Issue - meetings

Planning Reference – 181702

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Planning Officer:  Matthew Easton

The Committee resolved:-

To refuse the application.  Due to a failure to provide an appropriate mix of dwelling types and sizes, specifically the lack of dwelling houses versus flats, the proposal would be contrary to Policy H4 (Housing Mix).

The excessive density and number of flats proposed on the site is contrary to Policy H3 (Density) in that it does not have adequate consideration of the site’s characteristics and those of the surrounding area or create an attractive residential environment and safeguard living conditions within the development;

The lack of parking provision to be provided on site when compared to the Councils Transport and Accessibility Supplementary Guidance would exacerbate existing on-street parking to the detriment of safety and residential amenity, contrary to Policy T2 (Managing the Transport Impact of Development).

The Committee had before it a report by the Chief Officer – Strategic Place Planning, which recommended:-

That there be a willingness to approve the application for planning permission in principle for the residential led development comprising 258 residential flats set over between 4 and 7 stories, 616 sqm of class 1 (retail) riverside park/open space and associated infrastructure at South Esplanade West Aberdeen, subject to securing a legal agreement to deliver affordable housing and developer obligations towards community facilities, sports and recreation, open space and healthcare and also subject to the following conditions:-

Conditions

1)    PHASING

No development shall take place unless a matters specified in conditions application including a phasing plan for the delivery of the development has been submitted to and approved by the planning authority. The phasing plan shall show –

·         The order in which blocks shall be delivered

·         The stage in development at which the commercial space shall be delivered

·         A scheme for the delivery of affordable housing

·         The stage in development at which the entirety of the riverside walkway shall be delivered

·         The areas of parking which will be associated with each block

·         A scheme for the delivery of affordable housing on the site

Thereafter no development shall take place other than in full accordance with the phasing plan(s) thereby approved.

Reason – to ensure that the development is delivered in a comprehensive and coherent manner.

2)    COMMERCIAL FLOOR SPACE

The commercial space shall be restricted to the following uses –

·         Central unit (circa 113 sq.m) – Class 1 (Shops) and Class 3 (Food and Drink)

·         Victoria Road units (circa 503 sq.m) – Class 1 (Shops), Class 2 (Financial, Professional and Other Services) and Class 3 (Food and Drink)

Reason – to ensure a suitable mix of uses within the development.

3)    DESIGN AND LAYOUT OF ROADS, PATHS AND BUILDINGS

No development within any particular phase or block shall take place unless a matters specified in conditions application, including the detailed layout and design of access points, roads, parking areas, buildings and other structures for that particular phase or block, has been submitted to and approved in writing by the planning authority.

The application shall be in full accordance with the strategic layout of roads paths and buildings established by this grant of the planning permission in principle and comprise –

i)             details of existing and proposed site levels (including cross sections);

ii)    details of the layout and finish of roads, footpaths and cycle paths, including an upgraded riverside path and boardwalk, all designed to integrate with future phases of development

iii)           details of the mix of commercial and residential unit type, size and tenure;

iv)           details of layout, design and external appearance of –

a.    vehicular, pedestrian and cycle access points

b.    buildings and ancillary structures;

c.    vehicular and motorcycle parking;

d.    short and long-term secure cycle parking;

e.    storage and collection arrangements for waste and recyclables; and

f.     boundary enclosures around the site or particular areas.

Thereafter the development shall not be  ...  view the full minutes text for item 2

Planning Reference – 190917/MSC

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Planning Officer:  Lucy Greene

It was agreed that the application be refused for the following reasons:-

(1)  That the proposed construction methodology as set out in supporting documents and plans together with the protection measures to be implemented does not provide certainty that the proposal would preserve the fabric of the listed wall and gazebo to Bieldside House. This does therefore not accord with Policy D4 – Historic Environment in the  Aberdeen Local Development Plan 2017.

(2)  That the parking of vehicles to pump concrete from North Deeside Road would result in a road traffic and pedestrian safety hazard.

With reference to article 7 of the minute of the Planning Development Management Committee of 31 October 2019, where it was agreed to defer the item in order that a site visit be undertaken, the Committee had before it a report by the Chief Officer – Strategic Place Planning, which recommended:-

That the application for the approval of matters specified in condition 1 (iv) (Construction Method Statement) related to Planning Permission in Principle P120491 for the erection of a dwellinghouse, be approved subject to the following conditions:-

Conditions

1.    That the foundations for the temporary fence shall be in accordance with drawing SK01 Rev C and excavation, post construction removal and reinstatement of the ground shall be by hand digging only. 

Reason:  in the interests of protecting listed structures.

2.    That prior to development commencing a full dilapidation photographic survey shall take place of all elevations of the listed retaining wall to the garden of Bieldside House that bound the application site, including the gazebo. These shall be numbered and submitted to the planning authority together with a location plan sufficient to identify the location of each photograph. Within 2 months of the completion of the construction of the house (as defined by a Building Warrant completion certificate), a further set of photographs shall be taken and submitted to the planning authority, together with a formal assessment of the dilapidation photographs against the listed structures.

Reason: in the interests of preserving listed structures.

3.    Tree stump grinding and construction, including excavation, shall not take place unless there remains in place and operating, vibration monitoring equipment in the vicinity of the listed structures in a position that shall be agreed in writing with the planning authority; vibration monitors shall have audible alarms. Vibrations shall not exceed 10 mm/s, with a first alarm warning at 5mm/s. The listed structures shall be monitored during piling, with visual inspections after each piling event, including checking of listed structures against dilapidation photographs. A record shall be kept of the maximum vibration level for each day where piling takes place.  Should monitoring (in accordance with these conditions and the construction method statement) indicate impact on the listed structures, piling work shall cease and not take place unless there has been a report submitted to and approved in writing by the planning authority recording levels of vibrations and a revised construction methodology.

Reason: In the interests of preserving the listed structures.

4.    That no scaffolding shall be permitted within the protected areas specified in the scheme of tree protection approved under application 170028/MSC other than in accordance with the details that have been submitted to and approved in writing by the planning authority and these shall accord with the relevant BS5837.

Reason: In order to ensure adequate protection for the trees on site during the construction of the development.

5.    The structures required for the site hut and welfare area shall not be delivered to the site via the Deeside Walkway, unless details are submitted to and  ...  view the full minutes text for item 2

Planning Reference - 081415

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Planning Officer:  Robert Forbes

Application granted and a willingness to approve subject to securing a legal agreement to deliver developer obligations and subject to conditions, which would:-

1.       specify that all flats will be for social rent only and for no other affordable or other housing tenure or type;

2.       a noise impact assessment and implementation of its recommendations,

3.       landscaping plan including proposal for access to underpass as well as planting/landscaping designed to mitigate the impact of the scheme on adjoining residents; and

4.       other conditions relating to boundary treatment, implementation of SUDS, car parking, cycle storage, contamination, external materials and micro-renewable energy measures / water saving technology

Reason - the proposal would result in the removal of a derelict brownfield site that is detrimental to the amenity of the neighbourhood and the provision of much needed affordable housing. It is not is considered to be detrimental to the amenity or privacy of neighbouring residents whilst providing adequate amenity for new residents. With this in mind, subject to suitable conditions, the proposal is considered on balance to be compliant with Policy H1 of the adopted Local Development and there are material considerations that outweigh the provisions of policies D1, D2 and NE3 of the adopted Local Development.

With reference to article 6 of the minute of the Planning Development Management Committee of 21 February 2019, where it was agreed to defer the item in order that a site visit be undertaken, the Committee had before it a report by the Chief Officer – Strategic Place Planning, which recommended:-

That the application for the demolition of the existing house and the erection of 22 two bedroom flats and associated car parking and alteration to existing pedestrian railway underpass, be refused.

Following the site visit, the Committee met at the Town House and heard from Daniel Lewis, Development Management Manager, who spoke in furtherance of the application and answered various questions from members.

The Convener, seconded by the Vice Convener moved:-

that the application be approved conditionally, as the proposal would result in the removal of a derelict brownfield site that is detrimental to the amenity of the neighbourhood and the provision of much needed affordable housing. It is not considered to be detrimental to the amenity or privacy of neighbouring residents whilst providing adequate amenity for new residents. Subject to conditions, the proposal is considered on balance to be compliant with Policy H1 of the adopted Local Development and there are material considerations that outweigh the provisions of policies D1, D2 and NE3 of the adopted Local Development Plan.

Councillor Copland moved as an amendment, seconded by Councillor Lumsden:-

that the application be refused in line with the recommendation contained within the report.

On a division, there voted:- for the motion (5) – the Convener, the Vice Convener and Councillors Cooke, Cormie and Lumsden; for the amendment (1) – Councillor Copland.

The Committee resolved:-

to adopt the motion and therefore approve the application subject to securing a legal agreement to deliver developer obligations and the following conditions:-

1.    The flats hereby approved shall be occupied / managed for social renting purposes only ( i.e. managed by a Registered Social Landlord or by Aberdeen City Council) and for no other affordable or other housing tenure or type.

Reason -  In order to accord with ACC Car Parking standards. The proposed level of car provision and the location of the site are such that it would not be appropriate for the development to be occupied as mainstream housing.

2.    No development pursuant to this planning permission shall take place nor shall the flats be occupied unless a noise impact assessment has been submitted to and approved in writing for the purpose by the Planning Authority. The assessment shall be prepared by a suitably qualified independent noise consultant, shall assess the noise levels likely within the building and shall recommend any measures necessary to ensure a satisfactory noise attenuation for the flats. The flats shall not be occupied unless the said measures have been implemented in full.

Reason - In the interest of  protection of amenity of prospective residents.

3.    No development pursuant to the planning permission hereby approved shall be carried out unless there has been submitted to and approved  ...  view the full minutes text for item 1