Building Standards on Appeals to the Scottish Ministers. DECISION NOTED:- (a) that appeals had been received in respect of:- (i) Removal of condition 1 from planning consent 04/01523 (the annexe to be used as ancillary domestic accommodation related to Tantah House only, and not to be sold separately from Tantah House without the formal written consent of the Planning Authority) to provide independent dwellinghouse, Upper Flat, Tantah House, Peebles; and (ii) Erection of three dwellinghouses, Whim Poultry Farm, Lamancha. (b) that the Scottish Ministers had dismissed appeals in respect of:- (i) Residential development, land north east and south of Cove Village, Cockburnspath; and (ii) Erection of dwellinghouse, land north east of 14 Craig Brown Avenue, Selkirk. (c) that the Scottish Ministers had sustained the appeal in respect of the erection of a dwellinghouse, Kirkdean, Blyth bridge. SITE VISIT 7. DECISION AGREED that the Senior Committee Officer contact Members with a suitable date for the site visit to Airhouse, Oxton. The meeting concluded at 11.15 a.m. PLANNING AND BUILDING STANDARDS COMMITTEE 11 AUGUST 2008 APPENDIX I New Housing in the Borders Countryside Policy and Guidance Note June 2008 Planning and Economic Development Department Scottish Borders Council Contents Foreword 3 1. National and Local Policy 4 2. Housing in the Countryside 8 2.a Conversion of Existing Buildings and Rebuilding on Existing Sites 8 2.b Building groups 10 2.c Isolated Housing and Housing for Local Needs 13 3. Siting and Design 15 4. Access and Servicing 21 5. Good Practice 22 6. Further Advice 23 7. Glossary of Terms 24 Appendix 1: Structure Plan Policies H4, H5 & H6, and Local Plan Policies H1, D1, D2 & G8 26 Appendix 2: Farm Steading Conversions Advice Note 36 Foreword This guidance is intended to offer advice and assistance with the siting and design of new housing in the Borders countryside and updates the original 1993 guidance and later Council supporting statements. In assessing any planning application relating to housing in the countryside, the overall design is of utmost importance. This includes the location and siting of new housing, housing design and associated landscaping. This Supplementary Planning Guidance (SPG) seeks a long term sustainable pattern of rural housing development that reduces the development of inappropriate isolated housing in the countryside, and directs development to identifiable building groups or to remote rural anchor points. This is in line with Local Plan Principle 1 – Sustainability. The Borders countryside is a precious and finite asset and comprises some of the finest unspoilt scenery in the United Kingdom which is appreciated by both visitors and residents. The utmost care must be taken to reduce negative impacts of development on the countryside. Design of any new house in the countryside is important. If the house is sited in open countryside, it can be widely exposed to view and the design of the property may impact on neighbouring buildings and building patterns. This guidance updates the previous 1993 guidance and working group reports from 2000 and 2004 to reflect recent national policy guidance, and the policies within the approved Structure Plan (2002) and the Local Plan (2008). It gives guidance on the selection of sites and demonstrates principles for appropriate designs. This guidance should not be seen as a constraint but rather an opportunity for innovative and carefully considered contemporary solutions to the design and construction of new housing in the countryside. It should be noted that there are other policies and guidance notes which will also apply to development within the Scottish Borders Council area, along with Building Standards which must be applied. 1. National and Local Policy National policy, and other guidance, is produced by the Scottish Government for a wide range of development proposals. This provides a framework within which local authorities can develop policies and guidance appropriate to their area. National policy and guidance is therefore the starting point in the development of any Housing in the Countryside Policy for the Scottish Borders area. Local policy and guidance should take consideration of national policy and advice. National Policy and Advice: Scottish Planning Policy Planning Advice Notes Circulars Ļ Local Policy: Local Plan Supplementary Planning Guidance 1.1 Development of National Policy National Policy and Guidance is produced by the Scottish Government for a wide range of development proposals. This provides a framework within which local authorities can develop policies and guidance appropriate to their area. National policy and guidance is therefore the starting point in the development of any Housing in the Countryside Policy. The main national policy and advice, and local policies are highlighted below: Scottish Planning Policy 3: Planning for Housing This emphasises the importance of siting and design, guiding new housing development to the right locations and creating quality residential environments and has a key aim to “provide well located, high quality new housing”. It recommends that: “Where possible, most housing requirements should be met within or adjacent to existing settlements. This prevents the sprawl and coalescence of settlements, makes efficient use of existing infrastructure and
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