Agenda and minutes
Venue: Committee Room 2 - Town House. View directions
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Erection of Domestic Garage (over two floors) with Ancillary Accommodation (at first floor level) - 78 Fountainhall Road Aberdeen - 180369
The Local Review Body (LRB) of Aberdeen City Council met on this day to review the decision taken by an appointed officer under the Council’s Scheme of Delegation to refuse the request for planning permission for the erection of a domestic garage over two floors with ancillary accommodation at first floor level, 78 Fountainhall Road Aberdeen, 180369/DPP.
Councillor Boulton as Chairperson gave a brief outline of the business to be undertaken. She indicated that the LRB would be addressed by the Assistant Clerk, Mrs Lynsey McBain as regards the procedure to be followed and also, thereafter, by Mr Gavin Evans 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 hehad 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. She emphasised that the officer would not be asked to express any view on the proposed application.
The Local Review Body was then addressed by Mrs McBain, Assistant Clerk in regards to 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.
In relation to the application, the LRB had before it (1) a delegated report by Mr Gavin Clark, Senior Planner; (2) the decision notice dated 19 April 2018; (3) copies of the plans showing the proposal; (4) links to the planning policies referred to in the delegated report; (5) and the Notice of Review submitted by the applicant along with accompanying submissions.
The LRB was then addressed by Mr Evans who advised that the submitted Notice of Review was found to be valid and submitted within the relevant timeframes.
Mr Evans explained that the site subject to the review was a residential plot, incorporating a two storey mid-terrace property of traditional granite character, along with associated garden grounds and outbuildings. The building was within the Albyn Place/Rubislaw Conservation Area, but was not listed. The property faces onto Fountainhall Road, whilst a rear lane runs along the foot of the back garden and that lane serves properties on Blenheim Place to its west side, and Fountainhall Road to the east. Mr Evans advised that an existing garage sits at the bottom of the back garden, facing directly onto the rear lane. The report of handling estimates this to be approximately 4.7m wide by 5.3m deep, with a pitched roof measuring 3.9m to ridge level. The garage is oriented so that the roof slope faces the lane, and a painted timber gate and a small section of the traditional granite boundary wall would remain.
The rear lane is characterised by the presence of many such garages, which vary in their design, scale, age and materials.
Mr Evans indicated that the application sought permission for ... view the full minutes text for item 1.
Formation of Dormer to Rear - 58 Fonthill Road Aberdeen - 180423
The Local Review Body then considered the second request for a review to evaluate the decision taken by an appointed officer under the Council’s Scheme of Delegation to refuse the request for the formation of a dormer to the rear of 58 Fonthill Road Aberdeen, 180423/DPP.
The Chairperson advised that the LRB would again be addressed by Mr Gavin Evans and reminded members that although Mr Evans 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. She emphasised that the officer would not be asked to express any view on the proposed application.
In relation to the application, the LRB had before it (1) a delegated report by Mr Roy Brown, Planning Technichian; (2) the decision notice dated 17 May 2018; (3) copies of the plans showing the proposal; (4) links to the planning policies referred to in the delegated report; and (5) the Notice of Review submitted by the applicant’s agent along with an accompanying statement.
Mr Evans advised that the site subject to the review was a residential plot, incorporating a two storey property of traditional granite character, along with associated garden grounds, within an L-shaped plot. The building lies within the Ferryhill Conservation Area, but is not listed. The property faces onto Fonthill Road, with the rear garden being ‘landlocked’ by other residential gardens.
Mr Evans explained that the planning application subject to review sought permission for the formation of a flat-roofed dormer window of contemporary styling on the rear roof slope. The dormer would be clad in zinc and incorporated aluminium framed windows. It was also note that on the drawings was a contemporary ground-floor extension approved via an earlier application (171032).
Mr Evans outlined thatthe request sought the review of the decision of the appointed officer to refuse the application under delegated powers and the stated reason for refusal was as follows:-
The proposed dormer would be of a substantial scale and would be of modern box form which would be incongruous to the architectural integrity of the original building and the surrounding area. This proposal and the precedent it could set for similar interventions would have a significant negative impact on the character and appearance of the Ferryhill Conservation Area. The proposed dormer would therefore conflict with the principles of Scottish Planning Policy; Historic Environment Scotland Policy Statement; Policies D1 – Quality Placemaking by Design, H1 – Residential Areas, and D4 – Historic Environment of the Aberdeen Local Development Plan; the Supplementary Guidance: ‘The Householder Development Guide’; Managing Change in the Historic Environment: Roofs’; and the Ferryhill Conservation Area Character Appraisal. There are no material planning considerations which would warrant approval of planning permission in this instance.
Mr Evans also made reference to the relevant planning considerations, as follows:-