SUPPLEMENTARY SUBMISSION FROM ARGYLL AND BUTE COUNCIL PAPERS PROVIDED BY ARGYLL AND BUTE COUNCIL ON THE PLANNING APPLICATION IN RESPECT OF THE HOUSING DEVELOPMENT AT BROCHROY, TAYNUILT. DEVELOPMENT SERVICES Local Member - Councillor A. Macaskill PLANNING APPLICATION REPORT Date of Validity - 19th July 2004 OBAN, LORN AND THE ISLES Committee Date - 3rd November 2004 7th October 2004 Reference Number: 04/01270/OUT. Applicants Name: J. S. Offord. Application Type: Outline. Application Housing Development. Description: Location: Brochroy, Taynuilt. (A ) THE APPLICATION Development Requiring Express Planning Permission. • Housing development (no specified number of houses) • Formation of access. Other Specified Operations • Connections to public water main and sewer. (B ) RECOMMENDATION It is recommended that subject to a Members Site Inspection, with powers, that the application be approved subject to the conditions and reasons on the following page. (C ) DETERMINING ISSUES AND MATERIAL CONSIDERATIONS The site is considered suitable for housing with the following adopted and draft policies being applicable. Lorn Local Plan. Policy HO22. The site is one allocated for possible housing development. The Plan envisages 10 houses. Draft Argyll and Bute Local Plan. The site is designated as Housing Allocation 5/17. The Plan envisages 7. The Development Policy Officer has advised that, “The site is included as an allocation for housing development (10 units) in the current Lorn Local Plan. The Argyll and Bute Local Plan Consultative Draft maintains this area as an allocation for housing (7 units). There have been no \\EDN-APP-001\USERS\PUBLIC\!WORK PENDING\ENVIRONMENT CROFTING EVIDENCE\SUPP SUB FROM A AND B COUNCIL.DOC 1 timeous objections received in relation to this area as part of the Argyll and Bute Local Plan consultation process. The proposal is considered consistent with both the existing local plan and the emerging Consultative Draft Argyll and Bute Local Plan. There are no objections to this proposal from the Development Policy Unit.” The site is not considered to contain important archaeology and it is separated from the scheduled sites associated with Bonawe Furnace by open land. Clearly the visual effect of the development on the setting of the monument will be an issue in the detailed design and should be included in a design statement required by condition. The site is adjacent to the conservation area which was designated to reinforce the scheduling of the Furnace complex. Again, the detailed design will need to reflect the sensitivity of this location. The designation of the conservation area and the scheduling of the monuments predate the previous permissions and the impact of development was taken into account when those permissions were granted The application is in outline only. Given that the site is allocated in the adopted Local Plan, it would be appropriate to grant permission in principle, but design issues may properly be the subject of conditions which set the framework for the detailed design: i) Design Quality: Good design is a Structure Plan objective (SI 2 and STRAT HO 1 D). Policy H4 of the draft Argyll and Bute Local Plan seeks to encourage innovative and sympathetic housing development layout. The site presents complex design problems which demand careful consideration. Local planning authorities are advised by the following government documents: Planning Advice Note 68 – Design Statements, advises that a design statement is required in support of detailed applications for major developments. A design statement would address, “The six qualities that make a successful place. Is it distinctive, safe and pleasant, easy to get to and move around, welcoming, adaptable and resource efficient?” Planning Advice Note 44 – Fitting New Housing Development into the Landscape, sets out principles of analysis and design with the aim that “new developments should make a positive contribution to the continuing evolution of our settlements”. The detailed application should demonstrate that the principles in this document have been incorporated in the design. It is recommended that the submission of details be accompanied by a design statement incorporating the principles of good design set out in the Planning Advice Notes. ii) Landscaping: The detailed application will need to show landscaping within the site which builds on this character, and a plan for the management of the existing and new landscape elements of importance. (D ) CONCLUSION The site is allocated in the adopted Local Plan and has been the subject of planning permission in the past. There have been no material changes in circumstances to \\EDN-APP-001\USERS\PUBLIC\!WORK PENDING\ENVIRONMENT CROFTING EVIDENCE\SUPP SUB FROM A AND B COUNCIL.DOC 2 suggest that a different approach should be taken. Other than Taynuilt Community Council there are no objections from consultees, subject to conditions. (E ) NEED FOR A HEARING There has been a significant number of representations in this instance. The development is within an allocated local plan site and a proposed allocation in the draft local plan. Notwithstanding this, it is important that the proposal proceeds in a way which successfully integrates with the landscape and objectors should be given the opportunity to raise issues with regards to this. However, as the site is an allocated site, it is not considered that an informal hearing could be justified, but rather a site inspection with powers be convened to give the public the opportunity to express their views. Angus J Gilmour Head of Planning \\EDN-APP-001\USERS\PUBLIC\!WORK PENDING\ENVIRONMENT CROFTING EVIDENCE\SUPP SUB FROM A AND B COUNCIL.DOC 3 CONDITIONS AND REASONS RELATIVE TO APPLICATION 04/01270/OUT SEE SUPPLIMENTARY REPORT FOR AMENDED CONDITIONS. 1. This permission is granted under the provisions of Article 4 of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992 on the basis of an outline application for planning permission and that the further approval of Argyll and Bute Council or of the Scottish Executive on appeal shall be required with respect to the under mentioned reserved matters before any development is commenced: (a) the siting, design and external appearance of the proposed development; (b) the landscaping of the site of the proposed development; (c) details of the access arrangements; (d) details of the proposed water supply and drainage arrangements. Reason: To comply with Section 59 of the Town and Country Planning (Scotland) Act 1997. 2. In the case of the reserved matters specified in Condition 1 above, an application for approval of the reserved matters in terms of Article 6 of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992 must be made to Argyll and Bute Council no later than the expiration of 3 years beginning with the date of this permission. Reason: To comply with Section 59 of the Town and Country Planning (Scotland) Act 1997. 3. That the development to which this permission relates must be begun not later than the expiration of 5 years from the date of this permission or within the expiration of 2 years from the final approval of all reserved matters, whichever is the later. Reason: To comply with Section 59 of the Town and Country Planning (Scotland) Act 1997. 4. Any details pursuant to Condition 1 above shall be accompanied by a Design Statement for the whole of the site in accordance with the recommendations of Planning Advice Note 68 – Design Statements and Planning Advice Note 44 – Fitting New Housing Development into the Landscape. The Design Statement shall show an analysis of the whole site, its landscape setting, the surrounding dwellings, the adjacent conservation area and scheduled monuments and shall clearly indicated the measures to be taken to protect the amenity and special qualities of these interests. The design statement shall show the elevations of all of the dwellings to be constructed on the site and provide a schedule of materials and components, including external lighting, to be used throughout the development. The site shall be restricted to a maximum of 7 dwellinghouses. Reason: To ensure that the detailed design achieves a high standard in accordance with Government Guidance and good practice and in accordance with the provisions of the Argyll and Bute Draft Local Plan in terms of the proposed density. 5. Any details pursuant to Condition 1 (b) above shall be accompanied by a survey of trees on the application site and adjacent land in the ownership of the applicant and a detailed scheme for the provision of new tree planting within the development. In addition the application shall be accompanied by a detailed scheme for the \\EDN-APP-001\USERS\PUBLIC\!WORK PENDING\ENVIRONMENT CROFTING EVIDENCE\SUPP SUB FROM A AND B COUNCIL.DOC 4 maintenance and management of trees in and adjacent to the development including provision for the replacement of trees which fail to become established within 10 years of the completion of the development. Reason: To ensure that the development is integrated into the landscape and that important landscape features are maintained. 6. Any details pursuant to Condition 1(b) shall include a scheme of hard landscaping work. Such details shall include: • Location and design, including materials of any walls, fences and gates; • Surface treatment of means of access and hard standing areas; • Location and design of a play area and common open space in accordance with the Argyll and Bute Structure Plan Policy STRAT HO 1 E. Reason: In the interests of amenity and in order to help integrate the proposal into its landscape setting. 8. Any details pursuant to Condition 1(c) above shall include a number of allocated and unallocated car parking spaces within the site at a level commensurate with the number and sizes of dwelling house proposed, in accordance the Council’s Roads Guidelines. Reason: To enable vehicles to parked clear of the access road in the interests of road safety by maintaining unimpeded vehicular access over that road.