January 2012
EDDERTON COMMUNITY COUNCIL
MINUTES OF BUSINESS MEETING ON TUESDAY 10TH JANUARY 2012
Edderton Village Hall
Present: Councillors Robin Ashby, Donald Clarke (Chair), Michael Brown, Albert Fraser, Sharyn Griffin, Graham Ross, Ewen Simpson, Campbell Smith: Jim McGillivray (Highland Councillor), 8 residents
Apologies: none
1. Welcome: Donald Clarke declared the meeting open and wished everyone a Happy New Year.
2. Visitors: None
3. The minutes of the meeting on 6th December 2011 were approved (proposed by Campbell Smith, seconded by Ewen Simpson).
4. Matters arising from the minutes
a) Infrastructure:
i. Roads: the Secretary is to urgently request lighted traffic control at the flooding on the A836 just east of Seafield. The reasons why the Highland Council workmen were having problems repairing the drainage were discussed. [Repair made following day.]
Flooding on the U2002 due west of the School was entering the School grounds and adjoining properties. Nobody present knew the location of the outflow from the drain along the road.
The path in the play area directly to the rear of Nos 7 to 12 Carrieblair Crescent is in poor condition with tree roots making the surface crumble.
It was noted that Manse Road often received no gritting as it only has priority 4. A resident along the road, who has required medical attention at home, requested that a bin of grit, or at least some piles, be supplied as this road is notoriously slippery in icy weather. The Council made a request on this subject in February 2011 but no action was taken by Highland Council.
Sharyn Griffin reported that grit piles had been provided on the Bogrow road, but that the ones on vital sections needed replenishing urgently.
ii. Footpath network: Michael Brown reported that Matt Dent planned work on the Admiral Farm and Balblair sections once the ground had dried out sufficiently
b) Kick Pitch: The Secretary reported he was only waiting for information about how the Council was to pay the planning application fee before it was submitted.
c) Trees behind War Memorial: Nothing to report. [Latest news: Highland Council is waiting for felling permission and a slot in their contractor’s schedule.]
d) Railing in front of Heather Hut: The site visit with the Safer Routes to School officer on 9 December was postponed. Donald Clarke and Jim McGillivray are to chase up their contacts.
e) Broadband Speed: BT had informed Jim McGillivray that Edderton exchange was too small to be considered for upgrade with ADSL2+. However even faster connections were planned for late 2014.
Robin Ashby passed on the advice from his supplier to keep one’s router on 24/7, advice that was met with a degree of doubt.
f) Chief Legal Officer’s sick leave: the Secretary read a letter from the Convenor of the Highland Council to Jim McGillivray in which he refused to divulge any details of the agreement reached between the CLO and HC on her leaving HC’s employ since the agreement contained confidentially clauses. The Council regarded such agreements a disgrace and an affront to democratic accountability. The Secretary is to write to the Convenor expressing the Council’s views. Albert Fraser thanked Jim for all his efforts.
g) Coul Croft Camping planning permission: Robin Ashby and Jim McGillivray gave a summary of the circumstances around the approval by the Planning Area Committee on 13 December by the chairman’s casting vote. The Council had not been aware that the Chair was obliged to vote in accordance with the recommendation of the Planners. It was felt that this was grossly undemocratic, as was the absence of a voting by proxy possibility. The small quorum size – three only according to the Highland Council Solicitor – was also deemed to be undemocratic. The Secretary was instructed to write to Cllr Ian Ross as Chair of the Planning Environment and Development Committee detailing these concerns.
5. Finances
Edderton Community Council – current account: The Treasurer supplied an expenditure and income report for the latest month showing there was a balance of £3,746.57.
6. Highland Council Member’s Report
9 December: Drummuie – site visit about school transport system
12: Ward business meeting.
12: Sutherland Partnership about New Futures Sutherland
12: Seaforth Home
13: Planning Committee
13: Ward Forum in Tain about Nigg’s future – very informative
14: Community Care integration – briefing
15: Full Council
19: New Futures Sutherland
20: John Thurso talk in Rogart on general prosperity
21: Dornoch community council
22: New Futures Sutherland
5 January: Evaluation meeting in Inverness – participation by video-conferencing. The many appeals will require a larger budget
9: Ward business meeting
10: TECS strategy discussion – Strome Ferry problem and future savings.
Albert Fraser asked about the new organisation of local planning committees. Jim explained that there would be a north and a south committee. On each there would be at least one member from each ward, in our case that would be Cllr Ian Ross. [Names and wards of members in North PAC given in Annex 2]
Jim endorsed the Secretary’s proposal to invite Councillors Ian Ross and Deidre Mackay to attend one of the Council’s meetings before the local elections: the Council decided the invitation should be issued.
7. New items
(a) 11/04134/S36 planning application – Glenmorie windfarm: After a detailed discussion of all aspects of the application, the Council voted with an equal number of members to support (Michael Brown, Donald Clarke, Albert Fraser, Graham Ross) and to object (Robin Ashby, Sharyn Griffin, Ewen Simpson, Campbell Smith). The Chairman cast his extra vote to support. The support is conditional. The text of the letter to the planners detailing these conditions is appended as Annex 1.
The Council noted with regret that the developer did not attend either of the ECC meetings at which the project was discussed despite being urged to do so.
(b) Glenmorie windfarm Community Benefit: the Council had been asked by Ardross CC to consider requesting that Highland Council take the lead in negotiating with Wind Energy on behalf of the local communities. They had already had discussions with William Gilfillan, Corporate Manager. Jim McGillivray and the Secretary said they had had dealings with Mr Gilfillan and thought him a good choice. Since the Council had so far been offered informally less than half the Community Benefit agreed by some other developers, it regarded raising the amount significantly its prime objective, an objective more easily realised through strength in numbers. The Secretary is therefore to reply to Ardross CC that the Council is willing to work with HC towards this end.
8. Correspondence: Details from the Secretary
9. Any Other Business
a) Highland Council and cheques: Michael Brown related the difficulty he had experienced as the executor of his mother’s estate in paying a bill to HC by cheque.
b) Community Benefit survey: the Secretary said that the Ward Manager had requested a copy of the 2006 survey as an example of good practice for another community, a request he had agreed to.
c) Graham Ross: the Council received a letter of thanks from Graham for his nomination for the quality award he received.
10. Next Scheduled Meeting
Business meeting in Village Hall on 7 February 2012 at 7.30 pm
15 January 2012
Robin Ashby
Annex 1
Planning Application 11/04134/S36
On 10 January 2012 Edderton Community Council, with all eight members attending, voted narrowly to conditionally support the application – the outcome was decided by the Chairman’s casting vote after a split of 4 votes for and 4 against.
Conditions
History, Heritage and Tourism
The developer seems to have underestimated the importance the area has for the surrounding residents. There is a keen interest to preserve its crofting and droving heritage. This aspect could lead to increased walking tourism, for example the creation of a North Highland Way.
ECC believes that a single development fund should be set up by the developer specifically to realise such objectives. It would be a more effective tool than relying on the various recipients of any Community Benefit offered to co-operate towards this end.
Construction
ECC has detailed experience of the construction of large local energy producing schemes. It has learnt that the promises to adhere to best practice made at the time of planning permission refer only to generic or typical circumstances. In reality, once permission has been granted, the contractor makes the final call. This has adversely affected the access road to Beinn Tharsuinn and caused a number of problems that could have been avoided if the construction had been better regulated.
These are the concerns of a member who knows both the sites intimately:
“There is insufficient detail in the excavation and reinstatement of borrows pits and their water management.
There is insufficient detail in the excavation, storage, handling and reinstatement of vegetation and peat. A post construction vegetation plan should form part of the planning conditions. The plan should last for the duration of the development and be audited independently at regular intervals – suggestion 2, 5 and 10 years.
Very careful planning should be given to surface water management, and in particular to roads in steep areas.
Narrow road cuttings should be avoided. Terraced side batters should be considered. This will reduce wind erosion and help maintain a more open profile less susceptible to filling with snow.
The entrance and exits of all water culverts should be clad with stone and have wing walls, which will protect and enhance the visual appearance of the structure. The outfall should have a cobbled base and terraced where the exit exceeds a slope greater than 10% Silt traps should be incorporated in areas close to watercourses.
The side batter of roads, bases and hard standing should not be steeper than 45 degrees, and less on faces in direct alignment to the prevailing wind. The edges of the batter should not follow a parallel alignment with the road but should have a broken and varied contour. This will greatly assist with natural reinstatement and will take on a more natural appearance.”
The developer has informed the ECC that “A detailed Construction Method Statement will be required under the planning conditions if permission is granted. The details set out in the ES are indicative and state that best practice will be adhered to. It’s too early in the process to set out the exact construction methods, but we will follow best practice construction methods.”
Based on the generic solutions presented so far by the developer ECC believes there is a great risk that the water quality of the Wester Fearn Burn will be adversely affected. It therefore strongly recommends that a Construction Method Statement be provided by the developer as part of the application, not after permission is granted.
Water contamination
In order to support the application, ECC requires that the water of the Wester Fearn Burn be continually monitored for contamination during the whole process up to and including decommissioning. Experience has shown that there have been instances of planning conditions in other permissions where there was a requirement that such monitoring be independent, but that the monitoring was subsequently made the responsibility of the developer. Therefore ECC demands that all water quality monitoring be carried out completely independently and to a high standard in order to protect the ecology of Wester Fearn Burn and the vital interests of Highland Salmon downstream of the access road.
Site Layout
ECC agrees with SNH and others that the site contains too many turbines. They should be none on the Meall Bhennit ridge to the north of the Strath so removing the appearance of two separate windfarms.
Turbines
ECC would prefer shorter turbines which might result in no requirement by the MOD that they be fitted with lights.
Power connection
ECC strongly advises burying power lines from the windfarm area to the National Grid.
Failing that connection to the SSE hydro plant at Kildermorie should be considered.
ECC’s third preferred alternative would be pylons following the access track until it reaches the National Grid near Wester Fearn.
Substation building
ECC recommends that the style and construction of the substation building should resemble the character and design of a Highland cottage, typical of the late 19th and early 20th century. The walls should be clad with local stone and the roof clad with slate or red corrugated sheet. (Turf not a practical option) The windows should be cottage style in design. The building should not face the prevailing wind. Failure to observe this will result in ingress of water and snow.
Moor Management
ECC believes a moor management plan for the duration of the development is vital and should form part of this planning application as it did with the Beinn Tharsuinn application. Not to include one is to deprive the local communities of the right to be consulted on one, for them, of the more important aspects of the development.
Local Employment
Since there is good local supply of trained windfarm maintenance and construction workers, ECC recommends that all work opportunities during the duration of the development be advertised locally.
Roads
ECC has noticed the A836 from the A9 to Wester Fearn has deteriorated in recent years. To accommodate the increased traffic, particularly of HGVs, the road needs improvement. A condition to upgrade this section of the A836 should be included in any planning permission.
OBJECTIONS
Those four members who voted to object fully agreed that all the conditions above should be part of any permission granted.
The main basis of their objection was a belief that the developer had failed to fully address their concerns. This was compounded by the fact that the developer did not bother to attend either of the two community council meetings they were invited to and so could not provide answers to questions raised.
On behalf of Edderton Community Council
Robin Ashby
Secretary
12 January 2012
Annex 2
North Planning Applications Committee
17 members followed by ward No.
Billy Barclay 10
David Bremner 4
Peter Cairns 9
Isabelle Campbell 6
David Chisholm (Chair) 9
Rob Coghill 4
Richard Durham 8
George Farlow 1
Michael Finlayson 7
Hamish Fraser 11
Isobel McCallum 10
Donnie MacKay 2
Martin Rattray 7
Ian Renwick 11
Ian Ross 5
Audrey Sinclair (Vice-Chair) 6
Graeme Smith 3