Report No 284/06 ANGUS COUNCIL DEVELOPMENT CONTROL COMMITTEE - 23 FEBRUARY 2006 PLANNING APPLICATION – LAND AT SEGGIEDEN FARM, INVERARITY REPORT BY THE DIRECTOR OF PLANNING AND TRANSPORT Abstract: This report deals with planning application No. 05/01504/FUL for conversion of the existing steading buildings to form eight affordable housing units for Albamuir Ltd. on land at Seggieden Farm, Inverarity. This application is recommended for conditional approval. 1 INTRODUCTION 1.1 Full planning permission is sought for the conversion of the existing steading buildings to form eight number affordable housing units at Seggieden Farm, Inverarity. 1.2 The site is located in the open countryside off the B9127 between Inverarity and Whigstreet. The site measures approximately 0.55 hectares and is situated adjacent to Seggieden Farmhouse. The site currently contains a rectangle of steading buildings which have fallen into a state of disrepair. To the north of the site is the B9127 public road. To the east of the site lies a wooden straw barn, with agricultural fields further to the east. Agricultural fields are also found to the south of the site and to the west of the site beyond the farm house. Immediately along the western boundary of the site lies the access track to the farmhouse. The site currently contains two access points to the north west and north east. 1.3 The development proposed is for the creation of eight affordable housing units for owner occupation and social renting. The developer proposes the creation of six two bedroom properties, with one three and one four bedroom properties also created. The existing buildings are a mixture of single, one and a half and two storey steading buildings constructed of stone and slate. The eight plots range in size from 450 to 736 square metres and all propose a reasonable level of garden ground. The existing accesses will be upgraded as part of the proposal and the development will be serviced by septic tanks for foul drainage and soakaways for surface water. It is indicated that the areas of ground between the public road and the northern façade of the building and within the courtyard of the building is to be infilled. 1.4 The application has been advertised as being potentially contrary to Policy H12 of the Adopted Angus Local Plan (2000). 2 RELEVANT PLANNING HISTORY 2.1 There is no planning history which is relevant to the consideration of this application. 3 APPLICANT’S CASE 3.1 The applicant has provided a design statement in support of the application which makes reference to the following points:- 2 Report No 284/06 • The traditional vernacular will be maintained as all structurally sound walls will be retained with unsafe walls to be rebuilt using natural stone and slate from downtakings where possible. The doors and windows to be used will be compatible with the period of the building with mock sash and case windows in dark stain timber. • The developer is proposing a mix of social rented and owner occupied dwellings with the assistance of grow grant subsidy. 4 CONSULTATIONS 4.1 The Director of Roads has viewed the plans and has offered no objections to the proposal subject to conditions. 4.2 The Director of Environmental and Consumer Protection has viewed the plans and has offered no objection subject to conditions. 4.3 SEPA has requested that each dwellinghouse be served by an individual secondary treatment plant discharging to a closed soakaway. 5 LETTERS OF REPRESENTATION 5.1 One letter of representation has been received and is copied at the end of this report. The main issues raised are identified below and are addressed under Planning Considerations:- • A stone boundary wall should be provided to delineate the farmhouse curtilage from the steading conversion. • Access to the development should be entirely separate from the farmhouse. • Water and electricity and existing septic tank should be unaffected. • Minimal disruption during. • Road and access road should be kept clean and clear. • Drainage on main road poor and should be addressed. • Speed restrictions should be placed on main road with these houses being developed. 6 PLANNING CONSIDERATIONS 6.1 Sections 25 and 37(2) of the Town and Country Planning (Scotland) Act 1997 require that planning decisions be made in accordance with the development plan unless material considerations indicate otherwise. 6.2 In terms of the Town and Country Planning (Scotland) Act 1997, the development plan in this case comprises:- • Dundee and Angus Structure Plan (Approved 2002); • Angus Local Plan (Adopted 2000) 3 Report No 284/06 6.3 Although the Development Plan is current and up-to-date, Angus Council has been undertaking a review and roll forward of the adopted Angus Local Plan (2000) and the Finalised Angus Local Plan Review was approved by Angus Council at their meeting on 15 December 2004. The Finalised Plan establishes policies and proposals for the period to 2011, (taking into account the guidance from the Dundee & Angus Structure Plan 2002) and although not yet part of the legal Development Plan the Finalised Plan has reached the stage where it is a material consideration to be taken into account in the determination of this planning application. In this report policies of the Finalised Plan (or Committee approved Pre-Inquiry Modifications) have been referred to when the said policy is materially different to the Adopted Angus Local Plan to the extent that, as a consequence the recommendation contained within this report has been substantially influenced. 6.4 Housing Policy 5: Countryside Housing within the Dundee and Angus Structure Plan is relevant to consideration of this application however the main policy context is found in the Angus Local Plan. Housing Policy 5 states that:- "In the countryside, housing development will generally be directed to existing settlements, defined by development boundaries in Local Plans. Outwith development boundaries housing in the countryside will be supported where it involves: • renovation of an existing house; or • conversion of a non-residential building of traditional construction which cannot otherwise be used for a rural business. A new-build house may be acceptable particularly where it is essential to meet the operational needs of agriculture/forestry or other rural business or where it would assist in maintaining population and services in Category 2 Rural Settlement Units. Proposals should have regard to the following: • brownfield sites should be used in preference to greenfield land; • the site must be accessible and capable of connection to infrastructure without adverse cumulative impact; • the development must have regard to landscape capacity, the natural and built heritage and respect the location through sensitive design and use of materials. Local Plans will define areas of countryside and provide detailed policy guidance on housing development in those areas." 6.5 This proposal involves the conversion of a traditionally constructed non-residential building and as such is broadly compatible with the principle of the above policy. It is therefore appropriate to consider the proposal in the context of the adopted Angus Local Plan. 6.6 In terms of the Adopted Angus Local Plan (2000), the area proposed for development is within the open countryside and is therefore covered by Policy ENV6 ‘Development in the Countryside’ which states:- Policy ENV 6: Development in the Countryside Development proposals in countryside areas will be considered on their own merits against the policies established by this Local Plan. 4 Report No 284/06 6.7 The application is for the conversion of a traditionally constructed farm building and is therefore required to be assessed against Policy H12 ‘Farm Building Conversion’. Policy H12 states:- Policy H12: Farm Building Conversion Development proposals for the conversion of traditional farm buildings (built using natural materials) to housing will be considered against the following criteria:- (a) location, size and scale of buildings. The whole building must be utilised – a mix of residential and farming activities will not be accepted; (b) number and type of units to be provided. An excessive number of small units will not be permissible; (c) retention of vernacular architecture; (d) creation of a good living environment including provision of garden ground; (e) provision of suitable adequate landscaping; (f) suitability of access route. 6.8 The applicant has indicated that the proposed units are to affordable houses and has suggested that these will be funded by GRO Grant from Communities Scotland. In this respect it is appropriate to consider the application against Policy H16 of the adopted Angus Local Plan. This policy states that: - Policy H16: Affordable Housing Angus Council will support proposals to develop affordable housing for local needs within development boundaries on sites identified for housing or any windfall or opportunity site capable of providing a good residential environment. Exceptionally, the development of affordable housing may be permitted on sites outwith, but adjoining delineated development boundaries provided that:- (a) it is clearly demonstrated that there is an overriding local need; and (b) no alternative site identified for housing or windfall or opportunity site within a settlement is reasonably available; and (c) it would not adversely affect the character, scale, appearance, setting and surrounding landscape of the settlement concerned. 6.9 In assessing the application against Policy ENV6, the scheme involves the reuse and improvement of an existing steading structure which has fallen into a state of disrepair, with potential safety and amenity implications for neighbouring residents and playing children. The proposal will create affordable housing and as such in principle is a positive proposal with desirable aims. I therefore consider the proposal to be consistent with the general aspects of ENV6. The other policies which require to be considered by this policy are as follows:- 6.10 Policy H12 looks at proposals for the conversion of traditionally constructed agricultural buildings such as this.