Stornoway Airport Planning Brief

Approved by Comhairle nan Eilean Siar October 1998

The brief provides guidance on planning policy considerations and identifies development opportunities in the Stornoway Airport area. A draft brief was subject to public consultation in July 1998. The planning policy guidance is provided without prejudice to the formal consideration of planning applications. The brief draws on existing Comhairle policies contained in the Western Isles Structure Plan and the Finalised Broadbay Local Plan and for the purposes of development control it should be read in conjunction with these documents.

The proposed disposal of MoD land at Stornoway Airport, the need to ensure continuance of lifeline air services, and possible future oil related developments, has created the need for a planning policy framework to guide future development at the Airport.

There are currently 3 direct scheduled services from Stornoway. These are Glasgow, Inverness and Benbecula/Barra. Scheduled domestic passenger traffic forms the bulk of passenger traffic at Stornoway, accounting for 97% of total terminal passengers in 1997.

Stornoway Airport Terminal Passenger Traffic 1993 to 1997

Source: CAA Annual Airport Statistics

Total air cargo at Stornoway Airport has grown from 575 tonnes in 1993 to 758 tonnes in 1997. However, scheduled air cargo declined from 1993 to 1995 and recovered in 1996 and again in 1997. Chartered air cargo has almost doubled from 1993 to 1997.

Stornoway Airport Air Cargo 1993 to 1997

Source: CAA Annual Airport Statistics

Total aircraft movements have remained relatively static from 1993 to 1997. However, chartered air transport has risen significantly in the last two years. This is perhaps an early indication of increased activity related to oil exploration.

Stornoway Airport Aircraft Movements 1993 to 1997

Source: CAA Annual Airport Statistics

The objectives of the Stornoway Airport Planning Brief are:

• to demonstrate and promote the scope for future development;
• to guide, promote and co-ordinate development in a manner that will maximise the potential for development; and
• to provide a planning policy framework for the evaluation of future development.

The brief applies to the area currently owned by the MoD and is marked on the attached plan. The area contains airstrips and related buildings that are required for the successful operation of an air passenger and freight service to the islands. A variety of buildings and structures exist which were used by the MoD for operational purposes. The Meteorological Office also has a station within the site, while the remainder consists of agricultural/grazing land and other open areas of grass.

After much speculation, the Royal Air Force closed RAF Stornoway on 31 March 1998, although Royal Navy use of Stornoway Airport should continue until 2005 to support Joint Maritime Courses.

The Crichel Down Rules set out the procedures and criteria for the disposal of all surplus Government land that was acquired by, or under threat of, compulsion. In summary, where a Government Department wishes to dispose of land to which the rules apply, former owners will, as a general rule, be given a first opportunity to re-purchase the land previously in their ownership, provided that it has not been materially changed in character since acquisition. An example of materially changed use might be where houses have been erected on agricultural land, or where open land has been afforested. The disposal of land to former owners will be at current market value, as determined by the disposing department’s appointed valuers.

The obligation to offer back land does not apply to non-agricultural land which becomes surplus, and available for disposal more than 25 years after the date of the acquisition. There are also other exceptions which include:

• a specific Ministerial decision, in very exceptional cases, that for strong and urgent reasons of public interest the land should be disposed of as soon as practical to a local authority or other body with compulsory purchase powers; and
• small areas of agricultural land which would have no satisfactory agricultural use.

Having regard to the Crichel Down Rules the Comhairle considers it likely that land and buildings will be placed on the open market for sale. The brief has therefore been put in place to provide a planning policy framework for the evaluation of future development and proposals.

The Scottish Office issued the draft National Planning Policy Guideline (NPPG) on ‘Transport and Planning’ in August 1998. The draft guideline states that small airports have a vital role in maintaining transport links to some of Scotland’s remoter rural areas, particularly the islands. Small airports are recognised as serving local needs, for essential journey’s to hospital and to carry post and other essential goods, especially in outlying areas, as well as recreational and leisure flying. Planning authorities are advised when formulating planning policy to take account of the contribution of air traffic and regional economies and the benefits of having suitable facilities available.

The draft NPPG suggests planning authorities should address the particular planning issues arising from potential airport development including:

• the operational needs of the airport;
• transport access - for essential supplies, for air freight, for staff and for passengers, including effective public transport links;
• related development such as administrative offices, hotels, short and long stay parking, transport interchanges;
• less directly related development e.g. conference and leisure facilities, which should be fully justified and of an appropriate scale in the context of core airport related business;
• warehousing and distribution services related to goods through the airport.

Appendix 1 contains relevant Structure Plan and Local Plan Policy and Proposals in order to provide a context for future development at Stornoway Airport. A commentary is provided below on each topic in order to summarise key policy implications.

The principal policy considerations in terms of the economy and airport are:

See Appendix 1 for the relevant Structure Plan and Local Plan Policies

The principal policy consideration in terms of transport and the Airport is:

See Appendix 1 for the relevant Structure Plan and Local Plan Policies

The principal policy consideration in terms of agriculture and the Airport is:

See Appendix 1 for the relevant Structure Plan and Local Plan Policies

The principal policy consideration in terms of community services and the Airport is:

See Appendix 1 for the relevant Structure Plan and Local Plan Policies

The principal policy considerations in terms of the environment and the Airport are:

See Appendix 1 for the relevant Structure Plan and Local Plan Policies

The principal policy considerations in terms of Development Control and the Airport are:

See Appendix 1 for the relevant Structure Plan and Local Plan Policies

In conjunction with the Civil Aviation Authority the Comhairle will assess development proposals against the likelihood of new uses causing a significant increase in the threat of birdstrike at Stornoway Airport.

The protection of surface water drainage is a priority. Discharge should only be allowed when the whereabouts of the outfall has been established to the satisfaction of SEPA.

It should be noted that transport related developments that are likely to have significant environmental effects might be subject to an environmental assessment to be prepared and taken into account before a development application is determined. In the case of other projects the Town and Country Planning (Environmental Assessment (Scotland)) Regulations 1998 as amended will apply.

For the continuation of uses on land or in buildings previously used by the MoD it is advisable that new users apply for a Certificate of Lawful Use. For example, buildings used as offices by the MoD which were then sold or leased, and the user wanted to continue using the buildings for offices, it would be in the interests of the user to contact Comhairle nan Eilean Siar and apply for a certificate. A summary of the procedure to obtain a Certificate of Lawful Use is as follows:

• contact the Environmental Services Department of the Comhairle to discuss the matter with relevant officials;
• complete the application form;
• the Comhairle will then assess whether the land or buildings were previously used for the purposes set out on the application form;
• the Comhairle will then assess whether there is a continuation of use taking place on land or in buildings;
• the application form is processed and a decision letter issued; and
• finally, an appeal procedure exists if the applicant disagrees with the decision made by the Comhairle.

As well as identifying the main policy considerations from the Structure Plan and Finalised Broadbay Local Plan, there is a need for supplementary planning guidance in order to provide a planning policy framework for the coherent development of Stornoway Airport. The brief therefore endorses the following supplementary planning guidance:

There are a number of sites/areas that are identified on the enclosed map that may be suitable for future development within the policy constraints presented in this brief and other Comhairle planning policy documents. In all cases the access and traffic generation implications of any proposed use must be addressed to the satisfaction of the planning authority. Potential developers are advised to undertake early discussions with development control staff of the Comhairle with regard to their proposals. Reference to ‘classes’ as set out in the Town and Country Planning (Use Classes) (Scotland) Order 1997. A copy of the ‘Use Classes’ and what they mean is contained in appendix 2. The potential sites are:

8 REVIEW

The Comhairle will continue to monitor the effectiveness of the planning brief and will give consideration to reviewing the brief when new information or planning issues emerge or when the brief is deemed to be out-of -date.

9 USEFUL CONTACTS

If you would like further information on the brief please contact Derek McKim, Head of European and Development Services, Comhairle nan Eilean Siar, Sandwick Road, Stornoway, Isle of Lewis, HS1 2BW, telephone 01851 703773 x270, fax 01851 706911, email dmckim@cne-siar.gov.uk

A list of useful contact addresses and phone numbers is provided below:

Useful Comhairle contacts are:

Appendix 1 Structure Plan and Local Plan Policy and Proposals

The following policies and statements (with relevant reference number) are taken from the Western Isles Structure Plan approved in 1988 and the Finalised Broadbay Local Plan published in July 1997.

The corporate strategy of the Comhairle on this Key Issue will aim to encourage the economically active age groups, and especially those between the 16 and 35 years to remain in or return to the islands, by improving the quantity and range of employment opportunities available to them by reducing unemployment throughout the area.

A19 The Comhairle will continue to monitor oil exploration and licensing activities relevant to the Western Isles in order to (i) assess when exploration and/or subsequent exploitation will occur; (ii) identify the types of related activities which would occur in the Western Isles; (iii) assess their economic, social and environmental implications; and (iv) plan accordingly in policy and land use terms.

PA7 The Comhairle will continue to promote development and in particular, encourage projects originating locally. Existing industries which increase significantly the unit value of a natural resource will be given special attention.

PA10 The Comhairle will identify additional sites with potential for industrial development in designated strategic settlements outwith the PPAs to meet local needs.

PA12 The Comhairle will continue its programme for the provision of industrial premises for new and expanding industry in designated strategic settlements.

PA14 The Comhairle will encourage the growth of tourism in the islands.

EC3 The Comhairle will support the further development of traditional economic development activities, but will also, in conjunction with other agencies and interested parties, seek to diversify and broaden the range of employment opportunities available throughout the local plan area by, amongst other measures, the promotion of Broadbay as a suitable location for businesses based on new technology, high value/low volume products, clean environment.

EC4 The development of oil fields north and west of the Western Isles is likely in the medium rather than long term and conceivably within the timescale of the local plan. The Comhairle will, therefore by means of positive and supportive local plan policies and the allocation of proposal sites, actively promote the Broadbay area as a location for their servicing and supply, whilst ensuring that measures are in place to provide adequate protection to marine and coastal environments.

EC 4/1 The Comhairle in conjunction with Western Isles Enterprise, Stornoway Trust, Stornoway Pier and Harbour Commission and other interested parties will prepare a development brief and, as a phased development, provide up to 100 hectares of serviced sites, berthing, dry dock and associated facilities in the Arnish/Glumaig area for oil industry related purposes.

EC6 Businesses requiring large areas of land and those which because of their nature cannot be satisfactorily located on allocated sites close to residential properties will normally be expected to locate on sites within the area so designated on the proposals map(s). The Comhairle will actively encourage existing businesses within these categories which are currently located close to residential areas to consider relocation when designated sites become available.

EC 6/1 The Comhairle in conjunction with Western Isles Enterprise, Stornoway Trust and other interested parties will prepare a detailed development brief and, as a phased development, provide for up to 30 hectares of serviced sites in the Arnish Road area for those businesses described in Policy EC6 (Due to a number of issues the above site has changed to a site on the A859 (Lochs Road) since the plan was published. However, the same policies apply.)

EC9 The Comhairle will support any proposal which enhances the viability of Stornoway airport and, in particular, developments within the environs of the airport which are intended to service and supply the exploitation of oil fields north and west of the Western Isles or clean industries which would benefit from close proximity to an airport. The release of land for development will be compatible with Airport use.

EC10 On the Gleann Sheileach Business Park the Comhairle will support proposals for the development of business involving high technology, information technology and other compatible uses falling within class 4 business use of the Town and Country Planning (use classes) (Scotland) order 1989.

EC27 The Comhairle will in principal support proposals for retail development which maintain and enhance the role of Stornoway as a local and regional centre subject to; a) It being demonstrated that the viability of any particular retail sector both within Stornoway and elsewhere in Rural Broadbay will not be affected; and b) The location and detail of the proposal accords with other local plan policy.

EC31 The Comhairle will encourage and support proposals for the British Gas facility at Sandwick Road, the oil distribution facilities at shell street and north beach, and the oil/gas landing facility at No.2 pier to relocate to more suitable sites within the Broadbay area in conformity with other local plan policy and in consultation with the Health and Safety Executive.

EC31/a The opportunity exists, subject to the formal agreement of the Ministry of Defence and conformity with other local plan policies, to land oil and associated products at Holm Jetty and transport them by pipeline to storage facilities which could be developed within the environs of Stornoway airport.

EC28 The Comhairle will support proposals which create and enhance employment opportunities within the tourism industry so long as they conform to other local plan policy.

The corporate strategy of the Comhairle on this Key Issues will aim to improve all mainland/islands, all inter-island and selected intra-island communications networks.

PB1 The Comhairle will press for the provision of island/mainland, air and sea links of a type, frequency and timing commensurate with the needs of the islands communities.

B1 The Comhairle will continue to press for the recognition of all island/mainland air services as ‘lifeline’ routes.

T13 The Comhairle supports the continuation of existing air services from Stornoway airport and will encourage any proposals for their enhancement.

PA1 The Comhairle will seek improvement in the agricultural production of the Western Isles both for local needs and for export.

PA2 The Comhairle will safeguard farmland, particularly in the vicinity of Stornoway, and good quality crofting land, unless there are compelling reasons to the contrary and will direct non-agricultural development to poorer land whenever it is possible to do so.

PA3 The Comhairle will give encouragement to the realisation of the agricultural potential of large areas of unused, or under-used, land.

The corporate strategy of the Comhairle on this Key Issue will aim to enhance the provision and choice of services and facilities throughout the area.

SRL2 The Comhairle will endeavour to secure the provision of open space and recreational facilities in areas where demand is identified.

SRL3 The Comhairle will provide a co-ordinating role, where necessary, to secure the provision of sport and recreation facilities that are incorporated into projects of an inter-organisational nature.

SRL5 The Comhairle will support and encourage proposals that :

(a) retain existing facilities and ensure continued maintenance;

(b) replace outworn facilities in locations where there is continued demand;

(c) provide new facilities in areas where there is an identified demand; and

(d) derive from tourist initiatives which increase the availability of facilities to the local community.

SRL6 The Comhairle will favour the centralisation of sport, recreation and leisure facilities, without prejudice to existing facilities, to the following areas:

(a) Stornoway; (b) Point; and (c) Back

SRL21 If leisure facilities at RAF Stornoway become surplus to the requirements of the RAF the Comhairle will seek to bring those facilities into public use.

The corporate strategy of the Comhairle on this Key Issue will aim to protect, maintain and enhance the natural and built environment of the area, so far as is consistent with the achievement of a balanced development of the local economy, and the provision of services.

ENV1 The Comhairle will adopt a balanced approach to its consideration of development proposals to ensure that the benefits arising from such proposals are not outweighed by an unacceptable adverse impact on the built and natural environment.

ENV4 Development will not normally be permitted in areas statutorily designated for the quality of their natural environment unless it can be shown, beyond all reasonable doubt, that the proposal will not have any significant detrimental effect on the nature, appearance, and character of the designated area.

ENV22 The Comhairle will ensure the maintenance of open areas between recognised settlement. Development will only be permitted in exceptional circumstances where the proposal conforms to other plan policy and design guidance.

ENV23 Development will be permitted within recognised settlements if it conforms to other plan policy and the design, siting, form, access, and materials are of a sufficient standard to satisfy the planning authority.

ENV24 Where new development is proposed, use of infill sites, derelict land and redundant buildings will be encouraged, subject to viability.

ENV25 Alterations and extensions to existing buildings should be of a standard that fulfils the following criteria:

(a) the design, scale, form, shape, bulk, and height respects that of the existing building and its surroundings; and

(b) the use of materials is sympathetic to the existing building.

The Comhairle will expect proposals to accord with adopted design guidance for alterations and extensions to existing buildings.

ENV27 The Comhairle will support and encourage proposals that bring about environmental improvement throughout the plan area.

ENV31 The Comhairle will support and encourage proposals that bring back into beneficial use vacant, derelict, and under-used land and buildings.

ENV38 Existing developments that are considered to be polluting or hazardous will be encouraged to relocate to other areas where their current location is potentially harmful to other uses.

HS8 Development of individual houses will normally be allowed within traditional township areas provided that they respect the existing predominant pattern of development, and do not create an inordinate demand on public expenditure on services.

HS9 The Comhairle will not normally grant planning permission for housing outwith traditional township areas except where the site is identified for housing in the local plan.

DC1 In deciding the planning response to individual developments, the Comhairle will take into account the policies and proposals set out in this plan. It will also take into account other considerations regarding possible impacts of development, and the ability of developments to comply with detailed design criteria. Examples of these considerations are as follows:

• The impact upon residential amenities of developments which will give rise to any, or any combination of the following effects; noise, vibration, smell, fumes, smoke, soot, ash, dust, grit or general disturbance from vehicular movements;
• The ability to achieve a satisfactory measure of parking and servicing;
• The safety of vehicular access and egress points;
• The impact upon the local road system;
• The impact upon areas designated for their natural heritage interest;
• The impact of the development upon local utility `networks;
• The siting, scale and appearance of the development, both in it’s own right and in relation to it’s setting;
• The impact of the development upon areas and buildings designated for their historic or townscape value;
• Impact of the introduction of lighting;
• The impact upon public safety;
• (in the case of minerals and waste disposal sites), the adequacy of restoration and environmental improvement measures.

DC2 Where development, which would otherwise be unacceptable, can be made acceptable by the imposition of conditions, the Comhairle will seek to facilitate such development. Where the use of conditions is not possible, the Comhairle will consider the use of a section 50 (now section 75) agreement to achieve the same results.

DC3 In considering prior notifications for agricultural (or forestry) buildings, the Comhairle will consider the visual effect of the proposed development upon the landscape as well as the desirability of preserving ancient monuments, listed buildings (and their settings) and sites of recognised conservation value, such as S.S.S.I.s.

Use-

(a) for the retail of goods other than hot food;

(b) as a post office;

(c) for the sale of tickets;

(d) as a travel agency;

(e) for the sale of cold food for consumption off the premises;

(f) for hairdressing;

(g) for the direction of funerals;

(h) for the display of goods for sale;

(i) for the hiring out of domestic or personal goods or articles;

(j) as a launderette or dry cleaners; or

(k) for the reception of goods to be washed, cleaned or repaired;

Where the sale, display or service is principally to visiting members of the public.

Use for the provision of -

(a) financial services;

(b) professional services; or

(c) any other services (including use as a betting office);

Which it is appropriate to provide in a shopping area and where the services are provided principally to visiting members of the public.

Use for the sale of food or drink for consumption on the premises.

Use-

(a) as an office, other than a use within class 2 (financial, professional and other services);

(b) for research and development of products or processes; or

(c) for any industrial process;

being a use which can be carried on in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit.

Use for the carrying on of an industrial process other than one falling within class 4 (business).

Use for storage or as a distribution centre.

Use as a hotel, boarding house, guest house, or hostel where no significant element of care is provided, other than premises licensed for the sale of alcoholic liquor to persons other than residents or to persons other than persons consuming meals on the premises and other than a use within class 9 (houses).

Use-

(a) for the provision of residential accommodation and care to people in need of care other than a use within class 9 (houses);

(b) as a hospital or nursing home; or

(c) as a residential school, college or training centre.

Use-

(a) as a house, other than a flat, whether or not as a sole or main residence, by -

( i ) a single person or by people living together as a family, or

( ii ) not more than 5 residents living together including a household where care can be provided for residents;

(b) as a bed and breakfast establishment or guesthouse, where at any one time not more than 2 bedrooms are, or in the case of premises having less than 4 bedrooms 1 bedroom is, used for that purpose.

Use, not including residential use-

(a) as a crèche, day nursery or day centre;

(b) for the provision of education;

(c) for the display of works of art (otherwise than for sale or hire);

(d) as a museum;

(e) as a public library or public reading room;

(f) as a public hall exhibition hall; or

(g) for, or in connection with, public worship or religious instruction, or the social or recreational activities of a religious body.

Use as a-

(a) cinema;

(b) concert hall;

(c) bingo hall or casino;

(d) dance hall or discotheque; or

(e) swimming bath, skating rink, gymnasium or area for other indoor or outdoor sports or recreation, not involving motorised vehicles or firearms.

PROPOSALS MAP