Scottish Government seek Planning Permission in Principle...

...for Knocknagael Farm, Inverness

Very interesting application here by the Scottish Government.

"...Whilst there will be a relatively small area of prime agricultural land lost to development and woodland planting, this must be considered against the economic benefit arising from the reinvestment of receipts in the modernisation of the National Bull Stud farm. This would have a net positive impact for the taxpayer in offsetting the cost of the 
modernisation of the Bull Stud Facility..."**

(**Applicant's Planning Statement, section 5.0 - 'Response to Key Constraints', sub-section 5.6 - 'Loss of Agricultural Land')  

"...Scotland’s soil supports first class agricultural, horticultural and forestry industries 
and in addition underpins its beautiful landscapes and habitats of national and international renown...

...Climate change and loss of organic matter emerge as the most significant threats to the functioning of Scottish soils...Loss of land to development (sealing), loss of biodiversity and acid deposition also represent significant threats to soil function...

...Loss of soil to development eliminates all ecological soil functions. However, there is limited evidence on which to assess the scale of this threat. It has a high local impact and is extensive in the existing populated areas particularly in the Central Belt. Based on the available data, loss of land to development is currently happening at its fastest rate within the last 25 years; current rates are double those in the early 1980s and early 1990s. However, sealing is poorly characterised in terms of scale and location. Although the total area developed can be calculated, the proportion of soil sealed is not known accurately as there are no data for how much soil remains in open spaces and gardens. The quality of land lost to development is also not recorded. Since loss of land to development is largely irreversible as far as natural soil functioning is concerned, it is essential that a better system of recording such losses is put in place..."***

(***Extracts from, 'Scotland's Soil Resource, Current State and Threats', Sept 2006, a Scottish Executive Environmental Research Report.)


Link to ePlanning Pages on THC web site here where there are some 52 comments and a whole range of documents listed.

As far as the applicant's docs are concerned I find the 'Supporting Statement' (as noted above) the most interesting, and I would very much recommend reading this statement to anyone with an interest in planning.  

Extract (- from section 1 - 'Introduction', 1.1 - 'Background to Application'):

...By way of background to the application SG has commenced a farm modernisation programme that will see several farm buildings demolished and replaced, and elements of the Scottish Government Bull Stud Knocknagael’s infrastructure upgraded at significant cost to the public purse. In a period of austerity, government should ensure that where possible, significant capital receipts are identified and managed to derive best value from 
the government estate. Through this modernisation programme SG has identified that several fields are no longer required for farm operations and it is therefore proposed to dispose of the surplus land, and to reinvest the receipts in capital projects. 

Areas of land immediately adjacent to the north of the farm have recently been developed for housing, and three of the fields in this northern part of the farm have been identified as being surplus to the farm’s operational requirements and suitable for development. 

Representations were submitted to the LDP Call for Sites consultation and accordingly the three fields have been shown as potential locations for housing or community developments...

Further to those representations, SG submitted detailed representations to the Inner Moray Firth LDP Main Issues Report. A Masterplan Framework and supporting information was submitted with the representations to demonstrate that the surplus land is capable of accommodating housing development and that it can contribute to the effective housing land supply.


Due to the need to release the value from the land and the anticipated timescales for the Local Development Plan process, SG is now seeking Planning Permission in Principle for housing development on the surplus land. 

Given the benefits that will be derived from the proposed development, mainly by contributing to the effective housing land supply and the consequent investment in capital projects, it is respectfully requested that the Highland Council gives this application its full support.

California; Florida; Ellon, Aberdeenshire; Maryland; Nicaragua; Washington and Nairn, Aberdeen, Scotland

' The Vision for New Development in Nairn draws on the best examples of residential architecture and planning within the region.'

Urban Design Associates 'Plans and Pattern Book' examples including, 'Nairn, Aberdeen, Scotland'

Senior Councillors promote 'west link' related developments

"...The road is the catalyst for a great many exciting opportunities.”  Cllr Gray

According to THC Press Release :

...Exciting plans for the future development of the Torvean/Ness-side areas of Inverness,  together with the timetable for proceeding with the£27.2 million Inverness West Link Road were revealed  today (Friday) by senior members of The Highland Council.

Council Leader Drew Hendry was joined by Depute Leader David Alston, Convener Jimmy Gray, and Leader of the City of Inverness Area Committee Ian Brown and Planning and Development Chairman Thomas Prag in highlighting the huge potential to make Inverness a better connected city, provide much-needed affordable housing and create a recreational/sporting hub in the west of the city, the equal of any in Scotland.

The “golden opportunity” to boost the city’s economy and wellbeing, they say, is being made possible by the construction of the Inverness West Link Road, which will provide a new transport link from the Southern Distributor Road at Dores Road to the A82 trunk road at General Booth Road via a fixed link across the River Ness and the Caledonian Canal.

I must admit I am somewhat bemused by Cllr Prag's comment, "...safeguarding some of the city’s most valuable assets, e.g. Whin Park, Canal Pitches etc from development."  Presumably what the council is proposing does not mean safeguarding the asset that is the land that the road will be built on. 

For more details click on the link above.

For Inverness Courier coverage click links here and here

Update:

'...Senior Highland councillors have welcomed plans by Scottish Canals to consider a new marina and associated tourist attractions and housing at Torvean, Inverness, in tandem with the construction of the Inverness West Link Road and the development of a recreational/sporting hub in the Torvean/Ness-side area...'

(The 'West Link' is what used to be called 'Phase V of the Southern Distributor Road')

Test

Cross fingers that the problems with Blogger are solved.

Did Mr Mair steer the right course with the Mayor? That Boris Johnson interview; a wasted opportunity?

I was getting on with my chores yesterday morning - which is pretty much what I do every morning - so I missed, what is turning out to be, a much talked about interview between Eddie Mair and the Mayor of London, Boris Johnson, on BBC One's 'The Andrew Marr Show'.

I have since listened to the interview  on iPlayer and,  more interestingly, tried to read as many as possible of the public comments posted against the newspaper articles that the interview has spawned.  

I am not going to go into details about the above mentioned BBC encounter, suffice to say that towards the end of the conversation, Mr Johnson indicates that he felt the interview had taken a different course from that which he was expecting:

"...thought I was coming on to talk about the budget and housing in London"

Well, the EM/BJ Q and A session certainly didn't cover much about the Mayor's jobs and housing targets, and his potential willingness to intervene on behalf of applicants.  To find out more about that, readers will need to pop over to the link here to catch this written account of an interview by the Editor of Planning, Richard Garlick.

The account begins:

'...Boris Johnson may present himself as an amiably unrehearsed public speaker, but he is not too proud to repeat his best gags. One, which became familiar to journalists following him around the Mipim property conference in France earlier this month, would follow his boast that London's population had risen by more than 600,000 people during his time as mayor. At that point his brow would furrow. "Nothing to do with me personally, of course," he would say, worriedly, to roars of laughter from his audience.'

The article then continues by giving details of an interview, at Mipim, with the deputy mayor of London for planning, Sir Edward Lister.

It seems that the Majoral team has big plans and the teams's big plans will need a big boost of cash, In Sir Edward's words, "We are really trying to line this all up for a big bid to the spending review in the summer."


Will it be a question of, 'If lots of money goes to London where will that leave the rest?'


And how will this affect those living in the areas affected?


Perhaps Mr Mair should have focused on the housing in London after all...

Update on timings for NPF3 and SPP public consultations

PLEASE, PLEASE, FOR THE SAKE OF YOUR FAMILIES, FRIENDS, COMMUNITIES AND YOUR OWN FUTURES; TREAT THE FORTHCOMING THIRD NATIONAL PLANNING FRAMEWORK, NPF3, CONSULTATION SERIOUSLY

Here is the latest from the Scottish Govermnent Newsletter:

The NPF3 Main Issues Report and draft Scottish Planning Policy will be published after the Easter Parliamentary Recess ( Recessed until 14th April). This will be followed by a 12-week period of public consultation on the two documents which will begin when they are available online. Revised Participation Statements will be published at the same time, which will set out opportunities for stakeholders to get involved in the next stage of the process.

I think that this NPF could effectively end up being a National 'Local' Development Plan for the whole of Scotland.  And we thought the Highland-wide 'Local' Development Plan sounded strange as a concept!

Remember, I really cannot emphasise strongly enough that this National Planning Document will have great power over the local plans - Local Authorities, it appears, will not (and were not, remember 'Tornagrain' and the other developments in the 'A96 Corridor'?) be allowed to deviate from what is set out in NPF3.  And Local Authorities themselves, along with all other parties (landowners/developers/their agents/agencies/'pressure groups/ individuals, will be seeking to influence the content of the NPF3.
(Highland Council NPF3 'Call for National Developments' response here).

 Remember, as far as being in the NPF3 is concerned:

• The purpose of the designation is to facilitate the developments through the consenting process.

As far as the 'consenting process' is concerned; planning applications must be determined in accordance with development plans - unless material considerations indicate otherwise.  So,  if something, which is later likely to be the subject of a planning application makes it into the National Plan then this influences the Local Plan and the weight of both National and Local plans count in favour of granting the application therefore the development is facilitated through the consenting process.  Well, that is my layperson's take anyway.  I'd welcome input from anyone with more planning expertise.

Even if Reporters were to suggest a different course from that set out in an NPF in their  'Examination Reports' , the Authorities would be empowered to go against the Reporter.  

This is because, although:

'61 Examination reports are largely binding on planning authorities...'

Regulation allows for local authorities to depart from Reporter's recommendations that:

a) Would have the effect of making the LDP inconsistent with the National
Planning Framework, or with any SDP or national park plan for the same area;

b) Are incompatible with Part IVA of the Conservation (Natural Habitats etc)
Regulations 1994; or

c) Are based on conclusions that could not reasonably have been reached based
on the evidence considered at the examination.

Section 19(11) of the Act also allows authorities to environmentally assess the
plan following modification in response to recommendations, and to not make
modifications that are not acceptable having regard to that assessment. 

[For more details on Development Planning See Circular 1/2009]

Scotland's Census - Release 1B now available

'Release 1B of results from Scotland's Census 2011 is now available on the Scotland's Census website.

These statistics provide estimates of the usually resident population of Scotland and each council area on census day, broken down by five-year age bands and sex, together with estimates of the number of households in each council area.' 


(I have just received the above in the latest email alert from the 'National Records of Scotland')

Update on Nairn and Inverness Developments now available in Report

A 'Major Applications' Report** notes the following updates (amongst others):

• Land At Cawdor Road,Nairn South, Nairn - Progress to Committee following production of Master Plan. Master Plan out for focused consultation. Noise impact assessment still outstanding from applicant. Determination September 13

• Land To North Of A96 Extending From, Whiteness Access Road To , The Common Good Land, Nairn - Draft Section 75 with applicant's solicitors. Emails sent to agent chasing up on 11.01.2013 and 28.01.2013

• Viewhill, Inverness - Awaiting submission of winter bat survey. Targetting April or May Committee depending when submitted and contents.

• Land North East Of, Tornagrain, Dalcross, Inverness - Granted at Committee 21 Aug 2012. Discussion with Applicant on S75 progressing satisfactorily. Determination April 13

PANS

• Land SouthOfNairn Academy, Balblair Road,Nairn - Mixed use development including approx 250 houses(mixed type and tenure), open space,railway bridge for pedestrains and cyclists, landscaping and landscape buffer, access and transport improvements associated infrastructure and business and industry (including sawmill expansion area for storage)

[**This report provides an update on progress of all cases within the ‘Major’ development category currently with the Planning and Development Service for determination and identifies those proposed applications which have Proposal of Application Notice (PAN). The report also details progress on proposals submitted under s36 or s37 of the Electricity Act 1989 on which the Council is consulted.

Recommendation to Committee: That the current position of these applications is noted.] 

The Report will be presented at:

'A meeting of the South Planning Applications Committee will take place in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness on Tuesday 26 March 2013 at 10.30 am.
Agenda here'

RTPI's 'Ten Principles for NPF3'

The Royal Town Planning Institute in Scotland has recently published:

 'Ten Principles for the Third National Planning Framework'

The relevant web page begins;

'RTPI Scotland recently submitted some thinking to Scottish Government on the way forward for the 3^rd National Planning Framework (NPF3).  We wanted to keep this high level and constructive and so developed 10 principles we think need to be applied to document.  These are wide ranging but hopefully helpful in taking forward discussion on what the document should be doing, how it should be organised and how it fits with other strategies.'

The ten points taken from the text are:

1. NPF3 should be ambitious

2. NPF3 should prioritise.

3. NPF3 should be integrative.

4. NPF3 should be influential.

5. NPF3 should be clear and holistic

6. NPF 3 should focus on delivery.

7. NPF3 could be based around outcomes

8. NPF3 needs to be directly linked to the revised Scottish Planning Policy

9. There needs to be clarity on where NPF3 links with other policy, guidance, 

advice and good practice. 

10. NPF3 needs to be based on sound evidence and needs to be monitored to 
ensure it continues to be fit for purpose.

Elaborating on point 7 above, 'outcomes':


Initial thinking undertaken by RTPI Scotland has identified ten possible outcomes. 
These are: 

1. A sustainable Scotland – a country which lives within its environmental limits 
2. A liveable Scotland – a country which is an attractive place to live, work and 
visit 
3. An affordable Scotland – a country where people and communities can 
access the goods and services they need at a price they can afford 
4. A connected Scotland – a country where people, communities and
businesses can link with one another and with others outside of Scotland 
5. A resilient Scotland – a country which is adaptable and able to deal with 
short, medium and long term change 
6. A wealthy Scotland – a country where business, communities and people 
can thrive 
7. A healthy Scotland – a country which supports its people and communities to 
improve their wellbeing 
8. A fair Scotland – a country which has a just society aimed at improving the 
quality of life for all 
9. An inclusive Scotland – a country where people and communities are 
engaged in shaping the way it works 
10. An efficient Scotland – a country where its Institutions work individually and 
together, coherently, effectively, transparently and timeously 

Quite frankly I think outcome '9' , an 'Inclusive Scotland', can never be realised.  As the economic situation deteriorates further and choices become more difficult it is my belief that the planning system will submit totally to the overriding consideration that whoever has the money to develop will get to build, it won't matter what or where or what the strategy might be - because it will simply be a matter of getting someone to build something somewhere that somebody can afford to buy.  Simple economics.  

Of course, the above scenario  would jeopardise many of the other RTPI Scotland identified outcomes as well.

Implications for blogging - more detail

I have just attempted to read the full Judgement  in the case as mentioned in the previous post  and the Judgement  is very detailed as it outlines the relationship that a particular family has had with planning issues.  

What interests me however is presented in one single paragraph of the judgement:

11 Her postings are all highly critical of the Council. The Council and Mr James do not, of course, suggest that there is anything unlawful about Mrs Thompson maintaining a blog which is critical of the Council. Everyone is entitled to publish to the world opinions that they honestly hold about matters of public interest. Everyone is entitled to state facts which are true.

Now I still find the statements in the paragraph above very confusing and I still find things very scary.  I do not have a planning or legal background and I find it very difficult to write good, 'lean' pieces for the blog; sometimes I go into so much complex planning detail that readers (if I still have any left) must surely fall asleep.  I still (obviously) wholeheartedly believe in the objectives of APT and that development should be in the public interest.  I cannot help but highlight, despite a lack of support and training, where I believe the planning system and its operation is falling short of the ideals of planning that should be upheld in order to engender public support and confidence.

What worries me is that I feel too inhibited by the fear of any challenge (however unlikely that may be) to reasonably express things which deserve to reach a wider audience.  

Of extreme importance to our local blogging community

"If ordinary people can't criticise political decisions - regardless of how that's said or done -  taken by people who aren't even elected, without fear of being threatened, arrested and dragged through the courts, then what do we have?"

"I'm no longer sure I have any sort of legal or constitutional protection to do this. I'm not sure I want to tread on eggshells, crossing my fingers and hoping that political criticism won't be construed at some point in the future as libel."

I have been sitting at the computer for a little while now, my mind in somewhat of a turmoil, trying to find the words; but I think it is best if I let you read for yourselves as the Welsh bloggers express themselves far more eloquently than I ever could.  

'oggybloggyogwr' ("Blogs like mine are for hardcore anoraks and supporters of independence") summarises the events concerning blogger Jacqui Thompson ( Carmarthenshire Planning blog ) and then he goes on to present his views on blogging/the blogosphere - touching on what he feels you should and should not do as a blogger.  'oggybloggyogwr' expresses his disillusionment with the political system and what he feels about his continued future in blogging.

Jacqui gives a brief statement here and I will not attempt to dilute the impact of her words by summarising.

For me, this is terrifying, but I cannot see that I have any alternative but to continue to raise issues.  I will let you all have some time for this to sink in and will explore issues that resonate in a little more detail in some later posts.

"Save the Canal Park"

A new website for you interest:

Save Canal Park

"Science in the Corridor"

According to the STEM* web page

The East coast corridor between Inverness and Elgin has become the focus for 'P4 Digital' healthcare which aims to promote the delivery of Predictive, Personalised, Preventive and Participatory healthcare using digital technology.

And, 

Life Sciences is an emerging sector which is rapidly growing in importance both regionally, nationally and globally. More than 50 organisations employ around 1,800 staff in the Highlands and Islands.

More information is given on the HIE web page here and on the Inverness Campus page here

The HIE web page (as above) reveals that:

...Scotland is home to around 600 bioscience companies employing approximately 30,500 people. 

...Across the Highlands and Islands, between 40 and 80 organisations make up a dynamic and growing life sciences industry. 


It is not clear from these facts how many organisations will sit within the Inverness to Elgin Corridor' and how many they will employ in the Corridor (The SRUC (SAC?) Labs are  relocating from Lochardil - maybe around 20-25? people).  Certainly it looks to be that Lifescan in Inverness employs around 1100 people.  Details of the 'Centre for Health Sciences' can be found here.  STV has reported on a new Enterprise area in Moray 

It will be interesting to see how the Third National Planning Framework represents the sector and what additional development will be needed.  Of course that does not guarantee any funding since not only is a National Planning Framework not supposed to be a 'prescriptive blueprint' but it does not provide a guarantee of funding either.


*STEM North of Scotland is an initiative developed by Highlands and Islands Enterprise (HIE) to increase the number of young people with STEM qualifications to ensure a skilled workforce to support the region’s key sectors: energy,life sciences, food and drink, financial and business servicesand the creative industries.

"Councillors for Hire" - "Is the planning system corrupt?"

Further to that "Councillors for Hire" article in the Telegraph highlighted in 'Planning'; there is an excellent piece on the 'Martin Goodall' blog entitled:

Is the planning system corrupt?

Fortunately in Scotland we do have a 'Public Standards Commissioner'; the web site is here and it well worth a look.  However, as far as I am concerned, despite the existence of the Commissioner and the 'Improvement Service.'** the Planning System and its operation within Local Authorities still falls short. 

Up here in 'the wilds' there has always been the occasional murmur about 'brown envelopes', but all that I have been aware of, as I have poured over document, after document, after document, after document, (you get the idea) is how easy it is for the system to be less than transparent, which of course makes it open to abuse and open to the perception that abuses are  taking place within it, even though nothing may have been specifically identified. 

One thing that Mr Goodall mentions is that,  "The development management system is complex and bureaucratic, but it is not an arcane mystery..."  I would say that in our neck of the woods  the operation of the development planning system (which forms the basis for development management here) has most definitely been 'mysterious'.  One extremely intelligent, and I mean 'top notch' in the brain cells department, co-worker of mine commented, "...I know that the planning system can be difficult to understand, but it should not be this difficult."  Indeed, in my opinion, in Highland, things have been made far more difficult and complex than they should have been.

No matter how much is spouted  by Government about making the planning system more inclusive, with a range of measures purportedly introduced to give local people confidence that their views have been properly considered as part of the decision-making process for  example, there still appears to be a  'default mindset' of exclusion.  

So my impression is that of a less than transparent system; wholly mysterious and operated within a mindset of exclusion.  It would not be unreasonable to comment that this is an atmosphere in which corruption, no matter how 'petty' could flourish.

[**The Improvement Service works with councils and their partners to help improve the efficiency, quality and accountability of local public services in Scotland by providing advice, consultancy and support. Our purpose is to help councils improve the health, quality of life and opportunities of all people in Scotland through community leadership, strong local governance and the delivery of high quality, 

efficient services]

"Councillors for Hire"

Reference to the article below appeared in the 'Newspaper Round-up' highlighted in yesterday's e 'Planning Daily'.

(Thanks to an APT contact for sending me a link to the Newspaper.)

'Councillors for hire who give firms planning advice'

Extracts

"Councillors across the country are offering themselves for hire to property developers who are hoping to take advantage of relaxed planning laws which come into effect within weeks, a Daily Telegraph investigation reveals on Monday...The Daily Telegraph’s investigation also looked at the activities of Indigo Public Affairs, a lobbying company, with offices in London, Newcastle and Manchester...Richard Patient, the managing director of Indigo Public Affairs, said: “In common with most businesses, it is not company policy to make our staff list available to the public... He added that Indigo’s code of conduct met or exceeded all legislative and regulatory requirements and “prohibits all members of staff who are serving councillors from working on any planning applications in their own local authority area”.  Statement from Indigo Public Affairs

Today's 'Planning Daily' top Story  is 'Devon Councillor suspended after planning consultancy sting'

There is also an item on the BBC here