Agenda and minutes

The agenda and reports associated with this meeting can be viewed here.   

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 installation of a replacement window on the rear elevation at 27 View Terrace Aberdeen, planning reference 181429.

Councillor Stewart as Chair, gave a brief outline of the business to be undertaken, advising that the LRB would be addressed by the Assistant Clerk, Mrs Lynsey McBain with regards to 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 cases 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.  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 regard 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 more general aspects relating to the procedure.

In relation to the application, the LRB had before it (1) a delegated report by Ms Jacqui Thain,  (2) the application dated 9 August 2018; (3) the decision notice dated 5 October 2018 (4) links to the plans showing the proposal and 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 with further information relating to the application.

The LRB was then addressed by Mr Evans who advised that the review had been submitted with all necessary information within the time limit of three months following the decision of the appointed officer.

Mr Evans explained that the site in question was a traditional 1.5 storey granite-finished dwelling with single storey offshoot, conservatory and small dormer and rooflights to the rear.  The existing rear dormer window had a UPVc frame and a horizontal transom bar which divided the window roughly in half and was located within the Rosemount Conservation Area. 

In regard to the proposal, Mr Evans explained that the application sought to replace the window within the rear dormer which was currently one-over-one PVCu, with a white PVCu frame and single pane of glass.

Mr Evans then outlined the applicant’s proposal making reference to the history of the site and outlined the appointed Officer’s reasons for refusal as follows:-

·         That the proposed replacement window would neither reinstate a window of traditional style and proportions, nor maintain the style and proportions of the existing window;

·         As a result, it was contended that the modern design and styling of the window would be incongruous to the character of this traditional building, and would be to  ...  view the full minutes text for item 1.

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 application for the erection removal of an existing garage/utility room to create a 1.5 storey gable extension and to extend the existing front and rear dormer windows at 38 Braeside Place Aberdeen, planning reference 181344. 

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 Sheila Robertson, Planning Technician; (2) the application dated 27 July 2018; (3) the decision notice dated 27 September 2018 (4) links to the plans showing the proposal and planning policies referred to in the delegated report, (5) the Notice of Review submitted by the agent along with an accompanying statement and (6) a letter of representation. 

The Local Review Body then heard from Mr Evans, who explained that the review had been submitted with all necessary information within the time limit of three months following the decision of the appointed officer.

Mr Evans then described the application and explained that planning permission was sought for the removal of an existing garage/utility room and to crate a 1.5 storey gable extension and to extend the existing front and rear dormer windows.  The property formed one half of a pair of dwelling houses, with fully hipped roofs, positioned at the entrance to a cul-de-sac which comprised 12 semi-detached and terraced properties. 

Mr Evans outlined the appointed Officer’s reasons for refusal as follows:-

·         By unbalancing this pair of semi-detached houses, there was a failure to demonstrate due regard for the design and context of the streetscape, particularly when viewed in the context of the neighbouring properties of a similar design, which retain their original roof profile;

·         The scale and dimensions of the proposed dormers would create a top heavy and bulky roof elevation, which would introduce a visually disruptive feature into a streetscape that otherwise retains its original form, character and pattern of development;

·         The proposed development would appear out of context and would impose a negative design feature on the surrounding area; and

·         As a result, failure to comply with Policy D1 (Quality Placemaking by Design) and H1 (Residential Areas) of the Aberdeen Local Development Plan and the associated 'Householder Development Guide' Supplementary Guidance.

In relation to the appellants case, Mr Evans highlighted the following:-

·         Contended that the appointed officer’s decision focuses heavily on the relationship with the other half of the semi, and gave insufficient regard to the wider context;

·         Stated that the dormer windows were  ...  view the full minutes text for item 2.

The Local Review Body then considered the third request for a review to evaluate the decision taken by an appointed officer under the Council’s Scheme of Delegation to refuse the application for the erection of a two storey dwelling house and erection of a separate double garage at Balgranach, 269 North Deeside Road Aberdeen, planning reference 180974/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 Jamie Leadbeater, Planner; (2) the application dated 2 July 2018; (3) the decision notice dated 3 October 2018 (4) links to the plans showing the proposal and planning policies referred to in the delegated report; (5) the Notice of Review submitted by the agent along with an accompanying statement and (6) copies of letters of representations. 

The Local Review Body then heard from Mr Evans, who explained that the review had been submitted with all necessary information within the time limit of three months following the decision of the appointed officer.

Mr Evans then described the application site and explained that the site comprised a shared driveway and an area of extended garden ground within the curtilage of a large detached dwellinghouse on the southern side of North Deeside Road at Milltimber. Access onto the shared driveway was taken directly off North Deeside Road, with the driveway dissecting large detached 269A to the east and 271 to the west.

In regards to the proposal, Mr Evans explained that planning permission was sought for the subdivision of residential curtilage and the erection of a new two storey detached sheltered dwellinghouse with integrated garage at first floor level, the erection of a detached garage, extension of existing shared driveway and associated landscaping.  The proposed dwellinghouse would incorporate a highly contemporary design built into the existing garden slope and finished with a flat green roof.  The principal elevation would be largely glazed at both floor levels with a large wraparound first floor outdoor terrace finished with glass balustrade facing southwards over the Deeside Way and beyond.  The main exterior would be finished in a natural timber cladding with black Alu Clad windows and doors. 

Mr Evans outlined the appointed Officer’s reasons for refusal as follows:-

·         The principle of a third house within the original feu of 269 North Deeside Road was not considered acceptable, and was seen to conflict with the established pattern of development. Associated conflict with policy D1 and the Supplementary Guidance on Sub-division and redevelopment of residential curtilages;

·         Considered to be overdevelopment of the site. The additional garage was seen as being  ...  view the full minutes text for item 3.