Agenda and draft minutes

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

Members, please note that all plans and supporting documents relevant to the review can be viewed online here and by entering the application reference number 230825.

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 for the refusal of the application for the erection of replacement dwelling house with integrated garage, associated site works and hard surfacing/parking at 32 Hillview Crescent Aberdeen, planning reference 230825.

Councillor McRae as Chair for the meeting, 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 thereafter, by Ms Lucy Greene who would be acting as the Planning Adviser to the Body in the following case under consideration this day.

The Chairperson stated that although the Planning Adviser was employed by the planning authority, she 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 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 and decision letter by the Appointed Officer, Aberdeen City Council; (2) an application dated 6 July 2023, (3) links to the plans showing the proposal and planning policies referred to in the delegated report; (4) the Notice of Review submitted by the agent; and (5) letters of representation from the Aberdeen City Council’s Roads Development Management Team, and North East Scotland Biological Records Centre. 

Ms Greene then described the site and outlined the appellant’s proposal.   The application  site lay within a suburban residential area opposite Cults academy. It comprised a detached 3 bedroom bungalow with integral garage and associated private garden ground / parking. There was a significant change in levels across the site with the site having a southerly aspect, such that the house was elevated above street level and the rear garden was elevated above the floor level of the house. The house had a dual pitched asymmetric roof with ridge running perpendicular to the street and the walls were clad with render and blockwork. Adjacent houses were of detached form and varied design and materials and the land to the north of the site, beyond a public path, was designated as a local nature conservation site (LNCS) and green space network and includes ancient woodland.

In terms of the application, Ms Greene advised that the application was for the erection of a replacement detached house with associated site works, and the existing house would be demolished entirely. The proposed house would front onto the street and would have 1 ½ storeys. It would  ...  view the full minutes text for item 1.

Members, please note that all plans and supporting documents relevant to the review can be viewed online here and by entering the application reference number 230999.

The LRB 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 change of use of flat to short term let accommodation (sui generis) with maximum occupancy of four people at 23 Ferryhill Terrace Aberdeen, planning reference 230999.

The Chairperson stated that although the Planning Adviser for the LRB was employed by the planning authority, she 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.

In relation to the application, the LRB had before it (1) a delegated report and decision notice by the Appointed Officer, Aberdeen City Council; (2) an application dated 14 August 2023 (3) links to the plans showing the proposal and planning policies referred to in the delegated report; (4) the Notice of Review submitted by the agent and (5) letters of representations received from consultees and interested parties.

Ms Greene then described the site and outlined the appellant’s proposal.   The application site related to a 2½-storey traditional tenement building comprising the end-terrace property of Ferryhill Terrace with an additional 1½-storey side extension to the west. The application property consisted of the ground-floor flat which extends into the side extension, sitting partially at the first-floor level. The property contained two bedrooms in the main section of the building with windows facing onto the road to the front and into the communal area to the rear, each with a separate bathroom. The extension contained a kitchen/lounge on the ground floor and an additional living space/lounge on the first floor. There were two other flats in the building at the first floor and attic levels which were all accessible via the front and rear access doors and communal stairwell. To the west of the site lay the driveway and allocated parking on the corner of Ferryhill Terrace and Bon-Accord Street which leads to the rear (south) of the building through an access gate. The rear of the site comprised a small area of communal paved garden ground and a shed split into three. Neither of the other two flats are known to be operating as a Short Term Let at present.

In terms of the proposal, it was noted that the application was for detailed planning permission for the change of use of the property from a residential flat to Short Term Let (STL) accommodation (both sui generis). The applicant advised that the maximum occupancy for the two-bedroom STL would be 4 persons at any one time, with a minimum stay duration of 2 nights. The property would be operated as an STL on a permanent basis. Customers of the property would have access to one allocated parking space and the property would be cleaned after each stay.

Ms Greene indicated  ...  view the full minutes text for item 2.

Members, please note that all plans and supporting documents relevant to the review can be viewed online here and by entering the application reference number 230723.

The LRB 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 single storey link extension and 1.5 storey extension with integrated garage to the front at Hillview, Skene Road Aberdeen, planning reference 230723.

The Chairperson stated that although the Planning Adviser for the LRB was employed by the planning authority, she 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.

In relation to the application, the LRB had before it (1) a delegated report and decision notice by the Appointed Officer, Aberdeen City Council; (2) an application dated 6 June 2023 (3) links to the plans showing the proposal and planning policies referred to in the delegated report; (4) the Notice of Review submitted by the agent and (5) consultee comments received in relation to the proposed application.

Ms Greene then described the site and outlined the appellant’s proposal.    The site, measuring approximately 0.17 hectares, lay to the south-west of the intersection of the A944 and A90 public roads within the green belt on ground that rises to the south. It was accessed at its north-east corner from a private track road off the A944, and was surrounded on all sides by neighbouring fields. The track served another dwellinghouse approximately 90 metres to the south; and there was a farm approximately 150 metres to the west. A gas pipeline runs approximately 50 metres to the west. At the north end of the site was a traditional croft cottage dating back to the 1st edition Ordnance Survey map, originally part of Backhill Croft. The cottage had been extended in subsequent years on all four elevations, consisting of two flat-roof extensions on the north and east; hipped roof and flat-roof sun porch extensions on the south; and a lean-to shelter on the west. The extension to the north accommodated 2 bedrooms for the house. The house was rendered in white wet dash with slate roof, dark brown uPVC and black timber windows and black metal guttering. There was a detached monopitch garage in white wet dash to the house’s west.

In regards to the proposal, it was proposed to demolish the garage and the dwellinghouse’s extensions. A single-storey extension measuring approximately 8.7 x 13.6 x 4.6 metres to ridge height would be erected on the south elevation, not including a flat-roof linking entranceway extension between the house and main proposed extension measuring approximately 4.7 x 3.7 x 3.0 metres. The cottage would be reconfigured to provide lounge and kitchen space and the proposed extension would accommodate two bedrooms, ensuite, bathroom, utility room and garage with space for two cars. The main extension would take the form of two gables, one for the  ...  view the full minutes text for item 3.