DEVELOPMENT SERVICES Local Member - Cllr. Robin Currie PLANNING APPLICATION REPORT Date of Validity - 20th May 2005 MID ARGYLL, KINTYRE AND ISLAY Committee Date - 7th September 2005 Reference Number: 05/00889/DET Applicants Name: Lucy M. A. Dawson Application Type: Detailed Planning Permission Application Description: Erection of a Log Cabin Location: Land at Easter Ellister Estate, Port Charlotte, Isle of Islay (A ) THE APPLICATION (i) Development Requiring Express Planning Permission: • Site for erection of a ‘log-cabin’ dwellinghouse to provide holiday letting accommodation; • Installation of private foul drainage arrangements; • Formation of access track and new access point onto classified road. (ii) Other Specified Operations: • Connection to public water supply. (B) RECOMMENDATION Recommend that planning permission be refused for the reasons set out on the following page. (C) DETERMINING ISSUES AND MATERIAL CONSIDERATIONS This application is for the erection of a large Scandinavian style ‘Finlodge’ log cabin dwelling situated near to a prominent ridge line on high ground some 260 metres to the north of the A847. The site is located to the north east of the existing farm cluster at Easter Ellister, and situated approximately midway between Port Charlotte and Portnahaven. This is an area of undeveloped high ground characterised as ‘rocky moorland’ and situated at the edge of an existing coniferous forestry plantation. A new private access would be required to serve the site which has no means of access at present. The proposed development takes the form of a 4 bedroom dwelling constructed in wood with a steeply pitched roof containing living accommodation, giving access onto a wide balcony area designed to provide commanding views out to the south over the coast. The applicant has stated that this dwelling is required for a proposed holiday letting enterprise and that her long-term aim would be to provide a further one or two such log cabin dwellings in the same general location. A statement submitted by the applicant in support of her proposal is included this report. It is considered that both the siting and design of the proposed development are contrary to the Council’s local plan Settlement Strategy, in that they are unrelated to the existing settlement pattern and would result in isolated development in an elevated location involving a strident and alien design, which is both uncharacteristic of the traditional local vernacular, and which would fail to make any positive contribution towards the enhancement of local character or to its landscape setting. The proposed development is considered contrary to Structure Plan Policies STRAT SI 1, and STRAT DC 8; to adopted Local Plan Policy POL BE (11A); to the advice contained within Planning Advice Note 72 ‘Housing in the Countryside’, and the Council’s published design advice. F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000243\M00001882\AI00019894\PLANNINGAPPLICATION0500889DAWSONISLAY0.DOC Angus J Gilmour Head of Planning 16th August 2005 Author: Tim Williams – 01546 604084 Contact Officer: Richard Kerr – 01546 604080 F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000243\M00001882\AI00019894\PLANNINGAPPLICATION0500889DAWSONISLAY0.DOC REASONS FOR REFUSAL RELATIVE TO APPLICATION 05/00889/DET 1. The siting of the proposed development is unrelated to that of the existing settlement pattern which is characterised by isolated farm clusters and occasional single dwellings located in close proximity to the public road. The site proposed would result in an isolated dwelling far above the public road where it would, by virtue of its elevation and uncharacteristic siting, detract from landscape setting of its surroundings. It would also necessitate the construction of a lengthy access track, which is shown to take the form of straight line between the public road and the site, cutting across contours and failing to respect the topography of the ground, which would constitute an unnecessary and discordant feature in the landscape. The development would therefore be contrary to the provisions of Policies STRAT SI 1, and STRAT DC 8 the ‘Argyll and Bute Structure Plan’ 2002, and to the advice on the siting of houses in the countryside contained within Planning Advice Note 72, ‘Housing in the Countryside’. 2. The appearance of the proposed dwelling, based around an A-frame Scandanavian style log cabin, would by virtue of its design, materials and character, represent a strident and alien feature uncharacteristic of its landscape setting, and contrary to the traditional and distinctive architectural identity of the area, which comprises predominantly stone built or harled dwellings exhibiting vernacular design influences. The development would therefore neither conserve nor respect the character of existing settlement or the landscape character of its surroundings, and would be contrary to Policy POL BE (11A) of the ‘Islay, Jura and Colonsay Local Plan’ (1st Review 1988); and to the advice on the design of houses in rural areas contained within Planning Advice Note 72, ‘Housing in the Countryside’, and the Council’s published design advice ‘New Houses in the Countryside’. F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000243\M00001882\AI00019894\PLANNINGAPPLICATION0500889DAWSONISLAY0.DOC APPENDIX RELATIVE TO APPLICATION 05/00889/DET A. POLICY OVERVIEW Argyll and Bute Structure Plan 2002 STRAT SI 1 – Sustainable Development Argyll and Bute Council shall adhere to the following principles in considering development proposals, and in its policies, proposals and land allocations in Local Plans. It will seek to: … h) conserve the natural and built environment and avoid significant adverse impact on biodiversity, natural and built heritage resources; i) respect the landscape character of an area and the setting and character of settlements; … STRAT DC 8 – Landscape and Development Control A) Development which, by reason of location, siting, scale, 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. Outwith the National Park particularly important and vulnerable landscapes in Argyll and Bute are those associated with: 1. National Scenic Areas 2. Historic landscapes and their settings with close links with archaeology and built heritage and/or historic gardens and designed landscapes. 3. Landward and coastal areas with semi-wilderness or isolated or panoramic quality. B) Protection, conservation and enhancement to landscape will also be encouraged in association with development and land use proposals. Islay, Jura and Colonsay Local Plan (1st Review & Alteration) 1988 POL BE (11A) The District Council will seek to achieve a high standard of layout and design where new developments are proposed. Proposals for new development should have regard to the District Council’s published design guidelines. Planning Advice Note 72 – ‘Housing in the Countryside’ Page 11 – Location Within the Landscape “Most new developments should try to fit into or nestle within the landscape. Skyline development should normally be avoided, as should heavily engineered platforms. This is to ensure that the building does not interrupt and conflict with the flow of the landform or appear out of scale. Even where sites are less visible they will still require a significant level of skill to assimilate buildings into the landscape.” Page 15 – Design “…The overall aim should be to ensure that new housing is carefully located, worthy of its setting, and is the result of an imaginative, responsive and sensitive design process.” Page 17 – Materials F:\MODERNGOV\DATA\PUBLISHED\INTRANET\C00000243\M00001882\AI00019894\PLANNINGAPPLICATION0500889DAWSONISLAY0.DOC “The use of inappropriate or too many materials can have a negative impact. The greater the use of local materials, the more the house may reflect aspects of the local character. This will also help to contribute to sustainability.” Page 22 – Concluding Remarks “Every settlement should have its own distinctive identity. This is determined in part by the local characteristics of the area’s architectural style of individual buildings and the relationship of these buildings to each another.” Argyll and Bute Design Guide A ‘New Houses in the Countryside’ (1985) B. OTHER MATERIAL CONSIDERATIONS (i) Site History There is no planning history relating to the current application site. (ii) Consultations West of Scotland Archaeology Service (10.06.05) – No objections. SEPA (20.06.05) – No objections in principle. Scottish Natural Heritage (15.08.05) – Although a suitable screening strategy and forestry management plan could lessen the impact of the proposal substantially, the proposed location of such a Scandinavian style building would not enhance the traditional settlement pattern of this area and would detract from the more traditional style of housing which is being encouraged through the ‘Landscape Character Assessment’ and the ‘Argyll and Bute Design Guide’ (under preparation). Area Roads Manager (04.07.05) – No objection subject to conditions requiring access improvements and parking provision. Scottish Water – No reply received to date. (iii) Publicity There have been no representations received. C. ASSESSMENT The proposal is a detailed application for the erection of a large Scandinavian-style, four bedroom ‘log-cabin’ dwelling situated on an isolated and elevated site, within a clearing at the edge of a large coniferous forest plantation