Agenda item

Report by Head of Planning and Regulatory Services

The Acting Major Applications Team Leader spoke to the terms of the report.  Planning permission is sought for the formation of an oil depot comprising the erection of two portable buildings, installation of oil storage tanks, 3 arm skid, septic tank and the erection of a metal fence to enclose the site to supply domestic properties in the area.  The previous occupant of the site was the Council’s Roads Department who used the site for the storage and distribution of salt.  This use falls within Class 6 – Storage and Distribution of the Town and Country Planning Use (Use Classes) (Scotland) Order 1997.  The use of the site as an oil distribution depot also falls fully within Class 6 of the 1997 Order.  Consideration requires to be given to whether this use has been abandoned.  This use was in operation until 2014 and there has not been any other use of the land since then.  The site is in a neat and tidy condition and would appear ready for a business to move in and operate a further Class 6 Use.  It is considered there is sufficient evidence as detailed in the report of handling to indicate that the Class 6 use has not been abandoned and therefore it benefits from a full unrestricted Class 6 use.  An application for planning permission is not therefore required for the use of the land and the determining issues for this application only relate to the site layout and design. The application has been the subject of 24 objections which largely relate to the general use and potential impacts on the amenity of residents of the Travellers site to the north.  The use of the site for Class 6 has been established and does not require planning permission.  It is also not considered that the application raises any complex or technical issues and as the majority of the representations relate to the use which is not up for consideration it is not considered that a hearing would add value to the process.  It is therefore recommended that Members do not hold a hearing prior to the application being determined.  The development is considered to be of appropriate scale, siting and design having regard to its location within the Area for Action promoting development of the Airport as a Strategic transport hub and will secure existing employment in a manner consistent with the aspirations of Policy LDP 5. The development also accords with the Local Development plan in all other aspects and is recommended for approval subject to the conditions and reasons detailed in the report of handling and to the addition of a condition regarding details of the bunding surrounding the storage tanks.

 

Decision

 

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

 

1.      The proposed development shall be carried out in accordance with the details specified in the application form dated 19.10.2016; and the approved drawings numbered 1-2; and stamped approved by Argyll and Bute Council.

 

Reason: In order to ensure that the proposed development is carried out in accordance with the details submitted and the approved drawings.

 

2.      Notwithstanding the effect of Condition 1, the portable buildings hereby approved shall be finished in dark recessive materials. No development shall commence until written details of the type and colour of materials to be used in the construction of the portable buildings and fuel tanks; 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.

 

3.      Notwithstanding the provisions of Condition 1, no development shall commence until full details of the layout and surfacing of a parking and turning area to accommodate 4 lorries and 5 vehicles within the application site have been submitted to and approved in writing by the Planning Authority in consultation with the Council’s Roads Engineers. The duly approved scheme shall be implemented in full prior to the development first being occupied and shall thereafter be maintained clear of obstruction for the parking and manoeuvring of vehicles.

 

Reason: In the interest of road safety.

 

4.      Notwithstanding the provisions of Condition 1, no development shall commence until full details of signage to be erected along the private access advising motorists that there is an advisory speed limit in place and that they can expect to encounter pedestrians, cyclists and horse riders using the road have been submitted to and approved in writing by the Planning Authority in consultation with the Council’s Roads Engineers. The duly approved scheme shall be implemented in full prior to the site first being occupied and used and shall thereafter be maintained clear of obstruction for the parking and manoeuvring of vehicles.

 

Reason:  In the interests of road safety.

 

5.      No development shall commence until details of the screen planting in the north eastern corner of the site has been submitted to and approved in writing by the Planning Authority. The following details will be required to be submitted:

 

i)             The location, species and size of every tree/shrub to be planted;

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

 

All of the landscaping works shall be compliant with the CAA’s Safeguarding of Aerodromes Advice Note 3 “Potential Bird Hazards from Amenity Landscaping and Building Design” and will 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.

 

Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity.

 

6.      Notwithstanding the provisions of Condition 1, no development shall commence until details of the intended means of surface water drainage to serve the development have been submitted to and approved in writing by the Planning Authority.

 

The duly approved scheme shall be implemented in full concurrently with the development that it is intended to serve and shall be operational prior to the occupation of the development and maintained as such thereafter.

 

Reason: To ensure the provision of an adequate surface water drainage system and to prevent flooding.

 

7.      External storage within the planning unit shall only take place on land designated for such purpose and which has the prior written approval of the Planning Authority.

 

A request for the written approval of the Planning Authority shall include the extent and location of the proposed storage area(s), the types of materials to be stored, maximum stacking heights and details of any means of enclosure required.

 

Reason: In order to protect the amenity of the locale.

 

8.      No development shall commence until full details of any external lighting to be used within the site has been submitted to and approved in writing by the Planning Authority. Such details shall provide for a lighting scheme compliant with the CAA’s Safeguarding of Aerodromes Advice Note 2 “Lighting Near Aerodromes”. Details shall include the location, type, angle of direction and wattage of each light which shall be so positioned and angled to prevent any glare or light spillage outwith the site boundary.

 

No external lighting shall be installed except in accordance with the duly approved scheme.

 

Reason: In order to avoid light pollution in the interest of amenity and the safeguarding of Oban Airport.

 

9.      The portable buildings hereby permitted shall be removed from the site within 10 years from the date of planning permission having been granted.

 

Reason: To define the permission and in order to protect the amenity of the locale.

 

10.  No development shall commence or is hereby authorised until full details of the proposed bunding has been submitted to and approved in writing my the Planning Authority.

 

Reason: In the interests of visual amenity.

 

(Reference: Report by Head of Planning and Regulatory Services dated 23 December 2016, submitted)