Agenda and minutes

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

https://committees.aberdeencity.gov.uk/ieListDocuments.aspx?CId=284&MId=5677&Ver=4

Members, please note that the relevant plans can be viewed online.  Please enter reference number 160891:-

https://publicaccess.aberdeencity.gov.uk/online-applications/simpleSearchResults.do?action=firstPage

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 proposed extension to the existing bar and restaurant to form a boutique hotel accommodation with all associated works at 11 Albyn Place Aberdeen, 160891.

Councillor Milne as Chairperson gave a brief outline of the business to be undertaken.  He 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 Paul Williamson 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.  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 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 Andrew Miller, Senior Planner; (2) the decision notice dated 3 March 2017; (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.

The LRB was then addressed by Mr Williamson who advised that the submitted Notice of Review was found to be valid and submitted within the relevant timeframes.

Mr Williamson advised that the application sought planning permission for the extension of the existing bar and restaurant to form a 41 bedroom boutique hotel and ancillary accommodation at ‘The Albyn’ at 11 Albyn Place, Aberdeen.  To the west was the St Margarets School for girls, and to the east was the Royal Northern University Club.  The existing property is a late Victorian detached granite villa, with a modern extension to the rear. The existing rear car park includes a total of 12 car parking spaces and the appeal site is also located within the Albyn Place/Rubislaw Conservation Area.  Mr Williamson further explained that the proposal sought to obtain permission to provide a two storey extension above, and over-sailing the existing two storey extension to the rear.  The ultimate extension would therefore be four storey in height that would occupy almost the entire length of the site.  The proposal would also provide eight standard and two accessible car parking spaces.

In regards to consultees and objections, Mr Williamson advised that as part of the application assessment, no  ...  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 request for planning permission for the construction of a driveway to the front of flats at 146 Bankhead Road Aberdeen, 161199.

The Chairperson advised that the LRB would now be addressed by Mr Gavin Clark and 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.

In relation to the application, the Local Review Body had before it (1) a delegated report by Ms Charlotte Watson, Trainee Planner; (2) the decision notice dated 23 December 2016; (3) 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 Clark advised that the submitted Notice of Review was found to be valid and submitted within the relevant timeframes.

Mr Clark provided a description of the application and advised that the appeal relates to the refusal of planning permission for the construction of a driveway to the front of a flatted property.  The existing property is stone built and one-and-a-half storeys in height. The front of the property is bound by a low stone built wall with some planting. The adjacent property has a driveway fronting on to Bankhead Road.  Mr Clark also explained that the proposal sought to obtain permission for the construction of a driveway along the length of the existing front garden to provide one-off street parking space. This would also include lowering the existing stone wall and kerb directly in front of the house.

In regards to consultees and objections, Mr Clark advised that one letter of objection had been received, however in respect of consultation responses no objections had been received, with Roads Development highlighting concerns about having no loose materials on the first two metres of the driveway and an excessive dropped kerb of 10m (the maximum permitted is 6m). Flood Prevention recommended the use of permeable block paving.

The Grounds of Appeal Statement which accompanied the Notice of Review advised that (a) within the application process it was agreed to remove the loose chippings and replace them with a hard surface; either slabs or mono block; the driveway would also be drained in such a way to ensure no water run-off onto the pavement. By removing the poorly built wall and increased landscaping, the proposal would result in an increased level of amenity and make a positive contribution to its setting; in accordance with both Policy D1 and H1, (b) the property cannot be accessed from the rear, as the main access  ...  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 request for planning permission replacement windows at 37 Burns Road, Aberdeen, 170030.

The Chairperson advised that the LRB would now be addressed by Ms Lucy Greene and stated that although the Planning Adviser was employed by the planning authority shehad 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 Local Review Body had before it (1) a delegated report by Mr Roy Brown, Planner; (2) the decision notice dated 3 March 2017; (3) 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.

Ms Greene advised that the submitted Notice of Review was found to be valid and submitted within the relevant timeframes.

Ms Greene provided a description of the application and advised that the application site relates to a traditional semi-detached two-storey granite dwelling and the dwelling fronts Burns Road to the northeast and has white timber framed sash and case windows on the principal and northwest elevations.  The site is located within the Great Western Road conservation area and is bounded by Burns Road to the northeast, which the dwelling fronts.  Detailed planning permission was sought for the replacement of the existing white timber framed one-over-one sash and case windows on the principal and side elevations with white PVCu framed one over one sash and case windows.

In regards to consultees there were no objections to the application.

The Grounds of Appeal Statement which accompanied the Notice of Review advised that (a) the applicant hoped to replace seven existing timber sash and case windows with new white uPVC sash and case windows, (b) neighbouring properties had been granted permission for the installation of new uPVC windows, (c) the new windows would not drastically differ aesthetically from a timber framed window and (d) PVC units are beneficial for a number of reasons.

The Local Review Body then asked a number of questions of Ms Greene.

The Local Review Body thereupon agreed that the review under consideration should be determined without further procedure.  The members of the Local Review Body therefore agreed that a site visit, a hearing session nor further written representations were required, as members felt they had enough information before them.

Members unanimously upheld the decision of the appointed officer to refuse the application.

In coming to their decision, the Local Review Body had regard to the provisions of the Development Plan as required by Sections 25 and 37(2) of the Town and Country Planning (Scotland) Act 1997  ...  view the full minutes text for item 3.