North Knapdale Community Council 

Achnamara. Bellanoch. Cairnbaan. Crinan. Tayvallich.

Council Members and contacts

Meeting Minutes

Coastal and Marine National Park Consultation

Argyll and Bute Council Local Plan

August 2007

North Knapdale Community Council -

AGENDAS AND MINUTES 2006/7

Achnamara. Bellanoch. Cairnbaan. Crinan. Tayvallich.

PLEASE NOTE: MINUTES ARE DRAFT UNTIL AGREED AT THE NEXT PUBLIC MEETING.  THE AGENDA IS STANDARD AS FOLLOWS:

AGENDA

1. APOLOGIES
2. MINUTES OF COMMITTEE MEETING HELD ON 14TH NOVEMBER 2006
3. MATTERS ARISING
4. CORRESPONDENCE
5. PLANNING ISSUES
6. ROADS
7. LOCAL COMMUNITY ISSUES
ACHNAMARA
􀂃 BELLANOCH
􀂃 CAIRNBAAN
􀂃 CRINAN
􀂃 TAYVALLICH
8. AOCB
9. DATE, TIME, VENUE OF NEXT MEETING

MINUTES:

15TH AUGUST 2006

14TH NOVEMBER 2006

the following minutes will open in a new window:

13TH FEBRUARY 2007

15TH MAY 2007

7TH AUGUST 2007

13th NOVEMBER 2007

2nd FEBRUARY 2008

15^TH AUGUST 2006 AT CRINAN COFFEE SHOP AT 7.45PM

 1.         Present         

Hugh Semple (Chairman), John Clark (Vice Chairman), Peter Donaldson (Secretary), Bennie Brigland, Fiona McArthur, Frances Ryan, Jilly Wilson, Tim Hedley, Cllr Donnie MacMillan, Mark Lodge (A&BC Planning Department) and 32 members of the public.

 The Chairman started by thanking the previous members of NKCC for their efforts over the years, and welcomed everyone to the meeting. 

2.         Apologies

Had been received from Councillor Bruce Robertson, Gordon MacMillan, and Carol Bennet.  Also three other members of the public (Tony Bennet, Peter Slann & Christina Paddock)

 3.         Minutes of Inaugural Committee meeting held on 25^th July 2006

The Chairman read out the minutes of the meeting, and these were proposed as a true record by Peter Donaldson and seconded by Frances Ryan. 

4.         Matters Arising from the Minutes

Although there are no council members from the villages of Achnamara and Cairnbaan, the councillors have since identified two individuals prepared to liaise with NKCC when required.  They are Andy Grant for Achnamara, and Carol Bennet for Cairnbaan. 

5.         Correspondence

As this was the first meeting of the new NKCC, there was no particular correspondence to deal with.  The transfer of documents is still to be organised between the former and incoming secretaries. 

6.         NKCC response to Argyll & Bute Council Modified Finalised Draft Local Plan

The Chairman introduced Mark Lodge from Argyll and Bute Council Planning Department, who then went on to address the modifications in each village.  It was first of all noted that responses should be lodges by 1^st September and although each village is encouraged to come up with its own response, they should be channelled through NKCC secretary, Peter Donaldson. 

 Achnamara

There has been little change to the plan with regard to Achnamara other than those requested by the community:

§         The settlement boundaries have been reduced slightly to the north & south.

§         The Open Space Protection Area in the centre of the village has been enlarged.

§         The Rural opportunity Areas around the village and on the peninsula have been revisited and tailored to reflect land carrying capacity.

 Bellanoch

 No further modifications have been made at Bellanoch, so original representations still      stand.

Cairnbaan

Note – there was no-one present from Cairnbaan to make comment.  However, not very much change, except for:

• The Area for Action (AFA) along the canal bank adjacent to lock 13 has been extended after discussion with British Waterways, Forest Enterprise and the Dalriada Project.  They are hoping to develop this area in the future, but there are no specific plans at present.

Crinan

Mark Lodge advised that here had been lots of representations from Crinan on the finalised draft:

• The PDA between the harbour and the basin has had lots of very mixed representations and therefore no modification has been made and this PDA will need to be decided at a Public Inquiry.

• The settlement areas have been made bigger in response to community wishes to accommodate housing for local people (to the south adjacent to Westering). 

George Ivison asked about the site of the chimney and acid works.  This still appears within the settlement area and there are fears that there may be inappropriate development of the structure.  Mark Lodge advised that it is protected within the local plan by its status as a scheduled monument, and that it is also protected by Historic Scotland as an Ancient Monument, and any plan would require their consent.  The building is part of the settlement and it would not be appropriate or practical to remove it.

John Clark asked Mark Lodge whether there were any particular aspirations for the PDAs at Crinan.  He asked whether Mark Lodge could tell the meeting specifically.  Mr Lodge looked up the plan document and advised that one PDA was for medium density housing, with 25% affordable; the other for mixed density housing, 25% affordable.

Dorothy Bidmead said she had seen it written somewhere that there would be between 1 & 6, and between 1 & 30 houses on each of these sites.  Mr Lodge said he was unaware of any such allocations but would undertake to investigate if required.  Mrs Bidmead said she could have been mistaken.

Mike Stewart asked again about the PDAs at Crinan and noted that they were the subject of objections from as far afield as Australia.  He asked how much store A&BC put on foreign objections compared to local community representation.  Mark Lodge said that A&BC were aware of ‘campaigns' (1,400 letters on a proposal concerning Helensburgh), and that they do consider this when placing value on representations.  He also said that there were no issues going to public inquiry that did not involve ‘local’ comment (when local defined as within A&BC administrative area).

Tayvallich

There were a large number of alterations in Tayvallich between the draft and finalised draft plans.  Subsequent Modifications are:

• PDA 12/41 (adjacent to x and y) has been removed, replaced by Countryside Around Settlement (CAS), and also included within the Open Space Protection Area (OSPA).

• Settlement area adjacent to the Old Inn (site identified by community for possible affordable housing development).  Has been adjusted slightly to reflect topography and SSSI.

• PDA 12/49 (adjacent to Inchjura) has been re-instated, to allow for development of nature conservation/interpretation centre & up to 5 houses.

• Some of the land adjacent to this site has been re-designated OSPA in recognition of shore-side location.

• The Settlement Boundary adjacent to the Byre has been replaced by CAS

• The OSPA round the bay has been extended to the Tayvallich Shop to include Jubilee Green

• The Rural opportunity Zones north & south of the village have been revised as for Achnamara.

Jilly Wilson advised the meeting that the modifications that had been made were all in line with the original NKCC response to Argyll & Bute Council, but that there were still outstanding representations that would probably go to a public inquiry (eg H/AL 12/21)

There was a question from the floor (?) asking Mark Lodge whether there were any specific changes beyond the last gate on the road at Keills.  Mr Lodge said they could check, but from memory it was sensitive countryside in the previous draft plan, and has remained so in the current proposed plan.

The Chairman said there was still confusion in the village regarding H/AL12 /21.  Was the allocation determined by taking Carsaig & Tayvallich together, or have they been considered separate settlements?  He also made the point that the original draft plan had a H/AL (12/17).  This H/AL was subsequently developed with the justification that it was making forward use of allocations.  It has been removed from the new draft plan as it is now historical, but should the new H/AL not have been reduced (ie we have 6 of the original allocation already).  Mark Lodge said that it is not always possible to take two settlements individually when determining H/ALs, and that for Tayvallich & Carsaig it seemed appropriate to put the H/AL where it I, and that Tayvallich has the physical capacity to accommodate 14 houses.

The Chairman made the further point that the last attempt to ensure that Tayvallich has affordable houses has backfired.  Out of five houses, the first was sold for £120k + extras, three are being rented and the 5^th was recently sold my M&K MacLeod for over £220k.  Mr Lodge said that A&BC recognise the need for more control over subsequent sales of ‘affordable housing’

The Chairman further asked about the possible development of social housing in the village on land owned by Tayvallich Estates.  Mark Lodge said that A&BC are always open to the potential of community housing associations and any development within the settlement boundary would be viewed favourably

Other general matters raised:

• Mark Lodge was asked for clarification of procedure.  He advised that there have been three public consultations.  Current comments are limited to the modifications that have been made since the “Finalised Draft Local Plan”, and no retrospective comments can be made.  The intention is that the new modified plan will address existing objections and result in their withdrawal.   Objectors will be contacted after the consultation period to ask whether they want their objection to stand or if they are prepared to withdraw it.  Those objections that are still extant will then go to a Public Local Inquiry (PLI).

• Mark Lodge was asked to define an Area for Action.  He said it was a tool to enable coordination of development proposals and take them forward.

• George Ivison asked Mark Lodge for a clarification of the purpose of some of the ROAs – especially those that have no services, roads leading to them, etc.  He explained that the designation ROA is as a result of landscape assessments only and relate to the capacity of the landscape to accommodate small scale developments.  They will not necessarily be developed and are an attempt to provide more focus than the previous local plan which had a general presumption for small scale development in any part of rural Argyll & Bute.

• The Chairman asked Mark Lodge whether the variations that had been made between Potential Development Areas (PDAs) and Settlement Boundaries would affect the likelihood of houses being built.  Mark Lodge explained that a PDA is designated for larger scale developments and the expectation is that the whole site will be developed under a single planning consent.  The density expected and the amount of affordable housing required is designated for each PDA, and a development plan would be expected to be submitted.  He then explained that for sites within the settlement boundary, ad hoc, smaller scale proposals will be generally supported.  He further explained that if a settlement has a housing allocation (H/AL), then the expectation is that this site will be developed before development is allowed on a PDA (but not before it would be allowed within the settlement boundary).

• Duncan Gay raised the following points:

  1. The original target for the plan modifications to be complete was Nov/Dec 2005, and why was A&BC consistently missing its targets? 

  2. If the representations have all largely been addressed then why not go straight to a PLI? 

  3. If there is a majority view, why can A&BC not go with this? 

  4. The whole process will have taken 4 years of public consultation and goodness knows how much from the public purse

  5. As a % of the population, why should a minority of objectors slow the process down so much?

  6. Why does A&BC approve some applications based on the new plan and not others?

§         Mark Lodge Made the following Comments in reply

1.      A&BC is obliged to consult further when there are disagreements to the plan, and that the Scottish Ministers still place weight on public consultation and so A&BC is obliged to try and resolve outstanding matters. 

2.      The PLI is a way in which the process can be clear & transparent and A&BC does not become ‘judge and jury’.  He advised that there will be one PLI for each of the council’s sub-areas, and a further one to address general issues. 

3.      Public consultation and involvement is a requirement of the Scottish Executive. 

4.      As for 3.

5.      Although A&BC have discretion to grant individual planning applications if they are outwith the local plan, it has no discretion when it comes to the plan itself.

6.      The new plan is a significant material issue when considering applications, but if an application is in an area that is still subject to objections then the current plan must apply.

• The Chairman then asked Mark Lodge to clarify the process for the PLIs (Public local Inquiries).    He explained that over a period of 2-3 months, those who have made representations will be contacted and asked whether they want them to still be considered.  They will then be given the choice of their representations to be considered in writing / at an informal hearing  / or at a formal inquiry.  There will then be a series of hearings chaired by an independent Reporter appointed by the Scottish Executive who will hear representations and recommend a course of action to A&BC.  It is anticipated that this process will start in February/March 2007.  It will then take four months for the reporters to write up their findings and present them to A&BC.  A&BC will then consider the recommendations, and it is hoped that the new plan will be adopted early in 2008.  However, A&BC can still decide not to agree with the reporter’s recommendations and there is a final opportunity to make challenges on both sides at the Court of Session.

• Monica Stewart asked if a community reached a consensus on an area that is currently destined for a PLI, could it be resolved.  Mark Lodge said yes, if all the objectors withdraw their representations.

The Chairman rounded off the discussion by stating that the information on the modified plan was available on the A&BC web site, that CDs were available on request, and that paper copies could be viewed at the Council offices at Dalriada House, Kilmory and Ardrishaig, and at the library.  He also stated that members of the community should speak to NKCC councillors if there was anything else they wanted to bring up, and reminded the floor that individuals could also make their own representations.  Mark Lodge emphasised that representations should NOT re-iterate original comments but concern only the new modifications.

7.         Other Planning Issues

The Chairman read out planning applications that had been lodged since 14 July 2006, and Duncan Gay was asked to give the meeting details of his application - that will shortly be advertised – for a bungalow and a gamebird rearing unit above the Jura Field in Tayvallich.  It is in countryside surrounding a settlement.

There were no comments regarding any of these applications.

George Ivison asked about planning matters and how they would be dealt with if the NKCC was only intending to meet every three months.  The Chairman advised that each local representative will get the relevant applications for their area when lodged and will decide whether they require action.  Any responses will be routed through the secretary, Peter Donaldson.  Any planning applications that are considered to require wider consultation will be the subject of an extraordinary meeting.  It was also noted that A&BC are preparing a full planning consultation service to be accessed via their  web site in due course.

Mark Lodge advised the meeting that planning applications appearing in the Argyllshire Advertiser represent only about 2-3% of all applications.  The full weekly list is available on A&BC website www.argyll-bute.gov.uk

8.         Roads

Tim Hedley advised that if there were any issues with roads he would take them up, but the community should, in the first instance, write to the secretary, Peter Donaldson.

Issues in the meantime:

• Some of the lay-by’s on the Crinan road are unmarked

• The “allow overtaking” signs are inadequate

• Paul Anderson’s driveway is being used as a passing place and his wall & fence have been knocked down.  Two years ago the Road Department said they would attend to this by installing bollards and cutting away some trees.  Nothing has happened

• It was noted that the Tayvallich & some of the Achnamara road had been chipped

• The road outside Crinan Cottages has no surface and is either mud or dust depending on the weather

• Parts of the road between Tayvallich and Keills are in a very poor state.

9.         Local Community Issues

none

10.       AOCB

There was a vote of thanks from the floor to Mark Lodge for giving up his time to attend the meeting

The Chairman also thanked members of the community for their support.

11.       Date, time and place of Next Meeting

Tuesday 14 November, 7.45pm, Tayvallich Village Hall

MINUTES

OF THE NORTH KNAPDALE COMMUNITY COUNCIL PUBLIC MEETING

14^TH NOVEMBER 2006 AT TAYVALLICH VILLAGE HALL AT 7.45PM

Present         

Hugh Semple (Chairman), John Clark (Vice Chairman), Peter Donaldson (Secretary), Bennie Bridgland, Fiona McArthur, Frances Ryan, Jilly Wilson, Tim Hedley, Cllr Donnie MacMillan, Cllr Bruce Robertson, David Armstrong (Strathclyde Police), and 16 members of the public.

1.         Apologies

            Gordon MacMillan.  One member of the public (John Clarke)

2.         Minutes of the meeting held on 15^th August 2006

            The minutes were proposed as a true record by Peter Donaldson and seconded by John             Clark.

3.         Matters Arising from the Minutes

            None.

4.         Roads

            The matters raised at the last meeting have been communicated to the Roads department,         and some action has been taken.  Additional matters raised:

• Pot-holes.  Some roads are suffering badly, notably:  at the Barnluasgen junction; in front of the new housing development on the Carsaig road; Nearby Gallachoille on the Tayvallich Road; at the entrance to Castle Sween Caravan Park; several places on the Keills-Tayvallich road.

            Cllr Robertson advised that the Roads Department will be attending to the Carsaig road in            the coming week.  Other complainants have been advised that there are not sufficient funds   to repair certain potholes and that they will be attended to the next time A&BC undertake a       large tarmacing job.

• Temporary Traffic Lights at Bellanoch.  Bruce Robertson advised that the lights will be in place at least until the Crinan Canal has been drained to allow for a bank inspection so that repair work can be effected to the bank/road edge.

• Visibility at the Tayvallich-Keills junction has become very poor with bushes and trees obscuring the sight-lines.  Although the autumn cutting has been done and the verges were cut, there remains a visibility issue.

ACTION          Tim Hedley to bring these issues to the attention of the Roads Department, as well as those outstanding from previous meeting.

5.         Correspondence

NKCC correspondence topics:

• Increase in towpath restriction at Cairnbaan (10 – 18T)

• Dispute over ground for visitor car park at Cairnbaan

• Tree preservation order request at Kilmory Chapel

• British Waterways planning application for toilet block at Crinan

• Notification of A&B Council Meeting on Wed 15^th November.

For further details of correspondence, please contact NKCC secretary, Peter Donaldson (01546 830121 / Cycpete@aol.com )

6.         Planning

Applications: 

1. 08/09/2006  Ashfield, Achnamara               Non-material amendments to existing permission

2. 15/09/2006  North of Inchjura, Tayvallich    New application -Dwelling House & Bird Rearing Shed

3.                     Ashfield, Achnamara               Non-material amendments to existing permission

4.                     Crinan  Basin                          Variation in fence height

5. 29/09/2006  Knapdale Cottage Crinan       Erection of replacement boathouse

6. 03/11/2006  Creagfasgadh, Tayvallich       Non-material amendment to existing permission

With the exception of no 2. above, there were no comments from the floor or the council.

NKCC Involvement in Private Planning Applications:

As a result of a request from Duncan Gay, the council seeks opinion from the community as to whether, in principle, they should involve themselves in individual private planning applications.

There was a general discussion regarding this principle which included cautions regarding responsibility and authenticity of representation.  Nevertheless based on the statutory duties of the community council, and that its role is to represent community interests, the following motion was proposed by Jim Riddell and seconded by Chris Todd:

That the community council should comment on individual planning applications, provided it carries out due diligence in its determination, and representation, of the majority community view.

The community were asked if anyone wished to offer an alternate motion, and as none was voiced the council will operate according to this motion.

Land North of Inchjura, Tayvallicb – Erection of Dwelling House & Bird Rearing Shed:

The plans for this application have been on display in the Tayvallich Coffee Shop.  There are over 50 letters of support for this application, and 3 objectors.  It is contrary to some rural policies, but supported by others.

The community was asked for a show of hands in support of, and against this application.

14 for, 1 against (on various points of planning).

ACTION          The Chairman will write tomorrow on behalf of NKCC, and in support of this  application.

Land adjacent to Inchjura, Tayvallich – Development of Nature Conservation/Interpretation Centre

James Riddell, the owner of this land, requested that NKCC write in support of his proposal.  Mentioned at previous meetings, this site of this project is not within the current local plan, but is proposed to be within the new plan (due to be implemented in the New Year).  He does not currently ask for support of a planning application, but a letter of support to SNH.  SNH are currently positive about the project, but have indicated that a demonstration of community support would help with an application for grant assistance.  The project is part of the general development of the area.

Mr Riddell was asked to provide plans showing the proposed development so that people could make an informed response.

ACTION          Mr Riddell to provide copies of the plan to NKCC for display in the villages

                        NKCC Councillors to determine community opinion and act accordingly

7.         Local Community Issues

Achnamara

No issues

Bellanoch

• Traffic Calming

      There is an on-going issue with traffic speed through the village.  Pete Donaldson asked   Sergeant Armstrong whether they had any influence on this with regard to road safety.   Sergeant Armstrong indicated that while he agreed that a limit should be in place on many       of the single track roads through villages in the, it was not within the power of the police to influence this.

ACTION          Tim Hedley to include this in his discussions with the Roads Dept.

Cairnbaan

• Traffic Calming

      The same issue is still present at Creag Ghlas, Cairnbaan, and this has been requested for         over 3 years.  Bruce Robertson assured the community that money has been set aside to    carry out footpath and speed calming work at this site.

            ACTION          as above.

• Proposed Bio-Fuel Plant

      In its very early stages, there is a proposal for a wood-burning plant at Achnabreck.           Although not within NKCC ward, Cairnbaan is the nearest settlement.  The fuel for the plant           would come from North Knapdale and save around 250k timber lorry miles per annum.  The          council are taking the opportunity to bring the community’s attention to this possibility, and are expecting an Executive Summary which will be posted in the villages and on the      website.

Crinan

• Recycling

            Frances Ryan asked whether there was any possibility of having a bottle bank alongside the paper bank at Crinan.

            ACTION          Secretary to write to Environmental Health Department & include other   villages without re-cycling facilities in the request.

• Craighouse-Crinan Passenger Ferry

      It is unclear from current information how much this project will cost and what       infrastructure/services will need to be put in place, and where in Crinan it will moor (harbour          or basin).  Cllr Bruce Robertson could not confirm how much has been set aside in      A&BC capital budget for the project.  Crinan Harbour Road is inappropriate for a bus      service, and the harbour has no existing facilities to accommodate ferry passengers.

      ACTION          Crinan Councillors to draft a letter voicing their concerns which the secretary will send to A&BC

• State of Road at Crinan Cottages

            Dorothy Bidmead re-stated her complaint with regard to the condition of this road.  It has no         surface whatsoever, and although A&BC has responded to previous complaints by            sweeping the surface and has advised that the road will be progressively maintained the    road continues to be in very poor condition and services a number of households.

ACTION                      Tim Hedley will take photographs and include in discussions with Roads Dept.

Tayvallich

No issues

8.         AOCB

Malcolm Bidmead asked if the council were aware of, or had an opinion on, the consultation with regard to the proposed Marine National Parks.

The consultation document appears to be biased, and lacking in solid information.

ACTION          The community council will get copies of the consultation document and  circulate.                   

                        An EGM will be called for discussion if deadlines are before the next scheduled meeting.

Post Meeting Note: 

Consultation document available at http://www.scotland.gov.uk/Publications/2006/10/09095444/0/

You can also view more information, view a video of the proposal, and fill out an on-line questionnaire by following this link:  Note you are not required to respond using the questionnaire

http://www.infoscotland.com/infoscotland/display_seaViewHome.jsp?pContentID=238&p_applic=CCC&pElementID=117&pMenuID=3&p_service=Content.show&

Responses are invited by 10 January  so an EGM will need to be called.

In the meantime, if you want to make your own response, indicate:

Your name ; Your interest ; The organisation that you represent (if applicable) ; Your contact details.

Email to: CMNPConsultation@scotland.gsi.gov.uk, or post to:

9.         Date, time and place of Next Ordinary Meeting

Tuesday 13^th February 2007, 7.45pm, Cairnbaan (TBC)