Agenda and minutes

Apologies for absence were intimated from Councillors Robin Currie, Alistair MacDougall and Robert G MacIntyre.

There were no declarations of interest.

Report by Head of Planning and Regulatory Services

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

Charles Reppke, Head of Governance and Law, outlined the hearing procedure that would be followed and invited anyone who wished to speak at the meeting to identify themselves.  Once that process had been completed the Chair invited the Planning Officer to set out his recommendations.

PLANNING

Stephen Fair presented the case on behalf of the Head of Planning and Regulatory Services.  He advised that this application had been submitted jointly by West Highland Housing Association and Arcade Building Services Limited and that the proposal was for a roundabout on the A85 south of Dunbeg and associated alterations to the existing footpaths and provision of a footpath/cycle path on the former carriageway.  He advised that the proposal comprises a four arm roundabout located south of Dunbeg and close to the halfway filling station and Pennyfuir Cottage.  He referred to several photographs showing the viewpoints of the existing A85 at that location.  He also referred to plans giving an overview of the development proposal showing the four arm roundabout, Pennyfuir Cottage and the existing A85.   He advised that in terms of planning policy the roundabout was a key piece of infrastructure to enable access to future developments designated in the Local Plan Development Road Action 5/1.  He advised that the adjacent land included a business allocation, several housing allocations and a leisure allocation.  He highlighted on presentation slides the existing junction at Kirk Road leading down to Dunbeg and the SAMS complex and advised that consent had been granted for 50 housing units in this area.  He also highlighted the second means of access into Dunbeg shown in the Local Plan.  In terms of the Local Plan, he advised that the site was partially within the ‘Countryside Around Settlement’ zone which was highlighted in yellow on an extract from the Local Plan.  He also pointed out the Potential Development Area (PDA) Allocation at Tom Liath and a lower lying PDA alongside the allocation for recreational uses.  He referred to Section C of the report of handling which detailed the planning history of the site.  He advised that there was nothing in terms of the existing site but there were some developments nearby which were detailed in the report including approval for an additional house within the grounds of Pennyfuir Cottage.  He referred to the forthcoming Local Development Plan currently out for consultation until 29 April 2013 which maintained and slightly adapted a number of the Allocations.  He advised that the proposed new Development Plan was not a material consideration at this time and was simply for Members to note.  Mr Fair went on to refer to a number of further photographs showing views of the site from the existing cycle path; views of the bend itself on the A85; views of Pennyfuir Cottage further round the bend; and views beyond the bend looking south.  He referred to Section D of the report which highlighted responses received from Statutory Consultees and advised that no objections were received from Scottish Water, the Council’s Transport Planner and the Council’s Area Roads Engineer and that no objections subject to conditions were received from Environmental Health and Transport Scotland.  He advised that an objection had been raised by Dunbeg Community Council on the basis of road safety, lack of pre application consultation, alleged differences from Local Plan position, future potential movement of the roundabout position and traffic management at Kirk Road.  He advised that 63 individual objections had been received and 1 letter of representation.  He advised that in addition to those listed in the report of handling one additional objection had been received from Fiona McCormack which raised the same issues as other objectors.  He also advised of a letter of representation received from Donald McNeill requesting that the roundabout ensure ease of passage for cyclists.  He referred to and listed the issues raised by objectors which were summarised at section F of the report of handling.  He advised that in terms of the Policy position this was a significant development for Dunbeg including the Development Road and the requirement for a second access into Dunbeg which was critical to facilitate development allocations on either side of the trunk road.  He advised that the proposal has been thoroughly scrutinised and accords with the existing Development Plan and is supported by Statutory Consultees.  He advised that the objections received from 63 members of the public and Dunbeg Community Council were appraised and that some of these were shared by Planning but were deemed appropriately covered by conditions.  In summary, he advised that the proposal was a key piece of infrastructure to unlock existing land allocations to develop housing needs, business sites and leisure facilities.  He recommended that planning permission be granted subject to the conditions detailed in the report of handling.

APPLICANT

Gregor Cameron advised that he was representing West Highland Housing Association and was accompanied by Alex Dobbie who was representing Arcade Building Services Limited.  He advised that the application was submitted jointly by both organisations due to either ownership or control of land by each party.  He advised that a number of discussions and meetings had taken place relative to the land north and south of the site to which the roundabout will serve.  He advised that the current Local Plan highlighted development through the Dunbeg corridor and south and that the Tom Liath roundabout would enable allocations to be fully developed.  He advised that without this roundabout these allocations would not be able to be developed.  He advised that the location and design of the proposed roundabout was selected through discussions with the Council, Transport Scotland and through the Local Plan process.  He referred to a Stage 1 Safety Audit which had been carried out.  He advised that prior to the application being lodged both applicants had visited the owners of the neighbouring cottage and had also notified the owner of the filling station.  He advised that once the application was submitted  ...  view the full minutes text for item 3.