INNER MORAY FIRTH PROPOSED LOCAL DEVELOPMENT PLAN - 6 Week Consultation

The Proposed Plan for the Inner Moray Firth is go to the Planning Committee Next week


Committee Report is HERE


[IMPORTANT - SEE SECTION HIGHLIGHTED IN BOLD BELOW]

PED Committee is asked to 

(i) note the comments received on the Main Issues Report and the proposed responses as set out in Appendix 3;

(ii) agree the Proposed Plan and Action Programme as set out in Appendices 1 and 2 for a 6 week public consultation subject to minor post-Committee changes, including formatting, typographic and illustrative amendments agreed in consultation with the Chair of this Committee;

(iii) acknowledge that, as the settled view of the Council, the Proposed Plan as approved will be treated as a material planning consideration for development management purposes as of 18th September 2013.

More posts on this Proposed Plan soon 

"INVERNESS AIRPORT BUSINESS PARK – ANNUAL REPORT" put before PED

EXTRACTS:

'This report provides Members with updated information on the current financial position of Inverness Airport Business Park Limited. Members are invited to note the report.

The Inverness Airport Business Park (IABP) Limited company was established in May 2005 and is a joint venture between Highlands and Islands Airports Limited, Moray Estates and Highlands and Islands Enterprise.

Inverness Airport Business Park Ltd issued Loan Stock of £1.175m to the Council to reflect the cost incurred by the Council in building the new access road to the airport from the A96. The repayment of this Loan Stock will allow the Council to recover its costs in constructing the road, albeit over a period of
time. The Council is currently represented on Inverness Airport Business Park Ltd. Board of Directors by Councillor Thomas Prag, whilst the Director of Planning and Development currently attends an executive group in an advisory capacity. This provides the Council with the ability to closely monitor the financial situation of the Inverness Airport Business Park Ltd.

As reported to the Planning Environment and Development Committee in January 2011, Inverness Airport Business Park Ltd opted to defer the first repayment of the Loan Stock, amounting to £587.5k, due to be received by the Council in May 2010. This deferment was made in accordance with the Loan Stock agreement which allows the Company to defer the payment if they believe the repayment would have a prejudicial impact on their business proposals for the Business Park. Under the deferment arrangements, the
2010 repayment now becomes payable to the Council in May 2015 unless independent reviews of the Company’s accounts indicate the deferred amount can be paid earlier. The company has no option but to repay the loan stock if these independent reviews provide an opinion that the repayment can be made without prejudicing the development.

...Inverness Airport Business Park Ltd continues to have insufficient funds to repay the Loan Stock without the payment having a prejudicial impact on their business proposals for the Business Park...

The Balance Sheet to March 2013 indicates the net worth of the company as £317,799 (£392,782 as at March 2012) and the Profit and Loss Accounts report a loss of £77,983 (loss of £21,475 for the year to March 2012) over the same period. These figures reflect that the company has still to fully commence its trading activities and is at an early stage in developing the business park

Extract Ends


Report can be found here


More details about IABP


iabp.co.uk

Video

From 2009 Press and Journal item;

"Plans for a multimillion-pound business park next to Inverness Airport could be approved next week.

The 500-acre development on land south and west of the airport is expected to boost the region’s economy by more than £100million a year and create 1,250 jobs by 2021.

The scheme at Dalcross would also include conference facilities, hotels, industrial units, restaurants and shops.

Construction could begin in 2011."

Airport's 500-acre business park is cleared for take-off

"Over the life of the project the business park is expected to extend over 550 acres.

It will include offices, hotels, conference facilities, shops, restaurants and industrial units covering an area 34 times the size of the current Tesco store at Inverness Retail Park.

Over the next decade it is expected to create in the region of 1200 jobs and generate millions of pounds for the local economy."

From 07 April 2011

A development company has said it would expect to spend £30m in creating the first phase of a new business park at the main airport in the Highlands.

IABP said the deal was one of the most significant for the Highlands in years and could lead to more than 1,200 jobs.

Work on the first phase could start by the end of this year.

From June 12 2013

'Bristow Boss Tours Inverness Airport Business Park'

From 19 March 2013 Inverness Courier

"PATIENCE will be needed as efforts continue to attract companies to the Inverness Airport Business Park, the organisation’s new chairman has warned.

More than three years after the 250 hectare project received planning consent, Bond Air Services remains the only tenant and no operator has come forward to run a hoped- for hotel."

I wonder how much time it will take for the Council to get its Loan Stock repaid?

Service Plan puts "...customers and communities at the heart of everything..."

'Planning and Development Service Seirbheis Dealbhaidh is Leasachaidh 

Service Plan Plana Seirbheis 

2013/17'

The Plan states:

"The Planning and Development Service has drafted a new Service Plan, which describes the Service strategy for the period to May 2017. It is a source of information for the public, Council Members, Service management and staff. This is the strategic document for the Service, outlining the current position and our
main improvement priorities, the impact of these, and how they will be evaluated. It is supported by corporate policies, business and operational plans designed to deliver the Programme for the Highland Council and other key Service objectives...

The draft Service Plan confirms the following vision and mission statement
for the Service:

To be the best Planning & Development Service in Scotland.

‘To promote sustainable economic growth and to safeguard the built and natural
environment of the Highlands’.

In achieving this vision the service will be guided by the Values of the Highland
Council and the following principles:

• Open for business – a “can do” approach
• Team work – support for our staff and partners to achieve excellence
• Customer focus – our customers and communities at the heart of everything
• Innovation – developing best practice
• Continuous improvement - in everything we do.."

End of Extract

A packed agenda for Highland Council Strategic Planning Committee

'A meeting of the Planning, Environment and Development Committee will take place in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness onWednesday, 18 September 2013.'

Details here

(Only) "500" responses to NPF3 consultation say Government Planners

We received over 1500 responses to the draft SPP consultation and 500 to that on NPF3.  Thank you to all those who responded.

Consultation Responses are available:

• National Planning Framework 3 - Main Issues Report and Draft Framework Consultation Responses
• Scottish Planning policy Consultation Responses

All representations, comments and feedback will be taken into account in drafting the proposed NPF3 and finalised SPP. This process will take place during summer and autumn 2013.  Where we require any clarification on responses provided, we will contact respondents directly.

The NPF consultation and SPP consultation documents are available to view.

Please check regularly for updates and progress with the preparation of NPF3 and the SPP.

WHAT COUNCILLORS HAVE TO DO

According to this bright poster here... 

http://www.gogivers.org/kidstoolkit_pdfs/Councillors.pdf

...councillors have to...

"...decide what is in the public interest amidst a range of conflicting issues and views."

It is the individual Councillors themselves who make the decisions; that is how I understand local democracy works. But how do they come to their decisions?  What could influence them?

Potentially, there are lots of people trying to get the Councillors attention, trying to influence Councilllors; some influences may be overt others subtle, imperceptible. 

It would be reasonable to assume that as far as the complex processes of planning are concerned, the officers who explain policy would have a great deal of influence;  then of course the Councillors' Code of Conduct must be adhered to. And these are important influences when it comes to the consideration of a planning application.  Of course this is all set within a legal framework devised at the behest of whoever is in Government.  However, Councillors do have more freedom (page 24/25) when it comes to the setting of policy; the policy on which decisions regarding planning applications is based.   

And this is where, I would contend, we need to think about the culture of the organisation; the culture of the Council itself.

How does a Council set about ensuring that everyone has an equal opportunity to influence the plans to any area?

According to material on the 'Improvement Service' web page here:

'Partnership working, community involvement, co-ordination of activities and meaningful negotiations with developers are essential components of a successful planning system.'

This booklet  material** provided  for Councillors includes the words:

'As an elected member, key decisions on the content of the development plan will probably arise during the life of a council, and they will rank as some of the most important decisions you will make during your time on the council. The content of the development plan may have a profound effect on the future quality of life for the communities that you represent.'

'Accordingly, the advice on development plans is quite simple – be fully aware of the detailed proposals and policies in these plans and ensure that you are comfortable with what is being proposed, prior to final decisions on these plans being taken. Before you approve any Strategic or Local Development Plan documents (including supplementary guidance) read them thoroughly and ask the council’s planning officers to answer queries you have in advance of the plan being discussed at a committee or council meeting.'

THE Booklet also states:

'There are minimum legal requirements for engaging people in the preparation of development plans, but authorities are encouraged to go beyond these to promote wider public awareness and engagement.'


So it is at the development plan stage that Councillors should ensure that members of the community have had as great an opportunity to influence the shape of the policy as they can.  The plans affect them after all and will affect the quality of life of any future residents.

We need to ask ourselves; just how much real influence have communities had in shaping the land allocations through development plans in our corner of the world?

This is a question that the Councillors should be asking themselves.

[**The planning system in Scotland: an introduction for elected members. There is  an interesting piece on page 29 **]

"We’re all going to be film stars! "

Another interesting piece from Martin Goodall

Click here

"...You are bright, dynamic, good looking and have a life."

Oh I do so wish that was me, but alas...


However, I have just come across this easy read guide, published in December last year, intended for just such people, which, in the author's own words:

"... is not intended to be a definitive description of property development or an exhaustive DIY  Guide to appraisals and viability studies. It is not long enough for that...I hope that by the time you finish this you will have a better understanding of both the development business and the way in which individual projects are evaluated...This is unashamedly a personal and idiosyncratic account based on personal experience and practice and I will apologise now for any shortcomings that result. Any failings are my fault, so 
please don’t hold the Royal Town Planning Institute responsible! Use it as you will but please acknowledge my work where it is appropriate to do so."


[The author of the guide, 'Development, Viability and Planning' December 2012 is Michael Beaman,  he writes that this is the third version of this guide, revised to support the Royal Town Planning Institute’s on-line course on development viability.   He has qualified both as a Town Planner and a Chartered Surveyor]

I am hoping to set aside some time to go through it in the not too distant future.

IS UK Planning, 'probably as difficult as it gets anywhere in the world'?

According to a 'Planning' on-line which appeared on the Wed 14 August HERE 

...The planning system in the UK is 'probably as difficult as it gets anywhere in the world', the boss of financial services company Legal & General said today.

Speaking on BBC Radio 4’s Today programme this morning, the firm’s chief executive Nigel Wilson hit out at planning delays and said that building on part of the green belt would help to solve the housing crisis.

Wilson, who became Legal & General chief executive in June 2012, said: "I’ve worked all over the world. Planning in the UK is probably as difficult as it gets anywhere in the world."....

Really?  Is it that difficult??????????

South Planning Apps Committee has a lot to discuss on Tues 20 Aug

Full agenda can be found here

8.30 am Coach departs the Council Headquarters, Inverness to transport Members to Nairn South for a site visit in respect of Item 5.1

12.30 pm or on completion of site visit, whichever is the later, the Planning Applications Committee meeting will commence in the Council Chamber, Council Headquarters, Inverness.

5.  Planning Applications to be Determined

Iarrtasan Dealbhaidh rin Dearbhadh

There are circulated Reports Nos. PLS/042/13 – PLS/048/13 by the Area Planning Manager (South), and the Head of Planning and Building Standards which are as follows:-

5.1
Applicant: Scotia Homes Ltd, Barratt North East Scotland and Robertson Homes (11/04355/FUL) (PLS-042-13 (7918kb pdf) | PLS-042-13 Plans 1 (6730kb pdf) | PLS-042-13 Plans 2 (6087kb pdf))
Location: Land at Cawdor Road, Nairn South, Nairn (Ward 19)
Nature of Development: Residential development consisting of 319 units (232 houses and 87 flats) and associated infrastructure and public open space
Recommendation: Grant

5.2
Applicant: Inverness Properties Ltd (11/04653/FUL) (PLS-043-13 (6748kb pdf))
Location: Viewhill, Inverness (Ward 20)
Nature of Development: Demolition of agricultural buildings, formation of 16 house plots, upgrade of access and associated works
Recommendation: Grant

5.3
Applicant: WPD Beinn Mhor Limited (13/02293/FUL) (PLS-044-13 (1579kb pdf))
Location: South west of Tomich, Strathglass, Inverness (Ward 13)
Nature of Development: Erection of a temporary 80m meteorological mast at the proposed Beinn Mhor Wind Farm
Recommendation: Grant

5.4
Applicant: Mrs B Munro (13/01949/FUL) (PLS-045-13 (616kb pdf))
Location: 39 Firthview Road, Inverness, IV3 8LZ (Ward 14)
Nature of Development: Erection of house
Recommendation: Grant

5.5
Applicant: Miss Margo Howatson (13/02395/FUL) (PLS-046-13 (363kb pdf))
Location: The Steading, Wester Inshes, Inverness, IV2 5BG  (Ward 20)
Nature of Development: Change of use of an office building (Class 4) to a dog day care facility (sui generis)
Recommendation: Grant

5.6
Applicant: Mr L Mackenzie (13/01554/FUL) (PLS-047-13 (2237kb pdf))
Location: Land West of Farmhouse, Blackpark Farm, Westhill, Inverness
(Ward 20)
Nature of Development: Erection of house with detached garage
Recommendation: Grant

5.7
Applicant: Carbon Free Moy Limited (CFML) (13/01180/S36) (PLS-048-13 (5370kb pdf))
Location: Moy Estate Tomatin by Inverness (Ward 20)
Nature of Development: Application to increase the potential generational capacity of the consented Moy Wind Farm from 41MW to 66MW.
Recommendation: Raise No Objection

"BBC to air second series of The Planners; 'Not in my Backyard' "

(Extract from item on 'Planning' newsletter)

"The fly-on-the-wall BBC documentary series The Planners is to return for a second series under a new name, the broadcaster has announced."

"According to the BBC, the show is to be re-branded "Not In My Backyard". 

The BBC said the new run of eight 60-minute shows would return to some of the cases featured in the first series to discover whether the decisions "had become bricks and mortar reality"."

Item here

Lots more lovely numbers - latest release of 'Census' data

Scotland's Census - Release 1C (Part Two) now available

Release 1C (Part Two) of results from Scotland's Census 2011 is now available on the Scotland's Census website.


This latest release provides 2011 Census estimates of the number of usual residents and the number of households with at least one usual resident for postcodes, census output areas, data zones and inhabited islands in Scotland. The estimates relate to census day, 27 March 2011.

(Extract from email)

Airports, Roads and Railways and 'National Development' status for the Major Roads, University Campus, Airport Business Park and 'Tornagrain' and so much more

The post title features some of the points made  in the Highland Council's response to the Scottish Government's Consultation on the Third National Planning Framework.  There are some huge issues and major principles  which deserve consideration so I hope that you will read on... 

The responses can be found in an Appendix to the Report linked here

Here are some extracts from the NPF3 response which drew my attention and note the use of the term, ' to facilitate developments through the consenting process':

5.1. ...Emphasis should also be given to the growing recreational potential of the Caledonian Canal as a destination for boaters, walkers, cyclists and paddlers. This area should be considered a key national asset and be mapped as such. 

Question 11

6.4. Other large scale projects, for example the new Beechwood Campus in Inverness and 
Inverness Airport Business Park/Tornagrain new town could be included as national 
developments.

Strategic Road Improvements 

7.1. The Highland Council, along with a number of other affected local authorities, regional transport partnerships and Aberdeen City and Shire Strategic Development Planning Authority promoted dualling of the A96; dualling of the A9 between Perth and Inverness; A9 improvements between Inverness and Thurso and A82 improvements as national developments. NPF3 does not identify any road improvements as proposed national developments. The Highland Council, along with the authorities listed above are 
disappointed that these key road improvement projects have not been identified as proposed national developments and continues to press for their inclusion as national developments for the reasons described below. 

7.2. The Assessment of Proposed National Developments Report states that these strategic road projects are not identified as national developments due to many of them having already been identified in the Government’s Infrastructure Investment Plan. It is appreciated that for the A9 and A96 there is a Ministerial commitment for the dualling of these roads to be delivered within a specified time frame and a level of funding has been committed. However, for the most part, these projects are not committed in land use terms as they are not identified in development plans and do not have planning permission or other required consents. It is therefore considered that there would be significant merit in designating these roads projects for the purpose that national developments are designated for – to facilitate developments through the consenting process. Through designating the dualling of the A9 and A96 as national developments this would prevent the principle being debated during the consenting process. We are aware of a number of other roads projects that have been significantly delayed due to hold ups during the consenting process. As explained in our submission to the ‘Call for National Developments’ The Highland Council, along with several other relevant public bodies consider the dualling of the A9 and A96 would bring benefits and opportunities would be achieved by this upgrade: economic growth; improved road safety; improved journey times and reliability; improved access to tourism and recreation sites and improved links to pedestrian, cycling and public transport facilities. (APTSec highlight)

8. Areas of Coordinated Action

Area 2: Inverness and the Inner Moray Firth 

8.2. The Highland Council also welcomes the continued identification of Inverness and the Inner Moray Firth as an Area for Co-ordinated Action. As stated, it is an area identified for major change and investment. The specific, additional reference to West Link is welcomed but this should perhaps be broadened to include other strategic, Inverness City, transport improvements. For example the STPR and IIP includes an A9/A96 connection improvement as mentioned in section, we feel should be given greater empahsis. All these strategic City transport improvements are to facilitate sustainable economic growth without compromising placemaking objectives. For example, West Link will allow the creation of new communities in the city whilst reducing city centre congestion and environmental impacts.

[The PEDC  will be asked to officially confirm the Council's NPF3 Consultation Response at its meeting next week, alongside also confirming the Council's response to the parallel consultation on Scottish Planning Policy.]

DEADLINE LOOMS FOR NPF3 MIR AND SPP Consultations

Ending this week

Scottish Planning Policy (SPP) Consultation Start date 30/04/2013 - End date 23/07/2013 The SPP is a statement of Scottish Government policy on how nationally important land use planning matters should be addressed across the country. A review of the SPP was announced in September 2012. The SPP Consultation Draft has been informed by a period of pre-draft engagement from October 2012 to early January 2013.

National Planning Framework 3: Main Issues Report consultation Start date 30/04/2013 - End date 23/07/2013 The National Planning Framework (NPF) provides a framework for the spatial development of Scotland. The third NPF (NPF3) will set out the Government's development priorities over the next 20-30 years. The Main Issues Report sets out the Government's preferred option plus reasonable alternatives. The consultation paper seeks the public's views.

National Planning Framework 3 Scottish Planning Policy Strategic Environmental Assessment Environmental Report Start date 30/04/2013 - End date 23/07/2013 A consultation on the Environmental Report covering both the consultation draft Scottish Planning Policy and the National Planning Framework 3: Main Issues Report and prepared under the requirements of the Environmental Assessment (Scotland) Act 2005. It seeks the public's views on the assessment of the potential impact of the documents on Scotland's environment.

Reservoirs (Scotland) Act 2011 - Commencement and Regulations Start date 29/04/2013 - End date 26/07/2013 To seek comments on proposals for commencement of parts of the Reservoirs (Scotland) Act 2011 and the first set of proposed regulations under the Act which will define a number of terms set out in the Act and create the framework for the creation of new panels of reservoir engineers for Scotland in preparation for implementation of the majority of the Act. Pilot Pentland Firth and Orkney Waters Marine Spatial Plan and Draft Environmental Report Start date 17/06/2013 - End date 26/07/2013 Two documents have been produced to inform the development of a marine spatial plan in the Pentland Firth and Orkney Waters. The Planning Issues and Options Paper explores the existing use of the marine area and the management of resources and sets out a range of options for how marine development and management can be taken forward. The paper aims to facilitate stakeholder and community consultation on the plan's strategic objectives, key themes and policy approaches. It is not a draft version of the plan; rather is suggests planning options to support the preparation of the draft pilot marine spatial plan. The Environmental Report has been prepared to meet the requirements of the Environmental Assessment (Scotland) Act 2005. It is part of a Strategic Environmental Assessment, which is a means of considering the environment when preparing public plans, programmes and strategies. It identifies potential environmental effects and where necessary, proposes how these effects can be avoided or reduced. Through consultation, it also provides an opportunity for the public to express their views on the proposed pilot marine spatial plan policies and their potential enviromental impacts.

View all current consultations online

A question of ethics?

Have you heard of Community-based participatory research (CBPR)? 

No?  Me neither. 

Well, according to the web page of the National Co-ordinating Centre for Public Engagement,

...Community-based participatory research (CBPR) is an increasingly popular approach to research. It involves members of community organisations taking a lead, or working alongside professional researchers, in doing research that is relevant to their communities. It involves sharing power and responsibility and working for beneficial outcomes.

...This type of research tends to generate a range of distinctive ethical issues. This is because it involves people working together in partnership, who may have different skills, perspectives and purposes. Community-based researchers may also often be involved in researching the communities to which they belong.

There is a 4 minute film here under the title, 'Ethics in community-based participatory research' which is quick to watch and easy to follow.

BUT WAIT A MINUTE

Scotland already has, 

The National Standards for Community Engagement, which set out best practice guidance for engagement between communities and public agencies.

Personally I do not think that these standards are functioning well enough.  

Over the years APT has made formal representations to the Council regarding the use of these standards and our statements have fallen on stony ground.  

I think it is time we revisited this subject - look out for more posts in the next few weeks.