Issue - meetings

Report by Head of Planning and Regulatory Services

The Chair welcomed everyone to the meeting and introductions were made. 

Mr Charles Reppke, Head of Governance and Law outlined the hearing procedure and invited anyone who wished to speak at the meeting to identify themselves.  It was noted that there were no Supporters or Statutory Consultees wishing to speak.

Members queried the late supplementary report issued by Planning Officers and expressed their concerns about receiving it so late.  Mr Ross McLaughlin, Development Manager, explained the reasons for this, advising that the submission of a recent application made by Morrison’s had only been received on Friday and, as this may have a bearing on the proposal from National Grid, Officers needed time to review the submission and draw up a report for Members.

The Chair ruled and the Committee agreed to adjourn the Hearing at 10.15 am to allow Members the opportunity to read the tabled supplementary report number 2.

The Hearing reconvened at 10.30 am and the Chair invited the Planning Department to set out their recommendations.

PLANNING AUTHORITY

Mr McLaughlin spoke to the terms of his report and referred to supplementary planning report number 2 which had been tabled at the meeting.  This report referred to a late letter of objection, suggested amended conditions, confirmed submission of a marginally altered layout plan following a pre hearing meeting and updated the Committee on the submission of a recent application made by Morrison’s that may have a bearing on the proposal.

Mr McLaughlin advised that the Committee were being asked to consider an application for development of a site which lies within the ‘Main Town’ settlement of Dunoon and within the ‘Edge of Town Centre’ zone as defined in the ‘Argyll and Bute Local Plan’, August 2009.   The application site also lies within Area for Action AFA 2/2 as identified in the ‘Argyll and Bute Local Plan’.   While this ‘brownfield’ site lies outwith the identified Dunoon Town Centre which is identified as the preferred location for new retail investment, it is located within the defined ‘Edge of Town Centre’ zone, which, in the absence of suitable town centre sites, it is the next sequentially preferred location for retail development.  He referred to various slides showing the layout of the site, the Milton Burn, residential properties and the Council depot.  He made reference to the earlier site visit and showed photographs of the site indicating the proposed location of traffic lights at the Hamilton Street/Argyll Street junction, the existing access to the site, the proposed new access to the site, and the vacant ‘brownfield’ site with limited vegetation and interest on it.  He advised that the application was for planning permission in principle but that a degree of detail had been supplied by the Applicant.  He referred to the site plan and highlighted the proposed access to the site, car parking area, landscaping, service lay-by and bus lay-by.  He referred to the gross floor area of the proposed food store being 3,200 m sq.  He referred to there being no objections being raised by statutory consultees and that any issues of concern where being addressed through planning conditions.  He advised that 1 letter of support had been received along with 73 objections.  He advised that the substantial majority of objection was from CWP.  He advised that no traders within Dunoon had submitted a unified objection to the proposal.  He referred to the table contained within supplementary planning report no 2 and advised that the convenience impact on town centre for National Grid should read 15.2% and not 20.5%.  He advised that in principle National Grid have confirmed that they shall provide planning gain for the town centre but that a figure had still to be agreed.  It was expected to be a least £100,000 and that this had still to be considered at a National Grid Board meeting.  He advised that the sequential test favoured the National Grid site and that SEPA and Planners had no reason to refuse the application.  He advised that Officers retained the position that approval of the National Grid application would promote the use of a prominent vacant ‘brownfield’ site within a sequentially preferable site within an ‘Edge of Town Centre’ location.  Whilst the expected impact of trade diversion from town centre convenience and comparison outlets is estimated to be in the order of 9.5% this would be offset by its edge of centre location within walking distance of the town centre and the potential to create more linked trips.  This and a developer contribution to fund improvements in the Dunoon Town Centre would mitigate any perceived impact on the existing town centre and recommended approval of the application as a ‘minor departure’ to development plan policy subject to the planning conditions listed in the supplementary planning report number 2 and a section 75 agreement to address an appropriate developer contribution to mitigate a potential adverse impact on Dunoon town centre.

APPLICANT

Mr Fraser Littlejohn of Montagu Evans, Planning Consultants, spoke on behalf of the Applicant and introduced other consultants who would provide further information on transportation matters, flooding matters and the retail food store proposal.

Mr Littlejohn advised that his client fully supported the recommendations of the Planners and advised that all issues that have been raised have been resolved and referred to a suite of documentation that has been submitted along with the application.  He advised that the Council and statutory consultees have responded favourably to the proposal and that the development was considered a ‘minor departure’ to part D of Policy LP RET 1 of the Argyll and Bute Local Plan.  He advised that the proposal was for a modern, medium sized supermarket and that the range of food offered would be similar to that proposed by CWP and advised that the non food floor area size was the only difference in floor area size to the proposal by CWP.  He made reference to the potential for linked trips into the town centre and advised that  ...  view the full minutes text for item 3