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 2013 relative to applications for Planning Permission or Planning Permission in Principle ____________________________________________________________________________ Reference No: 18/00375/PP Planning Hierarchy: Major Application Applicant: Link Group Ltd Proposal: Residential development comprising 300 dwellings, ground re-modelling, new roads, infrastructure, open space, landscaping, community woodland and area for community facilities Site Address: Land West Of Dunstaffnage Mains Farm Dunbeg ____________________________________________________________________________ DECISION ROUTE Local Government Scotland Act 1973 ____________________________________________________________________________ (A) THE APPLICATION (i) Development Requiring Express Planning Permission . Erection of 300 dwellings comprising: 89 -1 bed flats 141 - 2 bed houses and flats (mostly 2 bed houses) 67 - 3 bed houses and flats 13 - 4 bed houses . Associated internal roads infrastructure to include spine road and parking; . Provision of SuDS compliant drainage infrastructure. Provision of play areas and open space . Provision of Multi Use Games Area for teenagers (MUGA) . Upgrading of local footpath network including active natural play facilities and seating (ii) Other specified operations Provision of Community Woodland Connection to public water supply; Connection to public sewerage supply. It should be noted that the initial application description included a biomass heating energy centre. Further investigation by the applicant has resulted in this element being removed, and air sourced heat pumps now being proposed to provide sustainable heating. A supplementary submission to Section 10 of the design and access statement has been provided by the applicants to clarify why this change has been made. As the building was clearly incidental to and associated with the main element of the development for 300 dwellings, its removal and replacement by alternative sustainable heating system (air sourced heat pumps) is not considered to be a material change to the nature or character of proposed development which would require a new application. ____________________________________________________________________________ (B) RECOMMENDATION: It is recommended that Planning Permission be granted as a minor departure from LDP 9 SG, LDP DM 1 and SG LDP REC/COM 2 and subject to the conditions detailed in this report. ____________________________________________________________________________ (C) HISTORY: 15/01248/PAN Description: Proposed Masterplan incorporating mixed use development of residential, commercial, leisure and associated facilities and infrastructure. Status: closed, Decision Date: 30th June 2015 16/03368/MPLAN Description: Masterplan in relation to Argyll and Bute Local Development Plan 2015 - Strategic Masterplan Area MAST 1/12 mixed use development including; residential, recreation, commercial, community facilities, business and industry and 3 no. strategic development roads. Approved 27th April 2017 17/02424/SCREEN Description: Screening opinion for proposed housing development. Schedule 2 part 10(b) development under EIA Regs 2017. No EIA required. Opinion issued 20th December 2017 17/02626/PREAPP – Decision CLOSED: Advice provided and pre-application report sent: 18.6.18 17/02440/PAN: Proposal of Application Notice for proposed housing development Reported to PPSL for views: 18th October 2017 The site as a whole has a substantial planning history, however the approval of the Masterplan for the large scale housing proposed under 16/03368/MPLAN is considered to be an important material consideration. Compliance with the Masterplan objectives is material to the determination of this application. Commentary on this matters is included in the Officer Report in respect of landscape integration, provision of community woodland, biodiversity improvements, layout and design integration (LVIA), roads design/placemaking, footpath upgrades and open/play space provision. The current application brings forward Phase 1 of the approved Masterplan to detailed application stage. ____________________________________________________________________________ (D) CONSULTATIONS: Area Roads Manager (Dated 17.4.18, 11.7.19 and 30.7.18) - No Objection to proposals subject to conditions. Submitted roads layout and parking drawings are in accordance with requirements of the Area Roads Engineer. Transport Scotland – (Dated 9.4.18 and 3.7.18) - No Objection Holding response initially sent as TA had not been submitted. SEPA (Dated 8.5.18 and 23.7.18) Initial objection requiring more information. Objection withdrawn following submission of additional information on drainage design and capacity. Council Flooding advisor (Dated 20.4.18 and 5.6.18) - No Objection subject to the imposition of appropriate conditions. Scottish Water (Dated 30.3.18) - No Objection – Confirm sufficient foul water capacity at Connel Treatment works. Require further applications under separate legislation related to connections and adoption of SUDS ponds. Scottish Natural Heritage - No Response Historic Environment Scotland – (Dated 10.4.18) - No Objection West of Scotland Archaeology Service (Dated 11.4.18) - No Objection but request appropriate condition to protect potential archaeological interests on the site. Council Development Policy Officer - (Dated 29.6.18) – No Objection. Notes minor variation in redline boundary beyond housing allocation site. No policy issues arise. Council Biodiversity Officer - (Dated 23.4.18, 11.7.18 and 1.8.18 - No Objection subject to conditions requiring further submissions for approval in respect of Landscaping details and working methods to protect Otters. Supportive of approach taken to SuDS and Landscaping of site to improve biodiversity. Updated Protective Species Survey on 24.7.18 has not identified any protected species interests within the application site. Council Access/Core Paths Officer (Dated 13.6.18) - No Objection subject to improvements to footpaths in surrounding area as set out in detail in consultation response. Applicants have agreed to these works. Scottish Rights of Way – No Response Council Education Officer (Dated 18.4.18 and 25.4.18 ) - No Objection .Confirms budget is available to ensure appropriate school place provision will be made to accommodate primary school pupil requirements arising from development. Council Environmental Health Officer - (Dated 12.6.18 and 25.7.18) No Objection subject to conditions on hours of operation, mobile crusher use and submission of an Environmental Management Plan to address potential noise, waste movement and potential residential amenity impacts associated with site preparation and construction works. Dunbeg Community Council - No response Connel Community Council - (Dated 23.04.2018) – No agreed view could be reached by the Community Council and therefore no formal view submitted. Oban Community Council - No response. Highland and Islands Enterprise (HIE) – (Dated 18.5.18) - Support the proposals and welcomes the design approach being taken. Architecture and Design Scotland - (Dated 16.5.18) - Supportive of the overall design and layout proposed. Consider proposals meet Masterplan design aspirations. Design approach has potential to deliver exemplar placemaking. Oban Airport - No response ____________________________________________________________________________ (E) PUBLICITY: Newspaper Notice (Regulation 20 – Major Application) - expired 03.05.18 ____________________________________________________________________________ (F) REPRESENTATIONS: Two letters of objection and one letter of support have been received. A summary of these submissions is set out below: Objection has been raised by the following parties: Name Address Dated Miss Alice Coon 23 MacVicar Court, Dunbeg 17.4.18 Dr Ian Reid 2 Firgrove, Ardconnel Road,Oban 15.4.18 (i) Summary of issues raised (objections) Roads, Parking and Access Matters Infrastructure need to be provided from the start of development not added later Traffic Flows onto the A85 require Traffic control system or roundabout Supermarket facilities build now would reduce traffic to shops in southern Oban Proposal will result in overcrowding and it is doubtful that the existing single road can cope with another 300 households. Existing Cycle route from Dunbeg to Ganavan should not be compromised in any way Parking space in the proposal is very limited or unavailable which will be prone to overcrowding Comment: Adequate infrastructure to accommodate the development will be provided at appropriate times to ensure pedestrian and traffic safety in the area as set out in the submissions and conditions. The upgrading of Kirk Road to accommodate and traffic flows onto the A85 have all been subject to a TA evaluation and agreement with Transport Scotland by the Roads Authority and are not part of this application proposal. The existing cycle route will not be compromised by the proposals. In respect of parking provision these matters are addressed in the assessment below Design Matters Housing design appears from drawings to be “boxy” and lacking roof detail. Social housing should not be visually unimaginative it should be something to be proud of. Comment: These matters are addressed in the assessment below. Other