Agenda and minutes

The agenda and reports associated with this minute can be found at:-

http://committees.aberdeencity.gov.uk/ieListDocuments.aspx?CId=284&MId=4086&Ver=4

The documents associated with this application can be found at:-

http://planning.aberdeencity.gov.uk/PlanningList.asp?SearchType=S&ReferenceNumber=141844&Address=&WardCode=ANY&Decision=3&Submit2=Submit

The Local Review Body of Aberdeen City Council met this day to review the decision taken by an appointed officer under the Council’s Scheme of Delegation to refuse two requests for planning permission.

Councillor Milne, as Chairperson, gave a brief outline of the business to be undertaken.  He indicated that the Local Review Body would be addressed by the Assistant Clerk, Mr Mark Masson, as regards the procedure to be followed and also, thereafter, by
Ms Lucy Greene, who would be acting as the Planning Adviser to the Body in the case under consideration this day.

The Chairperson stated that although the Planning Adviser was employed by the planning authority he had not been involved in any way with the consideration or determination of the application under review and was present to provide factual information and guidance to the Body only.  He emphasised that the officer would not be asked to express any view on the proposed application.

The Local Review Body was then addressed by Mr Masson as regards the procedure to be followed, at which time reference was made to the procedure note circulated with the papers calling the meeting and to certain more general aspects relating to the procedure.

Ms Greene explained that the application which was the subject of the review was to create a 1.5 side storey extension, comprising double garage with bedroom above, on part of the south-most gable. The proposed extension would have a hipped, pitched roof, sit flush with the rear building line and measure c. 8.7m long x 6.3m wide. There would be one dormer window, with hipped pitched roof, on the east elevation and one box dormer window on the west elevation. Two rooflights, both measuring 1400mm x 780mm, would be located on the south elevation of the extension. It was also proposed to create an infill panel between the existing dormer windows on the west elevation, and remove an existing dormer window on the south elevation and build a new, smaller, dormer window with hipped, pitched roof. The materials for the extension and alterations would match the existing property.

Ms Greene advised that she had checked the submitted Notice of Review and had found it to be valid and submitted within the relevant timeframes.

In relation to documents which the members of the Local Review Body should consider, Ms Greene outlined that all of the following documents were accessible via web links and available as set out in the papers:-

Aberdeen Local Development Plan –

Policy D1 – Architecture and Placemaking- To ensure high standards of design, new development must be designed with due consideration for its context and make a positive contribution to its setting. Factors such as siting, scale, massing, colour, materials, orientation, details, the proportions of building elements, together with the spaces around buildings, including streets, squares, open space, landscaping and boundary treatments, will be considered in assessing that contribution.

Policy H1 – Residential Areas - Within existing residential areas (H1 on the Proposals Map)  ...  view the full minutes text for item 1.

The documents associated with this application can be found at:-

http://planning.aberdeencity.gov.uk/PlanningList.asp?SearchType=S&ReferenceNumber=151162&Address=&WardCode=ANY&Decision=3&Submit2=Submit

The Local Review Body then considered the second request for a review.  The Chairperson advised that the LRB would now be addressed by Mr Andrew Miller and reminded members that Mr Miller had not been involved in any way with the consideration or determination of the application under review and was present to provide factual information and guidance to the Body only.  Mr Miller would not be asked to express any view on the proposed application.

Mr Miller explained that the application which was the subject of the review was for replacement windows, mullion and fascia board on the rear wall dormers with double glazed PVC sliding sash and case windows with planted on astragals. The dimensions of the proposed window and mullion replacements are unclear from the drawings provided. The proposed astragals would be 6mm thick and 17mm wide, planted to the external glazing with a spacer bar in-between. The plans also indicate that the windows would be fitted with trickle vents to the head of the windows.

Mr Miller explained that he had checked the submitted Notice of Review and found it to be valid and submitted within the relevant timeframes.

In relation to documents which the members of the Body should consider, Mr Miller outlined that all the following documents were accessible via web links, and available as set out in the papers:-

National Policy and Guidance

• Scottish Planning Policy

Conservation Areas are areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Current SHEP policy provides further detail.

Aberdeen Local Development Plan 2012

• Policy D5 – Built Heritage

Proposals affecting Conservation Areas or Listed Buildings will only be permitted if they comply with Scottish Planning Policy.

·                     Policy H1 - Residential Areas

Within existing residential areas (H1 on the Proposals Map) and within new residential developments, proposals for new residential development and householder development will be approved in principle if it:

1. Does not constitute over development;

2. Does not have an unacceptable impact on the character or amenity of the surrounding area; and

3. Complies with the Supplementary Guidance relating to the Householder Development Guide.

Other Relevant Material Considerations

• Scottish Historic Environment Policy (SHEP)

Conservation areas are defined as areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance.

·                     TAN: The Repair and Replacement of Windows and Doors

The replacement of windows and doors in Conservation Areas which are not identical to the originals require planning permission. For buildings which are located within Conservation Areas (but are not Listed Buildings), the Council’s preference is for original windows and doors to be repaired and restored wherever possible.

TAN states Sash and case “lookalike” windows, which closely match the detailing and appearance of a traditional sash and case window, but may employ a different opening mechanism, may be acceptable in Conservation Areas. “Lookalike” windows will normally be formed in timber and will have upper and lower sashes of  ...  view the full minutes text for item 2.