24 01249 PP RoH PPSL Supplementary Report 2 Hearing
Argyll and Bute Council · 9 April 2025
Back to Planning, Protective Services and Licensing Committee — 9 April 2025 and its agenda
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1 Classification: OFFICIAL Argyll and Bute Council Development & Economic Growth Delegated or Committee Planning Application Report and Report of handling as required by Schedule 2 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 relative to applications for Planning Permission or Planning Permission in Principle ____________________________________________________________________________ Reference No: 24/01249/PP Planning Hierarchy: Local Development Applicant: Lorne Thomson Proposal: Change of use of land to vehicle parking/storage, including laying of hardcore, erection of boundary wall and formation of access (part retrospective) Site Address: Land West Of BT Telephone Exchange, Garelochhead ____________________________________________________________________________ SUPPLEMENTARY REPORT NO.2 (A) INTRODUCTION This application is to be presented to the Planning, Protective Services and Licensing (PPSL) Committee at a Hearing on the 9th April. The purpose of this Supplementary Report is to bring the planning file up to date to include details of the late supporting representations submitted and also further consultation response from Roads Authority. ______________________________________________________________________ (B) REPRESENTATIONS Late Representations Following the completion of the Officer’s Report on 1st October 2024 and 22nd January 2025 the following further representation was lodged in support of the application was lodged on the 31st March 2025: Garelochhead Residents Association Comments on Other application and the Ecology Report submitted: An application within the same Open Space Protection Area – 20/01822/PPP was refused by Planning Officers and recently considered by Local Review Body reference 24/0008/LRB. The members of the LRB were clearly minded to approve this application and agreed to defer determination for a period of 26 weeks. An ecological survey was undertaken and it concluded that subject to the completion of a Construction Environmental Management Plan the proposed development is unlikely to have a significant ecological impact. This is seen to address the concerns highlighted by the biodiversity officer and there is no reason why it should not be approved.
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2 Classification: OFFICIAL Planning officer comment: Members attention is drawn to the assessment section 4 on biodiversity within the report of handing relating to this case of 1st October 2024. The conclusion was “As there is potential for mitigation of the harm, the conflict with Biodiversity and Woodland policies is not considered a determining factor in the assessment of this application.” The application is not recommended for refusal on the basis of impact on biodiversity. The full ecological report for the adjacent site can be made available to Members if required but it is not considered relevant. Comments on Red Squirrels – At the meeting of 20th November 2024, a clear statement was made by council officers that ‘there are red squirrels in the area’. This was not based on evidence. The Squirrel Sightings for the area confirms over the past 4/5 years that there has only been one red squirrel sighting at Garelochhead and not near the site. Regular sightings are in Lomond North on the Rosneath Peninsula and north of Whistlefield. It is clear that no red squirrels are identified on the site. Planning officer comment: There are red squirrels in the area. There is other evidence available including that within the NBN Atlas which has 8 observations of red squirrels between 2018 and 2023 within 0.5km of the site and 28 observations between 2011 and 2024 within 1km of the site. The NBN Atlas is the main recording site used to determine the likely presence/absence of a species within an area. The statement made by officers was therefore true. It is not misleading given there is clear evidence that red squirrels have been sighted nearby. Squirrels are mobile animals and can quickly and easily move into an area so it is always the approach to be precautionary. Members should note that this is not a reason for refusal given all vegetation is removed from the site but the point is made to illustrate that the site is part of a wider nature network and should be given the opportunity to return to that function. Comments on Tree Felling: There are two versions of the biodiversity officer comments – one with the statement that there was unauthorised tree felling and one where the word unauthorised was removed. The question is whether the tree felling is unauthorised or not. The understanding is that it is not unauthorised. Planning officer comment: It is confirmed that the tree felling was not unauthorised and no consent was required by the planning authority to remove the trees. It is also understood that the tree felling was exempt from requiring a Felling License from Scottish Forestry. ________________________________________________________________________ (C) CONSULTATION RESPONSE Roads were requested to provide further comment as their original consultation had only referred to the road safety matters directly relating to the site and had not been asked to assess whether the site offered any improvements to parking in the village. This has been examined below and some additional facts and figures provided. Further Roads Response (26.02.2025) Whilst we recognise the existence of ‘parking issues’ within Garelochhead, identifying the source of the problems, and quantifying the extents of the issues would most likely necessitate a site specific survey to achieve this.
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3 Classification: OFFICIAL At present we recognise that parking practices along the B872 carriageway are restricted through the presence of double yellow lines, located between - The Anchor Inn - Old School Road Whilst there are restrictions along one side of the carriageway to prevent any vehicles parking, the opposing side of the carriageway is predominantly free of markings/ restrictions to allow vehicles/ residents to utilise this space to park. Though cars parking on the B872 between the two locations is not in itself an issue, the issue arises when the volume of parked cars prevents the operational use of the carriageway. As we understand it, it is not uncommon to find parked cars located along the entire length of the northern kerbline between the two locations detailed above. When this happens, this prevents intervisibility between opposing traffic. Similarly, it prevents bi-directional traffic from passing at positions that is safe to do so, with some recorded instances necessitating larger vehicles having to travel onto the pavement to facilitate passing cars travelling in the opposite direction. The source of this issue is at present are unconfirmed however, it is understood that there are a number of contributing factors, these include: - The lack of off-street parking available to residential properties located along the north kerbline - The presence of local businesses that bring trade/ visitors - The presence of a businesses with limited/ no parking for staff Solutions to overcome these issues are largely limited due to the available space and funds however such a solution could consider: - The installation of further traffic restrictions to facilitate intervisible passing places, and the installation of ‘buildouts’ to ‘frame’ parking areas. It should be noted however that this would require allocated funding and could create a displacement parking effect (move the problem to somewhere else) I do not believe the creation of a car storage/ car park facility at the application site will significantly, if at all, reduce the on street parking practices or presence. Additionally, I would add that following a review of our accident and enforcement data, the below details were noted for Garelochhead: • Parking tickets issued to drivers in Garelochhead between 1st Feb 2024 to 31st January 2025. – NONE • Road traffic accidents in Garelochhead for this period. - One serious in 2023 involving a pedestrian crossing after coming off a bus. Planning Officer Comments: There points are noted and the planning officers concur with the assessment made by road officers that this application would not offer any benefit to the wider community in terms of alleviating parking issues in the village. The parking issues have continued despite the use of this site for storage of vehicles.
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4 Classification: OFFICIAL ________________________________________________________________________ (D) RECOMMENDATION That Members note the content of this report which does not introduce any new information that has not already been addressed in the original Report of Handling or at the previous meetings. The recommendation of the Planning Authority remains that planning permission be Refused in line with the reasons appended to the original Report of Handling. ______________________________________________________________________ Author of Report: Kirsty Sweeney Date: 07.04.2025 Reviewing Officer: Peter Bain Date: 07.04.2025 Fergus Murray Head of Development and Economic Growth