Public Document Pack MINUTES of MEETING of OBAN LORN & THE ISLES AREA COMMITTEE held in the PENNYGHAEL HALL, ISLE OF MULL on MONDAY, 31 MARCH 2008 Present: Councillor Duncan MacIntyre (Chair) Councillor Gordon Chalmers Councillor Mary-Jean Devon Councillor Roderick McCuish Councillor Donald MacDonald Councillor Neil MacKay Attending: Iain Jackson, Governance & Risk Manager Ian MacIntyre, Area Team Leader, Planning Services Fiona Dickie, Corporate Services John Heron, Roads & Amenity Services Mr Callum MacLachlainn, Applicant Mr Alan MacLean, Applicant Mr Frank Beaton, Applicant’s Agent Mr Ronnie Campbell, Mull Community Council, Objector Ms Fiona Brown, Objector Mr Martin Cauldwall, on behalf of 13 Objectors Mr Paul Chauvet, Objector, (not on the list but is technically an objector) 1. APOLOGIES Councillor Donald McIntosh Councillor Elaine Robertson 2. DECLARATIONS OF INTEREST There were no declarations of interest 3. 07/2093/OUT: ARGYLL PROPERTIES LTD: PROPOSED HOUSING DEVELOPMENT AND ASSOCIATED SERVICING - LAND WEST OF GLENEVEN, PENNYGHAEL, ISLE OF MULL The Chairman introduced the Members of the Area Committee and asked Mr Jackson to outline the representations and order of procedures for the meeting. The Chairman then invited Mr MacIntyre, Planning Services, to address the Committee Mr MacIntyre referred to the report dated 26 th October 2007 by the Head of Planning, which set out the basis of the planning assessment. As part of the planning application the applicant proposed to put in a public adoptable road, with private accesses off it. Mr MacIntyre added that there would be no development on the open space. The applicant hopes that a housing association would buy part of the site for affordable housing. Mr MacIntyre added that fifteen letters of objection had been received, but his recommendation is that the application be approved. Mr. Beaton, Agent for the Applicant, emphasised that the application is for outline planning permission only at this time; the site is designated in the new Local Plan as a potential development area for mixed density housing with 25% affordability, and the proposals are in accordance with this designation; this ‘PDA’ allocation from a planning perspective is obviously very significant. The Local Plan has gone through public consultation without objections to this zoning; the site has a rather protracted planning history and he, prior to lodging this application, met Angus Gilmour on the site and agreed the areas where both felt development was appropriate, where the access needed to be and discussed what information the planning office would consider necessary to enable the application to be progressed positively. Considerable pre application works were undertaken. A topographical survey of the site showing all existing features; proposed site plan; planting scheme, letter from the project engineer stating why the access to the development has to be where it is, hydrological assessment of the Leidle water supply, archaeological assessment of the site and details on the drainage proposals were all submitted to Mr Gilmour at his request, who confirmed he was happy with the information provided and that an application could now be lodged for outline planning permission. Although the application is for outline approval considerable thought has gone in to how the site could be developed and after the application was lodged Mr Beaton, Argyll Properties and their specialist consultants met with the planning department, roads department, Sepa, Scottish Water, etc., and resolved all issues that were raised in regard to the application. Mr Beaton said the applicants propose to have a low lying courtyard type development on the flatter area to the fore with building forms similar in mass to the buildings that form the adjoining Hotel. This housing will be affordable and negotiations have take place with West Highland Housing Association Ltd. Housing along the lines shown on the relevant drawing is proposed on areas of ground that have been identified by Mr Gilmour and Mr Beaton as possibly being suitable and capable of absorbing development. Mr Beaton pointed out that the rising ground and abundance of trees to the rear of the proposed site will greatly assist in containing the development so that ‘as a whole’ it will not be seen as an isolated feature. It will particularly contain the views of the proposed dwelling houses from the road and sea. He added that it is not expected that the development will breach the skyline, no matter where it is viewed from. Although the application is for outline approval the applicant was asked by the planning department to provide indicative elevations showing the design principles. The dwellings shown are contemporary in appearance but do acknowledge the west highland vernacular. They will generally be dual pitched with natural slate, be rendered with a crisp white finish, have windows with a strong vertical emphasis and incorporate dormer windows, bay windows and other such features, all of which are traditional to the area. The detailing will be simple and robust and the massing and proportions derived from traditional Scottish housing. It is proposed also that a stone wall be constructed adjacent to the adopted road to a height of 1100 mm or so. This landscape feature will define the edge of the development. Strategic landscaping which is proposed to the rear will further help to integrate the development into its surrounding environment. The site is zoned for mixed use housing so the application is wholly consistent with planning policy. Mr Ronnie Campbell spoke on behalf of Mull Community Council, saying the Community Council unanimously supports the objections lodged by the local Community Councillor for Pennyghael. The reasons for objections are: (1) the proposal for fourteen dwellings is too large, too dense and the layout is wholly inappropriate to the area. The amenity of the existing open space protection area will be seriously undermined. (2) the proposal is contrary to, and a major departure from, both the adopted local plan and the modified finalised draft local plan. The proposal does not accord with the existing settlement layout of the area resulting in a design wholly at odds with Pennyghael (3) the poorly thought through development proposals greatly risk the creation of a deserted settlement. The core of Pennyghael currently consists of ten houses – but four of these houses are new and were built recently as second homes. The settlement has already become a retirement dormitory. Social services will be unable to cope. (4) the proposal to re-route the road to Gleneven and into Pennyghael Forest will undermine the existing fragile economy. This is a public right of way and forest roads have been built to accommodate extraction of the mature forest. Under the proposed plan this would be impossible. (5) there is confusion over where the water for the development is to be taken from. The hydrological report is for the River Laidle while the plan shows water being taken from a small burn from the forest which reportedly dries up during summer months. During extraction of the timber neither source would be suitable. A waste water site, for a development of this size, should not be sited so close to the A849 with the discharge beside Pennyghael Bridge which is a very popular stopping place. Mr Campbell concluded that the proposal is contrary to good design guidance and key planning policies. The Community Council would advise a complete rethink on the development of this site. Some development is desirable but it should be designed with the community to respect the settlement pattern and provide housing and jobs for local people. Fiona Brown, Local Objector and Chair of Pennyghael Development Association, then spoke giving some brief details about the development of Pennyghael, being the area between the two Pennyghael signs at Kinloch and Pennycross, where in this distance of just over three miles there are 24 houses. Nine of these houses have been built since 1990, with only two of the new houses being owner occupied. The remaining seven new houses plus one of the old houses are second homes for retirement or holiday houses, therefore occupied for only six months of the year. Of the sixteen permanently occupied houses, nine of them have occupants over the age on 70. Of the remaining seven houses, six are occupied by persons between the age of fifty and seventy. Only one is occupied by persons under the age of 50 and with a young family. In the year 2000 this community realised that it was in decline. The Pennyghael Development Association was set up to investigate what, if anything, could be done about this. The Development Association identified Yards Field, the area West of the Pennyghael Hotel, as a possible development site and sought advice from Mull and Iona Community Trust and their local Argyll and Bute Councillor, at that time Alistair MacDougall. Their vision for the area was to create a geological ecological centre. This would bring jobs and encourage young people into the area. The plan was to have a centre with a bunk house for students, accommodation for tutors and three or four houses for let to local families or persons working at the centre. With the help of Mull and Iona Community Trust, the Development Association became a registered charity and carried out a feasibility study to find out if there would be support for a geological ecological centre in Pennyghael. All the UK Universities and schools were canvassed, as users of such centres, and a very positive response was received. At the same time the Development Association were in contact with Mr Yard of Tobermory with an aim for the community to purchase the land which he owned at that time, unaware that Argyll Properties had acquired the building rights for the field. Argyll Properties plans for the area are in direct conflict with what the community needs or wants.