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The Highland Council Ross & Cromarty East Local Plan

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The Highland Council Ross & Cromarty East Local Plan Ross & Cromarty East Local Plan Inquiry THE HIGHLAND COUNCIL ROSS & CROMARTY EAST LOCAL PLAN INQUIRY STATEMENT OF OBSERVATIONS by the DIRECTOR OF PLANNING and DEVELOPMENT FORTROSE & ROSEMARKIE ISSUE 30: the level and impact of further housing development in Fortrose and Rosemarkie ISSUE 31: Fortrose Housing sites ISSUE 32: other Fortrose allocations ISSUE 33: Rosemarkie – Expansion North of Courthill Road at Greenside Farm 1. Introduction 1.1 The Highland Council (THC) has undertaken to hold a Public Local Inquiry to consider objections lodged in respect of the Deposit Draft of the above Local Plan as follows: - ISSUE 30: various matters relative to the level of further housing development in Chapter 17: Fortrose and Chapter 18: Rosemarkie - housing requirements, infrastructure capacity, lack of community facilities and impact on historic areas and the landscape – Fortrose & Rosemarkie Community Council (CC) [CD30/164], S Blease & K Tudhope [CD30/148] & JV Cornwell [CD30/172] ISSUE 31: Chapter 17: Fortrose Housing sites: • 3, Platcock – JV Cornwell [CD30/172] • 6, Seafield Cottage - Fortrose & Rosemarkie CC [CD30/164] & JV Cornwell [CD30/172] • 7 & 8 Wards/Upper Wards - Fortrose & Rosemarkie CC [CD30/164] & JV Cornwell [CD30/172] • 9, Ness Way - JV Cornwell [CD30/172], Fortrose & Rosemarkie CC [CD30/164], Garry J Keith [CD30/49] and, in respect of proposed Modifications, R Stirrat on behalf of JAF Stuart [CD31/445] • 18: Ness-Fortrose Gap Expansion Area - JV Cornwell [CD30/172], Fortrose & Rosemarkie CC [CD30/164] & GH Johnston on behalf of Miss Marion Rattray [CD30/184] • non-allocation of site north of Ness Road - GH Johnston on behalf of Fraser Hutcheson [CD30/181] ISSUE 32: Chapter 17: Fortrose: • land for hotel at golf course (para. 12) - JV Cornwell [CD30/172] • land for cemetery expansion and other uses (para. 16) - Fortrose & Rosemarkie CC [CD30/164] ISSUE 33: Chapter 18: Rosemarkie – Expansion North of Courthill Road at Greenside Farm, including reference to Historic Garden and Designed Landscape and local amenity Director of Planning and Development 1 Issues 30, 31, 32 & 33 – June/July 2005 Ross & Cromarty East Local Plan Inquiry areas - JV Cornwell [CD30/172], Fortrose & Rosemarkie CC [CD30/164], S Blease & K Tudhope [CD30/148], Dr J & Mrs HC Pendlebury [CD30/155] and, in respect of proposed Modifications, Mr A MacIver [CD31/435] All parties wish to be heard at the Inquiry. 1.2 The following objections are to be dealt with on the basis of further written submissions: - • AB Bryant [CD30/29], in respect of Issue 30 • John DW & Patricia M Hossack [CD30/82], in respect of Issues 30 & 33. 1.3 The following are resting on their original submissions: - • David G Jones, Barbara Jones & Irene Cathie [CD30/156], in respect of Issues 30 & 31 • Cromarty Arts Trust [CD30/185], in respect of Issues 31 & 32 • Scottish Natural Heritage [CD30/197], in respect of Issues 32 & 33 • Robert G & Helen Blair [CD30/83], in respect of Issue 33. 1.4 Objections lodged by the following are assumed to be sustained either on the basis of the original submissions lodged in respect of the Deposit Draft Local Plan or are not withdrawn: - • DJ Pocock [CD30/113], in respect of Issue 30 • John A Hossack [CD30/106], in respect of Issues 30 & 33 • TG Lloyd [CD30/89], in respect of Issue 33. The objections and THC’s responses are contained in the 25 January 2005 Area Planning Committee report on Objections and Representations to the Deposit Draft Local Plan [CD27]. 1.5 In response to proposed Modifications, SEPA [CD30/170] conditionally withdrew their objection in respect of the proposed cemetery extension, as contained in para. 16 of Chapter 17: Fortrose. 1.6 THC will call the following: - • Alan Ogilvie, Principal Planner as the planning witness • Sam MacNaughton, Head of Transport and Infrastructure as the roads and transportation witness • Councillor Billy Barclay as a policy witness for site 9, Ness Way, Fortrose only. 1.7 THC wishes to submit the productions listed below. References to productions are shown in the text as follows, [CD1]. Quotes from productions are shown as follows, “extract”. [CD1] The Highland Structure Plan: Approved Plan: The Highland Council: March 2001 [CD2] Black Isle Local Plan: Adopted Plan: Highland Regional Council: September 1985 [CD5] Black Isle Local Plan: Alteration No.2: Housing: Highland Regional Council: September 1996 [CD6] Development Plan Policy Guidelines: The Highland Council: October 2003 [CD7] Black Isle Local Plan: Alteration No.2: Housing: Public Inquiry Report into Objections: Scottish Office Inquiry Reporters: March 1994 [CD8] Ross & Cromarty East Local Plan: Consultative Draft: The Highland Council: May 2002 Director of Planning and Development 2 Issues 30, 31, 32 & 33 – June/July 2005 Ross & Cromarty East Local Plan Inquiry [CD9] Ross & Cromarty East Local Plan: Deposit Draft: The Highland Council: October 2003 [CD10] Ross & Cromarty East Local Plan: Statement of Publicity, Consultation and representations: The Highland Council: October 2003 [CD11] Ross & Cromarty East Local Plan: Proposed Modifications to the Deposit Draft (Prior to Public Local Inquiry): The Highland Council: February 2005 [CD15] SPP3: Planning for Housing: Scottish Executive: February 2003 [CD18] NPPG17: Transport and Planning: Scottish Executive: May 2001 [CD19] NPPG18: Planning and the Historic Environment: Scottish Executive: May 2001 [CD20] PAN38: Housing Land: Scottish Executive: 2003 [CD21] PAN49: Local Planning: Scottish Executive: May 1996 [CD24] PAN74: Affordable Housing: Scottish Executive: March 2005 [CD25] Ross & Cromarty Area Planning Committee Item: Representations on the Consultative Draft Local Plan: The Highland Council: 15 September 2003 [CD27] Ross & Cromarty Area Planning Committee Item: Objections and Representations on the Deposit Draft Local Plan: The Highland Council: 25 January 2005 [CD30] Letters of objection and representation to the Deposit Draft Local Plan [CD31] Objections to the Proposed Changes to the Deposit Draft Local Plan [CD32] East Ross Settlement Landscape Capacity Study: A Technical Report prepared on behalf of the Highland Council and Scottish Natural Heritage by the Turnbull Jeffrey Partnership and Michael Wood: April 2001 (unpublished) [THC30-33/1] Extracts from PAN57: Transport and Planning: Scottish Executive: April 1999 [THC30-33/2] Planning Advice Note 67: Housing Quality: The Scottish Executive: February 2003 [THC30-33/3] Extract from Report of Inverness Local Plan Inquiry: The Scottish Executive Inquiry Reporters Unit: March 2005 [THC30-33/4] Developing a Transport Vision for Inverness 2004 – 2031: Atkins on behalf of Inverness & Nairn Enterprise, Highlands and Islands Enterprise and The Highland Council: Final Report: September 2004 [THC30-33/5] Letter to THC Ross & Cromarty Area Planning & Building Control Manager accompanying Planning Application for Proposed Wastewater Treatment Plant at Fortrose: Scottish Water Solutions: 1 April 2005 [THC30-33/6] Letter to THC Ross & Cromarty Area Planning & Building Control Manager with comments on Planning Application for Proposed Wastewater Treatment Plant at Fortrose, Ref 05/00288: SEPA: 21 April 2005 [THC30-33/7] Letter to THC Ross & Cromarty Area Planning & Building Control Manager with comments on Planning Application for Proposed Wastewater Treatment Plant at Fortrose, Ref 05/00288: SNH: 29 April 2005 [THC30-33/8] Location Plans for Current and Previous Application Sites for Proposed Wastewater Treatment Plants at Fortrose and Rosemarkie: The Highland Council: May 2005 [THC30-33/9] ‘Plan Your Community’ Workshop results: Fortrose & Rosemarkie Community Council and The Highland Council: December 2000 [THC30-33/10] Summary (1st draft) of the Fortrose & Rosemarkie Community Council & Highlands Small Communities Housing Trust Housing Survey: Spring 2005 [THC30-33/11] An Inventory of Gardens and Designed Landscapes: Scottish Natural Heritage and Historic Scotland: 2003 Director of Planning and Development 3 Issues 30, 31, 32 & 33 – June/July 2005 Ross & Cromarty East Local Plan Inquiry [THC30-33/12] Extracts from Memorandum of Guidance on listed buildings and conservation areas: Historic Scotland: 1998 [THC30-33/13] Policy Briefing and Information Note No.1: Mid Year Population Estimates Highland: The Highland Council: May 2005 2. Background National Planning Guidance/Advice 2.1 Scottish Planning Policy 3: Planning for Housing [CD15] sets out the Scottish Executive’s planning policies on housing. The following paragraphs are relevant: - 35 refers to the opportunities that the planning of new residential development offers for reducing travel demand in line with the Scottish Executive’s commitment to reduce the demand for travel and reliance on the private car through the effective integration of land use and transport. 36 advises that in planning for the expansion of existing settlements, “preference should be given to locations which can be well integrated with existing and proposed public transport, walking and cycling networks.” 45 advises that in the planning of extensions to settlements there is a need to respect the landscape setting of existing towns and villages, and for building types, designs and materials to respect local architectural styles. The impact of development on the wider landscape needs to be considered and to ensure that the scale of new development in smaller towns and villages is appropriate. 47 and 85 provide guidance on the establishment of new settlements. 60 requires development plans to “take an informed
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