Government accused of inconsistency after Skye house plans were overturned

Skye residents fear growth in Highland coastal communities could be stifled after planning permission for a new home was overturned by the Scottish Government.

 

Caroline Clouston lives in Seabank, a one-and-three-quarter-storey home near the Kyleakin seafront, but hoped to build a new, accessible property next door on the site of the former village post office.

 

She says the new build would have been more environmentally-friendly and economical.

 

It would also be more suitable for Ms Clouston as she grows older, and make it easier for her daughter, a wheelchair user, to visit.

 

The original planning application created a stir at the north planning committee last August.

 

SEPA recorded a formal objection, stating that the property was at risk of one in 200-year and one in 1000-year coastal flooding events. They calculated the annual flooding probability at 0.5 per cent.

 

SEPA also highlighted that there were currently no flood defences in place and no plans to add any. And because the site is surrounded by low-lying land, residents could become trapped.

 

As a result of SEPA’s concerns, council planners recommended the application for refusal. However, the north planning committee launched a fierce defence.

 

They said the area had never flooded in living memory, and accused SEPA of taking a 'doomsday approach' to forecasting in coastal areas.

 

Councillors voted to grant planning permission but, because SEPA is a national government agency, the decision was referred to ministers.

 

Ultimately, both the Scottish Government reporter and ministers found in favour of SEPA.

 

The decision put particular weight on the dangers posed by a flood, with the reporter stating that it would be unsafe – or maybe impossible – to get to dry land from the new home.

 

Ms Coulston believes the decision is inconsistent.

 

'They said there’s no escape route in a flood, but what about the other 20 residents along the pier?' she said.

 

Ms Clouston says that the owners of a nearby property got planning permission to convert their garage into self-catering units, while two new homes got the green light near the river in Broadford.

 

'This site has never flooded but others in the area which were granted planning permission have,' she added.

 

'It does feel quite unfair, especially to have taken so long.

 

'It’s been the best part of two years since we started this process and there was no problem at the pre-application stage. It’s very disappointing.'

 

Surprisingly, the report states that SEPA would not have objected to an extension on the existing Kyleakin home.

 

This is because a new build implies an increase in the population in an area classed as vulnerable to risk, whereas an extension does not.

 

The old post office further complicates things, again because the change of use to residential effectively puts more people in the flood-risk zone.

 

Ms Coulston and her family have lived in Kyleakin all her life and to her knowledge the area has never flooded before and she is simply looking to move next door.

 

However, planning officials last August warned councillors that they must consider the future.

 

'Fifteen years ago this wouldn’t have been an issue, but with improved climate change data we will be faced with difficult questions and challenges more frequently,' said planning manager Dafydd Jones.

 

'Just because this property has never flooded before, doesn’t mean that it won’t. It’s important we have regard for that.'

 

Local members say the decision in Kyleakin sets a dangerous precedent.

 

Councillor Drew Millar took over as chairman of the north planning committee after the election.

 

He called the reporter’s judgement on the Kyleakin home 'astounding and ridiculous'.

 

'This instance highlights the anomalies within the system,' he added.

 

'Discussions need to take place between the council and the Scottish Government to try to come to a more sensible solution.'

 

Mr Millar is getting the ball rolling now, and hopes to bring a proposal to members at committee this week.