Report by Head of Development and Economic Growth
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Additional documents:
Minutes:
The Planning Officer spoke to the terms of supplementary report number 5 and also drew Members’ attention to the main report of handling and supplementary reports numbered 1, 2, 3 and 4.
At the PPSL Committee on 23 November 2022 it was agreed to continue consideration of this application and instruct Officers to make arrangements for the Committee to accompany Planning and Roads Officers on a site visit which subsequently took place on 12 January 2023.
The Committee agreed to postpone determination of the application at their meeting on 18 January 2023, pending the submission of further drawings from the Applicant, which were received on 6 February 2023.
The Committee agreed to postpone determination of the application at their meeting on 15 February 2023 to allow time for the Roads Officer to respond to the revised drawings submitted by the Applicant and for policy National Planning Framework 4 (NPF 4) to be applied to the application following its adoption on 13 February 2023.
There are a range of policies within NPF 4 that cover all developments however, as the principle of this development has been established under the previous consent (ref: 20/01150/PP), this application solely relates to the variation/omission of roads conditions relative to planning permission 20/01150/PP. As such, Officers have only addressed the policies of NPF 4 which relate to this aspect. In this instance the key relevant policy is policy 13(G) Sustainable Transport. This policy is strongly aligned with current Local Development Plan Policies LDP 11 and SG TRAN 4. Based on this, it is considered that NPF 4 supports the current policy assessment and as such the current recommendation stands.
The additional revised drawings submitted by the Applicant were considered and commented on by Officers and did not alter the recommendation contained in the main report of handling dated 8 November 2022, namely that the application be granted subject to the conditions, reasons and informative notes contained in the report of handling.
Decision
The Committee agreed to grant planning permission subject to the following conditions, reasons and informative note:
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 20/12/2021 and, the original approved drawings from application ref; 20/01150/PP listed in the table below and the related amendment approved under this 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 |
Location Plan |
1 of 14 |
A |
02.02.2020 |
Site Photographs
Sheet 1 |
2 of 14 |
A |
02.02.2020 |
Site Photographs
Sheet 2 |
3 of 14 |
C |
02.02.2020 |
Site Photographs
Sheet 3 |
4 of 14 |
- |
02.02.2020 |
Site Photographs
Sheet 4 |
5 of 14 |
- |
02.02.2020 |
Site Plan/Roof Plan
as Proposed |
6 of 14 |
C |
02.02.2020 |
Floor Plans as
Proposed |
7 of 14 |
A |
02.02.2020 |
North and West
Elevations as Proposed |
8 of 14 |
B |
02.02.2020 |
South and East
Elevations as Proposed |
9 of 14 |
B |
02.02.2020 |
Cross Section X X as Proposed |
10 of 14 |
- |
02.02.2020 |
Proposed Landscape
and Planting Layout Plan |
11 of 14 |
- |
02.02.2020 |
Topographic Survey |
12 of 14 |
- |
02.02.2020 |
Arboricultural Report |
13 of 14 |
- |
02.02.2020 |
Design and Access
Statement 2020 |
14 of 14 |
- |
02.02.2020 |
Reason: For the purpose of clarity, to ensure that the development
is implemented in accordance with the approved details.
2.
Notwithstanding
the effect of Condition 1; Prior to the commencement of development the
developer shall submit written evidence to the Planning Authority that an
agreement with Scottish Water is in place for the connection of the proposed
development to the public water supply.
Reason: In the interests of public health and to ensure the availability of an adequate water supply to serve the proposed development.
3.
Notwithstanding
the effect of Condition 1; the following improvement works to the access road
are required:
a)
The
provision of a 3.5 metre adopted road between A814 and the entrance dwellings.
b)
Passing
places at a maximum of 100 metre spacing’s should be provided as per Operational
Services Drg No SD 08/003 rev a.
Full details of these proposed road improvements at Ferry Road shall be submitted to and agreed in writing with the Planning Authority in consultation with the Council’s Road Network Manager prior to works commencing on site. Thereafter the improvements shall be completed and in place before the dwellinghouse hereby approved shall be completed or brought into use.
Reason: In the interest of road safety and in accordance with the Councils 'Roads Guidance for Developers'.
4.
Notwithstanding
the effect of Condition 1; In accordance with ‘Roads Guidance For Developers’ a
sightline visibility splay of 2.4 x 25 x 1.05 metres at the driveway access
with Ferry Road. Prior to work starting on site this visibility splay shall be
cleared of all obstructions over one metre in height above the level of the
adjoining carriageway and thereafter shall be maintained clear of all
obstructions over one metre in height to the satisfaction of the Planning
Authority.
Reason: In the interest of road safety and in
accordance with the Council’s 'Roads Guidance for Developers'.
5.
Notwithstanding
the effect of Condition 1; The private access to the dwelling house should be
constructed as per Drg SD 08/002.
Reason: In the interest of road safety and in accordance with the Council’s Roads Guidance for Developers'.
6.
Notwithstanding
the effect of Condition 1; Prior to construction of the dwelling house, the
private access shall be surfaced with bituminous material (or other approved
hard material) for a distance of 5m from the edge of the carriageway and graded
to prevent the discharge of water/materials onto the public road.
Reason:
In the interest of road safety and in accordance with the Council’s 'Roads
Guidance for Developers'.
7. Notwithstanding the effect of Condition 1; The gradient of the private accesses will not exceed 5% for the first 5 metres ... view the full minutes text for item 5
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Report by Head of Development and Economic Growth
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Additional documents:
Minutes:
The Planning Officer spoke to the terms of supplementary report number 4 and also drew Members’ attention to the main report of handling and supplementary reports numbered 1, 2 and 3.
The Committee postponed determination of the application at their meeting on 18 January 2023, pending the submission of further drawings from the Applicant, which were received on 6 February 2023. In light of the most recent submission Planning Officers have re-consulted the Roads Department. A request was before the Members to continue consideration of this application to the March PPSL Committee meeting to allow time for the Roads Officer to respond to this most recent submission and for policy NPF4 to be applied to the application following its adoption on 13 February 2023.
Decision
The Committee agreed to postpone determination of this application to the March meeting of the PPSL Committee.
(Reference: Report by Head of Development and Economic Growth dated 8 November 2022, supplementary report number 1 dated 22 November 2022, supplementary report number 2 dated 10 January 2023, supplementary report number 3 dated 16 January 2023 and supplementary report number 4 dated 8 February 2023, submitted)
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Report by Head of Development and Economic Growth
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Additional documents:
Minutes:
At the PPSL Committee on 23 November 2022 it was agreed to continue consideration of this application and instruct Officers to make arrangements for the Committee to accompany Planning and Roads Officers on a site visit which subsequently took place on 12 January 2023.
The Area Team Leader advised that he had received an email from the Applicant on 17 January 2023 intimating that he would like to submit further amended plans to address issues raised within supplementary report number 3. The Applicant sought continuation of this application to the February PPSL Committee to give him time to submit these revised plans.
Decision
The Committee agreed to continue consideration of this application to the PPSL Committee in February 2023.
(Reference: Report by Head of Development and Economic Growth dated 8 November 2022, supplementary report number 1 dated 22 November 2022, supplementary report number 2 dated 10 January 2023 and supplementary report number 3 dated 16 January 2023, submitted)
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Report by Head of Development and Economic Growth
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Additional documents:
Minutes:
The Area Team Leader spoke to the terms of the report and to supplementary report number 1 which referred to an email circulated to all Members of the Committee by the Applicant in response to comments in the original report. Reference was also made to a further email circulated by the Applicant to all Members of the Committee this morning. This application was before the Committee for consideration due to the large volume of representations received, 108 in support and 4 objections. It was drawn to Members’ attention that in terms of the original list of representations received, Officers had been contacted by Clive Burns, Josephine Brown and John Crossan who were listed as supporters and now wished their representations to be removed bringing the new total down to 105 in support. Officers had also received contact from other parties who could not recall submitting a representation. It was noted that Officers accepted submissions on face value and any issue of misrepresentation was a civil matter.
The site is located within the minor settlement area boundary of Rhu and the Rhu Conservation Area. The principal of the development has been established under the previous consent reference 20/01150/PP. This application solely relates to the variation of roads conditions relative to planning permission 20/01150/PP. During determination of this application a revised package of information was submitted by the Applicant which included a set of revised drawings, a report by ECS Transport Planning Ltd and a covering letter from the Agent detailing the basis of their reasoning behind the proposal to vary/remove the roads conditions relative to planning permission 20/01150/PP. The Roads Officer was re-consulted on the basis of this revised package of information and in turn the Applicant has passed comment on this consultation, to which the Roads Officer has provided a further response. The Roads Officer has concluded that conditions 3a, 3b and 5 should remain unchanged for the reasons stated in Appendix A of the report and that conditions 4, 6, 7 and 8 can be amended as detailed in Appendix A of the report.
It is recommended that planning permission be approved subject to the conditions and reasons detailed in the report.
Motion
To agree to grant planning permission subject to the conditions and reasons detailed in the report.
Moved by Councillor Liz McCabe, seconded by Councillor Andrew Kain.
Amendment
To agree to continue consideration of this application and instruct Officers to make arrangements for the PPSL Committee to accompany Planning and Roads Officers on a site visit, with the application being brought back to a future meeting of the Committee for determination following this site visit.
Moved by Councillor Mark Irvine, seconded by Councillor Jan Brown.
A vote was taken by calling the roll.
Motion Amendment
Councillor A Hampsey Councillor Armour
Councillor Kain Councillor Brown
Councillor McCabe Councillor Hardie
Councillor Wallace Councillor Howard
Councillor Irvine
Councillor Martin
The Amendment was carried by 6 votes to 4 and the Committee resolved accordingly.
Decision
The Committee agreed to continue consideration of this application and instruct Officers to make arrangements for the PPSL Committee to accompany Planning and Roads Officers on a site visit, with the application being brought back to a future meeting of the Committee for determination following this site visit.
(Reference: Report by Head of Development and Economic Growth dated 8 November 2022, supplementary report number 1 dated 22 November 2022, submitted)
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