Report by Head of Development and Economic Growth
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Additional documents:
Minutes:
The Planning Officer spoke to the terms of the report and to supplementary report number 1 which advised of further representations received on 13 February 2023 and the submission of a supporting statement from the Applicant’s Agent in response to the issues raised.
The proposed site is situated within the minor settlement boundary for Portkil as designated in the Argyll and Bute Local Development Plan 2015. Subject to appropriate safeguarding conditions to secure the appropriate siting and design of a modest dwellinghouse within the site, the site is considered to represent an appropriate opportunity for development within the defined Rural Opportunity Area (ROA) consistent with the relevant provisions of the Development Plan and there are no other material considerations of sufficient significance to indicate that it would be appropriate to withhold planning permission having regard to Section 25 of the Act. Also subject to commensurate improvements to the existing private access road, it is considered that the proposal can be served by an appropriate private and public road regime.
It was recommended that planning permission in principle be approved subject to the conditions and reasons detailed in the report.
Decision
The Committee agreed to grant planning permission in principle subject to the following conditions and reasons:
1. PPP - Standard Condition & Notes 1
Plans and particulars of the matters specified in conditions 3, 4, 5, 6, 7 and 8 below shall be submitted by way of application(s) for Approval of Matters Specified in Conditions in accordance with the timescales and other limitations in Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended. Thereafter the development shall be completed wholly in accordance with the approved details.
Reason: In accordance with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended).PP - Approved Details & Standard Notes – Non EIA Development.
2. PPP - Approved Details & Standard Notes
2
The development shall be implemented in accordance with the details specified on the application form dated 17th February 2021, supporting information and, the approved drawings listed in the table below 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.
Plan Title. |
Plan Ref. No. |
Version |
Date Received |
Location Plan |
PL–657-00 |
- |
18.02.21 |
Location Plan and Existing & Proposed Site Plan |
PL–657-01 |
- |
18.02.21 |
Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details.
3. Design and Finishes
Pursuant to Condition 1 – no development shall commence until plans and particulars of the site layout, design and external finishes of the development have been submitted to and approved by the Planning Authority. These details shall incorporate:
(i)
A
statement addressing the Action Checklist for developing design contained
within the Argyll and Bute Sustainable Design Guide 2006;
(ii)
Taking
consideration of the Sustainable Siting and Design Principles set out in the
adopted ‘Argyll and Bute Local Development Plan’ 2015;
(iii)
Single
or single storey with accommodation in the roof space;
(iv)
A
house siting, scale and plan form that responds clearly to the natural contours
of the site in order that the proposed built development ‘hunkers down’ into
the prevailing landform and minimises intrusive cut and fill excavation;
(v)
Building
scale, massing and form that reflects, or sympathetic to the existing pattern
of built development in the immediate vicinity;
(vi)
Narrow
span volumetric form with symmetrically pitched roof angled between 37 and 42
degrees finished in natural slate or good quality artificial slate, unless an
alternative roof form/design/materiality can be demonstrated as an acceptable
alternative solution to the satisfaction of the planning authority by means of
a comprehensive Design Statement;
(vii)
External
walls finished in wet dash render, smooth render, natural stone, timber or a
mixture of these finishes unless an alternative material cladding strategy can
be justified by means of a Design Statement to the satisfaction of the planning
authority;
(viii)
Window
openings with a vertical emphasis unless alternative opening proportions can be
justified as an integral part of a robust design process and justified by means
of a Design Statement to the satisfaction of the planning authority.
(ix)
Existing
and proposed sections through the site to demonstrate that the dwellinghouse will be sited in a manner sympathetic to the
wider landscape impact of the area.
(x)
Existing
topographical survey and proposed site plan showing ground levels and finished
floor levels (FFLs) relative to an identified fixed datum point located close
to but outwith the application site.
Reason: To accord with Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended, and in order to integrate the proposed dwellinghouse with its surrounds.
4. Pursuant to Condition 1, no development shall commence until plans and details showing the following works to the vehicular access, including the existing private access road from the junction of the proposed new access to the proposed site for a dwellinghouse to the junction with the B833 public road, and parking regime to serve the proposed development are submitted to and approved in writing by the Local Planning Authority:
(i)
Access
at connection between the development site and the private access track to be
constructed in accordance with Council’s Roads Standard Detail Drawing SD
08/004a.
(ii)
Commensurate
improvements to the existing private access road/track to provide a continuous
5.5 metre adoptable carriageway width between the junction of the Rosneath road (B833) and the private access to the proposed
dwellinghouse, including a 2 metre wide service
strip/grass verge;
(iii)
Parking
provision commensurate with the size of dwellinghouse
proposed in accordance with SG LDP TRAN 6 and the Car Parking Standards of the
adopted ‘Argyll and Bute Local Development Plan’ 2015.
Prior to commencement of any works on the application site:
(i) The commensurate improvements to the private access road from the access point to the proposed dwellinghouse to the junction with the Rosneath road (B833), as specified above, shall be completed, and ... view the full minutes text for item 4
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