Agenda item

Report by Head of Planning and Regulatory Services

The Principal Planning Officer spoke to the terms of the report advising that planning permission was sought for the erection of 4 semi-detached dwellinghouses on land situated to the east of the existing property at Lynwood, North Connel.  There have been no objections received from statutory consultees and 14 representations of objection from third parties received which is significant in the context of a small settlement such as North Connel.  However the majority of the issues which have been raised either relate to the principle of the development or constitute non material planning considerations.  Given that the development site falls within the local plan defined ‘settlement’ boundary within which the principle of development is supported by development plan policy it is not considered that there would be value added to the process by convening a hearing in these circumstances.  The proposal will conform with the settlement pattern and landscape character of the immediate surrounding area which ensures that the proposal satisfies Policy STRAT DC 1.  The proposal also satisfies Policies STRAT SI 1, STRAT DC 1, STRAT DC 7, STRAT DC 8, STRAT DC 9, LP ENV 1, LP ENV 2, LP ENV 6, LP ENV 7, LP ENV 12, LP ENV 16, LP ENV 17, LP ENV 19, LP CST 4, LP HOU 1, LP SERV 1, LP SERV 2, LP TRAN 1, LP TRAN 4 and LP TRAN 6.  Therefore there are no material considerations, including those raised by third parties, that would warrant the refusal of planning permission for this particular proposal.

 

Decision

 

Agreed to grant planning permission subject to the following conditions and reasons:-

 

1.        The development shall be implemented in accordance with the details specified on the application form dated 4^th September 2012 and the approved drawing reference numbers:

 

·         Plan 1 of 1 (Drawing No. 1146 Rev 07) (Location Plan at a scale of 1:2500, Site Plan as Proposed at a scale of 1:500 and Proposed Elevations and Floor Plans at a scale of 1:100)

 

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.

 

Reason: or 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 proposed shared, private vehicular access at the junction of the C25 Bonawe public road has been constructed in accordance with the Council’s Road Engineers Drawing No. (SD 08/004a) with visibility splays measuring 42 metres x 2.4 metres in each direction formed from the centre line of the proposed shared, private vehicular access. Prior to any works commencing on-site these visibility splays shall be cleared of all obstructions measuring over 1 metre in height above the level of the adjoining C25 Bonawe public road and thereafter maintained to the satisfaction of the Planning Authority. No obstructions measuring over 1 metre in height will be permitted within 2 metres from the channel line of the C25 Bonawe public road.

 

The 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 of the shared, private vehicular access shall be applied prior to first occupation of any of the 4 semi-detached dwellinghouses 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’.

 

3.        No development shall commence on-site or is hereby authorised until details of a Sustainable Urban Drainage System (SUDS) must be 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 thereafter shall be carried out in accordance with this plan.

 

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’.

 

4.        No development shall commence on-site or is hereby authorised until the developer has secured the implementation of an archaeological watching brief, to be carried out by an archaeological organisation acceptable to the Planning Authority, during all ground disturbance. The retained archaeological organisation shall be afforded access at all reasonable times and allowed to record, recover and report items of interest and finds. A method statement for the watching brief will be submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority prior to the commencement of the watching brief. The name of the archaeological organisation retained by the developer shall be given to the Planning Authority and to the West of Scotland Archaeology Service in writing not less than 14 days before development commences.

 

Reason:    To enable the opportunity to identify and examine any items of archaeological interest and finds which may be found within the application site, to allow any action required for the recording, recovering or reporting of such remains to occur and to accord with Policies ‘STRAT DC 9’, ‘LP ENV 16’ and ‘LP ENV 17’.

 

5.        All existing trees and shrubs present within the application site as identified by the red line within Plan 1 of 1 (Drawing No. 1146 Rev 07) shall not be lopped, topped, felled, lifted or removed without the prior written approval of the Planning Authority.

 

Reason: To ensure the retention of the existing tress and shrubs to so that they contribute to the environmental quality of the development and to accord with Policies LP ENV 2 and LP ENV 7.

 

6.        As details pursuant to Condition 5 above, prior to occupation of any of the 4 semi-detached dwellinghouses hereby approved, details of a landscaping scheme which shall include a screen planting belt not less than 45 metres in length along the south western boundary and not less than 25 metres along the north eastern boundary of the application site, shall be agreed with the Local Biodiversity Officer and approved in writing by the Planning Authority. The proposed landscaping scheme and screen planting belt shall include full details such as the location, species and size (to BS standard) of each tree to be included in the screen planting belt. The proposed landscaping scheme and screen planting belt shall not encroach onto the required visibility splays but must screen the respective gable ends of either semi-detached unit from the C25 Bonawe public road.

 

Reason:  To ensure that the proposal is satisfactorily screened in the interest of visual amenity, in order to successfully integrate the proposal with its surroundings and to accord with Policies ‘LP ENV 2’ and ‘LP ENV 7’.

 

7.        No development shall commence on-site or is hereby authorised until the developer has submitted an Ecological Survey which is to be carried out by an ecological organisation acceptable to the Planning Authority. The submitted Ecological Survey must be carried out during the optimum time of the year and include relevant mitigation details which shall ensure that no detrimental impacts are caused upon the natural environment. The submitted Ecological Survey shall be agreed by the Local Biodiversity Officer and approved in writing by the Planning Authority.

 

Reason:     In the interests of biodiversity and to accord with Policy ‘LP ENV 2’.

 

8.        No development shall commence on-site or is hereby approved until a path measuring a minimum of 3 metres in width is constructed along the south western boundary of the application site as identified by Plan 1 of 1 (Drawing No. 1146 Rev 07). The proposed path shall measure approximately 1.5 metres in width and shall be finished in a Type 1 material. A verge measuring approximately 1 metre in width shall be kept clear of landscaping or planting on either side of the proposed path. The proposed path shall be levelled and the gradient shall be minimised between the 2 end points.

 

Reason:    In the interests of public access and rights of way and to accord with Policies ‘LP CST 4’ and ‘LP TRAN 1’.

 

(Reference: Report by Head of Planning and Regulatory Services dated 2 November 2012, submitted)