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Planning Reference – 201558

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Planning Officer:  Alex Ferguson

The Committee heard from the Convener who began by welcoming those present at the hybrid Pre-Determination Hearing and provided information on the running order.  The Convener explained that the site under review at the hearing was for detailed planning permission for a major residential development of 133 units with associated landscaping and parking and supporting ancillary infrastructure at land to the south and south-west of Deeside Brae Aberdeen, planning reference 201558.   The Convener explained that the first person to address the hearing would be Mr Alex Ferguson, Planning Officer and asked that speakers adhere to their allocated time in order for the hearing to run smoothly and in a timely manner.

The Committee then heard from Mr Alex Ferguson, Planner, who addressed the Committee in the following terms. 

Mr Ferguson began his presentation by displaying a number of photos of the site in order to give members a better sense of the application site. 

Mr Ferguson explained that in terms of the site’s location within the wider context of Aberdeen, the site lay to the west of Kincorth and the A92 and to the south of Garthdee and the River Dee.   He also advised that the majority of the site lay to the south and south-west of the Deeside Brae residential development, which lay to the south of Leggart Terrace and South Deeside Road.  It was noted that the site incorporated the Den of Leggart and also included a narrow winding strip of land that adjoined Leggart Terrace to the north and the site was approximately 9.6 hectares in size.

Mr Ferguson advised that the area of land immediately to the west of the site was currently the subject of a separate planning application to Aberdeenshire Council for upgrades to the Causey Mounth road, the formation of a junction and access road and for the provision of open space for the proposed development.

Mr Ferguson explained that the majority of the site to the south and south-west of Deeside Brae comprised open arable fields, with the wooded Den of Leggart running south to north through the spine of the site. A section of the A92 dual carriageway lay within the eastern edge of the site, with a layby and an established tree belt between the A92 and the remainder of the site to the west.

Mr Ferguson also advised that the site’s western boundary formed the administrative boundary between Aberdeen City Council and Aberdeenshire Council. Open arable farmland lay to the south with Tollohill Woods to the south-west. The Leggart Burn formed the western edge of the site before running through the Den of Leggart and eventually joining the River Dee to the north.

Mr Ferguson explained that in terms of the adopted Aberdeen Local Development Plan zoning, the majority of the site was zoned as Green Belt land, with residential areas to the north and east – and Aberdeenshire to the west.  He noted that a large part of the site was also zoned as Green Space Network, including  ...  view the full minutes text for item 1

Planning Reference – 200750

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Planning Officer:  Gavin Clark

The Committee heard from the Convener who began by welcoming those present at the remote hearing and provided information on the running order.  She explained that the first person to address the hearing would be Mr Gavin Clark, and asked that speakers adhere to their allocated time in order for the hearing to run smoothly and in a timely manner.

The Committee then heard from Mr Gavin Clark, Senior Planner, who addressed the Committee in the following terms:-

Mr Clark began his presentation by displaying a number of photos of the site in order to give members a better sense of the application site. 

Mr Clark explained that given the proposal was for planning permission in principle. The applicants had submitted a site plan which was merely for indicative purposes to demonstrate what could be accommodated on the site, with future applications required for the approval of matters specified in condition required to address aspects such as layout, siting and design of the proposed units and the layout of the proposed road. The indicative plan had the access in the western site of the site taking access from Binghill Road, with the main build elements located in the central, western and northern section of the site. The retirement home was shown as being located centrally within the site adjacent to the café, to the south of the existing Binghill House which was not proposed for development at this time. Mr Clark advised that it should be noted that this layout was for information purposes only and the planning authority were looking at the red line boundary only at this stage.

Mr Clark advised that the application constituted a major development and due to it being contrary to the principle policies of the local development plan required a Pre Determination Hearing. The proposal was subject to statutory pre-application consultation with applicants and officers presenting to the Pre Application Forum in September 2019. The Pre Application Consultation Report formed part of the current submission. Mr Clark intimated that no assessment of the merits or failings of the proposal were made within the report.

Mr Clark advised that the site was zoned as Green Belt and Green Space Network Policy and noted that Policy NE1 advised that:

·       Council would protect, promote and enhance the wildlife, access, recreation, ecosystem services and landscape value of the Green Space Network and

·       Proposals for development that were likely to destroy or erode the character and/ or function of the Green Space Network would not be permitted.

Mr Clark also indicated that Policy NE2 stated that “no development would be permitted in the Green Belt for purposes other than those essential for agriculture; woodland and forestry; recreational uses compatible with an agricultural or natural setting; mineral extraction/ quarry restoration; or landscape renewal”.

It is also stated that proposals for development associated with existing activities in the Green Belt would be permitted but only if all of the following criteria were met:

a) the development was within the boundary  ...  view the full minutes text for item 1

Planning Reference – 191904

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Planning Officer:  Gavin Evans

The Committee heard from the Convener who began by welcoming those present at the remote Hearing and provided information on the running order.  She explained that the first person to address the Hearing would be Mr Gavin Evans, and asked that speakers adhere to their allocated time in order for the Hearing to run smoothly and in a timely manner.

The Committee then heard from Mr Gavin Evans, Senior Planner, who addressed the Committee in the following terms:-

Mr Evans advised that the application site was that of the former Silverburn House office complex, located immediately to the east of Ellon Road (A92), adjacent to its junction with the Parkway. The 3.7 hectare site was enclosed by roads on three sides, and to the north lay the Silverburn Gymnastics Centre and Silverburn Lodge, which was understood to contain both office and nursery uses.

Mr Evans displayed a number of photos of the site in order to give members a better sense of the application site.  The application was for the erection of a residential led, mixed use development of around 100 to 150 units including facilities consisting of approximately 1000-3000 sqm of Class 1 (shops), 2 (financial, professional and other services) and Class 3 (food and drink) with associated works.

Mr Evans noted that the application was subject to statutory Pre Application Consultation, which included a public meeting at the gymnastics centre, advertised in advance in the local press.  The applicant/agent and officers presented to the Pre Application Forum in September 2019, which gave members early notice of major proposals ahead of submission.

Mr Evans advised that the application was for Planning Permission in Principle which meant that the layout shown was merely indicative and intended to demonstrate the feasibility of satisfactorily accommodating development at the scale proposed in general terms.   If approved, conditions would be used to set out which matters required further consideration and these would be the subject of further applications for the approval of Matters specified in conditions, with further consultation and opportunity for public engagement on the detail at that time.

Mr Evans highlighted that due to the scale of the proposal, a Masterplan was required, and the applicants had prepared a Masterplan document in support of their proposal, which established key design principles against which subsequent applications would be compared. This noted that little change in ground levels was anticipated, and highlighted opportunities for the realignment of the Silverburn route, which was currently within a steep-sided channel.

Mr Evans explained that the indicative layout showed eighty private 2 and 3 bedroom terraced dwellings, two 3-bed maisonettes, 290sqm of commercial space suitable for a small-scale retailer and coffee shop, and 30 affordable flats within a 3-storey block at the Ellon Road side of the site, for a total of 112 units with 211 car parking spaces. The layout offered a number of pedestrian connections to the surrounding area, which included to Ellon Road. 

It was noted that an existing access off Claymore Drive, which served  ...  view the full minutes text for item 1