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agricultural land are situated to the north of Fa-Latch Road which is not adopted. There is anexisting vehicular access into the site associated with the cottage (Mayview).1.2 Planning permission is sought for the erection of 4 detached single storey dwellings, 4detached double garages and an extension to the existing cottage. Two new vehicular accessesare proposed from Fa-Latch Road. One access would serve the existing cottage and the otherwould serve the proposed new dwellings. The proposed scheme includes the installation of atraffic island to ensure that traffic exiting the site can only turn left and the widening of Fa-LatchRoad along the frontage of the site, including footpaths, to bring it up to an adoptable standard.Proposed finishing materials include, cedar timber cladding, wet dash render and slate affectconcrete interlocking roof tiles.1.3 Site History1.3.1 Planning permission 11/00547/FULL for the erection of 7 dwellings and alterations to theexisting cottage was refused at committee on the 4.11.2012 on road safety grounds. The reasonfor refusal stated; In the interest of road safety; the increase of unrestricted vehicular traffic ontothe un adopted section of Fa-Latch Road would represent an unacceptable cumulative impacton the local road network and in particular to the junction with Kennoway Road and would bedetrimental to the safety and convenience of all road users and therefore contrary to policy T5 ofthe Adopted Levenmouth Area Local Plan (2004) and parts (b),(c) and (d) of policy T1 and policyT2 of the Draft Mid Fife Local Plan , pre examination modifications (2009).1.3.2 The decision was subsequently appealed to the Scottish Government. The appeal (refPPA-250-2092) was dismissed by the Reporter on road safety grounds. The Reporter concludedthat an additional 7 houses would worsen existing road safety problems in the area and wouldnot provide for safe cycle or pedestrian access, including to school.2.0 PLANNING ASSESSMENT2.1 The issues to be assessed against the Development Plan and other guidance are as follows:- Principle of Residential Development- Design/Layout- Residential Amenity- Garden Ground- Road Safety- Education Services- Bats/Natural Heritage- Water & Drainage- Trees & Hedgerows2.2 Principle of Residential Development2.2.1 The Scottish Planning Policy promotes the use of the plan-led system to provide a practicalframework for decision making on planning applications thus reinforcing the provisions ofSection 25 of the Act.2.2.2 Policy SS1 of the Approved Fife Structure Plan (2009) advises that development shouldtake place within settlements whilst avoiding damage to the built heritage. As the proposal lieswithin the settlement boundary for Windygates, as defined in the Adopted Mid Fife Local Plan2012, there is a presumption in favour of residential development subject to satisfactory details.20
2.2.3 In simple land use terms, the proposal is within an established residential area where thereis a presumption in favour of residential development. The overall acceptability of such adevelopment must however also meet other policy criteria and these issues are considered indetail below.2.3 Design and Layout2.3.1 Policies E2 and E4 of the Adopted Local Plan advise that development within a town andvillage envelope should respect the character and appearance of the adjacent townscape andshould make a positive contribution in terms of form, scale and choice of materials. In additionproposals are required to achieve the highest standard of design possible which in turn makes apositive contribution to its immediate environment.2.3.2 In terms of the existing townscape, the surrounding built environment comprises a mix ofarchitectural styles and designs. The proposed dwellings have been designed and positioned torespect the scale and building line of the existing cottage and to ensure an active street frontage.Given the confines of the site and in the context of the varied nature of the surroundingtownscape layout it is considered that the scheme respects the surrounding settlement patternand relates well to the existing built form in terms of density and scale. With respect to theproposed extension to the existing cottage it is considered that the proposal would respect thecharacter and appearance of the existing cottage and proposed new dwellings. Whilst noboundary treatments have been identified for the frontage of the site it is considered that a lowlevel boundary wall enclosing the frontage of the site and following the line of the new proposedfootpath would provide an attractive feature whilst replicating the boundary treatments to thenorth of Fa-Latch Road. This can be covered by a condition should members be minded toapprove the application.2.3.3 With respect to the proposed finishing materials the proposal has adopted a moderncontemporary approach using a simple range of finishing materials, including white wet dashrender, buff colour facing brick , cedar timber cladding and slate effect concrete roof tiles, andgrey finish windows. Given the design and characteristics of the dwellinghouses within thesurrounding area, the proposal is considered to be appropriate and represents a high standardof design which would sit sympathetically into the surrounding landscape.2.3.4 Given the above, it is considered that proposal would comply with the Development Plan inrelation to visual amenity issues.2.4 Residential Amenity2.4.1 Policy E2 of the Adopted Local Plan supports development proposals where they arecompatible with neighbouring uses and protect personal privacy and amenity. Policy E4 of theAdopted Local Plan supports development proposals which protect personal privacy andamenity.2.4.2 Fife Council's Planning Customer Guidelines on Daylight and Sunlight (2009)complements the aforementioned policies by advocating that design of residential environmentsmust seek to ensure that adequate levels of natural light can be achieved within newdevelopment and unacceptable impacts on light to nearby properties are avoided.2.4.3 The scheme has been designed, scaled and positioned to ensure no third partyneighbouring property is adversely affected in terms of privacy and overshadowing. Thedwellings within the site itself, through their orientation, distance and fenestration details would21
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