Agenda and minutes

Councillor Gordon Chalmers

Councillor Robin Currie

Councillor Vivien Dance

Councillor Mary-Jean Devon

Councillor David Kinniburgh

Councillor Bruce Marshall

There were no declarations of interest

Reports by Head of Planning and Regulatory Services

The Chairman welcomed everyone to the meeting and invited the Committee to introduce themselves.  Mr Iain Jackson, Governance & Law, outlined the procedures that would be followed during the hearing.  He then established who would be addressing the meeting. in respect of the Planning Authority, Applicant, Consultees, Supporters and Objectors.

The Chairman agreed that Mr Liversedge, having submitted a late letter of objection, be allowed to address the meeting at the appropriate time. He also agreed that Fiona Wylie, having submitted a late letter in support, be allowed to address the meeting at the appropriate time.

Planning Authority

Mrs Fiona Scott presented the application on behalf of the Head of Planning and Regulatory Services, advising the Committee that the application had been presented to the PPSL Committee on 15^th February 2011 and was continued to a hearing due to the number of representations received in the context of a small community.  She advised that the application is for erection of an agricultural shed incorporating a farm shop and café building and installation of a private sewerage treatment plant and soakaway. The site is adjacent to a fish farm and will be integrated into the landscape by trees. There have been no objections raised by Consultees other than the Community Council in regard to the water supply and the close proximity of the fish farm. She added that there is a suspensive planning condition covering water concerns. The site benefits from a locational need and will have no unacceptable impact on the landscape. She recommended that the Committee approve the planning application as a minor departure to Development Plan Policy RET4, subject to conditions appended to the report.

Applicant

Mr Reynolds, Agent for the applicants, said the previous application was to be served by a borehole therefore the proposals with the new water supply will reduce usage from the supply that serves the peninsula. 

Mrs Young, Applicant, said the main objections were around the water supply.  A successful borehold has been dug producing 40 litres per minute, and water sampling is being undertaken.  The borehole is approximately 35m above sea level and the current supply is approximately 63m away, separated by a deep gully with a stream – the supplies are on two separate hills separated by a burn and the borehole will not take water from the current supply.  The existing supply pipe is situated 30m east of the proposed building.  The site was chosen to separate male and female animals, and to give access to shelter and grazing.  The site utilises an area of very little use as there is better ground available for grazing and forage.   The trees surrounding the site will deaden the noise from the fish farm.  There are currently 3 people employed full time, and the café and shop will provide work for another 2 with extra workers being taken on to cover holiday changeovers.  Mrs Young urged the Committee to take this into account when making their decision.

Consultees

Kilninver & Kilmelford community Council: Mrs Mitchell said she was speaking for Kames residents who had raised very real concerns over their water supply.  She had earlier heard contradicting and confusing reports on the water supply.  She said it was unfortunate that the applicants hadn’t attended Community Council meetings to discuss their application.  The community basically supported the farm shop, café, etc., but their concerns over the water supply are serious as a strain will be put on the water supply.  She added that a proper hydrology report should have been made available or SEPA should have been in attendance at the meeting.

Roads: Mr Heron said the proposal is acceptable and complies with road safety policies ensuring that a service bay at the end of the access and passing places be installed, adding that the access would be much safer than at present.

Paul Reynolds, Environmental Health, reiterated concerns raised in regard to the water supply.  A report has been submitted, but not a full report as required.  He wanted confirmation that other users would not be disadvantaged.

Supporters

Mrs Fiona Wylie spoke in support of the application on the basis that it would bring much needed employment to the area and boost the local economy, some local contractors had already been used on the site and it would attract tourists which in turn will benefit the local retail outlets and restaurants. She suggested that an attractive feature of the proposed site is the open pasture between the A816 and the house and steadings and the location of the proposed new buildings would preserve this vista. She urged the Committee to approve the application.

Objectors

Mr Christopher Liversedge, Objector, introduced himself as a retired architect.  He raised concerns in regard to the borehole, asking how long it would take for the water level to recover in periods of drought.  He asked whether an analysis of the soil had been taken as there may be soil migration from clay.  He added that when the water level is lowered it has an effect on the land above therefore affecting other people’s water supply.  A reservation tank should be included to assist extraction during drought. 

Mr Loughray, Objector, said he shared concerns with other residents that water had not been taken into account on the application.  He objected because according to the application form no water was required for this building.  He recognises that farms have to diversify and has no objection to this as it helps rural areas and tourism.  He objected to the water supply issue as it will have a devastating effect on others, stating that to ensure sustainable development, the planning office have a duty to assess the cumulative impact on others.   He added that Kames Farm has previously had a lack of water. This is drawn from the same catchment area and is a limited resource.  The farm and development will have first call on available water therefore others will be adversely affected.  Polytunnels, farm shop, café and holiday cottages  ...  view the full minutes text for item 3.