Report by Head of Development and Economic Growth
:
Additional documents:
Minutes:
The
proposed development comprises the sub-division of a residential curtilage, and
the erection of a new detached 4-bedroom house with new access, land
engineering works, and installation of a private surface water drainage system.
The
site is located within the village of Rhu and lies
within Rhu Conservation Area. Both the ‘donor property’ “Torwood House”, and the residential property adjacent to
the north, “Carbeth House” are both Category “C”
listed buildings.
Before
proceeding with his presentation, the Planning Officer summarised the
background to this application.
The
Committee considered this proposal at a meeting on 21 June 2023 when it was
recommended by Officers that planning permission be refused on the sole basis
that the private public access was unsuitable to accommodate the resultant
intensification of traffic. At the
request of the Applicant, the Committee agreed at this meeting to defer
determination of this application to allow an opportunity for the Applicant to
prepare and submit further details to demonstrate that there were no
constraints to the implementation of an agreed scheme of commensurate off-site
road improvements.
Reference
was made to supplementary report number 2 which advised that further information
has been submitted by the Applicant providing detail of proposed road
improvements. A revised consultation
response was received from the Council’s Area Roads Engineer on the basis of
the additional information submitted by the Applicant following the June
meeting of the PPSL Committee and concludes that the proposed off-site road
improvements (provision of 2 passing places) will address previous concerns
regarding the design capacity of the public road to accommodate the
intensification of traffic result from the proposed new house. The Applicant has confirmed they have control
over the land outwith the application site required
for these off-site road improvements.
The
Planning Officer summarised a further representation received from one of the
original objectors on the basis of the revised drawings submitted by the
Applicant, and addressed the concerns that had been expressed. Reference was
also made to the other objections which were addressed in the original report
of handling and supplementary report number 1.
Officers
are satisfied that the Applicant has the necessary control to implement the
off-site road improvements and this can be secured by means of a suspensive
condition. The provision of off-site
road improvements commensurate with the scale and nature of the proposed
development complies with the provisions of Policy LDP 11 and SG LDP TRAN
5. It is considered that the application
proposal is in accordance with all relevant provisions of the Development Plan
and will not give rise to any other planning matters that would warrant a
departure from these procedures.
It
was recommended that planning permission be approved subject to the conditions
set out in supplementary report number 2.
Decision
The
Committee agreed to grant planning permission subject to the following
conditions and reasons:
Standard Time Limit Condition (as defined
by Regulation)
Standard Condition on Soil Management During
Construction
Additional Conditions
1. PP
- Approved Details & Standard Notes
The development shall be implemented in accordance with the
details specified on the application form dated 12th
December 2022, 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 |
807(L)000A |
- |
25.01.2023 |
Existing
Site Plan |
807(L)002A |
- |
25.01.2023 |
Proposed
Site Plan |
807(L)002 |
Rev.
B |
09.08.2023 |
Proposed
Plans, Sections and
Elevations |
807(L)003A |
- |
25.01.2023 |
Tree
Survey Plan |
2016_015/01 |
- |
13.12.2022 |
Location
Plan with Passing Places |
807(L)004 |
|
|
Reason:
For the purpose of clarity, to ensure that the development is implemented in
accordance with the approved details.
2. No
development in relation to the construction of the dwellinghouse,
hereby approved, shall commence until such time as the two passing places
identified in drawing no 807(L)004 have been fully formed and surfaced.
Notwithstanding the details shown on the approved plan,
construction details for the proposed passing places shall be submitted to and
approved in writing by the Planning Authority, in consultation with the Roads
Authority, prior to implementation.
Reason:
In the interest of road safety.
3.
PP - Junction with public road:
Notwithstanding the provisions of Condition 1, the
proposed access shall be formed in accordance with the Council’s Roads Standard
Detail Drawing 08/006 Rev A. and visibility splays of 2.4 metres to point X by
25.0 metres to point Y from the centre line of the proposed access.
The access road shall be a minimum width of 5.5m
for the first 10m from the back of the service bay. Thereafter it may be
reduced to a private driveway of minimum 3.5m width.
The access shall be surfaced with a bound material
in accordance with the stated Standard Detail Drawing for a minimum of 5.0m
back from the edge of the carriageway.
Prior to work starting on site the access hereby
approved shall be formed to at least base course standard and the visibility
splays shall be cleared of all obstructions such that nothing shall disrupt
visibility from a point 1.05 metres above the access at point X to a point 0.6
metres above the public road carriageway at point Y. The final wearing surface
on the access shall be completed prior to the development first being brought
into use and the visibility splays shall be maintained clear of all
obstructions thereafter.
Reason: In the interests of road safety.
Note to Applicant:
4.
PP - Access Gradient
Notwithstanding the provisions of Condition 1, the gradient of the service bay / access road / driveway shall not exceed 1 in 20 within 5 metres of the edge of ... view the full minutes text for item 5
:
Report by Head of Development and Economic Growth
:
Additional documents:
Minutes:
The Planning Officer spoke to the terms of supplementary report number
1 which advised that the examination into the Argyll and Bute Proposed Local
Development Plan 2 (PLDP2) by the Scottish Government had now concluded and
that the Examination Report was a material consideration of significant
weight. The supplementary report
highlighted the PLDP2 policies relevant to this application and it was
concluded that in this case there was no significant material change of policy
between the Adopted Plan and the PLDP2.
The supplementary report also referred to a further representation
received from one of the objectors. The
Planning Officer also advised of a further representation received by an
original objector which related to the same subject as the late objection
referred to in the supplementary report regarding concerns about flooding and
drainage.
The Planning Officer advised that the most significant item in the
supplementary report was a request from the Applicant that determination of
this application be deferred to allow an opportunity for him to engage in
discussions with Council Officers and to prepare further details of a scheme of
commensurate off-site road improvements for assessment by Planning Officers in
consultation with Area Roads Engineers.
It was recommended that determination of this application be deferred
to allow an opportunity for the Applicant to prepare and submit further details
to demonstrate to the satisfaction of Council Officers that there were no constraints
to the implementation of an agreed scheme of commensurate off-site road
improvements.
Decision
The Committee agreed to defer determination of this application to allow an opportunity for the Applicant to prepare and submit further details to demonstrate to the satisfaction of Council Officers that there were no constraints to the implementation of an agreed scheme of commensurate off-site road improvements and noted that this would be reported back to the Committee at a future meeting.
(Reference: Report by Head of Development and Economic Growth dated 13 June 2023 and supplementary report number 1 dated 20 June 2023, submitted)
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