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Erection of 2 Dwellinghouses on Land 50 Metres South of 1 Markethill, Kettins

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Erection of 2 Dwellinghouses on Land 50 Metres South of 1 Markethill, Kettins 4(i) TCP/11/16(517) TCP/11/16(517) – 17/01429/FLL – Erection of 2 dwellinghouses on land 50 metres south of 1 Markethill, Kettins INDEX (a) Papers submitted by the Applicant (Pages 13-44) (b) Decision Notice (Pages 21-22) Report of Handling (Pages 23-32) Reference Documents (Pages 35, 37-40 and 44) (c) Representations (Pages 49-62) 11 12 4(i)(a) TCP/11/16(517) TCP/11/16(517) – 17/01429/FLL – Erection of 2 dwellinghouses on land 50 metres south of 1 Markethill, Kettins PAPERS SUBMITTED BY THE APPLICANT 13 14 15 16 17 18 Ref : 4211 Supporting Statement Erection of 2No Dwellinghouses, Land 50m South of Markethill, Kettins, Perthshire. Planning Ref : 17/01429/FLL. The above application was refused for a number of different reasons. These were : a. The report agreed that Markethill was considered a grouping of buildings, but disagreed that the proposed site consisted of a definable site, as there were no well established landscape features or topography to provide a suitable setting. It was also considered was ribbon development. We feel that there is an inconsistency of interpretation of planning policy by different Case Officers as there are a number of other applications which we have had approved which we considered similar. Examples of these are attached. As can be seen from these, it is relatively common to use a post and wire fence as a boundary. Conditions have been applied to these approvals, to state that a suitable landscaping framework should be established with hedges and planting, which was suggested in this case. b. It was also considered that this site created a ribbon development. Again, we have shown an example of where a similar site was granted approval for four houses, along the side of an existing road. Again, there was no definable boundary at the edge of this approved site, other than a post and wire fence. c. When the Case Officer prepared his report, he stated that “there was no previous site history”. This is not the case, as an application for two houses, was previously granted (approval attached). 19 20 21 22 23 24 25 26 27 28 29 30 31 32 Ref : 4211 Proposed Housing Site, Markethill, Kettins, Perthshire Supporting Statement Markethill is a small hamlet consisting of a number of old cottages, new dwellings and rural buildings located to the south west side of the main Dundee road, around half a mile south of Coupar Angus. The site itself is currently a small paddock at the southern end of Markethill. We have examined the proposal against the recommendation contained in the Housing in the Countryside Policy and would make the following comments : a. Site Location. The site sits at the end of a group of buildings forming Markethill. It is contained on the eastern side by the main Coupar Angus to Dundee road, on the northern side by a group of existing houses and outhouses and on the west by storage sheds, currently used for storing hay bales. Other sheds to the north in the applicants ownership contain agricultural machinery and on the southern boundary it is separated from an adjacent field by post and wire fence. The site is similar in nature to a recent application approved at Woodside Farm (Ref: 17/00007/FLL). In the pre-application guidance we were given on that occasion, we were advised that additional planting would be required to ensure the site had a proper landscape setting. In this application, we have shown hedging along the southmost boundary, along with additional trees. b. Landscaping. In order to give the site a proper landscape setting, native Scottish species trees have been specified, the existing Rowan retained and beech hedging has been indicated on the drawings. In particular, the trees specified have been with a view to providing feeding for local bird life. c. Access. The access to the two site is taken from the main road with good visibility in both directions. Markethill is located within a 40 mile per hour speed limit. d. Contamination. The applicant has owned this property for a number of years. In that time, he has informed us that the site has only ever been used for grazing. The chance of contamination existing on site is therefore, considered as negligible. e. Adjacent Buildings. As stated, these are used for general farm storage. The applicant leases other ground in the area with particular emphasis on rearing sheep. As can seen from the site layout plan, this is relatively small operation with only 1.6 hectares of ground in his ownership. f. Drainage. It is intended to install a bio-disc treatment plant and take the outfall from this to a closed soakaway within the site. There will therefore, be no discharge to a water course. g. Style of house. As can be seen from the drawings, the houses proposed are rural in appearance. The finishes of a slate roof and roughcast, is intended to enable these to blend with the adjacent properties. Planning Policy: 1. Building groups - The existing building group is in excess of the three or more buildings of a size at least equivalent to a traditional cottage. The proposal does not detract from the residential and visual amenity of the group and in fact, would screen the remaining buildings from the road. The site is not considered as ribbon development, as the field pattern forms a logical “stop end” to the existing hamlet. 2. The Plots proposed are comparable in size to the neighbouring residential properties and have a similar size of road frontage. 3. 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