ENVIRONMENT AND PROTECTIVE SERVICES COMMITTEE: 7 JUNE 2016

16/00089/PPD – ERECT HOUSE AND UTILITY STORE, INSTALL AIR SOURCE HEAT PUMP AND INSTALL WATER PIPE, THE COTTAGE, CLADDACH VALLAY, SOLLAS, ISLE OF Report by Director of Development

PURPOSE OF REPORT Since the application is considered by the Appointed Officer to be sensitive, the planning application is presented to the Committee for a decision. COMPETENCE 1.1 There are no legal, financial or other constraints to the recommendations being implemented.

SUMMARY 2.1 It is proposed to erect a detached house close to the ruin of a former cottage. The surrounding land is in active agricultural use, being used to graze sheep and Highland cattle. A similar proposal on the site of the ruined cottage was refused in 2012 because the site is outwith a settlement area, with no need identified for that location; and because of likely harm to archaeology (ref 12/00218/PPP). The siting now proposed is acceptable to the Comhairle Archaeologist. Policy 1 of the Outer Local Development Plan (OHLDP) provides for development outwith settlement areas where there is a “clearly justified and demonstrated need for the proposed development” and siting, design and landscape impact are acceptable. The latter criteria can be met. With regards to a justifiable need, the applicant has said that the house would be occupied during the winter months by an agricultural worker who would oversee a large Highland cattle herd on Vallay. A house on the site would offer especially good views across Vallay. The applicant has submitted a supporting statement from the Scottish Agricultural College (SAC) in this regard. The applicant has also indicated that the house will be rented out as a holiday let during summer months. 2.2 In assessing whether the need is sufficiently justified, the arguments have a degree of balance. It is fact that there is a large herd of Highland cattle on Vallay, and some on the land around the proposed house, which require regular monitoring and feeding. A house on the application site would be convenient for this. On the other hand, the applicant has access to land, with current planning permissions, within the settlement area of Claddach Vallay which could be suitable for a house that would be as convenient, if not more convenient for accessing Vallay. The settlement area, however, is generally lower lying than the application site and more distant (in terms of view) from Vallay. There would be a better view of larger areas of Vallay from a house on the application site. It is considered that the good views of Vallay from the application site, combined with the supporting comments by the SAC relating to large herd of Highland cattle requiring monitoring and attention, means that there is a justified need which could allow the proposal to pass the Policy 1 tests for development outwith settlement areas. 2.3 Other material planning considerations are that there was a house on land adjacent to the application site in the past, the ruin of which remains; vehicular access would utilise an existing access track; a camp site on land to the north and further away from the settlement of Claddach Vallay was approved in 2012 (ref 12/00330/PPD); the development could assist local employment; and Scottish Planning Policy (SPP) promotes rural development, and where appropriate (and in compliance with other planning policy) allows for the construction of single houses outwith settlements. It is considered these material considerations are not of such significance to approve the application outwith a settlement. 2.4 Overall, it is however considered that, the proposal can meet the criteria of Policy 1 for development outwith settlement areas and in particular that there is a sufficient justification for an approval based on the need for the development in that location.

RECOMMENDATION 3.1 It is recommended that the application be APPROVED subject to the conditions shown in Appendix 1 to this Report. Contact Officer: Alastair Banks Telephone: 01870 604990 Email: [email protected] Appendix: 1 Schedule of Proposed Conditions 2 Design Statement 3 Location and Site Plan; Elevations; and Route for Water Pipe 4 Letter from the SAC. Background Papers None REPORT DETAILS

DESCRIPTION OF THE PROPOSAL 4.1 It is proposed to erect a detached single-storey house and detached utility store on land adjacent to the ruins of a former house. The house would be 20m x 6m and contain two bedrooms. It would be 5.5m high to the ridge of a pitched roof in black fibre cement or Welsh slates. The walls would be white wet dash render and stone. A 6m x 4m utility store with stone walls and a slate roof would be erected on the west side of the house. The house would have an air source heat pump and water would be supplied via a pipe that would cross the shore from Claddach Vallay to the east. Access would utilise an existing track from the A865.

4.2 The proposal is within the class of Local development within the Planning Hierarchy. It does not require an Environmental Impact Assessment.

4.3 Because the site is in the South Lewis, Harris and North Uist National Scenic Area (NSA) there is a statutory requirement for the application to be accompanied by a design statement. The one submitted with this application is contained at Appendix 2 to this Report.

PREVIOUS PLANNING DECISIONS RELATING TO THE SITE 5.1 A similar proposal on the site of the ruined cottage was refused on 13 July, 2012 because the site is outwith a settlement area, with no need identified for that location; and because of likely harm to archaeology (ref 12/00218/PPP).

RESPONSES TO CONSULTATION COMHAIRLE ARCHAEOLOGIST 6.1 “Please be advised that following a meeting on site with the applicants last week, an area was identified where the proposed development would not impact on any archaeological features. It should be noted that three archaeological features were identified close to the site and it was understood that in all phases of construction of the potential development, these sites should be avoided entirely (including material dumps and heavy plant). The archaeological features identified comprise of sub oval raised areas with occasional stones visible within the distinct grass mounds; these features are located at grid references NF 76933 74261, NF 76959 74246, and NF 76079 74265. Also discussed were the routes and provisions for services. Electricity will presumably spur off the existing power line adjacent to the road. The water supply was suggested to come across the sand in the tidal zone from the recent developments along the shore to the south east. This solution should be possible, however it should be noted that the area to the east and south east of the proposed development has numerous recorded archaeological features on land and within the tidal zone. It will be important that a route avoiding any impact on archaeological features is identified prior to this aspect of the project commencing. This should be possible given that the pipeline is of a small scale and is flexible; the Archaeology Service can offer advice in this regard. The applicant is not required to submit an amended plan with a different siting for the house.”

TECHNICAL SERVICES ROADS 6.2 “Existing access bell-mouth to be surfaced and drained accordingly to ensure no surface water flows on to public highway. See attached "Guidelines for Access" drawing for conditions. Any damage caused to the public highway due to construction traffic involved in this development to be repaired to the satisfaction of the Comhairle's Technical Services Department. Public road to be kept clean at all times when materials, etc., are being transported to the development site.”

BUILDING STANDARDS 6.3 “Building should be accessible to the fire and rescue services and a suitable turning area for vehicles should be provided. Septic tank and soakaway are shown to be possibly within 5.0m of the site boundary. If so evidence of permission for this must be provided. Suitable access for septic tank servicing vehicles must be provided to within 25.0m of the septic tank and able to support an axle loading of 14 tonnes. Percolation test result must be provided as the area of soakaway will depend on this. A Building Warrant will be required.”

SCOTTISH WATER 6.4 There was no response from this consultee at the time of report preparation.

REPRESENTATIONS 7.1 None.

VIEWS OF THE APPLICANT 8.1 The applicant is aware that the site is outwith a settlement area (as defined by Policy 1 of the OHLDP) where the development of a house will only be allowed if there is a “clearly justified and demonstrated need”. The following statement has been submitted in this regard:

“The applicant’s crofting company i.e. Firm of Ardbhan Croft is by far the largest crofting enterprise in the Western Isles. He is responsible for over 3200 acres and his organic fold of 350 pedigree Highland Cattle is the largest in Europe. The land includes two islands of which Vallay island is regarded as one of the most fertile areas in the . Vallay is cropped extensively and fertilised by using over 2000 tonnes of seaweed as a natural fertiliser which is gathered in the winter months and spread during spring. In October the herd of cattle are moved from their summer grazing to Vallay until May the following year. The cattle require to be fed daily with silage and compound feed and this has to be done when the tide is low to enable access to the island. The site for the proposed cottage gives uninterrupted views across to the island from where the herd’s movements can be monitored. During the same winter months the applicant’s bulls and flock of sheep are moved to the area in Griminish (Claddach Vallay) surrounding the cottage site. It is the company’s intention to employ a young person (a 17year old local has been identified) who will be put through an agricultural apprenticeship scheme and one of his/ hers duties will be to care for the animals on Vallay and Griminish during the winter months. The employee will be required to stay in the cottage during the winter so as to have quick access to the animals when required and to save valuable travelling time during the short days. During the lambing / calving period it is envisaged that another person will be employed to assist with these duties and they can also stay in the two bedroom cottage so as to be available on a 24/7 basis. During the summer months the cottage will be rented out on a short term basis and a caretaker person will have to be employed to deal with the bookings and cleaning duties. We therefore believe that the employment opportunities (3) that the renovation of this cottage will bring and the economic benefits to the area from visiting tourists display a clearly justified and demonstrated need for the proposed development.”

8.2 To supplement this statement the applicant has provided the following from the Scottish Agricultural College (SAC) Consulting (with the full communication contained at Appendix 4 to this Report):

“Please find below an explanation of the necessity for providing housing nearby Vallay Island for agricultural purposes. The Firm of Ardbhan Croft, which belongs to the applicant, is one of the largest crofting enterprises in the Western Isles and includes the two large Islands of Vallay and . The main enterprise of the crofting business is the renowned fold of pedigree Highland cattle.

In terms of land use Kirkibost Island is used for grazing purposes whilst Vallay is cropped for the production of winter fodder as well as being the main wintering ground for the Highland cattle. During the winter months the cattle are moved to Vallay Island and are fed on a daily basis. This needs to be done when the tide is low to facilitate access. The business intends to employ a young stockperson who will be put through an agricultural apprenticeship. As part of this apprenticeship one of the main duties will be to care for the stock on Vallay and Griminish during the winter period. The stockperson will be required to stay in the cottage during this period to facilitate the monitoring of stock and to cut down on travelling time during the short days, when daylight time is at a premium for daily feeding and checking livestock. Reduced travelling time will mean that there is more time to monitor stock thereby reducing welfare issues. The site of the proposed cottage will provide an ideal vantage point for a stockperson to monitor livestock as it offers a panoramic view of the island. The proposed cottage is also adjacent to other land held by the business in Griminish and therefore having a stockperson nearby will help to facilitate the management and monitoring of stock.

One of the peak times of activity in the crofting calendar is lambing and calving time. It is envisaged that a further stockperson will be taken on to assist with duties during this period. This stockperson will also be provided with accommodation in the two bedroom cottage. Having stock workers close to livestock is essential at lambing and calving time to assist if there are issues with dystocia and for general stock welfare.

During the summer months the worker will return to live at home with his parents and the intention is to let the cottage out on a short term basis. To facilitate this it will be necessary to employ someone part time to take care of bookings and cleaning.

I hope this helps to reassure that the proposal is justified on an agricultural basis. Furthermore the cottage will help to provide employment opportunities as well as benefiting the local economy through increased tourism.

Should you require any further clarification of any of the points above please do not hesitate to contact me.”

THE DEVELOPMENT PLAN 9.1 Sections 25 and 37(2) of the Town and Country Planning () Act 1997 require that planning decisions be made in accordance with the Development Plan unless material considerations indicate otherwise. An assessment against the policies and provisions of the Development Plan is therefore made initially. This is then followed by an assessment of any other material considerations, prior to a conclusion and recommendation as to the determination.

Outer Hebrides Local Development Plan 9.2 Policy 1 – Development Strategy Development proposals in Outwith Settlement areas will be assessed against all of the following: a) a clearly justified and demonstrated need for the proposed development; b) the capacity of the surrounding landscape to accommodate the development; c) sensitive siting, scale and design to minimise impact on the open and rural character of the landscape, avoiding raised or high level locations to minimise visual impact; (supplementary information including siting, levels, height of proposed buildings and materials will be required at Planning Permission in Principle application stage as well as detailed planning stage); d) the design, materials and finish of the access and parking is appropriate to the rural setting and hard-landscaping is kept to a minimum; e) the overall layout and design respects and, where possible, retains any archaeological, heritage or landscape features of the site. 9.3 The site is over 1km from the nearest existing house to the east in Claddach Vallay. Planning permission has been granted for house plots in Claddach Vallay, the nearest of which would be 715m from the application site. This degree of separation, combined with a sense that there is a clear transition from settlement to undeveloped open land when passing westwards over a small causeway at the outflow from Loch nan Clachan to Vallay Strand, means that the site is considered to be outwith settlement. 9.4 The proposed house (single-storey, narrow plan, with stone and roughcast walls and a slate roof) would be compliant with the Comhairle Design Guide and, given that a ruined former house and outbuildings on adjacent land would be cleared and tidied, impact on landscape would be beneficial. The access already exists and parking areas around the house would be unobtrusive. The siting of the now proposed development is acceptable to the Comhairle Archaeologist. It is therefore concluded that the proposed house would comply with criteria b) to e). 9.5 With regards to meeting the requirements of criterion a) on need, it is the fact that there is a large herd of Highland cattle on Vallay, and at certain times of the year, some on the land around the proposed house, which require regular monitoring and feeding. A house on the application site would be convenient for this. From the information submitted with the application, there appears to be some advantage of providing close management of Highland bulls which tend to be kept on and around the application site in the winter. 9.6 On the other hand, the applicant has access to land within the settlement area of Claddach Vallay which could be suitable for a house that would be as convenient, if not more convenient, for accessing Vallay. The settlement area, however, is generally lower lying than the application site and more distant (in terms of view) from Vallay. There would be a better view of larger areas of Vallay from a house on the application site - albeit with limited views in the winter time. 9.7 The letter from the SAC (Appendix 2) provides support for the proposal on the grounds of need. 9.8 This case presents as range of issues to consider in terms of a justified need. Nevertheless, it is considered that the agricultural need is presented with a justification and this is verified by the views of the SAC to an extent that can allow the proposal to pass the Policy 1 tests for development outwith settlement areas. The intention to let the cottage out on a short term basis and the employment of someone part-time to take care of bookings and cleaning is also put forward in support of a justified and demonstrated need for the proposed development. It is however difficult to accept such a socio-economic argument in relation to the need for the development outwith the settlement. As such the key policy test is met on an agricultural basis only. 9.9 Policy 2 – Assessment of Development Underpinning each of the policies in the Plan is a requirement to demonstrate that development proposals: a) will not significantly adversely affect biodiversity and ecological interests and, where possible, result in an enhancement of these interests (The online Biodiversity Planning Toolkit should be consulted for general advice and good practice on habitats and species, and the NBN Gateway for site specific biodiversity data); b) will not result in pollution or discharges outwith prescribed limits to the air, land, freshwater or sea; c) have been designed to take account of the requirements of safeguarding zones notified by the Health and Safety Executive, Civil Aviation Authority, National Air Traffic Services, Ministry of Defence, Marine Consultation Areas, relevant Harbour Authorities and Marine Protected Areas. All development will be assessed for its impacts individually, incrementally and cumulatively to ensure no significant detrimental effects arise. The Comhairle may negotiate with developers a fair and reasonable contribution towards infrastructure and/or services required as a consequence of the proposed development. The contributions will be proportionate to the scale and nature of the development (including cumulative) and will be addressed through planning conditions or through a legal agreement if appropriate. 9.10 The proposed development would not harm local biodiversity or the ecology of the site (including the route of the proposed water main connection) which is not covered by any nature conservation designation. All infrastructure would be installed privately at the applicant’s own cost. 9.11 Policy 4 - Siting and Design Development proposals must demonstrate a satisfactory quality of siting, scale and design that respects and reflects the characteristics of the surroundings. Development proposals for buildings will be permitted where they satisfy all of the following: a) siting relates to the settlement pattern, landform, surrounding buildings and open spaces, and accords with Policy 1 Development Strategy and Policy 5 Landscape; b) design, scale, form and mass integrate with the streetscape, townscape and/or landform, avoiding dominating the sky line, and relate to design elements that make a positive contribution to the character of the surrounding area; the mass of larger buildings should be managed by breaking up the design elements; c) materials, colour, proportions and detailing complement the streetscape, townscape and/or landscape; d) car parking arrangements accord with the Standards for Car Parking and Roads Layout Supplementary Guidance which forms part of the Development Plan; e) plot layout accommodates: i. the development footprint placed and orientated to respect the characteristics of the local area; ii. service requirements, safe road access, parking provision integrated to minimise adverse impacts on the environment and public road; iii. adequate amenity space consistent with the type and character of the development; iv. landscaping, and boundary treatments in positions, form and scale that integrate the development into its setting. Developments which result in an over-development of a plot of site by virtue of density, scale or height will be resisted; f) levels, excavation and under-building – buildings on sloping sites should be set at level which will compensate excavation depth with unacceptable levels of visible under-build. Surplus materials from excavations should be landscaped to reflect the natural landform. Pre and post development levels and landscaping measures should be detailed on submitted plans; g) the amenity of neighbouring properties is considered in the siting and design of new development to ensure reasonable levels of amenity are retained in respect of noise, disturbance or lighting, overlooking and overshadowing. Development will not be supported where it will result in a significant impact on the amenity of neighbouring properties.

9.12 The design, scale, siting and general impact of the proposed development on the surrounding area and landscape would be acceptable. Car parking would be acceptable. The site is relatively flat which means that any underbuilding should be minimal. A condition controlling this is nevertheless proposed. The nearest existing house is 1015m to the east and the nearest approved (but not yet developed) house plot at Claddach Vallay is 715m to the east. Accordingly, there would be no impact on the amenity of neighbours, including from the proposed air source heat pump. Access is proposed via a previously consented Agricultural track. This is outwith the application site. The condition on that previous consent which would address the current advice of roads requires to be addressed through the enforcement of the condition on the planning permission for the agricultural access track. This will be progressed outwith the determination of this application. However, as the access lies within the control of the current applicant a condition to secure an appropriate access is proposed. 9.13 Policies 5 – Landscape and 28 – Natural Heritage Development proposals should relate to the specific landscape and visual characteristics of the local area, ensuring that the overall integrity of landscape character is maintained. The Western Isles Landscape Character Assessment (WI-LCA) will be taken into account in determining applications and developers should refer to Appendix 1 of this plan for a summary of this guidance. Development that affects a National Scenic Area (NSA)…will only be permitted where: it will not adversely affect the integrity of the area or the qualities for which it has been designated, or any such adverse effects are clearly outweighed by social, environmental or economic benefits of national importance. 9.14 The site is in the South Lewis, Harris and North Uist NSA. It is on a small plateau of land higher than the A865 to the west and south and Vallay Strand to the east. It is relatively prominent, but not unduly so as it is only 8mAOD. The traditional design and modest scale of the proposed house and utility store, combined with removal and tidying of the ruins of the former house, means that the development would have a beneficial effect on the surrounding landscape. It would not harm the special qualities for which the NSA is designated. 9.15 LDP06 - Policy 6 - Water and Wastewater New developments will be required to adopt the principles of Sustainable Drainage Systems (SuDS) with the exception of those discharging directly to coastal waters and single house developments (where surface water can be treated by other means). Private waste water systems should discharge to land. Where this is not possible, the developer must submit evidence that discharge to the water environment is acceptable to SEPA. Discharge from waste water systems direct to waters designated under EC Shellfish Directives will not be permitted. Water: - New developments in areas with public water supplies will be required to connect to the public water supply. In situations where there is no, or an inadequate, public water supply the details including the sufficiency and wholesomeness of the private water supply will require to be demonstrated.

9.16 The house would drain to a septic tank and surface water to soakaways. Appropriate installation would ultimately be secured through determination of a building warrant. Water would be sourced from the public main at Claddach Vallay via a pipe that would be laid across Vallay Strand.

ASSESSMENT AGAINST THE DEVELOPMENT PLAN 9.19 Having reviewed the provisions of the Development Plan as detailed above, the proposal is considered to accord with the adopted Local Development Plan.

MATERIAL PLANNING CONSIDERATIONS 10.1 Having carried out an assessment against the Development Plan, the Planning Authority requires to identify and consider relevant material planning considerations and assess whether these considerations warrant a departure from the Development Plan should it be considered that the proposal does not comply with it. The weight to be attached to any relevant material consideration is for the judgment of the decision maker.

10.2 The following are material planning considerations considered relevant to this planning application:

PLANNING HISTORY 10.3 A similar proposal on the site of the ruined cottage was refused in 2012 because the site is outwith a settlement area, with no need identified for that location; and because of likely harm to archaeology (ref 12/00218/PPP). This application was in principle and had no details of the proposed house; there was no case made for its need to justify development outwith settlement; and the site was the same as that of the ruined house, which the Comhairle Archaeologist considered to potentially have significant archaeological interest. This detailed application avoids concerns over archaeological impact and includes a justification of need for the development to be sited outwith settlement. It is considered therefore that the material consideration of a previous refusal on an adjacent site has insufficient weight to influence the decision on this current proposal. 10.4 In November 2012, following a recommendation by the Director of Development to refuse, planning permission was granted on land to the north of the application site (and further away from the settlement of Claddach Vallay) to “Create campsite including 10no. tent pitches, 12no. 2 person sleeping pods, communal kitchen and toilet facilities, office, erection of 3 wind turbines (mast height 6.4m, blade diameter 910mm, max blade tip height 7m) and 2 self- catering units.” (ref 12/00330/PPD). In 2013 a Notice of Intention to Develop was received and works to create an access subsequently commenced. The developer may not carry on this development which, in any event, cannot be carried on without further compliance with conditions. Nevertheless, there is a degree of weight, albeit small, in respect of the current application from the recent grant of planning permission for a substantial development further outwith settlement. SCOTTISH PLANNING POLICY (SPP) 10.5 Paragraph 83 of the SPP states, “In remote rural areas, where new development can often help to sustain fragile communities, plans and decision-making should generally: • encourage sustainable development that will provide employment; • support and sustain fragile and dispersed communities through provision for appropriate development, especially housing and community-owned energy; • include provision for small-scale housing and other development which supports sustainable economic growth in a range of locations, taking account of environmental protection policies and addressing issues of location, access, siting, design and environmental impact; • where appropriate, allow the construction of single houses outwith settlements provided they are well sited and designed to fit with local landscape character, taking account of landscape protection and other plan policies; • not impose occupancy restrictions on housing.” This provides weight in support of the application but does point to a requirement to take account of other Local Development Plan Polices – Policy 1 is the critical policy in this regard. The penultimate bullet point is also pertinent. With regards to the final bullet point, this consolidates advice issued to planning authorities by the former Chief Planner not to impose occupancy restrictions where the need for a house in the countryside has been proved.

OTHER MATERIAL PLANNING CONSIDERATIONS 10.7 Other material considerations are that there was a house on this land in the past, the ruin of which remains; vehicular access would utilise an existing access track; and the development would assist provision of local employment through the provision of accommodation for an agricultural worker in the winter months and through the servicing of holiday let accommodation in the summer months. In themselves, it is considered that these material considerations are not of such significance to support approval of the application outwith a settlement.

CONCLUSION 11.1 The key judgment to make is whether the proposed development would comply with the requirements of Policy 1 of the Outer Hebrides Local Development Plan (OHLDP) which provides for development outwith settlement areas where there is a “clearly justified and demonstrated need for the proposed development” and siting, design and landscape impact are acceptable. The latter criteria can be met. The question is whether sufficient justification has been submitted to establish need. 11.2 Although it may be argued that supervision of the Vallay Highland cattle herd could be secured adequately enough by someone living in a house in a nearby settlement, or through development of a new house on one of the plots at Vallay for which the developer already holds planning permission, the applicant has claimed that during the winter months there would be advantages from having a supervising agricultural worker live on the application site from where there are good views of a large area of Vallay. This is supplemented by the practice of having bulls on land around the application site at certain times of the year as well as other stock. The herd is also uniquely large in the context of the Outer Hebrides which increases the weight of argument for needing to house a supervising agricultural worker nearby. These arguments presented by the applicant are supported by the letter from the SAC (Appendix 4).

11.3 It is considered that the applicant has provided a sufficient justification for it to be concluded that the proposal meets the “need” test in Policy 1. The proposal would also meet the other criteria in Policy 1 and would comply with all the other relevant OHDLP policies. It is therefore concluded that the proposal is in accordance with the OHLDP.

RECOMMENDATION AND REASONS 12.1 It is concluded, on balance, that the proposal is in line with the OHLDP; crucially Policy 1. There are no material planning considerations that suggest that the proposal should be refused. The proposal is therefore recommended for approval subject to the planning conditions in Appendix 1 to this Report. APPENDIX 1

SCHEDULE OF PROPOSED CONDITIONS

Condition 1 Prior to its installation, the route to be taken by the water pipe from the shore to the house shall be marked out and agreed by the Comhairle as planning authority. The pipe shall then be installed on the agreed route only.

Reason To ensure that the installation of the pipe does not harm areas of archaeological interest.

Condition 2 The dwelling house to which this planning permission relates shall not be occupied until the Water Main consented by this permission has been installed in accordance with the approved details and a sufficient and wholesome water supply is available to service the development.

Reason In order to comply with the Outer Hebrides Local Development Plan Policy 6 - and to ensure satisfactory provision of a water supply to service the development in the interests of public health.

Condition 3 The dwelling house to which this planning permission relates shall not be used until the details shown on the access diagram, ref 16/00089 accompanying this planning permission have been implemented including surfacing and draining the bell-mouth junction with the A865 to ensure no surface water flows on to public highway. These shall then be retained throughout the life of the development to the satisfaction of the Comhairle as planning authority.

Reason In order to secure the satisfactory development of the site in the interests of road safety.

Condition 4 Throughout the life of the development to which this planning permission relates there shall be no exposed underbuilding more than 600mm deep, unless otherwise agreed in writing by the Comhairle as planning authority.

Reason To minimise the impact of the development in the interests of visual amenity of the area. APPENDIX 2 DESIGN STATEMENT

Context Claddach Vallay is a small sparsely populated township in the north west of North Uist. The site of the proposed dwelling house is adjacent to an existing ruin which was inhabited by the MacDonald family until the 1960’s. The proposed plans have been done in sympathetic fashion to the surrounding environment by utilising the existing stone from the ruin and the completed cottage will enhance the special qualities of the North Uist National Scenic Area. All the surrounding area and Vallay Island are currently farmed by the applicant and the intention is to use the cottage in the winter for an employee to oversee the cattle and undertake feeding duties. The position of the building is ideal to overlook the grazing areas and, with views second to none in the Western Isles, this will make an excellent self-catering establishment during the summer months. The building works and the employment opportunities created will bring much needed economic benefits to the area. Site description The house site is 3000m2 in size and is located on top of a small hillock. The ground is a mixture of gravel and rock which will provide an excellent building platform. The area at present is classified as “improved grazing” and is used by the applicant for this purpose. The wet ground to the north of the site drains naturally to the shoreline. Surrounding buildings There are no houses surrounding the site, although planning consent has been granted for a housing development which starts approximately 400metres away to the east. Two of these sites have now been sold and building works have begun on the first dwelling house. There are further ruins to the east of the proposed site which provide shelter to the cattle and planning consent has been granted for a campsite approximately 1000 metres to the west (reference no: 12/00330). Attached to that application was an archaeological report commissioned by the applicant. Development of the site Access to the site will be from an existing entrance and agricultural track. An area suitable for access by the emergency services and a parking area will be formed on the southern side of the dwelling. The design of the house has been based on similar traditional houses which have been restored within the locality and in accordance with the design guide for local properties as issued by Comhairle Nan Eilean Siar. The exterior walls will be white wet dashed render with some exposed natural stone and the pitched roof will be fibre cement grey slate. Windows and exterior doors will be hardwood. Services Scottish Southern energy have confirmed that the electricity connection can be sourced a short distance from the site and the power line will be laid underground with no visible poles. A new mains water supply has been approved for houses approximately 400 metres away and a spur will be taken from this new supply. Drainage will be to a septic tank and soakaway within the site. Policy and Guidance The site of the proposed development lies to the edge of the settlement of Claddach Vallay and respects the existing formation of the settlement. One of the issues being studied in conjunction with the new Local Development Plan is “Outwith Settlement for single houses on croft land and the sympathetic renovation of abandoned buildings” and this project fits these criteria exactly.” APPENDIX 3 Elevations, Location & Site Plan

Route of private watersupply pipe (identified in red) APPENDIX 4

LETTER FROM SAC CONSULTING