February 2011
MINUTES OF MEETING ON TUESDAY 1ST FEBRUARY 2011
EDDERTON COMMUNITY COUNCIL
Edderton Village Hall
Present: Councillors Robin Ashby, Donald Clarke (Chair), Michael Brown, Albert Fraser, Sharyn Griffin, George Ross, Graham Ross, Ewen Simpson, Campbell Smith, Alister Sutherland, Cameron Warren: Jim McGillivray (Highland Councillor) [withdrew under item 7a], Deidre Mackay (Highland Councillor) [items 1 to 6], about 25 residents
Apologies: None
1. Presentation to Paul Hoggarth: Donald Clarke thanked Paul for all fine work he had done for the community and presented him with an inscribed tankard from the Council and another from the whole community, together with 24 bottle of beer (Paul’s favourite tipple) and a bottle of Balblair whisky.
2. Visitors: Two officers from Northern Constabulary attended but arrived in the middle of the developer’s presentation under item 3 and chose not to interrupt and left.
3. Planning application 11/64 Coul Croft Camping: a presentation of the project was given by the developer, James Gagan. The minute of this item is to be found together with that of item 7a as Annex 1.
4. The minutes of the meeting on 11th January 2011 were approved (proposed by Sharyn Griffin, seconded by Graham Ross).
5. Matters arising from the minutes
a) Housing: Nothing to report.
b) Infrastructure:
i) Roads: the Secretary was waiting for a response from Highland Council about the issues raised at the last meeting.
New concerns expressed were: a pothole on the Dridaig Burn bridge: trees dangerously close to the A836 at the seaward side of Seafield and the landward side by the Dridaig Burn.
The Secretary said he would raise the matter of the dangerous trees on the downward slope close to descent of the B9176 to Mid Fearn and ask Highland Council to see that the trees are removed with or without the land-owner’s consent.
ii) Footpath network: Donald Clarke is to meet Matt Dent soon about the drainage on the Balblair section.
c) Ball playing: the Secretary reported that the questionnaire carried out among the residents of Carrieblair Crescent showed 16% ambivalent, 8% against and 76% for erecting a screen. He asked for volunteers to cost the project. When none put themselves forward, the Chairman said he would research the project and report at the next meeting.
d) “Paths for All”: Robin Ashby has negotiated a package deal with Robertson’s of Tain. Michael Brown is to collect the equipment and forward the invoice to the Paths for All office to verify that the grant has been used.
e) Trees behind War Memorial: It was agreed to ask John Mackay to arrange for the removal of the poplars. They are to be replaced by oaks to complement the few small oaks already growing there. Objections to this plan are to be lodged with Donald Clarke by 12 February.
f) Railing in front of Heather Hut: Donald Clarke is to contact the relevant commissioning officer at Highland Council with a view to getting the contractor to honour his promise that “you won’t even know they have been moved”.
g) Glebe grant: There is no record of the £1000 in the Council’s deposit account. It was agreed that Mrs Crabtree was Chair at the time but the exact year could not be determined. The minutes of the Council’s meeting of January 2004 show that the Council was no longer interested in the Glebe as a football pitch since the projected Stoneyfield development would supply a suitable recreation area at less cost to the Council. The then Chairman, Dr Park, sent a letter to The Church of Scotland to this effect in reply to their inquiry.
h) New notice board and sign: At present there are too few students doing the Rural Skills course to realise these plans.
i) Coire na Cloiche windfarm: the Council decided not to make further comment until the results of ongoing surveys are reported to them.
6. Highland Council Members’ Report
Deidre Mackay
Personal comment: she was most pleased that she had lost a number of pounds through regularly attending the Zumba classes held on Mondays here in what she considers a great hall.
Schools Estates: At present school buildings in general are in a poor state and have only a 30% occupancy rate. So obviously some will be listed for closure. However Highland Council must follow guidelines from Scottish Government that demand that there must be both community and educational benefits resulting from any future amalgamations. Deidre described the decision process stressing there would be intense consultation before any school closures took place. A review will take place over the next five years. The situation in Ward 5 was fairly complicated as there are no less than 3 clutches, one secondary school with its feeder primary schools, against normally one per ward. This means Ward 5 will not be amongst the first to be reviewed. Deidre promised to oppose any school closures unless a clear educational benefit could be shown.
Services for older persons: The agencies delivering social and health services need to work together more closely in order to make quicker changes for the better especially in the area of care in the community. The social services hitherto provided by Highland Council are to be transferred to NHS Highland who will be charged with delivering services required by Highland Council. This will provide significant scope for integration and cost savings. Highland is the first area to implement such a scheme in Scotland.
Jim McGillivray
January 12th : Housing and Social Work Committee
13th : Education Culture and Sport Committee – the culture and sport section is to be moved out. Local swimming baths no longer risk closure
14th : Interviewed candidates for Depute Rector of Tain Royal Academy
15th : Crofting matters with Rob Gibson MSP and others
18th : Dornoch community council
19th : TEC Services Committee – winter maintenance and Scottish Government support
20th : Discussed the future of regiments currently stationed abroad when they return 2015 to 2020
22nd : Spoke at a Burns Supper
24th : Ward business meeting – possible reduction in courses and activity at North Highland College Dornoch
26th : Historylinks Trust – 15% reduction in funds
27th : Skills for Work scheme discussion
28th : Skibo has decided this year’s community action as part of its team-building training. Jim thought a football pitch in Edderton was a suitable project in the future.
29th : Spoke at another Burns Supper
February 1st : Planning Committee meeting (only 36 minutes)
Albert Fraser reminded the HC members that it was agreed several years ago at a ward forum meeting in Dornoch that regular reports would be produced detailing what actual progress had been achieved by the Ward 5 forum, but as yet no such reports had been released.
The next ward forum is on Tuesday 8 February in Dornoch.
7. New items
a) Planning application 11/64 Coul Croft Camping: the Council voted to object to the application by 8 votes to 2. A full minute of this item is to be found in Annex 1.
b) Retendering of public transport contracts: Highland Council had produced 3 options for the timetable of the route 900 Lairg /Tain bus: no change / addition of afternoon service / removal of the early morning service. Since the early morning service is used by a fair number of residents to get to work the Council strongly opposes plans to remove it. The Council’s preferred option is the extra afternoon service.
c) 10/05136/LBC – planning application for alterations to Station House: the Council had no objections.
d) Highland Council consultation on supplementary guidances: Donald Clarke offered to read the proposed guidances and report at the next meeting.
e) Associate Councillor: Cameron Warren was co-opted to act as associate councillor without a right to vote.
8. Correspondence
Health and Safety
Planning
Environment
1. Energy Saving Trust – stop to campaign
Other
ELECTRONIC: Copies of the latest electronic correspondence can be ordered from the Secretary.
9. Any Other Business
a) Access to Dounie Hill Fort path: Ewen Simpson reported that the barrier across the forest track was often locked and cars could not use the new car park designated for the path. The Secretary said that he recently contacted Forestry Commission Scotland about the problem but had not had a response.
b) Manse Road: the Council wishes the road to be gritted or supplied with grit bins.
10. Next Scheduled Meeting
Business meeting in Village Hall on 1 March 2011 at 7.30 pm.
6 February 2011
Robin Ashby
ANNEX 1
Item 3 Planning application 11/64 Coul Croft Camping: presentation
The developer James Gagan gave a short presentation of the project.
• He intended creating a campsite on the slope below Coul Croft stretching to the edge of the bank down to the A836.
• It would contain 30 stances for touring caravans each with parking for one car, 4 camping shelters and 5 nine-sided chalets together with space for up to 15 tents. The site would be provided with additional parking, a services block and its own waste water treatment facility. The buildings would be clad in wood and not visible from the road.
• Access to the campsite would be immediately opposite Seafield Farm buildings at right angles to the A836 dug deep into the bank. At the insistence of the planners a slip road (not indicated on the drawings) would be built for traffic coming from Tain and vehicles waiting to exit onto the main road would have to be standing on a level surface. The access road would be designed to take double-axle caravans.
• He was still taking advice on drainage matters but was committed to a green policy for the site with recycling and the use of renewable resources.
During the following question and answer session, the developer made the following comments:
o He did not know the exact gradient at the start of the access road but said the bank was “very steep”.
o He appreciated the concerns of the owner of Seafield Farm over drainage problems: he was still in consultation with Highland Council about drainage but was prepared to upgrade pipes by and under the A836 if necessary.
o Caution signs would be erected for traffic approaching from each direction and he did not foresee any problems due to traffic from Edderton turning onto the access road. Adequate visibility splays would be obtained by simply cutting back vegetation.
o There would be no static caravans. Motor bike tourers would be welcomed.
o Placing access along the existing track from the Bogrow junction was not an option as visibility is too restricted. The proposed access fulfils the Roads Department’s requirement of sight lines of at least 180m in each direction.
o In response to concerns expressed by Bogrow residents about the campsite spoiling the view, creating unacceptable noise levels and diminishing security thus affecting property prices, he argued that the clientele the campsite would be marketed at had a reputation for good behaviour and he did not foresee any of the problems raised occurring if his marketing strategy worked which he was confidant it would. He promised not to allow hen or stag parties.
o No rights of way along the existing track to Coul Croft would be affected as the track was outwith the development site.
o He had no intention of expanding the campsite.
o He did not foresee the expected clientele causing problems through off-road activities.
o There would be a benefit to the community as the added number of tourists stopping in the area would provide more business for Edderton Inn and the distillery for example.
o The development was in line with Highland Council’s policy to encourage tourism even if the local development plan for Edderton might indicate a potential restriction of the site for its intended purpose.
o The track in the forest from the eastern side of the site down to the back of Redburn was not to be used as any sort of access and he offered to erect a gate to deter campers using the track.
o There would be some seasonal jobs. The chalets would be for hire all the year round while the camping section would be closed during November, December and January.
o The sewage system would be dimensioned for a maximum of 200 users most probably consisting of a digestive treatment plant and soakaway which was not expected to give off any smell during warm weather.
o The soakaway would be mounded up above ground level if rock was encountered.
o No percolations test had been carried out yet but would be with the next two weeks. This aspect of the development and the specifications of the sewage system would be reported when the building warrant was applied for.
o He agreed to use UV treatment if effluent problems could not be resolved otherwise.
o He had not secured all the capital needed: he was looking for planning permission first. He said that several providers had shown positive interest in the project.
o He had not carried out extensive market research: he had sounded out a few other campsite owners and been advised by VisitScotland that there was a need.
o At present he had no alternative plan for the site.
o Permanent residence would not be allowed.
o The build time would be 4 months and he looked for completion sometime in 2012.
The developer and his wife chose to leave the meeting after this item although the Chairman made it clear that they had a right to stay.
The Highland Council members were not present during item 7a.
Item 7a Planning application 11/64 Coul Croft Camping: decision
The discussion of this item was long and included input from about half of the attendees. It tended strongly to repetition and, while it clearly showed many attendees’ frustration with the way the matter had been handled, it added little new and pertinent to the application as discussed under item 3.
It was started by Ian Mackenzie speaking on behalf of his neighbours in the Bogrow area. Their main objections were the lack of consultation by the developer prior to submitting his application; the apprehension that the new streamlined application system with added powers of delegation could restrict the right to object given the current routines used by Highland Council to publicise applications together with the short time provided to respond; and the concept of operating a campsite on that particular site. He stressed the effect the application was having of the couple living immediately adjoining the site. IM was followed by other speakers from the area repeating the same opinions. A few dissenting opinions were voiced from people living in Edderton village who stressed the economic advantages of the scheme to the community. There was though a fair amount of scepticism about the economic success of the scheme itself.
Regarding the details of the application itself, no concerns other than those already put to the developer were identified. In the main the meeting was not satisfied with his answers regarding the formation of the access road; the problems of drainage on the slope which, in the opinion of those with good local knowledge, could easily be destabilised through the large amount of material that would need to be excavated; the proposed sewage treatment system; and the ability of the developer to regulate the activities of the campsite users.
The Secretary said he would be detailing in the Council’s response the complaints about information availability and quality as well as the response time allowed. He reminded the meeting that it was possible to speak personally or on behalf of others before the Planning Committee if the application gets that far.
Before moving to a formal vote, the Chairman asked for a show of hands from the non-councillors. 14 voted to object to the application and 7 to support.
The Council, all 10 with voting rights being in attendance, voted by 8 votes to 2 (George Ross, Graham Ross) to object to the application on the basis of the plans presented.