DEVELOPMENT AND INFRASTRUCTURE SERVICES PLANNING, PROTECTIVE SERVICES AND LICENSING COMMITTEE 22nd June 2016 ____________________________________________________________________________ 16/01206/MPLAN – RHUBODACH WOODLAND, ISLE OF BUTE: NORTH BUTE POTENTIAL DEVELOPMENT AREA (PDA 1001) – POTENTIAL SITE FOR TOURISM/RECREATION STRATEGIC MASTERPLAN AREA (MAST 1/13) – MIXED USE FOR TOURISM/LEISURE/ACCESS/COMMUNITY USE (LOW IMPACT DEVELOPMENT) ____________________________________________________________________________ 1. SUMMARY Within the adopted Argyll and Bute Local Development Plan (March 2015), the Council has designated a potential development area (PDA) for the development of tourism and recreational schemes within Rhubodach Woodland at the north end of Bute. In addition, a Strategic Masterplan Area (SMA) has been identified for a wider area with a view to providing a mixed use development including tourism, leisure, access and community use. Given the land’s location within the Kyles of Bute National Scenic Area and (partly) within the North End of Bute Site of Special Scientific Interest, it is expected that any proposed development would be of low impact. These allocations are underpinned by the requirement that a Masterplan should be endorsed by the Council in advance of any development proceeding. The intention is that this would provide an overall framework for phased and co-ordinated development in response to the opportunities and constraints presented by the allocations. A masterplan which identifies the landowner’s current aspirations for development of both the smaller PDA and the wider strategic area has been submitted and is considered below. The masterplan has three main objectives: To provide a document which presents the long terms aspirations and plans of the Bute Community Land Company for the forest: To provide a long term framework and strategy for the development of buildings, spaces, infrastructure and access within and related to the forest; To provide a document which outlines the context of, and supports, planning applications for buildings and other structures within the forest. A separate application (ref: 16/01164/PP) for the erection of a café, formation of camping facilities, a communal dining area, installation of a sewage treatment plant and formation of new vehicular access appears elsewhere on the agenda. 2. RECOMMENDATION The components of the mixed-use scheme envisaged in the submitted masterplan document and accompanying plans are considered to be compatible with the proposed LDP mixed-use PDA 1001 and SMA MAST 1/13. It is considered that there is sufficient detail to assess the merits of the overall development concept/vision. It is recommended that the masterplan be approved and endorsed as a material consideration in the assessment of the current planning application (reference: 16/01164/PP) and in the determination of future planning applications within the masterplan boundary. 3. BACKGROUND The Bute Community Land Company was formed in 2009 to enable the community in Bute to purchase Rhubodach Forest in the north of Bute under the provisions of the Land Reform (Scotland) Act 2003. The purchase was completed in July 2010. During the ongoing process of formulating and adopting the Argyll and Bute Local Development, the group and their agents put forward land for consideration. Potential Development Area 1001 is referred to as ‘North Bute’ in the Argyll and Bute Local Development Plan 2015. In the document, the proposed development is described as having the potential for tourism and recreation. Due to the ownership of a larger area of land, a wider Strategic Masterplan Area has been identified (MAST 1/13) which espouses proposals based upon tourism, leisure, access and community use (low impact development). PDAs and SMAs are designations identified by the Council where they can contribute to economic development and environmental improvement, and where a comprehensive approach to prospective development is warranted in order to avoid unplanned piecemeal development. They are defined in the plan as areas of land where there is a realistic expectation that development can be delivered during the period of the Local Development Plan (5 to 10 years) but that there are some constraints to development that will need to be overcome. It is standard practice to require a masterplan approach when considering development within such designated areas. Masterplans help the Council assess at an early stage in the development process the interrelationships of layout, design, access, existing transport infrastructure and sustainable modes of travel, landscape and ecology, impact upon the historic environment, open space provision and integration of a proposed development with existing communities. The Scottish Government most commonly refers to Masterplans as being, ‘a plan that describes and maps an overall development concept, including present and future land use, urban design and landscaping, built form, infrastructure, circulation and service provision. It is based upon an understanding of place and it is intended to provide a structured approach to creating a clear and consistent framework for development’ (PAN 83). The Scottish Government endorses the use of masterplanning in general, but considers that it is especially useful for large sites and in areas/sites which are going to undergo substantial change, have multiple uses, or are sensitive in environmental or landscape terms. At the meeting of the PPSL Committee on 23 November 2011, Members considered and agreed a policy paper on masterplans. This stated, inter alia, that: “Proposals for development of PDAs should be accompanied by a Masterplan which demonstrates how the proposed development will relate to the wider area and any parts of the PDA which do not form part of the application site, and that the publicity and consultation arrangements for the masterplan and planning application run concurrently for a minimum period of 21 days.” Given the associated planning application submitted by the Bute Community Land Company, which is being considered separately by Members, a masterplan has been required for prior consideration to help inform the determination of that application. This has now been submitted, has been the subject of consultation and publicity, and is assessed below. 4. CONSULTATIONS Comments have been received from the following consultees: Development Policy Section (response dated 28th April 2016) The masterplan proposals are consistent with the outline proposals that were submitted to the Council during the preparation of the Argyll and Bute Local Development Plan which formed the basis of the identification of the masterplan area and the associated PDA at Rhubodach. No objections in policy terms. Scottish Natural Heritage (response dated 9th May 2016) The land affected by this masterplan lies partly within the North End of Bute Site of Special Scientific Interest (SSSI) and wholly within the Kyles of Bute National Scenic Area (NSA). Given the sensitivity of the site, SNH has been working closely with the applicant in relation to the compilation of the masterplan. Whilst it is noted that the document is indicative only at this stage, SNH are content that the proposals detailed within the plan are not likely to adversely affect the natural features of the SSSI. Furthermore, it is advised that the proposals are unlikely to have an adverse effect on the integrity of the NSA or on the special qualities for which it is designated. SNH would expect to receive further consultation on the individual proposals directly affecting the SSSI as and when they come to fruition and enter the formal planning process. Forestry Commission Scotland (letter dated 16th May 2016) It is noted that a number of the indicative proposals would likely impact on existing woodland and would advise that the ‘Scottish Government’s Control of Woodland Removal Policy’ would apply and that the UK Forest Standard should apply to the woodland activity. At present, there is no approved Long Term Forest Plan covering the woodlands in question and it is advised that the applicant should submit a plan for approval to FCS at the point of planning application submission. This would allow a more thorough assessment of the impact of the proposals on the wider woodland (including felling requirements, stand stability, etc.) Area Roads Manager (response dated 20th May 2016) There is no objection in terms of road safety but each proposal should ensure safe travel and adequate parking is available. Advice has been given on parking requirements; minimum width of road network; location of passing places on single track roads; and any new accesses onto the public road network. Biodiversity Officer (Consultation issued 27th April 2016) – no comments. Bute Community Council (Consultation issued 27th April 2016) – no comments. 5. PUBLICITY The Masterplan has been advertised (expiry date 03.06.2016). 6. REPRESENTATIONS No representations have been received at the time of writing. 7. ASSESSMENT List of all Development Plan Policy considerations taken into account in assessment of the masterplan. ‘Argyll and Bute Local Development Plan’ 2015 LDP STRAT 1 – Sustainable Development LDP DM1 – Development within the Development Management Zones LDP 3 – Supporting the Protection, Conservation and Enhancement of our Environment LDP 5 – Supporting the Sustainable Growth of Our Economy LDP 8 – Supporting the Strength of Our Communities LDP 9 – Development Setting, Layout and Design