Link Group Ltd: Proposal of Application Notice for Proposed Mixed Use Development Comprising Retail Units (Class 1); Residential Development (Dunbeg Phase 4) (Class 9 Houses and Sui Generis Flats) Including Social Housing, Private Housing, Student Accommodation and Retirement Accommodation with Shared Community Space, Assembly and Leisure (Class 11); Ev Charging Points; New Roundabout on A85, Distributor Road and Other Roads, Parking and Servicing Areas; Ground Remodelling; Above Ground and Belo
Argyll and Bute Council · 21 August 2024
Back to Planning, Protective Services and Licensing Committee — 21 August 2024 and its agenda
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Argyll and Bute Council Development and Economic Growth PROPOSAL OF APPLICATION NOTICE Members are requested to note that three separate PAN notices have been submitted for future development at Dunbeg. All of the submitted PAN’s relate to the next phases of development for residential, commercial, community facilities and roads infrastructure associated with the approved Masterplan (REF 16/03368/MPLAN) and LDP 2 Allocations and Objectives. ____________________________________________________________________________ Reference: 24/01212/PAN Applicant: Link Group Ltd Proposal: Proposal of application notice for proposed mixed use development comprising; retail units (Class 1), residential development (Dunbeg Phase 4) (Class 9 houses and Sui Generis flats), including social housing, private housing, student accommodation, and retirement accommodation with shared community space, assembly and leisure (Class 11), EV charging points, new roundabout on A85, distributor road and other roads, parking, and servicing areas, ground remodelling, above ground and below ground infrastructure, including SUDs, open space and landscaping, including biodiversity enhancement, modification to core path network and peat management and restoration. Site Address: Land West of Dunstaffnage Mains Farm, Dunbeg ____________________________________________________________________________ 1.0 BACKGROUND The submitted Proposal of Application Notice (PAN) is related primarily to intended future residential development , associated community facilities, and other necessary infrastructure and restoration/landscaping works. The submitted PAN notice took effect from 26.6.24 from which a minimum of 12 weeks must elapse prior to the submission of a formal application for planning permission. The PAN notice relates to the delivery of the Objectives set out within LDP 2. Within the adopted Argyll and Bute Local Development Plan 2 (Adopted February 2024) the Council has defined a Tobermory-Dalmally Growth Corridor within which the three PAN sites are located ( Page 9,Diagram 1). This seeks to: ….reverse population decline and promote economically driven growth across Argyll and Bute. It seeks to make positive provision where growth is projected to occur and can be delivered in a sustainable and economic fashion. These areas include the Tobermory – Dalmally growth corridor, focusing on the identified growth opportunities of Oban, with its inherent population growth, and the opportunities for the area to act as a significant growth hub for the north and west Argyll area and the growing economic opportunities in Food and Drink, Tourism, and education sectors (Oban as a University Town). The current PAN proposals sit within this wider strategic growth corridor area and concentrate on housing, community uses, infrastructure and mixed commercial use on a number of sites as defined on Proposals Map 176 of the Adopted LDP2.
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The location and nature of the uses proposed within this PAN are in general accordance with the allocated sites set out in LDP 2 Proposals Map No.176 and written schedules as set out below: LDP Site Name Development % affordable H4015 Dunbeg 2 Housing 250 units 25% I4001 Dunbeg Strategic : development road – for housing/tourism X4002 Dunbeg Mixed use - Business and Tourism (9,4ha) C4003 Dunbeg School Community Facilities (Educational Expansion) (Note: Site H4006 (Penny Fuir 120 housing units) located to the west towards Ganavan does not appear to form part of the proposed area for housing development at this time as defined by the submitted PAN information). 2.0 SITE DESCRIPTION The wider site is a mixture of primarily south facing hillside and outcrops, undulating land and lower flat land nearer the A85 which has some deep peat deposits within it, particularly in respect of the area of land identified for the commercial uses and access road next to the proposed “halfway” roundabout. The area is also subject to flooding. The land associated with the overall site proposals generally forms a more open and visible feature in the landscape when viewed from the A85 than Phase 3 and therefore landscape assimilation appears more challenging. As well as facing onto the A85 for extensive open stretches of the road, the proposed development sites are also closer to the road. Phase 3 which encompassed 300 Affordable Housing units by Link Group has now been completed on land immediately to the east of the PAN boundary, and strategic landscape planting has taken place around and within the site, however this is still to fully establish to integrate the site into the landscape and provide full biodiversity benefits envisaged in its design. The site is bisected by National cycle route C198 between Ganavan and Dunbeg and there are many informal paths on the northern parts of the site on the hillsides which are used for recreational purposes by residents and visitors. Core Path C163 also traverses the northern edge of the larger site. 3.0 DEVELOPMENT PLAN POLICY – LDP 2 These submissions are not planning applications and therefore do not require to be evaluated and determined in accordance with Section 25 of the Planning Act against the Development Plan and its policies at this stage. However, in considering the merits of these PAN’s a number of Development Plan Policies will inform the assessment of any future detailed applications. The main policies are set out below: (a) ‘Argyll and Bute Local Development Plan 2. Spatial and Settlement Strategy Policy 01 – Settlement Areas Policy 03 – Simplified Planning Zones and Masterplan Consent Areas Policy 04 – Sustainable Development High Quality Places Policy 05 – Design and Placemaking
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Policy 06 – Green Infrastructure Policy 08 – Sustainable Siting Policy 09 – Sustainable Design Policy 10 – Design – All Development Policy 21 – Sites of Archaeological Importance Diverse and Sustainable Economy Policy 26 – Informal Public Outdoor Recreation and Leisure Related Development Connected Places Policy 32 – Active Travel Policy 33 – Public Transport Policy 34 – Electric Vehicle Charging Points Policy 35 – Design of New and Existing, Public Roads and Private Access Regimes Policy 38 – Construction Standards for Public Roads Policy 40 – Vehicle Parking Provision Policy 41 – Off Site Highway Improvements Sustainable Communities Policy 45 – Supporting our Town Centres and Retailing Policy 46 – Retail Development – The Sequential Approach Policy 49 – Sport, Recreation and Community Facilities Policy 52 – Community Plans, Local Place Plans and Locality Plans Policy 55 – Flooding Policy 57 – Risk Appraisals Policy 58 – Private Water Supplies and Water Conservation Policy 59 – Water Quality and the Environment Policy 61 – Sustainable Urban Drainage Systems (SUDS) Policy 62 – Drainage Impact Assessments Policy 63 – Waste Related Development and Waste Management Homes for People Policy 64 – Housing Development on Allocated Sites Policy 66 – New Residential Development on Non-Allocated Housing Sites within Settlement Areas Policy 67 – Provision of Housing to Meet Local Needs Including Affordable Housing Policy 68 – Housing Greenspace High Quality Environment Policy 70 – Development Impact on National Scenic Areas (NSA’s) Policy 73 – Development Impact on Habitats, Species and Biodiversity Policy 74 – Development Impact of Sites International and National Importance Policy 77 – Forestry, Woodland and Trees Policy 78 – Woodland Removal Policy 79 – Protection of Soil and Peat Resources Policy 80 – Geodiversity Natiional Planning Framework 4 (This is a statutory Plan for the purposes of determining Planning Applications under Section 25 of the Planning Act and therefore NPF 4 Policies will also have to be considered in the determination of any future planning applications)
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National Planning Policy 4- Part 2 Sustainable Places NPF4 Policy 1 – Tackling the Climate and Nature Crises NPF4 Policy 2 – Climate Mitigation and Adaption NPF4 Policy 3 – Biodiversity NPF4 Policy 4 – Natural Places NPF4 Policy 5 – Soils NPF4 Policy 6 – Forestry, Woodland and Trees NPF4 Policy 12 – Zero Waste NPF4 Policy 13 – Sustainable Transport Liveable Places NPF4 Policy 14 – Design, Quality and Place NPF4 Policy 15 – Local Living and 20 Minute Neighbourhoods NPF4 Policy 16 – Quality Homes NPF4 Policy 17 – Rural Homes NPF4 Policy 18 – Infrastructure First NPF4 Policy 19 – Heating and Cooling NPF4 Policy 20 – Blue and Green Infrastructure NPF4 Policy 21 – Play, Recreation and Support NPF4 Policy 22 – Flood Risk and Water Management NPF4 Policy 23 – Health and Safety NPF4 Policy 24 – Digital Infrastructure Productive Places NPF4 Policy 25 – Community Wealth Building NPF4 Policy 26 – Business and Industry NPF4 Policy 27 – City, town, local and Commercial Centres NPF4 Policy 28 – Retail NPF4 Policy 29 – Rural Development NPF4 Policy 30 – Tourism NPF4 Policy 31 – Culture and Creativity NPF 4 Annex C – Spatial Planning Priorities (Page122) Regionally and locally driven plans and strategies will identify areas for future development that reflect these principles – for example planned population growth on the Western Seaboard of Argyll and in a growth corridor from Tobermory to Oban and on to Dalmally. Community hubs, where people can easily access a variety of services, will need to evolve and grow to support communities and sustain a range of functions…. There is a clear need for affordable housing provision across the region to improve choice and access to homes, to support local economies, and in some areas to help offset the impact of second home ownership and short term lets on the market. Local solutions may include key worker housing, temporary homes for workers in remote areas, and self-provided homes including self-build and custom-build. To deliver productive places, Regional Spatial Strategies and Local Development Plans in this area should seize the opportunities to grow the blue and green economy, recognising the world- class environmental assets that require careful management and the opportunities to develop skills and diversify employment. … In addition, Oban is developing as a university town, and the European Marine Science Park is a key opportunity to build the local economy and provide education locally. 4.0 POTENTIAL MATERIAL CONSIDERATIONS
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The approved Masterplan (REF 16/03368/MPLAN), and the objectives/commitments set out within it, will be a material consideration in respect of determining any future planning application(s). Other material considerations include: • Pan 77 Designing Safer Places • Creating Places- A Policy Statement on Architecture and Place for Scotland • Designing Streets – A Policy Statement for Scotland • Green Infrastructure: Design and Placemaking • Argyll and Bute Sustainable Design Guidance (part 2 larger housing development) • Argyll and Bute Sustainable Design Guidance (part 4 case studies) • TN06 Sustainability Technical Note and Checklist (Oct. 2023) • TN07 Sustainable Buildings Technical Note and Checklist (Oct. 2023) • ABC Landscape Studies • ABC Economic Development Action Plan • ABC Housing Needs and Demand Assessment • ABC Housing Emergency Statement • SEPA Standing Guidance for Development Management (Dec. 2022) • Statutory/Non-Statutory Consultee Comments • Strategic Housing Investment Plan objectives and commitments 6.0 CONCLUSION This report sets out the information submitted to date as part of the PAN. Summarised are the policy considerations, against which any future planning application will be considered as well as potential material considerations. The list is not exhaustive and further matters may arise as and when any planning application is received, and in the light of public representations and consultation responses. Officers are content that the steps set out within the PAN are acceptable and in accordance with the necessary community engagement requirements. 7.0 RECOMMENDATION That Members have regard to the content of the report and submissions and provide such feedback as they consider appropriate in respect of the submitted PAN to allow these matters to be considered by the applicant in finalising any future planning application submissions.