Issue - meetings

L AND A MACKAY LTD: SITE FOR THE ERECTION OF 2 DWELLINGHOUSES: LAND WEST OF LOCHVIEW, ARDFERN (REF: 11/02560/PPP)

Meeting: 18/04/2012 - Planning, Protective Services and Licensing Committee (Item 5)

5 MRS P MACKAY: SITE FOR THE ERECTION OF 2 DWELLINGHOUSES: LAND WEST OF LOCHVIEW, ARDFERN (REF: 11/02560/PPP) pdf icon PDF 69 KB

Report by Head of Planning and Regulatory Services

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Additional documents:

Minutes:

The Principal Planning Officer spoke to the terms of the report and to supplementary planning report number 1.  This application was continued from the last meeting in order to afford the Applicants the opportunity to prepare an amended illustrative layout in an attempt to overcome some of the policy impediments to the proposal, and to allow Members an opportunity to give consideration as to whether an amended Area Capacity Evaluation (ACE) should be brought forward as justification for any prospective motion in support of the development.  The Principal Planning Officer referred to the detail of the ACE prepared by Planning Officers and advised that the first task for the Committee was to determine the details of this.  Councillor Colville presented an amendment to the ACE which was unanimously approved by Members.

 

The Committee then went on to consider the detail of the application.  The Principal Planning Officer referred to the original submission and advised that the Roads Engineer raised no objections subject to access improvements.  He advised that Craignish Community Council had objected on the grounds that the proposal was contrary to Local Plan Policy and the recently completed and approved Community Plan which will feed into the Local Plan.  He advised that the Applicants had prepared an amended illustrative site layout giving due cognisance to the presence of the Rural Opportunity Area (ROA) boundary.  The amended plan has confirmed that it would be possible to contain both dwellings and their access arrangements within the confines of the ROA and as a consequence it is sufficient to overcome recommended reason for refusal number 1 in the main report, insofar as appropriate conditions could render any enclosure of garden ground outwith the ROA as de minimus.  However, at the time of writing the supplementary report, the retention of two dwellings and their repositioning as suggested did not overcome recommended reason for refusal number 2 which was founded around the conclusions of the Council’s Landscape Capacity Study and the findings of the ACE prepared subsequently by Officers.  In view of the Committee’s decision to approve an alternative ACE this 2nd reason for refusal was now undermined.  The Principal Planning Officer recommended that if the Committee were minded to approve the planning application conditions should be agreed limiting the position, scale and permitted development rights of plot 2.

 

Decision

 

The Committee agreed:-

 

1.        That the ACE assessment is acceptable subject to the deletion of the section in the planning report around the assessment of capacity to absorb development and that the ACE assessment be concluded as set out in the Appendix to this Minute;

 

2.        In light of the ACE assessment that the application be approved on the basis of the ACE assessment demonstrating that the development is compatible with planning policy and as such can be absorbed into the landscape with no detrimental impact given the analysis contained within the ACE critique;

 

3.        That it be delegated to the Head of Planning and Regulatory Services in consultation with the Chair and Vice Chair of the Planning, Protective Services and Licensing Committee and Councillor Rory Colville to finalise appropriate conditions and reasons to be attached to the planning consent; and

 

4.        Noted that approval of this planning application exhausts opportunities for further development in this ACE compartment.

 

(Reference: Report by Head of Planning and Regulatory Services dated 6 March 2012 and supplementary report number dated 12 April 2012, submitted)

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Meeting: 21/03/2012 - Planning, Protective Services and Licensing Committee (Item 12)

12 MRS P MACKAY: SITE FOR THE ERECTION OF 2 DWELLINGHOUSES: LAND WEST OF LOCHVIEW, ARDFERN (REF: 11/02560/PPP) pdf icon PDF 139 KB

Report by Head of Planning and Regulatory Services

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Additional documents:

Minutes:

The Principal Planning Officer spoke to the terms of the report advising that this was for planning permission in principle for a site for the erection of two dwellinghouses.  Whilst the site is predominantly located within a ‘rural opportunity area’ the identified site straddles the boundary with adjoining ‘countryside around settlement’ and in this respect the proposal is considered to be ‘open countryside’ development.  The portion of the application site which is located within ‘rural opportunity area’ is also not without issue as the development is situation within the wider Knapdale/Melfort ‘Area of Panoramic Quality’ and as such the proposal requires to be considered against the recommendations of the Council’s Landscape Capacity Study for Mid Argyll and Inveraray.  The Applicant has submitted their own Landscape Capacity Study in support of the proposal.  An Area Capacity Evaluation has been triggered to look more closely at the issue of capacity in light of the previous grants of planning permission and it is recommended that this be adopted as a material consideration in the determination of this application and any future application within the defined area of common landscape character. Whilst the ACE does identify very limited potential for an additional dwelling, it does not concur with the recommendations of the Applicant’s Landscape Capacity Study and finds that the current proposal would not only result in the overdevelopment to this loose cluster of development in the countryside, but is also likely to intrude significantly and incongruously within the indentified key views both into and out of the ACE compartment.  In this respect it is considered that the proposal will have a significant adverse impact upon the Knapdale/Melfort Area of Panoramic Quality and as such is contrary to the provisions of STRAT DC 4, STRAT DC 8, LP ENV 10 and LP ENV 1 and it is recommended that this application for planning permission in principle be refused for the reasons set out in the report.

 

Decision

 

1.        Agreed to continue consideration of this application to the next meeting and to ask the Applicant to investigate the possibility of amending the layout to bring all the physical elements of the proposal into the ‘rural opportunity area’ boundary;  and

 

2.        Agreed that Members how they might justify that more than one additional house could be accommodated within the boundary of the Area Capacity Evaluation (ACE) and to amend the ACE accordingly.

 

(Reference: Report by Head of Planning and Regulatory Services dated 6 March 2012, submitted)

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