THE COUNCIL Agenda Item 6.7

SOUTH PLANNING APPLICATIONS COMMITTEE Report No PLS/053/16 24 June 2014

13/04372/FUL : Mr & Mrs G Sinclair Land at Drummournie,

Report by Area Planning Manager - South

SUMMARY

Description : Erection of 2 dwellings

Recommendation - GRANT

Ward : 18 Culloden and Ardersier

Development category : Local

Pre-determination hearing : not required

Reason referred to Committee : 5 or more objections.

1. PROPOSED DEVELOPMENT

1.1 Erection of two 1½ storey detached houses on plots to be formed in an agricultural field at Drummournie, a small housing group in Hinterland 4 km. south-west of Cawdor. The site plan shows garages though no details are provided of their plans and elevations. External finishes of the houses are not specified in writing although tiles or slates for the roofs and harling for the walls are implied by the drawings. Each house is shown as having an access to the private road which serves the group. 1.2 Pre-application advice was sought although this is not mandatory for local development. The advice offered was that the site appeared to have scope for a limited (2 or 3) number of houses to round off the housing group subject to TECS road and access requirements being achieved. 1.3 There is an existing field gate giving access to the north-eastmost corner of the site but for the houses it is proposed to create a new shared access in accordance with Council guidelines’ geometry (NB The throat width for the specified diagram is not accurately drawn on the site layout plan) from the single track unsealed private road which passes the site. The houses would be served by the public water supply. Waste water treatment would by mini treatment plants discharging to soakaways within the plots.

1.4 A flood risk assessment, a private access checklist, and a copy of the agent’s professional indemnity insurance certificate were submitted with the application. Further supporting information (images and percolation test results sheet) were subsequently added. 1.5 Variations: No variations have been made to the application since it was lodged. 2. SITE DESCRIPTION 2.1 The site consists of an area of grazing ground on the south side of the private road with a belt of trees running along the roadside boundary. The site slopes gently southwards from the road. An area of similar land, not forming part of the application site but owned by the applicant, separates the site from the nearest two houses to the east. Across the road to the north are two houses standing in extensive plots. To the south, grazing land rolls down to the wooded fringes of the Allt Dearg. The site adjoins deciduous woodland to the west.

3. PLANNING HISTORY 3.1 13/03155/FUL Erection of 3 dwellings - withdrawn prior to determination

4. PUBLIC PARTICIPATION

4.1 Advertised : Unknown neighbour. Advert expiry date 24/12/13 Representation deadline : 21/12/13 Timeous representations : 14 representations from 13 households Late representations : 3 representations from 3 households + Community Council comments. (The foregoing figures relate to the first representations received from the persons listed in the appendix to the report but a number of the contributors made further representations at a later date).

4.2 Material considerations raised are summarised as follows: . Contrary to HwLDP Hinterland Policy and related supplementary guidance . Increased flood risk to neighbouring properties . Flood Risk Assessment ignores known surface water problems . Inadequate/inaccurate percolation tests . Local road and bridge network inadequate for increased traffic . Local services (electricity, water supply) inadequate . Adverse impact on safety of walkers and cyclists . Loss of residential amenity and privacy . Harmful to amenity and character of area . House design not in keeping with area . Harm to natural environment 4.3 All letters of representation are available for inspection via the Council’s eplanning portal which can be accessed through the internet www.wam.highland.gov.uk/wam.

Access to computers can be made available via Planning and Development Service offices.

5. CONSULTATIONS

5.1 Access Officer: No objection. Informative recommended. 5.2 Forestry Officer: No objection. Conditions recommended. 5.3 Transport Planning: No objection. 5.4 Scottish Water: No objection.

6. DEVELOPMENT PLAN POLICY

The following policies are relevant to the assessment of the application

6.1 Highland-wide Local Development Plan 2012

28 Sustainable Design

35 Housing in the Countryside (Hinterland Areas)

64 Flood Risk

65 Waste Water Treatment

66 Surface Water Drainage

6.2 Nairnshire Local Plan 2000

No relevant Policies remaining in force.

7. OTHER MATERIAL CONSIDERATIONS

7.1 Draft Development Plan Not applicable

7.2 Highland Council Supplementary Planning Policy Guidance Housing in the Countryside Siting and Design (March 2013) Flood Risk and Drainage Impact Assessment (January 2013) 7.3 Scottish Government Planning Policy and Guidance SPP

8. PLANNING APPRAISAL 8.1 Section 25 of the Town and Country Planning () Act 1997 requires planning applications to be determined in accordance with the development plan unless material considerations indicate otherwise.

8.2 This means that the application requires to be assessed against all policies of the Development Plan relevant to the application, all national and local policy guidance and all other material considerations relevant to the application. 8.3 Development Plan Policy Assessment The site is in Hinterland to which HwLDP Policy 35 applies. Compliance with this Policy is dependent on whether the development would accord with any of the exceptions set out in the Policy and related supplementary guidance (SG). Drummournie presently consists of a group of 4 modern detached houses and a fifth house converted from a steading, on either side of a private road. Although the sizes of the houses and their curtilages vary, the modern ones are judged to have a perceptible relationship with one another and to share a well defined cohesive character. To the west of the application site there lies an extensive area of woodland which would conclude extension of the group in this direction on the south side of the private road. The SG requires compliance with a number of general development criteria (para. 5.2 of the SG). Several of these criteria are directly relevant to the material issues identified in objections. Flood risk in particular is also a specific policy issue in relation to HwLDP Policy 28. These issues are dealt with below.

8.4 Material Considerations

Trees: formation of the access from the proposed houses onto the private road will require removal of a small number of trees from a narrow belt which runs along the roadside edge of the application site. This will not represent a significant loss in terms of the character, setting, amenity and containment of the housing group and can be mitigated with replacement planting elsewhere in the plots. Conflict with adjacent land use: the presence of an additional 2 houses and the limited additional traffic generated by them is not likely to adversely affect recreational use of the private road and public enjoyment of the amenities of the wider area. The possible adverse impact of flooding on adjacent properties is dealt with separately under that heading. Impact on heritage and landscape: the site has no notified natural heritage interests and no features of built or cultural heritage. As the houses will form part of a housing group extended to its landscape containment the development is judged compatible with the character of the wider landscape in which the existing group is set. Serviceability: there have been no objections from Scottish Water or Transport Planning. Scottish Water reserves the right to refuse connection to the network and/or to require developer funded enhancement if there are capacity issues. Connection to the electricity supply is at the discretion of the power company. It could not reasonably be said that the wider public road network in the area is incapable of accommodating the traffic generated by 2 additional houses. It has been pointed out that the applicant does not own or have control of the access or of the land at the junction of the private access with the public road network required to provide the visibility splays shown on his drawing.

However only a small part of the land affected by the visibility splays is not within what Transport Planning defines as the road boundary, which is taken as 3 metres from the carriageway edge where there are no boundary fences, as applies at and near the junction. Given the low levels of traffic in the area, the constraints on vehicle speeds imposed by the right angled bend onto which the private road emerges, and the absence of any existing or likely future significant impediments to visibility being created on the limited non highway land involved, this is not judged to be an issue which would justify refusal of permission. The Community Council suggest improvements to the private road in the event of permission being granted. As the track stands at present there is a vehicle gate closed across it near the western boundary of the application site and no place adjacent in which to turn. Construction of the access to the plots as to diagram SDB2 as described in words (the access width drawn on the plan is substandard) would provide such a facility. Servicing economics: there should be no material impact on the economic viability of service delivery. Flood risk: although a flood risk assessment was submitted in support of the application it was very basic in nature and content. Contributors have pointed to a history of surface water flooding in the area; one neighbouring house has experienced flooding recently; farmland to the south of the site and at a lower level has vegetation consistent with poor drainage; and holes and trenches in the woodland to the west contain standing water suggestive of a high water table. There were also allegations of inadequate percolation testing. On investigation it proved to be the case that the first test holes had not been dug to an adequate depth. Test holes were again dug, this time to an acceptable depth penetrating into subsoil layers, and a self certified results sheet submitted. However, contributors pointed to discrepancies in the submitted documentation in consequence of which the applicant was requested to commission further tests and to have the process inspected by both the Planning case officer and a Building Standards Surveyor. This was undertaken over the days Friday 30 May to Monday 2 June inclusive. These tests provided information which is a necessary preliminary to further design work which would be required for an application for Building Warrant but were also helpful to inform consideration of the flooding issue. The results demonstrate that a mound filter system will be necessary to deal with waste water. The cleaned water from such a system may only partly disperse to subsoil, although the report says that subsoils “may” be suitable for the disposal of storm/surface water through a soakaway. However the topography of the plots is such that any water not soaking into subsoils but remaining in surface layers would not run towards any existing house curtilages but would flow in the direction of the lower lying field to the south of the plots. The size of the plots is such, though, that the difference between such run-off from the land in its present undeveloped condition and that from development of the scale proposed is unlikely to be significant.

It should be noted that the Building Warrant is generally the mechanism for considering this issue at a more detailed level. Technical Standard 3.3 and related guidance requires that surface water drainage from new buildings, hard standing areas and any site strip are done in such a way as will not cause a flood risk to the site and any adjacent properties or sites. On poor draining sites any additional loading on the surface water caused by the development, such as the foul drainage, must be included as part of that assessment. If Technical Standard 3.3 is not met a Warrant cannot be granted. Siting/layout/design/residential amenity: the layout of the houses within the group is relatively informal with no single dominating orientation and the proposed layout is consistent with that. 1½ storey design is consistent with the existing mix of single storey and 1½ storey houses. As the proposed houses are well spaced out from the existing houses there should be no loss of residential amenity as judged by accepted yardsticks of overlooking, daylighting and sunlighting.

8.5 Other Considerations – not material

A number of objectors assert that the applicant has no rights to use the access road, take access to the site, or connect the site to services. These are private matters. References are made to the history of the applicant’s ownership and development history in the area. These matters are of no relevance to the merits of the application.

8.6 Matters to be secured by Section 75 Agreement

None

9. CONCLUSION

9.1 All relevant matters have been taken into account when appraising this application. It is considered that the proposal accords with the principles and policies contained within the Development Plan and is acceptable in terms of all other applicable material considerations.

10. RECOMMENDATION

Action required before decision issued No

Notification to Scottish Ministers No

Notification to Historic Scotland No

Conclusion of Section 75 Agreement No

Revocation of previous permission No

Subject to the above, it is recommended the application be Granted subject to the following conditions and reasons:

1. No development shall commence until full details of all surface water drainage provision within the application site (which should accord with the principles of Sustainable Urban Drainage Systems (SUDS) and be designed to the standards outlined in Sewers for Scotland Second Edition, or any superseding guidance prevailing at the time) have been submitted to, and approved in writing by, the Planning Authority. Thereafter, only the approved details shall be implemented and all surface water drainage provision, as it relates to, or is relied upon by, an individual house, shall be completed prior to the first occupation of that house. : To ensure that surface water drainage is provided timeously and complies Reason with the principles of SUDS; in order to protect the water environment and to protect adjacent properties from flooding. 2. No development shall commence until all obstructions to visibility in the visibility splay areas shown on drawing 0813.1931.06 lying within the road verge have been removed.

Reason: To ensure that an adequate standard of visibility is provided at the junction of the public road and the road leading to the site.

3. No development shall commence until a scheme of tree planting for the development has been submitted to and approved by the Planning Authority. The approved planting scheme shall be undertaken during the first planting season following commencement of development.

Reason: To mitigate for tree loss at the roadside resulting from the formation of the access to the plots.

4. No other development shall commence until the site access has been constructed in accordance with The Highland Council's Access to Single Houses and Small Housing Developments guidelines and the attached Access Schedule, with the junction formed to comply with drawing ref. SDB2.

Reason: To ensure that adequate access is provided to the plots for all traffic including construction traffic.

5. Prior to the commencement of construction of either house full details of the materials, colours and finishes to be used on that house shall be submitted to and approved by the Planning Authority. Only the approved materials, colours and finishes shall be used in the construction of the house.

Reason: as these details are not clearly specified in the application; so that the Planning Authority can ensure that these details harmonise with the character and appearance of the housing group.

REASON FOR DECISION

The proposals accord with the provisions of the Development Plan and there are no material considerations which would warrant refusal of the application.

TIME LIMIT FOR THE IMPLEMENTATION OF THIS PLANNING PERMISSION In accordance with Section 58 of the Town and Country Planning (Scotland) Act 1997 (as amended), the development to which this planning permission relates must commence within THREE YEARS of the date of this decision notice. If development has not commenced within this period, then this planning permission shall lapse.

FOOTNOTE TO APPLICANT

Initiation and Completion Notices The Town and Country Planning (Scotland) Act 1997 (as amended) requires all developers to submit notices to the Planning Authority prior to, and upon completion of, development. These are in addition to any other similar requirements (such as Building Warrant completion notices) and failure to comply represents a breach of planning control and may result in formal enforcement action.

1. The developer must submit a Notice of Initiation of Development in accordance with Section 27A of the Act to the Planning Authority prior to work commencing on site.

2. On completion of the development, the developer must submit a Notice of Completion in accordance with Section 27B of the Act to the Planning Authority.

Copies of the notices referred to are attached to this decision notice for your convenience.

Accordance with Approved Plans & Conditions You are advised that development must progress in accordance with the plans approved under, and any conditions attached to, this permission. You must not deviate from this permission without consent from the Planning Authority (irrespective of any changes that may separately be requested at the Building Warrant stage or by any other Statutory Authority). Any pre-conditions (those requiring certain works, submissions etc. prior to commencement of development) must be fulfilled prior to work starting on site. Failure to adhere to this permission and meet the requirements of all conditions may invalidate your permission or result in formal enforcement action

Flood Risk It is important to note that the granting of planning permission does not imply there is an unconditional absence of flood risk relating to (or emanating from) the application site. As per Scottish Planning Policy (p.198), planning permission does not remove the liability position of developers or owners in relation to flood risk.

Scottish Water You are advised that a supply and connection to Scottish Water infrastructure is dependent on sufficient spare capacity at the time of the application for connection to Scottish Water. The granting of planning permission does not guarantee a connection. Any enquiries with regards to sewerage connection and/or water supply should be directed to Scottish Water on 0845 601 8855.

Septic Tanks & Soakaways Where a private foul drainage solution is proposed, you will require separate consent from the Scottish Environment Protection Agency (SEPA). Planning permission does not guarantee that approval will be given by SEPA and as such you are advised to contact them direct to discuss the matter (01349 862021).

Construction Hours and Noise-Generating Activities You are advised that construction work associated with the approved development (incl. the loading/unloading of delivery vehicles, plant or other machinery), for which noise is audible at the boundary of the application site, should not normally take place outwith the hours of 08:00 and 19:00 Monday to Friday, 08:00 and 13:00 on Saturdays or at any time on a Sunday or Bank Holiday in Scotland, as prescribed in Schedule 1 of the Banking and Financial Dealings Act 1971 (as amended).

Work falling outwith these hours which gives rise to amenity concerns, or noise at any time which exceeds acceptable levels, may result in the service of a notice under Section 60 of the Control of Pollution Act 1974 (as amended). Breaching a Section 60 notice constitutes an offence and is likely to result in court action.

If you wish formal consent to work at specific times or on specific days, you may apply to the Council's Environmental Health Officer under Section 61 of the 1974 Act. Any such application should be submitted after you have obtained your Building Warrant, if required, and will be considered on its merits. Any decision taken will reflect the nature of the development, the site's location and the proximity of noise sensitive premises. Please contact [email protected] for more information.

Local Roads Authority Consent In addition to planning permission, you may require one or more separate consents (such as dropped kerb consent, a road openings permit, occupation of the road permit etc.) from TECS Roads prior to work commencing. Consent may also be required for any works impacting upon the road surface, the verge, drainage or any roadside footway or pavement.

These consents may require additional work and/or introduce additional specifications and you are therefore advised to contact your local TECS Roads office for further guidance at the earliest opportunity.

Failure to comply with access, parking and drainage infrastructure requirements may endanger road users, affect the safety and free-flow of traffic and is likely to result in enforcement action being taken against you under both the Town and Country Planning (Scotland) Act 1997 and the Roads (Scotland) Act 1984.

Further information on the Council's roads standards can be found at: http://www.highland.gov.uk/yourenvironment/roadsandtransport

Application forms and guidance notes for access-related consents can be downloaded from: http://www.highland.gov.uk/yourenvironment/roadsandtransport/roads/Applicationfo rmsforroadoccupation.htm

Public Access The development is next to a track over which access rights apply under the Land Reform (Scotland) Act 2003. This track is to remain accessible and free from obstruction before, during and after completion of the development.

Signature: Allan J Todd Designation: Area Planning Manager - South Author: Andrew McCracken Background Papers: Documents referred to in report and in case file. Relevant Plans: Plan 1 – Location plan Plan 2 – Site layout plan Plan 3 – Junction geometry and visibility plan Plan 4 – Elevations plan

Appendix – Letters of Representation

Name Address Date For/Against Received

Mr Norman Fortesque, c/o 1 Tower Close, Tower Road, Hindhead, 27.12.13 A Surrey, GU26 6SN

Mr Bryan Mitchell, Acarsaid, By Cawdor, IV12 5XU 13.12.13 A

Ms Donna Melvin, Cawdor House, Drummournie, Cawdor,, 24.12.13 A IV12 5XU, 2 Towerhill Road, Cradlehall, Mrs Catherine Gibson, , IV2 5FH 13.12.13 A Mr Darrell Robertson Forest Lodge, Drummournie, Cawdor 16.12.13 A

Mr James Robertson, Freeburn Cottage ,Tomatin , IV137YP 7.1.14 A

Mr Darren Bannister 1 Tower Close, Tower Road, Hindhead, Surrey, 16.12.13 A GU26 6SN, 2 Dalcharn Cottages, Barevan-by-Cawdor, Nairn, Mr Michael Stubbs IV12 5XU 18.12.13 A Mrs Emma Barevan Schoolhouse, Cawdor, Nairn, IV12 5XU 4.12.13 A Micklethwaite

H W Cunningham Kilcaraig, Wester Galcantray, Cawdor, Nairn, 19.12.13 A IV12 5XU

Fiona Payne Drummournie Steading 3.4.14 A Cawdor & West 30.4.14 A Nairnshire Community Council, per Margaret Robertson Captain A.D.M. Mill of Cantray, Cawdor, Nairn, IV12 5XT 6.12.13 A McGregor

1 Daleham Cottages, Barevan, Cawdor, By Nairn 23.12.13 A Mrs D P Bulley, IV12 5XU 23.12.13 A Mr Graeme Clark 1 Squires Cottages, Craigie Knowes Road, 23.12.13 A Mr Chris Bulley, ,Perth,PH2 0BY 16.12.13 A Fraser Johnson Broomhill, Cawdor, Nairn, IV12 5XU Rehiran Beag, Cawdor, Inverness, IV12 5XU 20.12.13 A Mr Paul Carter

N

W E

S

-10 0 10 20 30 282450E 282400E 282350E

5 RDGU2 2 RDGU2

Bitmac Road

4 46 43 FPW1 4 RDGU2TRK 3 FPW2FPW2 47 3 RDGU2TRK Drummournie 6 TRK 181.7m fence post & wire 42 TRK

44 FPW1 fence post & wire

TRK7

8 TRK FPW2 282350E 282400E 48 9 282450E 10 TRK TRK fence post & wire 33 41 TRK 34 TRK3 12 11 TRK3 TRK1TRK1 TRK1 35 13 FPW3 846550N 50 846550N 846550N TRK3 TRK1 846550N FPWM1 14 119

36 TRK3 45 FPW1

15 TRK1

282400E 32

40 TRK TRK3 fence post & wire mesh

37 TRK3 fence post & wire 282500E

FPWM1 Right of Access Track 120 16 TRK1

31

39 TRK TRK3 TRK3 38 17 fence post & wire mesh TRK1 FPW3 51 138 122 30 FH 123 F3B1FPWM1 52 121 TRK3 fence post & wire F3B1 FPW3 29 53 18 FPW3 124 TRK3 TRK1 fence wooden 27 TRK226 F3B1 TRK2 54 Right of AccessFPW3 Track 28 TRK2 25 fence post & wire TRK2 19 TRK1 fence wooden 141 BLD3 BLD8 158 156 161 125 BLD8 BLD8 142 BLD9 BLD3143 F3B1 157 144 159 BLD3 BLD8 55 Oil Tank BLD3 MH BLD3 20 FPW3 24 TRK1 282450E 282400E BLD3 56 160140 56 BLD3 TRK2 2222 FPW3FPWfence post & wire Drummournie House BLD9 21 TRK1FPWGATE Broomhill 23 Gate fence wooden 98 BLD3 TRK2 145 F3B2GATE 126 BLD3 fence wooden 126 F3B1FPWM2 57 147 FPW3 146 BLD3 85 153 BLD3 139 86 BLD7 BLD3 FPW7F3B1 Timber 155 150 BLD7Canopy 152 BLD6 fence post & wire mesh BLD7 58 Shed FPW3 151 149 OHEL1 BLD7 BLD6 846500NFPWM2 84 fence wooden BLD6 846500N 846500N 114 846500N 846500N 846500N 127 846500N 846500N FPW7 BLD6

BLD5 fence post & wire fence wooden 111 87 BLD5 113Shed F3B1 BLD5 110 186.8m 83 112 BLD4 BLD5 64 fence post & wire mesh FPW7 88 fence post & wire BLD4 FPW4 F3B2 fence wooden

1 Oil Tank Garage BLD1 115 BLD6 fence wooden overhead electricity 109 BLD6 BLD4 117 FPWM2 116 BLD6 129 BLD6 108 fence post63 &63 wire 81FPWM2fence post & wire BLD4106 130 FPW7 89 BLD1 107 59 FPW4GATE Gate BLD1 131 80 F3B2 91 BLD1 FPW3

90 91 FPWM2 F3B2FPW8 2 132 FPWM2FPW5 F3B2 BLD1 105 Gate fence post & wire 82 BLD1 Meadowhill fence post & wire FPW7

fence post & wire 62 BLD1 62 FPW3GATE 79 104BLD2103 BLD21 282400E BLD2 BLD1 BLD1 61 FPW5 102 BLD2 60 FPW3

60 FPW3FPW5 65 FPW5

fence post & wire mesh 93 FPW8 66 fence post & wire 68 FPW6 fence post & wire 66 FPW5FPW6

fence post & wire Access formed to SDB2

78 OHEL1

fence post & wire 133 FPWM2 Gate94 94 FPW8GATE95 95 77 FPW9GATE fence post & wire 69 FPW5 MH overhead electricity fence post & wire Planning Reference road boundary - fence post & wire mesh 134 FPWM2 Building Control Reference

70 FPW6FPW9 70 mini-treatment plant OHEL1 72 FPW5FPW6 282450E 282350E 282400E 72 282450E 282400E WA MacDonald MCIAT fence post & wire 846450N 846450N

BATHROOM WC WR BEDROOM 1 Architectural Technologist & fence post & wire mesh LOUNGE Building Design Consultant double garage DINING KITCHEN Dunedin House fence post & wire mesh double garage 76 Ballifeary Lane 136 FPWM2 FPW5 135FPWM3 fence post & wire mesh

137 FPWM3 fence post & wire Inverness 75 PLOT 1 74 FPW5 IV3 5PQ fence post & wire 74 FPW5FPWM3 01463 240002 282450E 282500E 282350E soakaway 282400E 01463 250812 (fax) 07889 722463 (mob) e-mail: [email protected] website: www.billmacdonald.co.uk

client PLOT 2 mini-treatment plant Mr & Mrs Sinclair fence post & wire

project fence post & wire Erection of 2 dwellings at Broomhill soakaway Galcantray

‹&URZQ&RS\ULJKW$OOULJKWVUHVHUYHG/LFHQFHQXPEHU Location Plan

73

FPW5

date 12.8.2013

scale 1:1250

drawn wa macdonald

Rev B 19.11.2013 Two sites Rev A 19.8.2013 Garages, driveways, drainage added 0813.1931.01B

Written dimensions to be taken in all cases. FRS\ULJKW‹ Any discrepencies to be reported immediately. Contractor to check all sizes on site. PIT 1 PERCOLATION TESTS PIT 2 TEST 3 TEST 2 TEST 1 TEST 3 TEST 2 TEST 1

130 MINUTES 120 MINUTES 120 MINUTES 140 MINUTES 130 MINUTES 130 MINUTES

fence post & wire mesh wire 135& post fence 136

FPWM3

fence post & wire mesh wire & post fence

137 FPWM2

fence post & wire FPWM3 74

FPW5 FPWM3 74

75 FPW5

fence post & wire

fence post & wire mesh OHEL1

76 FPW5 fence post & wire & post fence

PLOT 2 fence post & wire Access formed to SDB2

134 73 FPWM2

road boundary - fence post & wire mesh FPW5

overhead electricity double garage 133 FPWM2 soakaway

77 FPW5 mini-treatment plant PIT 1

fence post & wire mesh 186.8m

fence post & wire 846500N double garage

78

OHEL1

132 131

846450N 80 846500N fence post & wire & post fence FPWM2

FPWM2 FPW5 79 Gate

282350E 282350E FPW5

130 310 81 FPW7 310 BATHROOM

FPWM2 129 fence post & wire & post fence 2350 FPWM2 DINING 4100 svp 100 WC 1000 100 1850 100

1200 82 FPW7 ds WR svp 100 100 600 PLOT 1

100 fence post & wire mesh KITCHEN BEDROOM 1 4100 3399

100 100

3300 1000 2700 310 311 LOUNGE 3600 3599

5100

fence post & wire 127846500N

fence post & wire soakaway FPWM2

fence post & wire mesh

PIT 2 83 FPW7 mini-treatment plant

126 F3B1 FPWM2

84 FPW7 Rev A 19.11.2013 Two sites

fence wooden wooden fence

85 FPW7 F3B1 86

BLD7 155

Canopy Timber BLD7 153 BLD7

BLD7 152 BLD6 151 Shed

BLD6 150 fence wooden fence 846500N BLD6 BLD6 149 F3B1 87 BLD3 282400E 282400E 282400E

282400E F3B2 88 fence wooden fence WA MacDonald MCIAT Contractor to check all sizes on site. Any discrepencies to be reported immediately. Written dimensions to be taken in all cases. BLD3 146 Building Control Reference Planning Reference website: www.billmacdonald.co.uk e-mail: [email protected] 07889 722463 (mob) 01463 250812 (fax) 01463 240002 Galcantray Broomhill Erection of 2 dwellings at Mr & Mrs Sinclair project client wa macdonald 1:500 20/8/2013 Building Design Consultant Architectural Technologist & drawn scale date IV3 5PQ Inverness Ballifeary Lane Dunedin House Site Plan 0513.1931.04A F3B2 89

overhead electricity

F3B2 90 91

F3B2 FPW8 91 fence post & wire & post fence

93 BLD3 147 FPW8 fence post & wire & post fence BLD3 139

fence wooden FRS\ULJKW‹ BLD5 113 Shed

BLD5

BLD5 112

94

FPW8 GATE 94 Gate 95 FPW9 GATE 95 BLD5 111

BLD4 109 fence post & wire & post fence BLD1 105

Garage BLD4 108

72 BLD4 110 BLD1 106 72 FPW5 FPW6 BLD1 107

BLD1 70 70 Meadowhill FPW6 FPW9 BLD4 ‹ SVP Terminal

Rev A 19.11.2013 Reduced WA MacDonald MCIAT Architectural Technologist & Building Design Consultant Dunedin House Ballifeary Lane Inverness IV3 5PQ 01463 240002 01463 250812 (fax) 07889 722463 (mob) e-mail: [email protected] client Mr & Mrs Sinclair

project Erection of dwellings at Galcantray

SVP Terminal Croy Inverness

Elevations

date

1/8/2005

scale

1:100 1200x2000mm level platt drawn wa macdonald

0813.1931.03A

Written dimensions to be taken in all cases. Any discrepencies to be reported immediately.