(d) Further Information (Pages 319-326)
Perth and Kinross Council · 12 August 2024
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5(i)(d) LRB-2024-10 LRB-2024-10 23/01564/FLL - Erection of dwellinghouse, land 20 metres south west of 4 Lageonan Road, Grandtully, Aberfeldy FURTHER INFORMATION Further Information from Planning Officer, as requested by the LRB on 13 May 2024 Further Information from Transport Planning, as requested by the LRB on 13 May 2024 Agent’s response to further information
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1 CDS Planning Local Review Body From: Joanne Ferguson Sent: 02 July 2024 11:48 To: CDS Planning Local Review Body Subject: LRB information request Good Morning Application Ref: 23/01564/FLL – Erection of dwellinghouse, land 20 metres south west of 4 Lageonan Road, Grandtully, Aberfeldy – Mr S Hendry (ii) Development Management to review and comment on the Tree Survey, Arboricultural Impact Assessment, Tree Protection and Compensatory Planting Plan attached to the applicant’s Notice of Review. The tree report demonstrates that the development can be undertaken with tree protection in place using specific techniques with a small amount of tree removal. The tree report however doesn’t detail the impact on amenity of future occupants of living on a site which abuts a tall woodland plantation. In these instances, we have often found that there is a perception from occupants of the dangers of living with tall trees in close proximity they often site danger of falling trees, overshadowing etc the existing distance from the trees to the housing is a much-needed buer. Regards Joanne Ferguson Planning Officer Perth and Kinross Council, Pullar House, 35 Kinnoull St, Perth Tel 01738 475320 Please note my work pattern is Mon, Tues, Thurs all day and Wed, Fri AM only
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Comments to the Development Quality Manager on a Planning Application Planning Application ref. 23/01564/FLL Comments provided by Lachlan MacLean Project Officer – Transport Planning Service/Section Transport Planning Contact Details TransportPlanning@pkc.gov.uk Description of Proposal Erection of dwellinghouse Address of site Land 20 Metres South West Of 4 Lageonan Road, Grandtully, Aberfeldy PH15 2QY Comments on the proposal The applicant is proposing to erect a two bedroomed dwellinghouse on a vacant plot at the west end of Lageonan Road. A new vehicle access to the public road network is proposed for the property, taken directly off Lageonan Road, which is a single track road. Visibility onto the public road network hasn’t been shown by the applicant and it is unclear who the 2 metre high fence will impact onto the splay and if a length of fence is to be removed. Please confirm the visibility to be provided. Update: The applicant has provided a visibility splay of 25 metres to the left and right of the vehicle access, suitable for a 20mph speed limit. To the northeast of the vehicle access, there is a 2 metre high fence, which the applicant has confirmed will be reduced in height. A condition is recommended for the fence to be reduced in height and to ensure that the height of the fence is reduced and maintained as such, in the interests of providing safe access to the public road network. Parking will be provided on site for two vehicles, which is in line with the requirements of the National Roads Development Guide. If the applicant is successful in gaining planning consent, they must apply for a Vehicle Access Consent before starting works on its upgrade. This will allow the applicants contractor to apply for the necessary consents to work within the public road network. More information on the process can be found on the following website: https://www.pkc.gov.uk/vehicleaccess. Please note, that as planning permission has been applied for, currently no fee is required for the Vehicle Access Consent (VA1 form), please include the planning application number on your VA application form. Insofar as the Roads matters are concerned, I have no objections to this proposal on the following conditions.
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Recommended planning condition(s) Prior to the commencement of the development hereby approved, full visibility splays of 25 metres along the channel line shall be provided to the left and right of the access, at a set-back of 2.4 metres measured 1.05m above the road level to the standard and specification required by the Council as Roads Authority to the satisfaction of the Planning Authority. The visibility splays shall be physically formed on the ground and any existing fences, walls, hedges or other means of enclosure or obstructions within the splays shall be removed and relocated outwith the splays. Once formed, the visibility splays shall be permanently retained thereafter, and no visual obstruction of any kind shall be permitted within the visibility splays so formed. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. Prior to the development hereby approved being completed or brought into use, the vehicular access shall be formed in accordance with Perth & Kinross Council's Road Development Guide Type B Figure 5.6 access detail with 3 metre radii kerbing, of Type C Road construction detail. The Type C Road construction detail shall continue to the entrance for a minimum distance of 3 metres. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. Recommended informative(s) for applicant The applicant is advised that, in terms of Sections 109 of the New Roads and Street Works Act 1991, he/she/they must obtain from the Council, to place, maintain or adjust apparatus in, or under a Road or remove apparatus from a road. Application forms are available at https://www.pkc.gov.uk/article/14916/Road-and-footway-permits. The applicant is advised that, in terms of Sections 56 of the Roads (Scotland) Act 1984, he/she/they must obtain from the Council, as Roads Authority, consent to open an existing road or footway prior to the commencement of works. Information on junction types, requirements for Vehicular Access consents (VA1) and application forms are available at www.pkc.gov.uk/vehicleaccess. Advice on the disposal of surface water should be sought at the initial stages of design from Scottish Water and the Scottish Environmental Protection Agency. Date comments returned 11 July 2024
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Lageonan Road, LRB submission response Page 1 of 2 Kellston Developers Ltd Response to LRB 2024-10 Written Submissions Lageonan Road, Grandtully, 23/01564/FLL Overview The following comments, are in response to the recent written submissions from Transport Planning and the Planning Officer, as requested by the LRB members on 13th May 2024. Discussion Transport Planning - the written submission appears to offer no objections to the proposal, and applies the conditions related to Vehicle Access Consent application, Pavement Permits, providing and maintaining view splays and appropriate kerbing. This is all noted, and very helpful advice and links would be followed. Planning Officer – the written submission relates to the review of the Tree Survey, Arboricultural Impact Assessment, Tree Protection and Compensatory Planting Plan. It appears to accept that the proposed works could take place with the guidelines noted in those reports. However, the written submission has commented on the “Amenity of future occupants” related to proximity to, and danger of, falling trees, and over shadowing. As presented in the Design Statement, the images below show the intent of the visual appearance of the dwelling, having a very simple format, closely bounded by nature, including mature trees. The Applicant could have chosen to substantially clear the brown-field plot of trees, prior to the Application, as was done on the immediately adjacent site, but instead chose to try to work with the natural environment, minimising the “footprint”. Allowing trees to be close to the proposed dwelling was a requirement, not happenstance. The proposed dwelling and open garden areas lie to the east of the existing trees, ensuring available sunlight would be received from morning through to late afternoon. The proposed solar PV panels would harvest that natural energy. In winter this would be less so, however the limited prevalence of winter sun would be a less significant loss of amenity. The amenity of mature woodland on the “door step” would significantly outweigh this. With the land sloping upward from the proposed dwelling, through the plot, and on into the adjacent and much larger tree covered land, the trees on the Applicant’s plot, especially those adjacent to the proposed dwelling, would be sheltered from winds that might cause loss of trees towards the dwelling. However, it would be prudent to provide an Action Plan, as part of the Construction Handover Documentation, requiring annual inspection of the trees, by a suitably qualified tree surgeon, confirming the health or otherwise of the
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Lageonan Road, LRB submission response Page 2 of 2 Kellston Developers Ltd trees on the plot. Occasional removal (and compensatory planting) of category C2 trees, would do no worse than replicate the process of nature. Conclusion This modern, simple, modest dwelling was conceived to blend with the wooded surroundings, to be amongst the trees, not keeping them at bay with a sterilised safe zone. The Applicant believes this to be an environmentally positive approach, and is hopeful that potential future actions of future custodians would not prevent the positive intentions of the current. __________________________End of statement________________________________
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