One dwelling at 5B Island Flodda Balivanich Isle Of Benbecula

“Description of development 5.3 The proposed development is for the erection of a dwelling with associated infrastructure and services. The development has been applied for in principle, with a site plan indicating the location of the dwelling and identifying the route of the proposed pedestrian access to the public road across neighbouring land, as well as a tidal vehicular access through Kyles Flodda from the causeway.”

“The application details include an indicative layout of a modest single-storey dwelling, with a turning area and parking adjacent to the dwelling and access to a gate and track leading to the shore. The application indicates that the vehicular access via sand and shore to the slipway and the public road serves the croft and three existing dwellings. Services exist on the site, with water, electricity and BT line in place.”

“The proposed pedestrian access route would follow the boundary line of croft 5 to the northeast of the site, a distance of some 320 metres, to reach an existing access track serving neighbouring crofts, which in turn leads to the end of the public road and turning head, after a further 160 metres. In total, the distance on foot from the end of the public road to the application site would be just under 500 metres (0.3 mile).”

“The site is located on Island Flodda, which is connected to the rest of Benbecula by causeway. A number of dwellings exist on the island, including No 5, and No 6, to the west and north of the site, respectively. A converted former byre exists to the southeast of the site. None of these properties have vehicular access to the public road, although other dwellings on the island are connected by vehicular access tracks to the public road.”

“PLANNING HISTORY 6.1 Ref B/76/72 – Erection of a dwelling – Outline planning permission granted, dated 27 October 1976. The outline permission is no longer extant and has expired.”

“This Report recommends refusal of the application for the proposed development, the erection of a dwelling with associated infrastructure to be serviced by a tidal vehicular access from the slipway by the causeway onwards through the inter tidal strand between Kyle’s Flodda and Island Flodda with a pedestrian access over neighbouring land.”

“The planning assessment finds that the erection of a dwelling in this location, without a defined fully accessible road access and situated a considerable distance on foot from the nearest public road, would not represent sustainable development and would be contrary to development plan policies that seek to encourage the appropriate location of new housing and achieve acceptable living conditions for future occupiers.”

“Scottish Water 9.2 Scottish Water has no objection to the planning application. The development is within the catchment for the Benbecula Water Treatment Works for water supply. There is no public wastewater infrastructure in the area.”

“We highlight that the vehicular access and egress route, including by emergency services, marked on the submitted Site Plan, crosses land which is likely to be at frequent risk of flooding. In future, the frequency and duration which the ford is impassible will increase. It is noted that this access serves existing properties in this area. Vehicular emergency access and egress is a matter to be considered by the local authorities.”

“The Chief Planning Officer submitted a Report concerning a planning application to erect a house with associated infrastructure and services at 5b Island Flodda, Balivanich, Isle of Benbecula. The Report indicated that the application had been subject to more than six representations which were considered by the Appointed Officer to be valid and raised material planning considerations. The application was therefore referred to the Board for determination.”

“It was agreed to refuse the planning application for the reasons set out in Appendix 1 to the Report.”