Consider Notice of Review Request: Rosebank, Breadalbane Street, Tobermory, Isle of Mull, Pa75 6Pd (Ref: 24/0012/Lrb)
Argyll and Bute Council · 10 October 2024
Back to Argyll and Bute Local Review Body — 10 October 2024 and its agenda
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RESPONSE TO REQUEST FOR COMMENT ON NEW EVIDENCE FOR ARGYLL AND BUTE COUNCIL LOCAL REVIEW BODY 24/0012/LRB REFUSAL OF PLANNING PERMISSION FOR ALTERATIONS AND EXTENSION TO DWELLINGHOUSE AND FORMATION OF PATIO – PLANNING APPLICATION REFERENCE 23/02358/PP ROSEBANK, BREADALBANE STREET, TOBERMORY, ISLE OF MULL, PA75 6PD
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COMMENT ON NEW EVIDENCE The new evidence submitted refers to reversing depopulation. This application relates to the proposed extension to the existing property of ‘Rosebank’. The property as existing features three bedrooms and the property as proposed would feature three bedrooms. Whilst the proposal would modernise the internal layout, given that the proposed development would not increase the available occupancy level of the dwelling, it is not considered that depopulation is a relevant consideration in this instance. The proposal relates to an existing three bedroom dwelling and does not relate to the provision of a new dwelling, nor does it propose to increase the number of bedrooms. The new evidence submitted refers to the “construction of properties” and states that it is “crucial that there is clear policy enabling and controlling the construction of properties”. The aforementioned point is reiterated in that this application relates to the proposed extension of an existing dwellinghouse where, whilst modernising the internal layout, the proposed development would not increase the available occupancy level of the dwelling. The proposal does not relate to the construction of a new dwelling as is suggested within the new evidence. The new evidence submitted suggests that regard must be had to local circumstances. In the assessment of this application, the Planning Authority has had due regard to the local distinctiveness of the area; Conservation Areas are an irreplaceable cultural and economic resource that contribute to the distinctive character and unique quality of Argyll and Bute and therefore must be protected. Contrary to the views stated within the submitted new evidence, the proposed development would not pay due regard to the context of the application site and instead, by virtue of its unsympathetically suburban design, would contribute to the erosion of the special qualities of the Tobermory Conservation Area. The new evidence submitted suggests that the application of policy across the diversity of the Argyll and Bute region is unsuccessful. The assessment and determination of planning applications is made in accordance with the Development Plan, which comprises National Planning Framework 4 and the adopted Local Development Plan 2. The relevant policies of the Development Plan seek to encourage, promote and facilitate well designed development and to protect and enhance historic environment places, in this instance the Tobermory Conservation Area. The relevant policies stipulate that householder development proposals will only be supported where they do not have a detrimental impact on the character of the home and the surrounding area in terms of size, design and materials. The relevant policies further require development proposals to respect the character and appearance of the surrounding townscape in terms of density, scale, massing, design, external finishes and access arrangements. It is reiterated that, given the size of the plot, it is considered that there is opportunity for the dwellinghouse to be extended, however any such extensions must be of an acceptable design in relation to the host dwelling and its setting within the Tobermory Conservation Area. Despite seeking pre-application advice, neither the applicant nor the agent sought to address the comments of the Planning Authority prior to the submission of a formal planning application in terms of amendments to the proposed development to secure an acceptable design solution with regard to the relevant policy. The new evidence submitted suggests that the relevant policy is being applied with a blanket approach without regard to the context of the application site. This is contested and it is instead considered that the design solution for the proposed extension, which includes numerous features that would appear as incongruous to the Tobermory Conservation Area, is in itself lacking regard to local character. Household development, as proposed within this application, can result in creeping suburbanisation which slowly erodes the distinctive character of an area
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such that over time, built development can individually and cumulatively erode local character and result in a gradual suburbanising effect. Permitting development of this nature would compromise and undermine the purpose of the relevant policies contained within the Development Plan, which collectively seek to encourage, promote and facilitate well designed development and to protect and enhance historic environment places, and to protect against inappropriately designed and scaled development such as that proposed within this application.