Report by Head of Development and Economic Growth
Minutes:
The
Planning Officer spoke to the terms of the report. This planning application
seeks to secure planning permission in principle for the erection of a
dwellinghouse at land north of Lynburn, Rowan Road,
Oban and the formation of a vehicular access. The application has been
submitted with indicative details of the footprint of the dwelling and its
siting within the plot.
It was
recommended that planning permission in principle be granted subject to the
satisfactory conclusion of a section 75 agreement, and the conditions and
reasons detailed in the report of handling.
Decision
The
Committee agreed to grant planning permission in principle subject to the
satisfactory conclusion of a section 75 agreement, and the following conditions
and reasons:
Standard
Time Limit Condition (as defined by Regulation) Standard
Condition on Soil Management During Construction |
|||||||||||||||||||||||||
|
|||||||||||||||||||||||||
Additional
Conditions |
|||||||||||||||||||||||||
|
|
||||||||||||||||||||||||
1. |
PPP
– Matters Requiring AMSC Submission Plans
and particulars of the matters specified in Conditions 3, 4, 5, 7, 8 and 9
below shall be submitted by way of application(s)
for Approval of Matters Specified in Conditions in accordance with the
timescales and other limitations in Section 59 of the Town and Country
Planning (Scotland) Act 1997 as amended. Thereafter the development shall be
completed wholly in accordance with the approved details. Reason:
In accordance with Section 59 of the Town and Country Planning (Scotland) Act
1997 (as amended). |
||||||||||||||||||||||||
|
|
||||||||||||||||||||||||
2. |
PPP
- Approved Details The
development shall be implemented in accordance with the details specified on
the application form dated 30.09.2022 supporting information and, the
approved drawings listed in the table below.
Reason:
To accord with Regulation 28 of the Town and Country Planning (Development
Management Procedure) (Scotland) Regulations 2013. |
||||||||||||||||||||||||
|
|
||||||||||||||||||||||||
3. |
Timescale to be Agreed for Completion Pursuant to condition 1 - no development shall commence until details
of the proposed timescale for completion of the approved development have
been submitted to and approved by the Planning Authority. Thereafter, the
development shall be implemented in accordance with the duly approved
timescale for completion unless an alternative timescale for completion is
otherwise agreed in writing with the Planning Authority. Reason: In order to comply with the requirements of NPF4 Policy 16F. |
||||||||||||||||||||||||
|
|
||||||||||||||||||||||||
4. |
Vehicular
Access, Parking and Turning Pursuant
to Condition 1 – no development shall commence until plans and particulars of
the means of vehicular access and parking/turning arrangements to serve the
development have been submitted to and approved by the Planning Authority.
Such details shall incorporate: i)
The
upgrade of the existing access at the connection with the public road in
accordance with the Council’s Roads Standard Detail Drawing SD08/002a with
visibility splays measuring 2.4 metres to point X by 25 metres to point Y; ii)
The
provision of a parking and turning area in accordance with the requirements
of Policy LDP 11 and Supplementary Guidance SG LDP TRAN 6 of the adopted
‘Argyll and Bute Local Development Plan’ 2015; iii)
The
provision of a footway to be provided over the total length of the private
road; iv)
A road
carriageway with a minimum width of 3 metres; v)
The
provision of passing places in accordance with Operational Services Drawing
08/003a at locations approximately 50m, 90m and 180m from the junction with
the public road; vi)
The
provision of a turning head in accordance with Figure 18 of The Roads
Development Guide to be provided at the location where the private road
separates to serve the dwellings leading to ‘Toriskay’
and the dwellings leading to ‘High Acres’ / ‘Rowan Hill’, with a bin storage
area to the rear of the turning head; vii)
The
provision of street lighting ducting to be installed from the junction with
the public road to the location where the private road separates to serve the
dwellings leading to ‘Toriskay’ and the dwellings
leading to ‘High Acres’ / ‘Rowan Hill’; Prior
to work starting on site, the approved scheme of works shall be completed,
and the visibility splays shall be cleared of all obstructions such that
nothing shall disrupt visibility from a point 0.6m above the road carriageway
at point Y and the visibility splays shall be maintained clear of all
obstructions thereafter. Reason:
In the interests of road safety. Note
to applicant:
|
||||||||||||||||||||||||
|
|
||||||||||||||||||||||||
5. |
PPP
– Availability of Connection to Public Water Supply Pursuant to Condition 1 - no development shall commence on site until
authorisation has been given by Scottish Water for connection to the public
water supply. Confirmation of authorisation to connect shall be provided in
writing to the Planning Authority before commencement of development. Reason: To ensure that the development is adequately served by a
public water supply. Note to Applicant: · In the event that a public water supply
connection cannot be obtained an alternative private water supply would
constitute a material amendment requiring the submission of a further
planning application. |
||||||||||||||||||||||||
|
|
||||||||||||||||||||||||
6. |
Sustainable
Drainage System Notwithstanding
the provisions of Condition 2, the development shall incorporate a surface
water drainage system which is consistent with the principles of Sustainable
urban Drainage Systems (SuDS) compliant with the
guidance set out in CIRIA’s SuDS Manual C753. The
requisite surface water drainage shall be operational prior to the
development being brought into use and shall be maintained as such
thereafter. Reason: To ensure the provision of an adequate
surface water drainage system and to prevent flooding. Note
to Applicant: · Further advice on SuDS
can be found in SEPA’s Standing Advice for Small Scale Development – www.sepa.org.uk . |
||||||||||||||||||||||||
|
|
||||||||||||||||||||||||
7. |
Design
and Finishes Pursuant to Condition 1 – no
development shall commence until plans
and particulars of the site layout, design and external finishes of the
dwellinghouse has been submitted to and approved by the Planning Authority.
These details shall incorporate:
i)
A
statement addressing the Action Checklist for developing design contained
within the Argyll and Bute Sustainable Design Guide 2006;
ii)
A
statement addressing how the proposed development has been designed to be consistent
with the six qualities of successful places, as defined within Policy 14 of
NPF4;
iii)
Local
vernacular design;
iv)
Maximum
of one and three quarter storey in design;
v)
Rectangular
footprint with traditional gable ends;
vi)
Symmetrically
pitched roof angled between 35 and 42 degrees finished in natural slate or
good quality artificial slate;
vii)
External
walls finished in white wet dash roughcast, white smooth render, natural
stone, timber cladding or a mixture of these finishes; viii)
Details
of finished ground floor levels relative to an identifiable fixed datum
located outwith the application site, along with
details of the existing and proposed site levels shown in the form of section
drawings, contour plans, site level surveys, or a combination of these;
ix)
Windows
with a vertical emphasis; and
x)
Details
of an area within the application site for the placement of refuse/recycling
bins. Reason:
To accord with Section 59 of the Town and Country Planning (Scotland) Act
1997 as amended, and in order to integrate the proposed dwellinghouse with
its surroundings. |
||||||||||||||||||||||||
|
|
||||||||||||||||||||||||
8. |
Landscaping
and Biodiversity Enhancement Pursuant to Condition 1 - no development
shall commence until a scheme of boundary treatment, surface treatment and
landscaping has been submitted to and approved by the Planning Authority. The
scheme shall include details of: i)
Location, design and materials of proposed walls, fences and gates; ii)
Surface treatment of proposed means of access and hardstanding areas; iii)
Any proposed re-contouring of the site by means of existing and
proposed ground levels; iv)
Proposed hard and soft landscape works; and v)
A biodiversity statement demonstrating how the proposal will
contribute to conservation/restoration/enhancement of biodiversity, and how
these benefits will be maintained for the lifetime of the development. The development shall not be occupied
until such time as the physical biodiversity enhancement measures (bird
nesting boxes, ‘swift bricks’, wildlife ponds, bat and insect boxes, hedgehog
homes etc), the boundary treatment, surface treatment and any re-contouring
works have been completed in accordance with the duly approved scheme. All biodiversity enhancement measures
consisting of new or enhanced planting shall be undertaken either in
accordance with the approved scheme of implementation or within the next available
planting season following the development first being brought into use. All of the hard and soft landscaping
works shall be carried out in accordance with the approved scheme during the
first planting season following the commencement of the development, unless
otherwise agreed in writing by the Planning Authority. The biodiversity statement should
refer to Developing with
Nature guidance | NatureScot as appropriate. Reason: To assist with the integration of the proposal with its
surroundings in the interest of amenity. |
||||||||||||||||||||||||
|
|
||||||||||||||||||||||||
9. |
Pre-commencement
Survey Pursuant
to Condition 1 - no development or other work shall be carried out on the
site until a pre-commencement survey for the presence of nesting birds has
been carried out by an appropriately qualified person and has been submitted
for the written approval of the Planning Authority. In circumstances where
species of interest are identified as being present, or at risk from
construction works, the survey shall further provide suggested avoidance and
or mitigation measures, including timing constraints, to address such
presence or risk. The development shall be implemented in accordance with the
measures identified in the duly approved scheme. Reason:
In order to establish that the circumstances of the site have not changed
significantly between approval and implementation of the development for the
purpose of protecting natural heritage assets in the interest of nature
conservation. |
||||||||||||||||||||||||
|
(Reference: Report by Head of
Development and Economic Growth dated 9 February 2024, submitted) |
Supporting documents: