Helensburgh MSP's 'no video' plea over Portincaple homes plan

Jackie Baillie says that consideration of plans to build 12 houses at Portincaple, close to Garelochhead, should take place in a socially-distanced but face-to-face format.

In a report published for a meeting of the council's planning, protective services and licensing committee on Wednesday, August 19, the Portincaple plans are recommended for approval – despite the lodging of more than 1,100 objections by members of the public.

But the same report also recommends holding a public hearing to consider the application in detail before a decision is made.

All meetings of Argyll and Bute Council and its committees have been either cancelled, or held via video link, since pandemic lockdown restrictions were introduced on March 23.

A separate report to go before Wednesday's meeting asks the committee to consider whether such public hearings should take place virtually – as will happen with all key council committees until at least the end of September – or whether hearings should be delayed until social distancing restrictions are lifted sufficiently for face-to-face hearings to take place.

READ MORE: Controversial Portincaple housing plans 'should be approved', say council officials

Ms Baillie said: “I have asked Argyll and Bute Council to consider having a socially distanced face to face hearing rather than a virtual skype hearing, given the level of objections to the development.

“It’s disappointing that, given there are over 1,000 people who have lodged objections, Argyll and Bute Council is still proceeding with a virtual meeting. I appreciate that there need to be restrictions as a result of the pandemic but having a socially distanced meeting in a large venue, will allow objectors to participate fully.

“If the council do not wish to hold an in person meeting at this point, then I would urge them to delay consideration of the application and there is precedent for such action.

“It's clear that the local community do not want this development. It is only fair that they are given an opportunity to make their views known and are not being limited by technology.”

Two public hearings for other planning applications have already been delayed because of the pandemic – one on the island of Seil, near Oban, and one at Port Ellen on Islay.

A council spokesperson told the Advertiser: “The recommendation being put to the PPSL committee on Wednesday includes a recommendation that a pre-determination hearing is held.

"The purpose of such a hearing is to allow the views of applicants and those who have made representations to be heard before a planning decision is taken.

READ MORE: Leading Helensburgh tourism figure backs controversial Portincaple plans

"It is currently not possible to put the usual arrangements for hearings in place and indeed most venues suitable for large gatherings remain closed at this time.

"In the event of a decision to proceed on a virtual basis a key factor will be to ensure effective arrangements for community participation, and that this different way of conducting our work maintains confidence in the transparency of the planning system.”

The report on the question of holding public hearings virtually, prepared by executive director Douglas Hendry, says:“While ‘sisting’ or pausing hearings allows the council to continue with a tried and tested process which is familiar to the public, the key drawback is that the likely timescale for reinstatement is unknown at this time, particularly given the risk connected with a second peak in coronavirus.

“There are also risks associated with the potential delay to economic recovery arising from non-determination, the additional workload associated with managing a build-up of hearings, impact on service performance and also potential reputational risks in terms of the council’s perception as being open for business.

“Virtual meetings are now well established within the council and in light of the coronavirus situation and government guidance the agreement is that all strategic committees should continue on this basis until a further review at the end of September 2020.

“Virtual meetings to date have been held on an audio-only basis with limited use of video given limitations with broadband speed and wider access to suitable technology.

“Audio-only is a tried and tested process within the council, however the inclusion of video would allow for virtual arrangements to more closely mirror established hearing arrangements.

READ MORE: Scottish Green MSP calls for delay to Portincaple planning decision

“Both options require provision to be made for participant and public access to be made to the technology and ICT have advised of existing technology enhancements to support this approach.

“A virtual option would allow for the hearing process to be concluded without further delay and mitigate against current and any ongoing challenges in respect of public health factors and associated government restrictions and guidance.”

Mr Hendry added: “There is no doubt that the current exceptional circumstances in responding to the coronavirus present a real challenge with regards to local participation.

“Therefore it is important to work with parties and their representatives, and to acknowledge the public interest, in finding ways to deliver a solution that enables hearings to continue in an open, fair and impartial way.

“It is currently not possible to put the usual arrangements for hearings in place and indeed most venues suitable for large gatherings remain closed at this time.

“In the event of a decision to proceed on a virtual basis, a key message will be to ensure effective arrangements for community participation and that this different way of conducting our work does not undermine confidence in the transparency of the planning system.

“Similar arrangements have been put in place by the Scottish Government Planning and Environmental Appeals service and are also part of a wider transformation programme to enhance public access to open and transparent discussions on planning issues.”

READ MORE: Portincaple plans 'wrong development in wrong place', say objectors

Meanwhile, the Portincaple Residents' Association, which is among the objectors to Mr Olive's planning application, says its reaction to the recommendation to approve the plans is "one of extreme disappointment".

A PRA spokesperson said: "The impression from the viewpoint of a resident and objector is that the recommendation is biased in favour of the applicant, but it did not surprise us as 97-98 per cent of applications in Argyll and Bute receive recommendations to approve.

"This is understandable in light of the publicity that Argyll and Bute suffers from a declining and ageing population.

"It is almost three years since the residents became aware that something was being planned for the area, and in all that time, it has always seemed to them that the council acted in the way that best suited the interests of the developer, despite all the fine words in the Local Development Plan about “community involvement and engagement” and “protecting and enhancing”, whether that was the environment or the landscape.

"Portincaple is designated as an Area of Panoramic Quality, the only one in the Helensburgh and Lomond area outside the National Park.

"While the council rightly state that they can only look at the current application, there is no doubt in the minds of any of the objectors that the much larger development hinted at in documents previously submitted by the applicant will at some stage be applied for.

READ MORE: Portincaple plans' architect slams 'campaign of misinformation' by objectors

"This is why the campaign has received such widespread support, because it will turn a quiet residential area into a destination for day-trippers and holiday makers, a vision conjured up in the mind of the developer alone, perhaps to link to his Carrick Estates development.

"Portincaple has grown slowly and organically over the years, and this should be the case in the future.

"The settlement and its residents could accept this, but to suddenly experience a 20 per cent increase in the number of dwellings, a 38 per cent increase in residents and a 72 per cent increase in vehicle movements, not including the 12 visitor parking spaces, which this application would result in, does not seem to conform to the policies as set out in the current Local Plan.

"Our objective all the way through has not been to stop any development at all, as has been suggested by some of the developer’s design team, but rather to ensure that what does get approved complies with Scottish planning policy, climate change objectives and the local development plan and supplementary guidance.

"In our opinion this does not and therefore should be rejected."

READ MORE: Click here for all the latest Helensburgh and Lomond news headlines