Argyll and Bute Council Development and Infrastructure Services Delegated Or Committee Planning Application Report and Report Of

Argyll and Bute Council Development and Infrastructure Services

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 : 10/02000/PP

Planning Hierarchy : Local Development

Applicant : Eilean Eisdeal

Proposal : Erection of 1 No. 15 metre high (hub) 6kw wind turbine

Site Address : Land Southeast of Easdale Museum, Easdale ______

DECISION ROUTE

Local Government Scotland Act 1973 ______

(A) THE APPLICATION

(i) Development Requiring Express Planning Permission

• Erection of 1 No. 15 metre high (hub) 6kw wind turbine ______

(B) RECOMMENDATION:

Having due regard to the Development Plan and all other material considerations, it is recommended that planning permission be refused for the reasons appended to this report. ______

No history relevant to this particular site. ______

(D) CONSULTATIONS:

Public Protection Unit Memo dated 02/03/11 advising no objection to the proposed development.

National Air Traffic Systems Letter dated 15/12/10 advising no safeguarding objection to the proposed development.

Access Officer No response at time of report and no request for extension of time.

Conservation Officer Memo dated 14/02/11 advising “Argyll and Bute Council has a statutory duty to protect and enhance conservation areas and historic buildings and structures. Whilst I support the positive contribution renewable energies can make to the historic environment I believe that in this instance the installation of a wind turbine would dominate and detract from the surrounding historic environment rather than enhance it. The potential for other forms of renewable energy (ground or water source heat pumps), and the potential for the fabric of the associated building to optimise its energy efficiency both exist as alternative solutions. For these reasons I recommend this application for refusal.

Seil and Easdale Community Council E-mail dated 20/02/11 objecting to the proposed development stating that “the proposal is contrary to policies contained within the adopted Argyll and Bute Local Plan and will dominate nearby buildings and the landscape and will not ‘preserve or enhance the character or appearance of an existing Conservation Area’. If approved the proposal would result in a development which would be a conspicuous nuisance to both residents and visitors resulting in noise, strobe effect and be an eyesore to both residents and visitors.

Historic Scotland Letter dated 22/12/10 advising that there are unlikely to be any significant detrimental impacts on the settings of any assets within their remit.

Scottish Natural Heritage E-mail dated 06/01/11 advising no objection to the proposed development.

Royal Society for Protection of Birds Letter dated 21/12/10 advising due to the scale and site of the proposal, no concerns upon its potential impacts upon birds interests within this area.

Scottish Ambulance Service No response at time of report and no request for extension of time.

West of Scotland Archaeology Service E-mail dated 12/01/11 advising that the proposal raises no substantive archaeological issue.

The above represents a summary of the consultation responses received. Full details of the letters of representation 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 Conservation Area and Regulation 20 procedures, closing date 06/01/11. ______

(F) REPRESENTATIONS:

Representations have been received from 67 individuals as follows: 63 objections, 4 support

OBJECTIONS

Hamish Munton, The Old Inn, Ellenabeich, Isle Of Seil, Oban

Mr Ian Brown, 8 Seaview Terrace, Easdale, Oban, PA34 4RG

M M MacLellan, 8 Ellenabeich, Isle Of Seil, Oban, PA34 4RQ

Mr P A And Mrs M E Bridges, 1 Westfield Court, Mirfield, West Yorks, WF14 9PT

Alistair W Knox, 10 Kilmartin Court, Shore Street, Oban, PA34 4NT (2 representations)

H Simcox 60 Ellenabeich Easdale Oban PA34 4RQ (2 reps)

S Cooper, Creel Cottage, 64 Ellenabeich, PA34 4RF

E Munten, Creel Cottage, 64 Ellenabeich, PA34 4RF

John Wilson, Aite-Fois, Clachan Seil, Isle Of Seil, Oban

Mrs A S Wilson, Aite-Fois, Clachan Seil, Isle Of Seil, Oban

Derek Lyall, 12 Easdale Island, Oban, PA34 4TB

Mary Withall, 13 Easdale Island, Oban, PA34 4TB

P.W.F. Withall, 13/A Easdale Island, Oban, PA34 4TB

Eugenie Thomasson, An Lionadh, Easdale Island, PA34 4TB

Simon Thomasson, An Lionadh, Easdale Island, PA34 4TB

Jill Hunter No 4 Easdale island main address - Ledi Lodge, Main Street, Kippen, FK8 3DN

L Munton, The Old Inn, Ellenabeich, Isle Of Seil, Oban

Adele Knox, 22 Easdale Island, Oban, PA34 4TB (2 representations)

Ms Linda Brown, 8 Seaview Terrace, Easdale, PA34 4RG

Elizabeth Reid, Harbour Cottage, Ellenabeich, Isle Of Seil, Oban

Annabel Robertson, 42 Ellenabeich, Isle Of Seil, PA34 4RQ

George Doyle, 41 Ellenabeich, Isle Of Seil, Oban, PA34 4RQ

Mr And Mrs Leslie Wolfson Per Leslie Wolfson And Co Solicitors Waterloo Chambers 19 Waterloo Street Glasgow G2 6BQ

Julian Penney, Stones Throw Cottage, Easdale Island, Oban, PA34 4TB

Meurig Jones, 10 Kerrisk Drive, Dunfermline, Fife, KY11 8RG & 29 Easdale Island, PA34 4TB (9 representations)

Mrs S Fairbairn, 9A Easdale Island, By Oban, PA34 4TB

Mrs R A Sampson, 13B Easdale Island, Oban, PA34 4TB (2 representations)

Mrs G Johnston, 4 Seaview Terrace, Easdale, PA34 4RG

Mr J S Johnston, 4 Seaview Terrace, Easdale, PA34 4RG

Mr Kevin Johnston, 4 Seaview Terrace, Easdale, PA34 4RG

Ruth Morris, 61 Ellenabeich, Easdale, PA34 4RQ

Mr Stuart Reid, Torbeag, Clachan Seil, Isle Of Seil

M Lyall, 12 Easdale Island, Oban, PA34 4TB

C L Davies, 2 Pipers Road, Cairnbaan,Lochgilphead, PA31 8UF

Jenny Smith, 33A Easdale Island, Oban, PA34 4TB (3 representations)

Tim Flinn, 39 Easdale Island, Oban, PA34 4TX

Henry Tarbatt, 33a Easdale Island, Oban, PA34 4TB (3 representations)

Keith Oversby, 55 Easdale Island, PA34 4TB (2 representations)

S Downie, An Cala, Ellenabeich, Isle Of Seil, Oban

A Clayton, 46 Easdale Island, Oban, PA34 4TB

Stuart A Clayton, 46 Easdale Island, Oban, PA34 4TB

Peter Jones, 10 Kerrisk Drive, Dunfermline, Fife, KY11 8RG

Heather Chaplin, 3 Easdale Island, Oban, PA34 4TB (2 representations)

Mrs Margaret Jones, 10 Kerrisk Drive, Dunfermline, Fife, KY11 8RG

Sandra Hodson, 62 Easdale Island, Oban, PA34 4TB

Elizabeth Rhodes, 49 Easdale Island, Oban, PA34 4TB (3 representations)

Mr T R Tinney, 13B Easdale Island, Oban, PA34 4TB

Brian T Dickey, Sealladh Na Mara, Ellenabeich, Isle Of Seil, Oban

E A Dickey, Sealladh Na Mara, Ellenabeich, Isle Of Seil, Oban

Ronald Hives, 101 Easdale Island, Oban, PA34 4TB

Tina Jordan, 55 Easdale Island, Oban, PA34 4TB

Ronald B And Wendy E Blakey, 38 Easdale Island, By Oban PA34 4TB

Mrs Gwen Mister 5 Alington Road Dorchester Dorset DT1 1NS

Heather Hyland 1 Cossacks Cottages Cortachy Angus DD8 4NA

P W F Withall 13/A Easdale Island By Oban Argyll PA34 4TB

Julian Penney Stone's Throw Cottage Easdale Island Oban PA34 4TB

Jennifer Davie, 35 Main Street, Hillend, Dunfermline

Easdale Island Residents And Property Owner's Association, C/o Keith Oversby, 55 Easdale Island, PA34 4TB

Miss Susan Jones, 11f Auckland Crescent, JHQ- Monchengladbach, 41179, Germany

Mike Armstrong, 62 Easdale Island, Oban, PA34 4TB

(i) Summary of objections raised

• The proposal is contrary to Policies LP ENV 1, LP ENV 2, LP ENV 6, LP ENV 9, LP ENV 13(a), LP ENV 14, LP CST 1, LP CST 4, LP REN 2, LP TRAN 1, LP BAD 1, STRAT SI 1,STRAT DC 7, STRAT DC 8, STRAT DC 9, STRAT RE 1.

• The proposed wind turbine would be out of scale and out of character with both the natural environment and the historic built environment of the Easdale Island Conservation Area.

• The amenity of residents of the island would be adversely affected by shadow flicker from the proposed wind turbine.

• The amenity of residents of the island would be adversely affected by noise from the proposed wind turbine.

• The proposed wind turbine would which provides access to the shore, disused slate quarries, a popular vantage point and sea angling at Carraig Ruadh.

• The site is used by spectators at the annual stone skimming contest and if the turbine is constructed this area would be lost as a spectating area.

• Historic Scotland is considering listing the quarries as Scheduled Ancient Monuments and the erection of the wind turbine would prejudice this decision.

• Public and private access rights would suffer during the construction of the turbine and the digging of the trench for the cable along the village square.

• The trench for the cabling for the wind turbine has the potential to put septic tanks and other services at risk.

• The turbine is not sited anywhere near the building it is intended to serve.

• No evidence of monitored wind data has been submitted in support of the application.

• The length of the cable from the turbine to the community hall is such that it would result in a significant loss of any energy generated.

• The community hall is uninsulated and therefore any heat gained would immediately be lost.

• There is a wealth of bird life on the island and in the summer visiting colonies of bats which would all be put at risk by the proposed wind turbine.

• The Green Streets project was applied for without the prior knowledge, consultation or consent of the Easdale Island ‘community of the island residents and is being pushed forward by a few individuals against the wishes of the majority.

• Eilean Eisdeal has failed to act in an open and transparent manner and is not in a position to claim to represent the consensus of the views of the Easdale Island ‘community’.

SUPPORT

Mrs Pamela Carr, 60 Easdale Island, Oban, PA34 4TB

Steve Brown, 56a Easdale Island, Oban, PA34 4TB

Voirrey Quillin, 1a Easdale Island, Oban, PA34 4TB

Annabel Gregory, 47 Easdale Island, Oban, PA34 4TB

(ii) Summary of support raised

• The project will enable the community hall to be heated by sustainable, green energy.

• The project will provide funding to the community for at least the next 20 years enabling a multitude of projects from maintenance of the B Listed Harbour to funding an arts programme.

• As already seen on islands such as Gigha, wind turbines will provide a source of funding for small, remote islands.

• Easdale was never just a beauty spot. It has a long history of industrial development.

• The proposal represents a good example of community practice and will have a positive impact on the island.

• The proposal is fully consistent with the Scottish Government’s policy on renewable.

The above represents a summary of the issues raised. Full details of the letters of representation are available on the Council’s Public Access System by clicking on the following link http://www.argyll-bute.gov.uk/content/planning/publicaccess . ______

(G) SUPPORTING INFORMATION

Has the application been the subject of:

(i) Environmental Statement: No

(ii) An appropriate assessment under the Conservation No

(Natural Habitats) Regulations 1994: (If yes enter below)

(iii) A design or design/access statement: No

(iv) A report on the impact of the proposed development Yes e.g. retail impact, transport impact, noise impact, flood risk, drainage impact etc:

(If yes list of assessments/reports below)

Noise Assessment

Brief summary of main issues raised by each assessment/report

The calculation of noise of the turbine at surrounding properties has been made by using the sound power levels in a report by Sgurr Energy in 2007 and by using sound propagation methodology set out in the International Standard ISO961302 0 The Attenuation of Sound During Propagation Outdoors. The calculation uses geometrical spreading over hard ground and minimal air absorption. The use of hard ground leaves a substantial margin of safety in the order of 4dBA.

It is concluded that when a dwelling is downwind of the turbine the impact will either be insignificant or, at worst, of marginal significance. The turbine is so positioned that houses will generally not be downwind of the turbine.

The above represents a brief summary of the issues raised. Full details of the report is available on the Council’s Public Access System by clicking on the following link http://www.argyll-bute.gov.uk/content/planning/publicaccess . ______

(H) PLANNING OBLIGATIONS

(i) Is a Section 75 agreement required: No ______

(I) Has a Direction been issued by Scottish Ministers in terms of No Regulation 30, 31 or 32: ______

(J) Section 25 of the Act; Development Plan and any other material considerations over and above those listed above which have been taken into account in the assessment of the application

(i) List of all Development Plan Policy considerations taken into account in assessment of the application.

Argyll and Bute Structure Plan 2002

STRAT DC 2 – Development within the Countryside Around Settlements

STRAT DC 8 – Landscape and Development Control

STRAT DC 9 – Historic Environment and Development Control

STRAT RE 1 – Wind Farm/Wind Turbine Development

Argyll and Bute Local Plan 2009

LP ENV 1 – Impact on the General Environment

LP ENV 10 – Impact on Areas of Panoramic Quality (APQs)

LP ENV 13a – Development Impact on Listed Buildings

LP ENV 14 – Conservation Areas and Special Built Environment Areas

LP ENV 19 – Development Setting, Layout and Design

LP REN 1 – Wind Farms and Wind Turbines

LP CST 1 – Coastal Development on the Developed Coast

LP CST 4 – Development on the Natural Foreshore

Appendix A – Sustainable Siting and Design Principles

(ii) List of all other material planning considerations taken into account in the assessment of the application, having due regard to Annex A of Circular 4/2009.

The Town & Country Planning Act (Scotland) 1997

The Planning etc. (Scotland) Act, 2006

SPP, Scottish Planning Policy, 2010

Planning Advice Note 45 : Renewable Energy Technologies

Scottish Historic Environment Policy, 2009

Micro Generation Domestic Turbines Briefing Note, 2010

Micro renewables and the natural heritage, SNH, 2009

______

(K) Is the proposal a Schedule 2 Development not requiring an No Environmental Impact Assessment: ______

(L) Has the application been the subject of statutory pre-application No consultation (PAC): ______

(M) Has a sustainability check list been submitted: No ______

(N) Does the Council have an interest in the site: No ______

(O) Requirement for a hearing (PAN41 or other): Yes

In deciding whether to exercise the Council’s discretion to allow respondents to appear at a discretionary hearing, the following are of significance:

• How up to date the Development Plan is, the relevance of the policies to the proposed development and whether the representations are on development plan policy grounds which have recently been considered through the development plan process.

• The degree of local interest and controversy on material considerations together with the relative size of community affected set against the relative number of representations, and their provenance.

In this case, whilst the application has been the subject of 67 individual representations, only 4 of those representations are in support of the proposal. Accordingly, as the application is being recommended for refusal, it is not considered that a hearing would add value to the process and therefore Members should exercise their discretion and decline to undertake a hearing prior to the application being determined. ______

(P) Assessment and summary of determining issues and material considerations

Planning permission is sought for erection of 1 No. 15 metre high (hub) 6 kilowatt wind turbine on an area of land to the southeast of Easdale Island.

In terms of the adopted Argyll and Bute Local Plan, the site is situated within the Countryside Around Settlement (CAS) Zone within which Policy STRAT DC 2 of the approved Argyll and Bute Structure Plan gives encouragement to development which accords with the settlement plan for the area.

The CAS zone corresponds to those peripheral areas close-in and around settlements where compatible developments and small scale, infill, rounding off and redevelopment proposals will be supported where appropriate, provided they do not compromise the long term growth of the settlement.

Whilst the single turbine is small scale in terms of its footprint size it would nevertheless be an incongruous vertically high and materially different feature in the context of landscape, modest settlement form and development pattern of this CAS Zone. Its impact would be adverse on the established levels of visual amenity currently afforded to the island and therefore would not be a compatible development adjacent to the settlement of Easdale village contrary to the provisions of this policy. The positioning of the turbine isolated on shingle headland to the south east of the main settlement area also cannot be considered as ‘in filling’ and is not consistent with the pattern of development on the island. For such a development to be considered consistent with policy in this specific location either a definitive locational need or exceptional circumstance should be demonstrated.

Policy LP REN 1, Wind Farms and Wind Turbines offers support to wind turbine development where the technology can operate efficiently, where servicing and access implications are acceptable and where the proposed development will not have an unacceptable adverse impact directly, indirectly or cumulatively on the economic, social or physical aspects of sustainable development. Policy LP REN 1 requires that a set of criteria must be satisfactorily addressed. This criteria-based assessment is addressed in Appendix A of this report.

The site is situated within the Easdale Conservation Area within which Policy LP ENV 14, Development in Conservation Areas and Special Built Environment Areas states that there is a presumption against development that does not preserve or enhance the character or appearance of an existing or proposed Conservation Area or its setting.

In addition to the above, the site is situated within the Knapdale and Melfort Area of Panoramic Quality within which Policy LP ENV 10, Impact on Areas of Panoramic Quality states that development in, or adjacent to, an Area of Panoramic Quality will be resisted where its scale, location or design will have a significant adverse impact on the character of the landscape.

Furthermore, consideration must be taken of Policy LP CST 1, Coastal Development on the Developed Coast, which states that applications for development will generally be supported where the development requires a coastal location; is of a form location and scale consistent with STRAT DC 2; provides economic and social benefits to the local community; respects the landscape/townscape character and amenity of the surrounding area; and is in accordance with Policy LP ENV 1.

Appendix A of the adopted Argyll and Bute Local Plan states that the impact on the landscape is a major consideration when new development is proposed and all significant developments require to be assessed for their compatibility with the present landscape character as detailed in the SNH Landscape Character Assessment.

In addition to the above, the proposal also has to be assessed for compliance with other relevant local plan policies which are detailed in Appendix A of this report.

The proposal has elicited a large number of objections from residents of the Island.

Easdale Island is characterised by a low lying land form with an absence of dramatic landscape features such as high hills or cliffs with the exception of the cliff at the centre of the island and it is vulnerable to change as a consequence of the introduction of inappropriate forms of development.

The island in its entirety has been designated as a Conservation Area and has a very special character arising from its remote location and high density of living resulting from its industrial past. It has a low lying built form of small terraced cottages of simple lines and finishing materials many of which have been listed by Historic Scotland as Buildings of Special Architectural or Historic Interest. The cottages, which are predominantly single storey white washed with tile roofs, are grouped together framing a series of large green open spaces which adds to the overall character of the island. Flooded former slate mines and shingle spoil beaches provide a distinctive settlement and island edge at the south and east free from any built features.

The village of Easdale shelters on low lying flat ground in the lea of the high cliff at the centre of the island with the rows of cottages sitting below this raised land. There are a number of flooded quarries to the southeast of the village which form deep lagoons but which are not visually prominent in this low lying built environment.

The special character and appearance of the island is highly vulnerable to change and could be easily damaged by modernisation and new development. There are a few areas on the island which could be developed without damaging the island’s character and appearance principally by using lower lying ground and areas which are afforded a greater degree of backdropping / screening than the current proposal.

The proposed site is an open exposed area of land which is afforded no screening or backdrop. Whilst apparently desirable for improving wind resource, the exposed location will only emphasise the height and prominence of the proposed wind turbine in relation

to the low lying built form of Easdale village. The turbine would also be located close to the water edge surrounded by shingle and flooded mine which at present is undeveloped.

The visual impact from the verticality and height of the turbine shall be exacerbated by the topography of the proposed site which is approximately 2-3m above floor levels of the majority of existing cottages on the island. Furthermore, the modern materials used for such a turbine shall be incongruous to the simple pallet of materials found on Easdale and further attention shall be drawn by prominent location and rotational motion.

Its modern appearance, would introduce an incongruous feature which would detract from the special and historic character of the island and Conservation Area, the Conservation Area setting and have an adverse impact on the visual amenity of the rural settlement of Easdale village.

Furthermore, the proposed wind turbine would be a highly visible feature when viewed from the B844 public road on the approach to Ellenabeich. The main views into Easdale are from the village of Ellenabeich where the cliff behind the village is the most prominent feature and where there are notable viewpoints of the site looking towards Easdale from the village and harbour which would be particularly affected by the introduction of a wind turbine at this location. The turbine is notably smaller than a commercial windfarm turbine and singular in nature so impact on the wider landscape panorama is limited. However, the proposed positioning does affect views toward Easdale Conservation Area and its setting from most mainland viewpoints appearing as a dominate feature over the simple miners cottages with the rotational movement drawing further attention toward it.

Whilst the contribution that the proposal makes to renewable energy is to be commended, it is not considered that the proposed wind turbine is an appropriate structure to be sited within this area of the Easdale Conservation Area.

Planning Services has identified the potential for the proposed turbine to be relocated to the northwest where negative visual impacts and would be negated by removal of the turbine from the highly visible low lying land whilst still retaining an acceptable impact from views into the site from the north and east. The steep contours of this area of Easdale would also afford a degree of backdrop to help integrate the proposed wind turbine into the landscape and provides a buffer between the main built form of the Conservation Area and the proposed modern rotational turbine. The site is also partially screened by the topography of the island from the majority of sensitive viewpoints from the mainland and Conservation Area.

Having regard to all of the above, it is considered that the proposed wind turbine is contrary to Development Plan Policy which seeks to safeguard Conservation Areas and designated scenic areas from inappropriate development which would undermine the visual quality and landscape character of such areas and accordingly planning permission should be refused for the reasons appended to this report. ______

(Q) Is the proposal consistent with the Development Plan: No ______

(R) Reasons why planning permission should be refused.

The proposal is contrary to Development Plan Policy for the reasons for refusal recommended below. ______

(S) Reasoned justification for a departure to the provisions of the Development Plan

N/A ______

(T) Need for notification to Scottish Ministers or Historic Scotland: No ______

Author of Report: Fiona Scott Date: 21/03/11

Reviewing Officer: Angus Gilmour Date: 5/04/11

Angus Gilmour Head of Planning and Regulatory Services

REASONS FOR REFUSAL RELATIVE TO APPLICATION 10/02000/PP

1. The proposed site is situated within Easdale Conservation Area which is characterised by a low lying built form of small terraced cottages of simple lines and finishing materials many of which have been listed by Historic Scotland as Buildings of Special Architectural or Historic Interest.

The proposed site is an open exposed area of land, currently free from development, which is afforded no screening or backdrop and which does not lend itself to the installation of a wind turbine which would tower above the low lying built form of the village, and, by virtue of its verticality, motion, height and modern appearance, would introduce an incongruous feature which would detract from the special and historic character of the island and Conservation Area, its setting and have an adverse impact on the visual amenity of the rural settlement of Easdale village.

The proposal is therefore contrary to Policies STRAT DC 2, STRAT DC 8, STRAT DC 9 and STRAT RE 1 of the approved Argyll and Bute Structure Plan and Policies LP CST 1, LP ENV 1, LP ENV 10, LP ENV 13(a), LP ENV 14 and LP REN 1 of the adopted Argyll and Bute Local Plan, and there are no other material considerations of sufficient weight, including the contribution which the development could make to renewable energy generation and to addressing the consequences of climate change, which would warrant anything other than the application being determined in accordance with the provisions of the development plan.

APPENDIX A – RELATIVE TO APPLICATION NUMBER: 10/02000/PP

PLANNING LAND USE AND POLICY ASSESSMENT

A. Settlement Strategy

In terms of the adopted Argyll and Bute Local Plan, the site is situated within the Countryside Around Settlement Zone within which Policy STRAT DC 2 of the approved Argyll and Bute Structure Plan gives encouragement to development which accords with the settlement plan for the area.

Policy REN 1, Wind Farms and Wind Turbines offers support to wind turbine development where the technology can operate efficiently, where servicing and access implications are acceptable and where the proposed development will not have an unacceptable adverse impact directly, indirectly or cumulatively on the economic, social or physical aspects of sustainable development. Policy LP REN 1 requires that a set of criteria must be satisfactorily addressed. This criteria-based assessment is addressed below.

B. Location, Nature and Design of Proposed Development

Planning permission is sought for erection of 1 No. 15 metre high (hub) 6 kilowatt wind turbine on an area on the southeast of Easdale Island.

The site for the proposed wind turbine is situated to the southeast of the island on a relatively flat area of ground close to the shore approximately 110 metres from the nearest residential dwellinghouse.

Easdale Island is generally characterised by a low lying land form and an absence of dramatic landscape features such as high hills or cliffs with the exception of the cliff at the centre of the island which is approximately 40 metres in height.

The landscape of Easdale has been greatly influenced by its industrial past as an important centre for slate quarrying. The village, which was developed as a result of this quarrying, is centred on the southeastern part of the island under the shelter of the rocky cliff at the centre of the island. The island was once home to many quarries extending well below sea level and at the peak of the industry had a population in excess of 500.

The following statement has been submitted by the applicant in support of the application.

Eilean Eisdeal, the community group and registered charity on Easdale Island were recently announced as one of the two Scottish Winners of the National British Gas Green Streets competition. An award of around £ 130,000 has been awarded to the group for their proactive approach in highlighting the increasing importance of renewable technology, particularly on an island, and the benefits it brings to the community.

The estimated generation of the turbine will produce approximately 15,700Kwh of electricity resulting in the reduction of the Island’s carbon footprint by around 6.7 tonnes. It is anticipated that the vast majority of the energy consumption of the Community Hall will be offset by the electricity generated. The aim is to use this electricity to power a new installed air source heat pump which will become the primary means to heat the building. Both the wind turbine and heat pump will be incentivised by the recent introduction of the Government’s Feed in Tariff and upcoming Renewable Heat Incentive.

A review of installations on neighbouring islands has been carried out. In comparison to other erected wind turbines, the Proven 6kw on Easdale Island is the smallest proposed installation with minimum visual impact. The photo montage study demonstrates the visual impact of the turbine from key locations around the island.

As well as its full and part time residents, Easdale Island attracts a significant number of visitors through the year. The wind turbine will be a small but important status symbol for the island and will give a clear message about its support for renewable technology. Eilean Eisdeal Community Development Group will also sue the turbine to educate residents and increase awareness of ways the community can reduce its carbon footprint.

The wind turbine will be a positive and educational step towards tackling the energy needs of Easdale Island”.

The turbine subject of this application measures 15 metres from base to hub and has three blades each measuring 2.75 metres in length with an overall diameter of 5.5 metres. The overall height of the turbine is 17.75 metres. Information submitted by the applicant indicates that the turbine will produce in the region of 15,700 kWh of electricity per year.

As the hall has not been heated on a regular basis since its refurbishment approximately 7 years ago due to the costs involved, there is no accurate data on its current energy requirements as a comparison to the annual output of electricity from the proposed wind turbine. Accordingly, it is not considered appropriate to assess the proposal against Policy LP REN 2, On Site Commercial and Domestic Wind Turbines which assesses wind turbines which are located as close to the premises which they are intended to serve as is safely and technically possible and whose annual output of electricity does not exceed the energy requirements of those premises by more than 25%.

Accordingly, for the purposes of this report the turbine has been assessed against the provisions of Policy LP REN 1, Wind Farms and Wind Turbines which is more onerous than LP REN 2.

Local Plan policy LP REN 1 offers support to wind turbine development where the technology can operate efficiently, where servicing and access implications are acceptable and where the proposed development will not have an unacceptable adverse impact directly, indirectly or cumulatively on the economic, social or physical aspects of sustainable development. Policy LP REN 1 requires that a set of criteria must be satisfactorily addressed. This criteria-based assessment is dealt with below.

§ communities, settlements and their settings

Easdale Island in its entirety has been designated as a Conservation Area and has a very special character arising from its remote location and high density of living resulting from its industrial past. It has a low lying built form of small terraced cottages of simple lines and finishing materials many of which have been listed by Historic Scotland as Buildings of Special Architectural or Historic Interest. The cottages are grouped together framing a series of large green open spaces which add to the overall character of the island. Flooded former slate mines and shingle spoil beaches provide a distinctive settlement and island edge at the south and east free from any built features.

The main views into Easdale are from the village of Ellenabeich where the cliff behind the village is the most prominent feature.

located close to the water edge surrounded by shingle and flooded mine which at present is undeveloped.

§ areas and interests of nature conservation significance including local biodiversity, ecology and the water environment

The proposed development is not located within or adjacent to any nature conservation designation.

§ landscape and townscape character, scenic quality and visual and general amenity

The proposed site is an open exposed area of land which is currently free from structures / buildings and is afforded no screening or backdrop. The exposed and isolated location would only emphasise the height and prominence of the proposed wind turbine in relation to the lower lying built form of Easdale village.

The proposed wind turbine would have a relatively small footprint and it is not considered it would have a significant adverse impact on the landscape setting of the area but would be detrimental to the visual amenity of the area and setting of the Conservation Area.

The site does not lend itself to the installation of a wind turbine which would tower above the low lying built form of the village, and by virtue of its verticality, motion, height and modern appearance, would introduce an incongruous feature into the area which would impose significant change upon its immediate surroundings and which would detract from the special and historic character of the island and Conservation Area and have an adverse impact on the visual amenity of the rural settlement of Easdale village.

§ core paths, rights of way, or other important access routes

The proposed development will not impact on any core paths, rights of way or any other access routes.

§ sites of historic or archaeological interest and their settings

No objection has been raised by the West of Scotland Archaeology Service and it is therefore concluded that the proposed development will have no impact upon any site of archaeological interest.

The site is situated on the historic island of Easdale which has been designated in its entirety as a Conservation Area and which is a major tourist destination. As detailed above, the special character and appearance of the island is highly

vulnerable to change and could be easily damaged by modernisation and new development. There are few areas on the island which could be developed without damaging the island’s character and appearance.

It is considered that the proposed wind turbine would tower above the low lying built form of the village, and by virtue of its verticality, motion, height and modern appearance, would introduce an incongruous feature which will detract from the special and historic character of the island and setting of the Conservation Area.

§ telecommunications, transmitting and receiving systems

The proposed development will not impact upon any telecommunications, transmitting and receiving systems.

§ important tourist facilities, attractions or routes

The development site is highly visible from the main tourist route (B844) from Oban to Ellenabeich on its approach to the historic island of Easdale. The landscape and scenic qualities of the route to the island are important in creating a sense of place for visitors to the island, and the open, low lying land form and built development which the proposed turbine is to be situated in is therefore particularly sensitive to change. There are notable viewpoints of the site looking towards Easdale from Ellenabeich village and harbour which will be particularly affected by the introduction of a wind turbine at this location.

The introduction of a 15 metre high wind turbine would introduce a change which would have a material consequence for the visual amenity of the area, which in turn would detract from the existing qualities of this important tourist route.

§ stability of peat deposits

The proposed development will not impact on any peat deposits.

It is considered that the proposal is contrary to the terms of Policy REN 1 as it would introduce an incongruous feature to the detriment of established levels of visual amenity which in turn would have an adverse environmental impact on the Knapdale and Melfort Area of Panoramic Quality, the setting of the rural settlement of Easdale, the main tourist route from Oban to Easdale and the setting of Easdale Conservation Area.

C. Landscape Character

The site is situated within the Knapdale and Melfort Area of Panoramic Quality.

In terms of The Landscape Assessment of Argyll and the Firth of Clyde (1996), it characterises the Slate Islands as consisting of undulating low moorland with low coastal cliffs and distinctive dark ledges of slate jutting into the sea. It states that the visual impact of new developments should be assessed in views from ferry crossings and adjacent views.

Structure Plan Policy STRAT DC 8, Landscape and Development Control, states that development which by reason of location, siting, scale, form design or cumulative impact, damages or undermines the key environmental features of a visually contained or wider landscape or coastscape shall be treated as ‘non-sustainable’ and is contrary to this policy.

Furthermore Policy LP ENV 10 Policy, Impact on Areas of Panoramic Quality of the adopted Argyll and Bute Local Plan states that development in, or adjacent to, an Area of Panoramic Quality will be resisted where its scale, location or design will have a significant adverse impact on the character of the landscape.

In this regard, as the proposed wind turbine would have a relatively small footprint it is not considered it would have a significant adverse impact on the landscape character of the area and therefore is acceptable in terms of Policies STRAT DC 8 and LP ENV 10.

As the site is situated in a coastal location, consideration must be taken of Policy LP CST 1, Coastal Development on the Developed Coast, which states that applications for development will generally be supported where (a) the development requires a coastal location; (b) is of a form location and scale consistent with STRAT DC 2; (c) provides economic and social benefits to the local community; (d) respects the landscape/townscape character and amenity of the surrounding area; AND (e) is in accordance with Policy LP ENV 1.

In this regard, whilst the proposal will result in a form of economic and social benefit to the local community by providing a source of electricity to heat the community hall, it is not considered that the proposal complies with the other criteria contained within this policy as it has not been demonstrated that the proposal requires a coastal location and it is considered that the proposal would have an adverse impact on the visual amenity of the area contrary to Policies STRAT DC 2 and LP ENV 1 and therefore is considered to be contrary to the provisions of Policy LP CST 1.

D. Built Environment

The site is situated on Easdale Island which has been designated in its entirety as a Conservation Area and which is steeped in history related to its industrial past connected to the slate islands.

Structure Plan Policy DC 9, Historic Environment and Development Control states that protection, conservation, enhancement and positive management of the historic environment is promoted. Development that damages or undermines the historic architectural or cultural qualities of the historic environment will be resisted, particularly if it would affect a Scheduled Ancient Monument or its setting, other recognised architectural site of national or regional importance, listed building or its setting, conservation area or historic garden and designed landscape.

Policy LP ENV 14, Development in Conservation Areas and Special Built Environment Areas state that there is a presumption against development that does not preserve or enhance the character or appearance of an existing or proposed Conservation Area or its setting.

Policy LP ENV 13(a), Development Impact on Listed Buildings, states that development affecting a listed building or its setting shall preserve the building or its setting and any features of special architectural or historic interest that it possesses.

In this regard, it is considered that the proposal will result in the introduction of an incongruous feature into the area which would have an adverse environmental impact on the visual amenity of Easdale Island as a whole and, as no exceptional circumstances have been demonstrated, the proposal is considered to be contrary to the terms of Policies STRAT DC 9, LP ENV 13(a) and LP ENV 14 which seek to ensure that developments do not have an adverse impact on the character of the built environment.

E. Climate change considerations

In assessing any application associated with the generation of renewable energy it is necessary to have regard to macro environmental consequences as a material consideration. Government and Development Plan policy supports renewable electricity generation in principle, in the interests of addressing climate change, provided that development does not impinge to an unacceptable degree upon its surroundings. As part of the decision making process, it is necessary to consider whether the advantages associated with the production of electricity from renewable sources, consequent CO 2 savings and the contribution which a development might make to the tackling of global warming. In this case, the turbine size at 6kW is limited, and therefore the contribution which the development will make to climate change will inevitably be small. Whilst therefore the generating capacity of the development is a material consideration, the weight which it should be accorded is not sufficient to set aside the policy presumption against the development in terms of local adverse environmental impact.

In this regard it is concluded that there are no other material considerations of sufficient weight, including the contribution which the development could make to renewable energy generation, which would warrant anything other than the application being determined in accordance with the provisions of the development plan.