Issue - meetings

Report by Head of Development and Economic Growth

Before proceeding with his presentation, the Development Manager referred to a late representation received from Councillor Julie McKenzie who is one of the local Members for this Ward area.  He advised that Councillor McKenzie had noted her support for the Applicant and a request for Members to have the application determined at a pre-determination public hearing and he summarised her reasons for this. 

 

Reference was also made to an error within section F of Appendix B which referred to a meeting of the Connel Community Council on 9 May 2022.  It has since been noted that this was an independent meeting arranged by the Applicant.

 

The Development Manager then spoke to the terms of the report.  This proposal is seeking to secure planning permission for the erection of a café with incidental ‘drive-thru’ takeaway plus associated landscaping, including a viewpoint, seating, interpretive sign and play park.

 

In terms of the Settlement Strategy set out in the adopted Local Development Plan (LDP), the application site is situated within the defined Minor Settlement of Connel where Policies LDP STRAT 1 and LDP DM 1 might ordinarily be expected to give general encouragement to small scale development on appropriate sites subject to compliance with other relevant policies and Supplementary Guidance (SG). 

 

However, this site is within an Open Space Protection Area (OSPA) where Policy SG LDP REC/COM 2 does not permit development on an OSPA unless is satisfies one of the 5 criteria listed in Policy SG LDP REC/COM 2.  This OSPA provides visual amenity functions rather than recreation functions and accordingly it is not considered that the proposal development satisfies any of the 5 criteria set out in Policy SG LDP REC/COM 2.  The OSPA in this location helps preserve the open aspect of the land on the shore side of the road and along with it the public views.  The OSPA forms part of the wider network of OSPAs alongside Loch Etive that, together, provide the wider function of preserving the undeveloped aspect of the shore side of the road.

 

Whilst the potential economic and community benefit arising from the proposed development is noted, it is not considered that this is sufficient to set aside the detrimental impact that the proposed development will have on the open landscape character of the area and the primary function of the OSPA to protect this together with important public views of Loch Etive which give the settlement of Connel much of its unique character.

 

It was recommended that planning permission be refused for the reasons stated in the report.

 

Motion

 

To agree to refuse planning permission for the reasons detailed in the report.

 

Moved by Councillor Kieron Green, seconded by Councillor Luna Martin.

 

Amendment

 

To agree to hold a discretionary hearing for this application.

 

Moved by Councillor Audrey Forrest, seconded by Councillor John Armour.

 

A vote was taken by calling the roll.

 

Motion                                    Amendment

 

Councillor Green                 Councillor Armour

Councillor McCabe             Councillor Blair

Councillor Martin                 Councillor Brown

                                                Councillor Forrest

                                                Councillor Hardie

                                                Councillor Irvine

                                                Councillor Kain

                                                Councillor Kennedy

                                                Councillor Philand

                                                Councillor Wallace

 

The Amendment was carried by 10 votes to 3 and the Committee resolved accordingly.

 

Decision

 

The Committee agreed:

 

1.    to hold a discretionary pre-determination hearing on a Hybrid basis; and

 

2.    to hold an informal site visit in advance of this hearing.

 

(Reference: Report by Head of Development and Economic Growth dated 5 September 2023, submitted)