6.
A report was submitted by the Appointed Officer recommending that, for reasons detailed in the report, planning permission be granted for an application for the approval of the matters specified in condition 4 (layout of plot) condition 5 (plans sections and elevations) condition 6 (boundary treatments and other development) condition 7 (sections) condition 8 (landscaping) and condition 10 (affordable housing) of 19/00320/PPP to provide 8 affordable units on plot 13.2 at Land at North Whins, The Park, Findhorn, Moray
It was noted that the application could have been determined by the Appointed Officer under the recently revised scheme of delegation however would previously have been reported to the Planning and Regulatory Services Committee as it had been agreed at the meeting on 20 August 2019 that all further applications related to reference 19/00320/PPP be reported to the Planning and Regulatory Services Committee. As the Planning and Regulatory Services Committee is suspended, the application had been brought to the Emergency Cabinet under the agreed revised delegation scheme as it had been called in for determination by a member of the Emergency Cabinet.
Councillor Feaver sought confirmation that the ridge height of the buildings would not be above the bowl height as some of the diagrams appeared to indicate.
In response, Mr MacPherson, Principal Planning Officer advised that the levels vary across the development however the Applicant had went to great lengths to ensure that the development was lower in the landscape and not prevalent.
Councillor Feaver was of the view that the planning application was contrary to several polices within the Moray Local Development Plan (MLDP) 2020, namely PP1 (Placemaking) specifically in relation to part (v) biodiversity as it does not create a high quality, multifunctioning green blue space and does not save wildlife; EP 2 (Biodiversity) as the development would not create biodiversity; EP1 (Natural Heritage Designations) specifically in relation to part (iii) ensuring that compensatory measures are provided to ensure that the overall coherence of the Natural network is protected, as the impacts of the development cannot be mitigated to enhance the site; EP1 (d) European protected species as the lichen has been destroyed; EP1 (e) other protected species, EP 17 (Costal Change) is it will adversely affect the coastal protection zone; DP1 (Development Principles) (i) Design, specifically parts (b) (c) and (d), DP2 Housing specifically in relation to part (b) Piecemeal/individual plot development proposals as the development is taking place gradually and policy IMP1 (Developer Requirements) of the MLDP 2015 in terms of the scale and density of the development which is not appropriate to surrounding area. Taking all of the above into consideration, Councillor Feaver moved that the Emergency Cabinet refuse planning permission in relation to Planning Application 20/00135/AMC.
In response, Mr MacPherson explained the transition from MLDP 2015 to MLDP 2020 in terms of the weight given to policies when determining planning applications however advised that the Emergency Cabinet were being asked to approve conditions from planning permission in principal for application 19/00320/APP that was approved by the Planning and Regulatory Services on 4 November 2019.
Mrs Scott, Legal Services Manager further advised that as planning permission in principle had already been granted in respect of Planning Application 19/00320/PPP and that this application was to consider the conditions of the planning application, it was not appropriate to revisit the principles of the consent at this stage.
Councillor Feaver, having considered the advice from the Planning and Legal Advisers moved that the Emergency Cabinet refuse planning permission in respect of Planning Application 20/00135/AMC as, in her view, the proposal does not comply with DP2 (Housing) a) as the ridge height of the development would not be within the bowl height as expected. On failing to find a seconder, Councillor Feaver’s motion fell.
Thereafter, the Emergency Cabinet agreed to grant planning permission in respect of Planning Application 20/00135/AMC subject to:
1.
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The development hereby granted forms part of, and is related to, the development granted planning permission under formal decision notice 19/00320/PPP dated 4 November 2019 wherein the terms and conditions as attached to that permission are hereby reiterated and remain in force in so far as they relate to the development hereby approved, in particular Conditions 10-20 inclusive, including any details already approved thereunder to discharge the requirements of the identified conditions.
Reason: To ensure an acceptable form of development and that it progresses in accordance with the already approved and required details
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2.
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As part of the permission hereby granted, the houses and flats hereby approved shall only be used for affordable housing purposes in accordance with the agreement(s) reached between the applicant/developer and Moray Council and/or any registered social landlord (e.g. housing association or similar) to enable the long term delivery of affordable housing on this site; and no development shall commence until details of the agreement(s) to confirm the arrangements for the delivery of the proposed affordable accommodation hereby approved shall be submitted to and approved in writing by the Council, as Planning Authority.
Thereafter, the development shall be implemented in accordance with the approved details.
Reason: To ensure an acceptable form of development in terms of the required provision and delivery of the affordable housing accommodation proposed for this site wherein the benefits of such provision are passed on to serve the community in future years.
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3.
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No development shall commence on any unit hereby approved until the widening and improvement of the existing refuge crossing and footway on the east side of the B9011 from the existing main access to the Findhorn Foundation has been completed in accordance with the details (Drawing No 134482/1005 A) approved under application reference 19/00320/PPP.
Reason: In the interests of pedestrian and cycle connectivity to the proposed development, road safety and the provision of information currently lacking from the submission. |
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No development shall commence until a site specific Construction Traffic Management Plan has been submitted to and approved in writing by the Planning Authority in consultation with the Transportation Manager. Thereafter the development shall not proceed except in accordance with the approved details. For the avoidance of doubt the details shall be in accordance with the Construction Traffic Management Plan North Whins 1.1 dated 11 March 2020.
Reason: To ensure an acceptable form of development in terms of the arrangements to manage traffic during construction works at the site. |
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5.
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No development shall commence until a site specific updated Construction Environmental Management Plan has been submitted to and approved in writing by the Planning Authority in consultation with SEPA. Thereafter development shall not proceed except in accordance with the approved plan. For the avoidance of doubt the details shall be in accordance with the approved Construction Environmental Management Plan North Whins 1.1 dated 1 April 2020 and all appendices.
Reason: In order to minimise the impacts of the development works upon the environment. |
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No development shall commence until all the tree protection measures have been implemented as detailed on the approved Tree Protection Plan sheet 1 of 1. Thereafter the measures shall be retained as approved throughout the construction period.
Reason: To ensure the protection of existing trees during the construction period |
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7.
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No trees other than those identified for removal in the approved site and landscaping plan A102 - REVB shall be removed without the prior written approval of the planning authority.
Reason: In order to ensure tree removal is adequately controlled. |
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8.
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Development shall not proceed except in accordance with the Drainage Impact Assessment SK2371/GKIC – 8 Affordable Units, North Whins, Findhorn dated January 2020.
Reason: In order to minimise the impacts of the development works upon the environment. |