Agenda item

Report by Head of Development and Economic Growth

The Planning Officer spoke to the terms of the report.  The application is seeking to secure planning permission for the erection of 6 dwellinghouses, the formation of a private access track and the installation of 2 septic tanks and soakaways.  The principle of residential development on this site has been established by the adopted LDP2 which identifies the site as a Housing Allocation (H4017) allocated for development with 50 units with a 25% affordability requirement.

 

A total of 18 objections and one representation has been received.

 

The proposed small scale housing development is considered to be consistent with the provisions of the adopted National Planning Framework 4 and Local Development Plan 2 with the issues raised by third parties not considered to raise material considerations of sufficient significance to withhold planning permission.

 

It was recommended that planning permission be granted subject to the conditions and reasons detailed in the report.

 

Decision

 

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

 

Standard Time Limit Condition (as defined by Regulation)

 

Standard Condition on Soil Management During Construction

 

Additional Conditions

 

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 15/12/23, supporting information and, the approved drawings listed in the table below 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
Pre-Development Surface Water Run Off Layout	0460-C-0004	P01	08/04/24
Post-Development Surface Water Run Off Layout	0460-C-0005	P01	08/04/24
Proposed Below Ground Drainage Layout	0460-C-0032	P03	08/05/24
Location Plan	5021-02-301	B	19/12/23
Site Plan	5021-02-302	B	19/12/23
GF Plan HT01	5021-03-301	B	19/12/23
GF Plan HT01H	5021-03-301H	B	19/12/23
FF Plan HT01	5021-03-302	B	19/12/23
FF Plan HT01 Handed	5021-03-302H	B	19/12/23
GF Plan HT03	5021-03-305	B	19/12/23
GF Plan HT03 Handed	5021-03-305H	B	19/12/23
FF Plan HT03	5021-03-306	B	19/12/23
FF Plan HT03 Handed	5021-03-306H	B	19/12/23
Elevations HT01	5021-04-301	B	19/12/23
Elevations HT01 Handed	5021-04-301H	B	19/12/23
Colour Options HT01	5021-04-302	B	19/12/23
Elevations HT03	5021-04-305	B	19/12/23
Elevations HT03 Handed	5021-04-305H	B	19/12/23
Colour Options HT03	5021-04-306	B	19/12/23
Site Sections 01	5021-05-301	B	19/12/23
Site Sections 02	5021-05-302	B	19/12/23
Drainage, SUDS and Surface Water Management Plan – 49 Pages			21/03/24
Flood Risk Assessment – 39 Pages			12/02/24
Greenfield Run Off			08/04/24
Percolation Tests – 4 Pages			08/05/24
Supporting Statement – 15 Pages			18/12/23
Surface Water Network (Land Drainage) – 13 Pages			08/04/24
Surface Water Network (Soakaway) – 5 Pages			08/04/24
TN06 – Sustainability Checklist – 7 Pages			18/12/23
TN07 – Sustainable Buildings Checklist – 4 Pages			18/12/23

 

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

 

Note to Applicant

 

Regard should be had to Scottish Water and the Oban and District Access Panel comments in relation to the proposed development, details of which are available to view via the Public Access section of the Council’s website.

 

2.     PP – Vehicular Access

 

No development shall commence until plans and particulars of the means of vehicular access to serve the development have been submitted to and approved by the Planning Authority in consultation with the Roads Authority. Such details shall incorporate:  

 

                 i.          Upgrade of the existing access at its junction with the B845 comprising a kerb radius of 6 metres and provision of a 2 metre footway at the north west side of the access road;

                ii.          Visibility splays measuring 2.4 metres to point X by 75 metres to point Y from the centre line of the junction;

              iii.          Details of speed calming measures (speed cushions) within the development road at locations to be agreed with the Roads Authority;

              iv.          Details of a passing place approximately midway on the private access road serving Plots 3-04, 3-05 and 3-06;

               v.          Details of a 2 metre level service strip for pedestrian refuge along the extent of the new private access roads;

              vi.          Details of a turning head to Figure 18 of The National Development Guide at the end of the private access road serving Plots 3-04, 3-05  and 3-06;

            vii.          Details of a bin storage area at a point next to the private access road serving Plots 3-01 and 3-02.

 

Prior to work starting on site, the approved scheme of works in respect of junction upgrade shall be formed to at least base course standard and the visibility splays shall be cleared of all obstructions such that nothing shall disrupt visibility from a point 1.05 metres above the junction at point X to a point 0.6 metres above the public road carriageway at point Y. The final wearing surface on the access shall be completed prior to the development first being brought into use and the visibility splays shall be maintained clear of all obstructions thereafter.

 

The approved speed calming measures, passing place, service strips, turning head and bin storage area shall be implemented in full prior to the development first being occupied to the satisfaction of the Roads Authority.

 

Reason: In the interests of road safety.

 

Note to Applicant

 

·    A Road Opening Permit under the Roads (Scotland) Act 1984 must be obtained from the Council’s Roads Engineers prior to the formation/alteration of a junction with the public road.

 

·    The access shall be constructed and drained to ensure that no surface water is discharged onto the public road.

 

·    No walls, fences, hedges etc. will be permitted within 2 metres from the channel line of the public road.

 

3.     PP  - Sustainable Drainage System

 

The surface water drainage system for the development shall be undertaken in accordance with the Drainage, Suds and Surface Water Management Plan dated March 2024 and the associated drawings set out in Condition 1 above and shall be operational before the first occupation of the first dwellinghouse to be completed. 

 

Note to Applicant:

 

Regard should be had to the consultation comments from JBA Consulting Ltd in relation to the proposed development, details of which are available to view via the Public Access section of the Council’s website.

 

4.     PP – Landscaping Scheme and Biodiversity Enhancement Measures

 

No development shall commence until a scheme of boundary treatment, surface treatment and landscaping has been submitted to and approved in writing by the Planning Authority. The scheme shall comprise a planting plan and schedule which shall include details of:

 

i)                 Existing and proposed ground levels in relation to an identified fixed datum;

ii)               Existing landscaping features and vegetation to be retained;

iii)              Location design and materials of proposed walls, fences and gates;

iv)             Proposed soft and hard landscaping works including the location, species and size of every tree/shrub to be planted;

v)               A programme for the timing, method of implementation, completion and subsequent on-going maintenance;

vi)             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.

 

All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme unless otherwise approved in writing by the Planning Authority.

 

Any trees/shrubs which within a period of five years from the completion of the approved landscaping scheme fail to become established, die, become seriously diseased, or are removed or damaged shall be replaced in the following planting season with equivalent numbers, sizes and species as those originally required to be planted unless otherwise approved in writing by the Planning Authority.

 

All physical biodiversity enhancement measures (bird nesting boxes, ‘swift bricks’, wildlife ponds, bat and insect boxes, hedgehog homes etc.) shall be implemented in full before the development hereby approved is first brought into use.

 

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.

 

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 and in order to comply with the requirements of NPF4 Policy 3.

 

5.     PP – Finishing Materials

 

Notwithstanding the effect of Condition 1, no development shall commence until written details of the proposed external finishing materials to be used in the construction of the proposed dwellinghouses have been submitted to and approved in writing by the Planning Authority. The development shall thereafter be completed using the approved materials or such alternatives as may be agreed in writing with the Planning Authority.

 

Reason: In order to integrate the development into its surroundings.

 

6.     PP - Electric Vehicle Charging – Residential with off street parking

 

Prior to the commencement of the development (or such other timescale as may be agreed in writing with the Planning Authority), a scheme detailing the provision of a minimum 7kw electric vehicle charging point shall be submitted to and approved in writing by the Planning Authority. Where charging cannot be provided then the appropriate ducting to future proof the property must be installed.

 

The approved charging point, or where relevant, the approved cable ducting shall be installed in full prior to the first occupation of the development, and thereafter retained in perpetuity unless otherwise agreed in writing by the planning authority

 

Reason: to comply with the provisions of NPF4 Policy 13 Sustainable Transport and LDP2 Policy 34 – Electric Vehicle Charging.

 

(Reference: Report by Head of Development and Economic Growth dated 4 June 2024, submitted)