Agenda item

Report by Head of Development and Economic Growth

The Planning Officer spoke to the terms of supplementary report number 5 and also drew Members’ attention to the main report of handling and supplementary reports numbered 1, 2, 3 and 4.

 

At the PPSL Committee on 23 November 2022 it was agreed to continue consideration of this application and instruct Officers to make arrangements for the Committee to accompany Planning and Roads Officers on a site visit which subsequently took place on 12 January 2023.

 

The Committee agreed to postpone determination of the application at their meeting on 18 January 2023, pending the submission of further drawings from the Applicant, which were received on 6 February 2023.

 

The Committee agreed to postpone determination of the application at their meeting on 15 February 2023 to allow time for the Roads Officer to respond to the revised drawings submitted by the Applicant and for policy National Planning Framework 4 (NPF 4) to be applied to the application following its adoption on 13 February 2023.

 

There are a range of policies within NPF 4 that cover all developments however, as the principle of this development has been established under the previous consent (ref: 20/01150/PP), this application solely relates to the variation/omission of roads conditions relative to planning permission 20/01150/PP.  As such, Officers have only addressed the policies of NPF 4 which relate to this aspect.  In this instance the key relevant policy is policy 13(G) Sustainable Transport.  This policy is strongly aligned with current Local Development Plan Policies LDP 11 and SG TRAN 4.  Based on this, it is considered that NPF 4 supports the current policy assessment and as such the current recommendation stands.

 

The additional revised drawings submitted by the Applicant were considered and commented on by Officers and did not alter the recommendation contained in the main report of handling dated 8 November 2022, namely that the application be granted subject to the conditions, reasons and informative notes contained in the report of handling.

 

Decision

 

The Committee agreed to grant planning permission subject to the following conditions, reasons and informative note:

 

1.    PP - Approved Details & Standard Notes – Non EIA Development

 

The development shall be implemented in accordance with the details specified on the application form dated 20/12/2021 and, the original approved drawings from application ref; 20/01150/PP listed in the table below and the related amendment approved under this unless the prior written approval of the planning authority is obtained for an amendment to the approved details under Section 64 of the Town and Country Planning (Scotland) Act 1997.

 

 

Plan Title.	Plan Ref. No.	Version	Date Received
Location Plan	1 of 14	A	02.02.2020
Site Photographs Sheet 1	2 of 14	A	02.02.2020
Site Photographs Sheet 2	3 of 14	C	02.02.2020
Site Photographs Sheet 3	4 of 14	-	02.02.2020
Site Photographs Sheet 4	5 of 14	-	02.02.2020
Site Plan/Roof Plan as Proposed	6 of 14	C	02.02.2020
Floor Plans as Proposed	7 of 14	A	02.02.2020
North and West Elevations as Proposed	8 of 14	B	02.02.2020
South and East Elevations as Proposed	9 of 14	B	02.02.2020
Cross Section X X as Proposed	10 of 14	-	02.02.2020
Proposed Landscape and Planting Layout Plan	11 of 14	-	02.02.2020
Topographic Survey	12 of 14	-	02.02.2020
Arboricultural Report	13 of 14	-	02.02.2020
Design and Access Statement 2020	14 of 14	-	02.02.2020

 

Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details.

 

2.    Notwithstanding the effect of Condition 1; Prior to the commencement of development the developer shall submit written evidence to the Planning Authority that an agreement with Scottish Water is in place for the connection of the proposed development to the public water supply.

 

Reason: In the interests of public health and to ensure the availability of an adequate water supply to serve the proposed development.

 

3.    Notwithstanding the effect of Condition 1; the following improvement works to the access road are required:

 

a)    The provision of a 3.5 metre adopted road between A814 and the entrance dwellings.

 

b)    Passing places at a maximum of 100 metre spacing’s should be provided as per Operational Services Drg No SD 08/003 rev a.

 

Full details of these proposed road improvements at Ferry Road shall be submitted to and agreed in writing with the Planning Authority in consultation with the Council’s Road Network Manager prior to works commencing on site. Thereafter the improvements shall be completed and in place before the dwellinghouse hereby approved shall be completed or brought into use.

 

Reason: In the interest of road safety and in accordance with the Councils 'Roads Guidance for Developers'.

 

4.    Notwithstanding the effect of Condition 1; In accordance with ‘Roads Guidance For Developers’ a sightline visibility splay of 2.4 x 25 x 1.05 metres at the driveway access with Ferry Road. Prior to work starting on site this visibility splay shall be cleared of all obstructions over one metre in height above the level of the adjoining carriageway and thereafter shall be maintained clear of all obstructions over one metre in height to the satisfaction of the Planning Authority.

 

Reason: In the interest of road safety and in accordance with the Council’s 'Roads Guidance for Developers'.

 

5.    Notwithstanding the effect of Condition 1; The private access to the dwelling house should be constructed as per Drg SD 08/002.

 

Reason: In the interest of road safety and in accordance with the Council’s Roads Guidance for Developers'.

 

6.    Notwithstanding the effect of Condition 1; Prior to construction of the dwelling house, the private access shall be surfaced with bituminous material (or other approved hard material) for a distance of 5m from the edge of the carriageway and graded to prevent the discharge of water/materials onto the public road.

 

Reason: In the interest of road safety and in accordance with the Council’s 'Roads Guidance for Developers'.

 

7.    Notwithstanding the effect of Condition 1; The gradient of the private accesses will not exceed 5% for the first 5 metres and no more than 12.5% over the remainder of the access. Details of this shall be submitted to and approved in writing by the Planning Authority prior to works starting on site.

 

Reason: In the interest of road safety and in accordance with the Council’s 'Roads Guidance for Developers'.

 

8.    Notwithstanding the effect of Condition 1; Prior to work starting on site full details of 2 No. parking spaces to be provided within the curtilage of the dwellinghouse shall be submitted to and approved in writing by the Planning Authority. Thereafter the required car parking spaces shall be fully implemented prior to the occupation of the dwellinghouse.

 

Reason: In the interest of road safety and in accordance with the Council’s 'Roads Guidance for Developers'.

 

9.    Notwithstanding the effect of Condition 1; Samples of the proposed materials to be used for the external walls and roof of the development hereby granted consent shall be submitted to and approved in writing by the Planning Authority prior to any work starting on site.

 

Reason: In the interests of visual amenity and in order to integrate the proposal with its surroundings.

 

NOTE TO APPLICANT

 

The proposed road improvements to the existing private road to bring it to an adoptable standard will require the submission of an application for a roads construction consent. After subsequent Approval a finance security road bond will be required to be lodged before any works commence on site.

 

(Reference: Report by Head of Development and Economic Growth dated 8 November 2022, supplementary report number 1 dated 22 November 2022, supplementary report number 2 dated 10 January 2023, supplementary report number 3 dated 16 January 2023, supplementary report number 4 dated 8 February 2023 and supplementary report number 5 dated 14 March 2023, submitted)