Agenda item

Report by Head of Planning and Regulatory Services

 

The Senior Planning Officer spoke to the terms of the report advising that planning permission (ref: 08/1508/DET) was granted in April 2009 for the erection of seven dwellinghouses within the site.  Works commenced on the site without the full discharge of suspensive conditions and the Application advised that they were altering the layout of the seven plots.  This current application sought to formalise the works that have taken place whilst explaining the revised layout which was an improvement on the previous scheme.  The proposal accords with policies STRAT DC 1 of the Argyll and Bute Structure Plan 2002 and policies LP ENV 10, LP ENV 19, LP HOU 1, LP HOU 2, and LP BAD 1 of the Argyll and Bute Local Plan and was recommended for approval subject to conditions and reasons detailed in the report of handling.

 

The Senior Planning Officer drew attention to Supplementary report number 1 advising that the gradient limit for the adoption of a new road would normally be 8% (1 in 12), however up to 10% (1 in 10) has been accepted over short distances in the past.  The gradient currently on site is 12.5% (1 in 8) and this would not be suitable for adoption as it would not be compliant with Disability Discrimination Act guidance. She advised that in these circumstances it was considered that there were sufficient and compelling reasons to justify a minor departure from Local Plan Policy LP TRAN 4 and to accept a private access to serving 7 houses. She requested that if Members were minded to approve the application that they agree to a change in wording at condition 4 to take account of this additional information.

 

Decision

 

Agreed to grant planning permission as a minor departure to Local Plan Policy LP TRAN 4 subject to the following conditions and reasons and informative notes to the Applicant:-

 

1.    The development shall be implemented in accordance with the approved drawings – Location Plan (scale 1:2500); Block plan Indicating Road Layout and Plot Locations; Block Plan Indicating Foul Water Disposal; Road Layout; Block Plan Indicating Surface Water Disposal; and Road Details and Specification unless the prior written approval of the Planning Authority is obtained for an amendment to the approved details under Section 64 of the Town and Country Planning (Scotland) Act 1997.

      

       Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details.

 

2.        Prior to the occupation of the first residential unit, visibility splays measuring 75 metres in both directions from a 2.4 metre setback shall be maintained at the junction with the A886 clear of all obstructions over 1 metre in height at all times.

 

Reason:  In the interests of road safety

 

3.        The proposed vehicle access to each dwelling shall have visibility splays of 20 metres x 2 metres in each direction formed from the centre line of each access.  Prior to the occupation of each dwelling, these visibility splays shall be cleared of all obstructions over one metre in height above the level of the adjoining carriageway and thereafter shall be maintained clear of all obstructions over one metre in height.

 

Reason:  In the interests of road safety.

 

4.      Unless otherwise agreed in writing with the Planning Authority, prior to the occupation of the first residential unit, details of the final design and specification of the road shall be submitted to and approved in writing by the Planning Authority.

 

Reason: In the interests of road safety to ensure the provision of a road commensurate to the scale of development.

 

5.      No dwellinghouse served by the proposed access shall be occupied until the access has been fully constructed between the plot and the A886, unless otherwise agreed in writing with the Planning Authority.

 

Reason:  In order to ensure that any dwellinghouse is served by an access that is commensurate with the scale of development.

 

6.      Unless otherwise agreed in writing with the Planning Authority, the sewage treatment plant shall not be brought into use until maintenance schedules for the plant and odour control measures have been submitted to and approved in writing by the Planning Authority, in consultation with Public Protection Services. None of the dwellings shall be occupied until the construction of the sewage treatment plant has been completed and is fully operational in accordance with the approved details.

 

       Reason:  In the interests of public health and amenity.

 

NOTES TO APPLICANT

 

3.      In order to comply with Section 27B(1) of the Town & Country Planning (Scotland) Act 1997 it is the responsibility of the developer to submit the attached ‘Notice of Completion’ to the Planning Authority specifying the date upon which the development was complete.

 

4.      The Area Roads Manager has recommended the following:

 

·         A system of surface water drainage should be provided to prevent water running onto the A886 road;

 

·         A channel must be formed at the uppermost passing place to direct water into the adjacent gully;

 

·         A system of surface water drainage shall be provided to prevent the flow of surface water from each plot onto the access road;

 

·         An inspection regime shall be formulated relating to the inlet grille of the 900 mm diameter culvert within Plot 7. Such a regime shall ensure that the grille does not become blocked with debris, etc.

 

·         The developer shall supply a street name plate and a grit bin shall be placed at locations to be agreed with the Area Roads Manager;

 

·         A Road Opening Permit will be required for any works on or adjacent to the A886 carriageway.

 

5.      SEPA has recommended that, given a watercourse runs through Plots 3 and 4, the future developers of those plots should be aware that a buffer strip will be required between the watercourse and any development. In relation to Plot 4, they have highlighted that, although culverting for access may be acceptable, SEPA is opposed to culverting for land gain. This issue would need to be a consideration for any future application for Planning Permission.

 

(Reference: Report by Head of Planning and Regulatory Services dated 11 June 2014 and supplementary report number 1 dated 16 June 2014, submitted)