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Cllr I Gillies PLANNING APPLICATION REPORT Date of Validity - 4Th July 2005 OBAN, LORN and the ISLES Committee Date - 7Th December 2005

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Cllr I Gillies PLANNING APPLICATION REPORT Date of Validity - 4Th July 2005 OBAN, LORN and the ISLES Committee Date - 7Th December 2005 DEVELOPMENT SERVICES Local Member - Cllr I Gillies PLANNING APPLICATION REPORT Date of Validity - 4th July 2005 OBAN, LORN AND THE ISLES Committee Date - 7th December 2005 8th November 2005 Reference Number: 05/01297/OUT Applicants Name: K&F Builders (Coll) Ltd Application Type: Outline application Application Description: Site for erection of 3 dwellinghouses Location: Land west of Main Street, Arinagour, Isle of Coll (A ) THE APPLICATION Development Requiring Express Planning Permission. • Erection of three dwellinghouses • Formation of vehicular access Other specified operations • Connection to public sewer • Connection to public water main (B ) RECOMMENDATION It is recommended that outline planning permission be granted subject to conditions. (C ) DETERMINING ISSUES AND MATERIAL CONSIDERATIONS Outline planning permission for the erection of three dwellinghouses is sought for a site adjacent to Main Street, Arinagour. The site is gently sloping and predominantly grassy with a number of small rocky outcrops. It is within the existing settlement of Arinagour and represents acceptable infill development. It is considered appropriate in terms of size and density to accommodate three dwellings of modest size, designed to be in keeping with the existing street scene. Policy STRAT DC 1 of the adopted Structure Plan and Policy HO6 of the adopted Local Plan both encourage the development of gap and infill sites in the village of Arinagour. The proposal is thus considered to be in accordance with the aims of the adopted Development Plan. No design details have been submitted at this stage, although the applicant has indicated that materials will be white render walls and slate roof, with timber windows. It is considered that a design condition can be applied to the grant of planning permission that will ensure that the development will be in keeping with the existing single storey dwellings on the Main Street and will make a positive contribution to the street scene and the character of the area. There are no servicing or infrastructure constraints. However, Scottish Water has advised as follows: “The proposed development lies within the water catchment area for Arinagour (Coll) Water Treatment Works. Therefore, Scottish Water objects to this application as it may prejudice our ability to supply potable water. Scottish Water will however, remove the objection if the developer can demonstrate that the development will not have an impact on our assets, or that suitable infrastructure can be put in place to support the development.” F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000245\M00002041\AI00025141\1297OUTWRPM0811050.DOC 1 Given the relative distance of the site from the Water Treatment Works and the fact that the site is downhill of the works, near the shore, and in the centre of the village, it is considered that this objection is not substantiated and is most likely incorrect. Clarification has been sought from Scottish Water but no response has been received. (D ) CONCLUSION The proposal is considered to be in accordance with the provisions of the adopted Structure and Local Plans, specifically Policy STRAT DC 1 of the adopted Structure Plan and Policy HO 6 of the adopted Local Plan. There are no substantiated infrastructure or servicing constraints. It is therefore recommended for approval. Angus J Gilmour Head of Planning Author: Phil McLean 01631 567956 Contact: Ian McIntyre 01631 567951 F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000245\M00002041\AI00025141\1297OUTWRPM0811050.DOC 2 CONDITIONS AND REASONS RELATIVE TO APPLICATION 05/01297/OUT 1. This permission is granted under the provisions of Article 4 of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992 on the basis of an outline application for planning permission and that the further approval of Argyll and Bute Council or of the Scottish Executive on appeal shall be required with respect to the undermentioned reserved matters before any development is commenced: (a) the siting, design and external appearance of the proposed development; (b) the landscaping of the site of the proposed development; (c) details of the access arrangements; (d) details of the proposed water supply and drainage arrangements. Reason: To comply with Section 59 of the Town and Country Planning (Scotland) Act 1997. 2. In the case of the reserved matters specified in (1) above, an application for approval of the reserved matters in terms of Article 6 of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992 must be made to Argyll and Bute Council no later than the expiration of 3 years beginning with the date of this permission. Reason: To comply with Section 59 of the Town and Country Planning (Scotland) Act 1997. 3. That the development to which this permission relates must be begun not later than the expiration of 5 years from the date of this permission or within the expiration of 2 years from the final approval of all reserved matters, whichever is the later. Reason: To comply with Section 59 of the Town and Country Planning (Scotland) Act 1997. 4. Prior to the commencement of work on site any vehicular access(es) to the site shall be formed in accordance with Argyll & Bute Council Roads Department drawing number NA/32/05/2A and the proposed access shall be surfaced in dense bitumen macadam for the first 5 metres from the edge of the public road. Reason: In the interest of road safety, in order to ensure that the proposed house is served by a safe means of access. 5. No walls, hedges, fences, etc. will be permitted or to be greater in height than 1.05m above road level within the first 2.4m from carriageway edge. All shrubbery shall be cleared from an area 2.4m from the carriageway edge and maintained to the satisfaction of the Planning Authority. Reason: In the interests of road safety and to ensure that adequate visibility is maintained at the vehicular access from the main road. 6. Any details pursuant to Condition 1(c) above shall include a number of car parking spaces within the site at a level commensurate with the size of dwellinghouses proposed, in accordance the Council’s Roads Guidelines. Those levels being; 2 spaces for each dwelling house of up to and including 3 bedrooms; 3 spaces for 4 bedrooms; 4 spaces for 5 bedrooms; and so on. Reason: To enable vehicles to parked clear of the access road in the interests of road safety by maintaining unimpeded vehicular access over that road. 7. No development shall commence on site until evidence is exhibited to the Council as Planning Authority that an agreement has been reached by the applicant with Scottish Water for the provision of a drainage and/or water scheme to serve the development. Reason: In order to ensure that adequate water and sewerage arrangements are in place to serve the development, in the interests of public health and hygiene. F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000245\M00002041\AI00025141\1297OUTWRPM0811050.DOC 3 8. Any details pursuant to Condition 1(a) above shall include a terrace of three dwelling houses, which shall: i) Be finished in wet dash render; ii) Have a roof covering of natural slate; iii) Be single storey in height; iv) Incorporate windows with a strong vertical emphasis; v) Have a roof pitch of not less than 37 o and not greater than 42o; and vi) Be predominantly rectangular shaped with traditional gable ends not exceeding six metres. Reason: In the interests of visual amenity, in order to integrate the development with its surroundings and maintain the character of the main street of Arinagour. F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000245\M00002041\AI00025141\1297OUTWRPM0811050.DOC 4 APPENDIX RELATIVE TO 05/01297/OUT A. POLICY OVERVIEW In terms of Section 25 of the Act the following Development Plan Policies are applicable: Argyll and Bute Structure Plan STRAT DC 1 Development within the Settlements Encouragement shall be given, subject to capacity, to development in the settlements as follows: A) within the Main Towns to development serving a wide community of interest, including large scale development, on appropriate infill, rounding off and redevelopment sites. B) Within the Small Towns and Villages to development serving a local community of interest, up to and including medium scale development, on appropriate infill, rounding-off and redevelopment sites; in exceptional cases large scale development may be supported. C) Within the Minor Settlements to small scale development which is compatible with an essentially rural settlement location on appropriate infill, rounding-off or redevelopment sites; in exceptional circumstances medium or large scale development may be supported. D) Developments which do not accord with this policy are those outwith A), B) and C) above and urban bad neighbour developments which are essentially incompatible with the close configuration of land uses found in settlements e.g. mineral extraction or development which results in excessively high development densities, settlement cramming or inappropriate rounding-off on the edge of settlements. E) Development in settlements are also subject to consistency with the other policies of this Structure Plan and in the Local Plan. Mull, Coll and Tiree Local Plan HO 6 The Council will continue to encourage the development of small gap and infill sites, including rounding off for housing in the following settlements: Baile Mor (Iona), Bunessan, Craignure, Fionnphort, Pennyghael and Salen in Mull; Balemartine, Balevullin, Crossapol and Scarnish in Tiree; and Arinagour in Coll. In Baile Mor, careful consideration will have to be taken of the special historic and scenic character of the village. F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000245\M00002041\AI00025141\1297OUTWRPM0811050.DOC 5 Government Advice/Guidance PAN 72 Siting and Design of New Housing in the Countryside The principal objectives are to encourage a more sympathetic approach to siting and a more widespread adoption of house design which pays greater regard to variations in landscape and building design within Scotland.
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