Agenda item

MR AND MRS R CAMPBELL: ERECTION OF A DWELLINGHOUSE WITH ATTACHED MUNIMENTS ROOM, CONSTRUCTION OF A NEW PRIVATE VEHICULAR ACCESS AND THE INSTALLATION OF A SEPTIC TANK AND SOAKAWAY: LAND SOUTH WEST OF BARCALDINE CASTLE, BENDERLOCH, OBAN (REF: 11/02209/PP)

Report by Head of Planning and Regulatory Services

Minutes:

The Principal Planning Officer spoke to the terms of a report advising that with reference to the Argyll and Bute Development Plan 2009, the application site was situated within the development zone identified as “Sensitive Countryside”.  Policy STRAT DC 5 applies a general presumption against development in the open countryside other than in special cases.  This application is being recommended for approval on the basis of the economic, cultural and community benefits it will deliver.  Prior to assessing this application Members were asked to consider a separate Area Capacity Evaluation (ACE) for Barcaldine Castle, Letterwalton.  The proposal represents a form of small scale development with economic benefits and the ACE undertaken during the assessment of the application demonstrated that the proposal will integrate sympathetically with the landscape and settlement pattern of the immediately surrounding area and would not adversely affect the diversity of the land uses or the elevated wooded ridges which give enclosure and intimacy to discrete development in this area.  No objections were received from statutory consultees, 1 objection was received from a third party and 23 representations of support were received.  It is considered that with planning conditions and the conclusion of a Section 75 Agreement as detailed in the report the proposal satisfies Policies STRAT SI 1, STRAT DC 8, STRAT DC 9, STRAT HO1, LP ENV 9, LP ENV 12, LP ENV 13(a), LP ENV 16, LP ENV 17, LP ENV 19, LP TOUR 1, LP HOU 1, LP HOU 3, LP SERV 1, LP TRAN 4, LP TRAN 6 and LP COM 1.

 

Decision

 

Agreed that the Area Capacity Evaluation (ACE) appended to the report be adopted as a material consideration in the determination of this application and any future application within the defined area of common landscape character and to grant planning permission subject to the prior conclusion of a Section 75 Legal Agreement  as detailed in the report and subject to the following conditions and reasons:-

 

1.        The development shall be implemented in accordance with the details specified on the application form dated 7th November 2011 and the approved drawing reference numbers:

 

  • Plan 1 of 4 (P03) (Location Plan at a scale of 1:10,000)
  • Plan 2 of 4 (P01 Rev A) (Site Plan, Cross-Sectional Drawing 1 from north east to south west through the application site and Cross-Sectional Drawing 2 from north west to south east through the application site all at a scale of 1:500)
  • Plan 3 of 4 (P02) (Proposed Elevations, Floor and Roof Plans of the Proposed Dwellinghouse and adjoining Muniments Room all at a scale of 1:100)
  • Plan 4 of 4 (Sk-03) (Proposed Elevation and Typical Sectional Drawing of the Proposed Retaining Wall all at a scale of 1:20)

 

unless the prior written approval of the Planning Authority is obtained for other materials/finishes/for an amendment to the approved details under Section 64 of the Town and Country Planning (Scotland) Act 1997 (as amended by the Town and Country Planning Etc. (Scotland) Act 2006).

 

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

 

2.        No development shall commence on-site or is hereby authorised until the existing shared private vehicular access at the junction of the UC39 Old Barcaldine Castle public road has been formed in strict accordance with the Council’s Road Engineers Drawing No. (SD 08/004a) with visibility splays measuring 25 metres x 2.4 metres in each direction formed from the centre line of the altered/improved existing shared private vehicular access. No obstructions measuring over 1 metre in height will be permitted within 2 metres from the channel line of the UC39 Old Barcaldine Castle public road.

 

The altered/improved existing shared private vehicular access hereby approved shall be constructed to at least base course level prior to any works commencing on-site and the final wearing surface shall be applied prior to first occupation of the dwellinghouse or opening of the adjoining muniments room hereby approved

 

Reason: In the interests of road safety and to ensure the proposed development is served by a safe means of vehicular access and to accord with Policy ‘LP TRAN 4’ of the Argyll and Bute Local Plan 2009.

 

3.        No development shall commence on-site or is hereby authorised until details of the proposed means of surface water drainage have been submitted to and approved in writing by the Planning Authority. Such details shall include a drainage layout plan which shall include any mitigation measures required to address surface water run-off from the development site. The development shall be completed in strict accordance with such details as are approved.

 

Reason: To ensure that there is a satisfactory drainage system in place for the development, in the interests of health and amenity and environmental protection and to accord with Policies ‘LP ENV 12’ and ‘LP SERV 2’ of the Argyll and Bute Local Plan 2009.

 

4.        No development shall commence on-site or is hereby authorised until details of the proposed means of foul water drainage, including the location, capacity and means of discharge, have been submitted to and approved in writing by the Planning Authority. The development shall be completed in strict accordance with such details as are approved.

 

            Reason: To ensure that foul drainage arising from the development is safely and hygienically disposed of, and because this detail is unclear from the submitted plans.

 

5.        No development shall commence on-site or is hereby authorised until full details of the colour finishes for all external wall, roof, window and doors have been submitted to and approved in writing by the Planning Authority. The development shall be completed in strict accordance with such details as are approved and shall be so maintained thereafter in perpetuity.

 

Reason: To ensure that there is a satisfactory drainage system in place for the development, in the interests of health and amenity and environmental protection and to accord with Policies ‘LP ENV 12’ and ‘LP SERV 2’ of the Argyll and Bute Local Plan 2009.

 

6.        No development shall commence on-site or is hereby authorised until full details of the proposed hard and soft landscaping measures and all new tree planting within the site, along with details of the proposed boundary treatment has been submitted to and approved in writing by the Planning Authority. The development shall be completed in strict accordance with such details as are approved within one year of the initial occupation of the house or first use of the muniments building hereby approved, and shall be so maintained thereafter in perpetuity.

 

Reason:   To ensure the development integrates with its landscape setting.

 

7.        Unless otherwise first agreed in writing by the Planning Authority, the existing car parking spaces within the landholding shall remain available for the use of visitors to the muniments building, in addition to the new parking spaces being provided in association with the development hereby approved.

 

Reason: In the interests of road safety, to ensure that there is adequate parking for visitors to use clear of the public road, and in accordance with the development applied for.

 

(Reference: Report by Head of Planning and Regulatory Services dated 14 November 2012, submitted)

 

 

Supporting documents: