Agenda, decisions and minutes

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

http://committees.aberdeencity.gov.uk/ieListDocuments.aspx?CId=348&MId=2873&Ver=4

The Sub Committee had before it the minute of its previous meeting of 18 July, 2013.

The Sub Committee resolved:-

to approve the minute.

The Sub Committee had before it the minute of the meeting of the Sub Committee (Visits) of 25 July, 2013.

The Sub Committee resolved:-

to approve the minute.

The Sub Committee had before it a report by the Acting Director of Corporate Governance which provided information for members to consider the procedures for the operation of its site visits as determined at the August 2012 meeting of the Sub Committee wherein it was agreed that the approved procedures be reviewed in twelve months’ time.

The report recommended:-

that the Sub Committee agree –

(a)       that applications which have been the subject of a site visit should be determined at the Town House immediately following the site visit (or other suitable venue as agreed by the Sub Committee); and

(b)       to consider extending the requirements for continuity in terms of decision making to instances where applications have been referred to Council for final determination and therefore agree that all members need to have a level of detail regarding the application prior to determining it at Council meeting.  An option to cover this could be the provision of sufficiently detailed maps/ plans/ photographs and video footage of the site which could be shown/ displayed at the Council meeting to assist members.

The Sub Committee resolved:-

(i)         that applications deferred to a site visit should be determined on site within the terms of the agreed guidance/ protocol (as detailed in the report);

(ii)        to approve recommendation (b) in the report.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

a willingness to approve, subject to conditions (as detailed below) but to withhold the issue of the consent document until either (a)  the applicant has entered into a legal agreement with the Council to secure, or (b)  the applicant has made a payment to the Council of the agreed developer contributions towards:-  the Strategic Transport Fund; the widening of Palmerston Place on its westbound approach to the junction with South College Street; recreational and access improvements in the vicinity, specifically enhancements to the core path alongside the riverside; and the implementation of a controlled parking zone in the immediate area, for the demolition of the existing buildings and erection of an office development falling within Class 4 of the Town  and Country Planning (Use Classes) (Scotland) Order 1997, and associated car parking at the former Aberdeen Seafood Park, Palmerston Place, Aberdeen, subject to the following conditions:-

(1)  That, unless the planning authority has agreed in writing to a variation, the development hereby approved shall not be occupied unless there has been submitted to, and approved in writing by, the planning authority a detailed travel plan that complies with the framework Travel Plan: July 2013 (final revisions 26/7/13).  The detailed travel plan shall specify (amongst other things) measures to deter the use of the private car, in particular single occupant trips and provide detailed monitoring arrangements, modal split targets and associated penalties for not meeting targets and any such approved travel plan is being complied with in its entirety.  (2)  That the development hereby approved shall not be occupied unless a new signalised junction has been formed at the junction of Raik Road and North Esplanade West, Raik Road has been reconfigured to allow two way flow of traffic, a pedestrian crossing has been formed across Palmerston Road linking directly to the path beneath the ramp up into the Union Square multi-storey car park in the position shown on AL (90) 001 Rev D - Proposed Landscaping (Public Realm), unless the planning authority has given written consent for a variation.  (3)  That the development hereby approved shall not be occupied unless the car parking areas hereby granted planning permission have been constructed, drained, laid-out and demarcated in accordance with drawing numbers AL (0) 03 Rev C, AL (0) 04 Rev C, AL (0) 05 Rev C and AL (0) 06 Rev D of the plans hereby approved or such other drawing as may subsequently be submitted and approved in writing by the planning authority.  Such areas shall not thereafter be used for any other purpose other than the purpose of the parking of cars ancillary to the development.  (4)  That the development hereby approved shall not be occupied unless the shower, changing room and locker facilities for cyclists and the cycle and motorcycle storage provision shown on the approved plans specified in this decision document have been implemented in full, unless the planning  ...  view the full minutes text for item 4.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

a willingness to approve, subject to conditions (as detailed below) but to withhold the issue of the consent document until the applicant has entered into a legal agreement with the Council to secure the identified developer contributions towards primary education, community facilities, recreation, core path networks and the Strategic Transport Fund for a proposed development of 65 residential houses, including infrastructure and landscaping at Hopetoun Grange (land to the north of), Bucksburn, Aberdeen, subject to the following conditions:-

(1)  That the Dollar flatted properties proposed as part of the residential units of the development hereby approved shall not be occupied unless acoustically attenuated ventilators have been installed within the lounge accommodation of these aforementioned properties.  (2)  That no development pursuant to this planning permission shall take place unless there has been submitted to and approved in writing for the purpose by the planning authority, report on three days of noise measurements, to be undertaken at a representative location in the vicinity of the development.  These measurements should be weekday LAeq 1 hour or 15 minute readings and calculated to obtain 18 hour LAeq (23:00 - 07:00).  Whilst these measurements may be unmanned, short term measurements when helicopters are in flight overhead should also be taken.  If the noise measurement assessment report demonstrates the need for noise attenuation to be incorporated into the fabric of the residential units of the development hereby approved, then such attenuation measures as may be recommended by the planning authority shall be implemented in full prior to occupation of any residential unit.  (3)  That the SUDS basin is constructed as per the detail included in the Drainage Assessment Issue 1 by Fairhurst dated 4 July 2013, and is capable of retaining flows up to and including the 1 in 200 year store event plus climate change.  (4)  That the discharge rate, as outlined in the Drainage Assessment Issue 1 by Fairhurst dated 4 July 2013, does not exceed the greenfield flows as per the design calculations.  (5)  That no development shall take place unless there has been submitted to and agreed in writing by the planning authority detailed plans showing the visibility splays for all new road junctions, including for the 3 no. driveways accessing onto Hopetoun Grange, and thereafter the junctions shall be constructed in full accordance with the approved plans.  (6)  That the development hereby granted planning permission shall not be occupied unless the lane to the west of the site between the A96 and the point that it interacts with what will become the spine road to the future development to the west is upgraded to an adoptable standard for pedestrians and cyclists.  Notwithstanding that the phasing of construction on site may impact on when safe access and use of the path by pedestrians may be available, details of the proposed upgrading work to the path must nevertheless be submitted to and approved by the  ...  view the full minutes text for item 5.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

a willingness to approve, subject to conditions (as detailed below) but to withhold the issue of the consent document until the applicant has entered into a legal agreement with the Council to secure the identified developer contributions towards affordable housing units, provision of community facilities and recreation, library, core path improvements, healthcare and Strategic Transport Fund for the erection of a 32 No unit residential development with ancillary site works and landscaping at land adjacent to North Deeside Road, Pittengullies Brae, Peterculter, Aberdeen, subject to the following conditions:-

(1)  That this planning permission in principle shall lapse on the expiration of 2 years from the approval of matters specified in conditions being obtained (or, in the case of approval of different matters on different dates, from the requisite approval for the last such matter being obtained) unless the development to which the permission relates is begun before that expiration.  (2)  That this planning permission in principle shall lapse unless a further application for approval of the matters specified in condition(s) attached to this grant of planning permission in principle has been made before whichever is the latest of the following; (i) the expiration of 3 years from the date of this grant of planning permission in principle; (ii) the expiration of 6 months from the date on which an earlier application for the requisite approval of matters specified in conditions was refused; and (iii) the expiration of 6 months from the date on which an appeal against such refusal was dismissed.  (3)  That no development pursuant to the planning permission in principle hereby approved shall be carried out until such time as a further application has been made to the planning authority for approval of the matters specified in this condition and such approval has been granted; these matters being details of the (i) means of access, (iii) layout of development, (iii) design and external appearance of the building(s) and (iv) the landscaping of the site.  (4)  That no development shall take place unless details of the siting, layout and materials of the dwellings have been submitted to, and approved in writing by, the planning authority.  Thereafter the dwellinghouses shall not be occupied unless built in full accordance with details so approved.  (5)  That notwithstanding the drainage plan submitted, that no development shall take place within the application site until the applicant has carried out and submitted to, and been approved in writing by, the planning authority (i) a condition survey, preferably through CCTV, of the culverted watercourse adjacent to the development and in the immediate downstream, and (ii) an assessment of flood routing; and, if required, an updated drainage impact assessment, Sustainable Urban Drainage System and outline any flood routing mitigation measures required.  Thereafter the development shall not be occupied unless built in full accordance with the details approved.  (6)  That at least two months  ...  view the full minutes text for item 6.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:

a willingness to approve, subject to conditions (as detailed below) but to withhold the issue of the consent document until the applicant has entered into a legal agreement with the Council to secure the identified developer contributions towards affordable housing units, provision of community facilities and recreation, library, core path improvements, healthcare and Strategic Transport Fund in relation to the erection of an 8 numbered unit residential development with ancillary siteworks and landscaping at land adjacent to North Deeside Road, Pittengullies Brae, Peterculter, Aberdeen, subject to the following conditions:-

(1)  That notwithstanding the drainage plan submitted, that no development shall take place within the application site until the applicant has carried out and submitted to, and been approved in writing by, the planning authority (i) a condition survey, preferably through CCTV, of the culverted watercourse adjacent to the development and in the immediate downstream; and (ii) an assessment of flood routing; and, if required, an updated drainage impact assessment, Sustainable Urban Drainage System and outline any flood routing mitigation measures required.  Thereafter the development shall not be occupied unless built in full accordance with the details approved.  (2)  That no development shall take place unless a scheme detailing all external finishing materials to the roof and walls of the development hereby approved has been submitted to, and approved in writing by, the planning authority and thereafter the development shall be carried out in accordance with the details so agreed.  (3)  That no development shall take place within the application site until the applicant has secured the implementation of a programme of archaeological work which shall include post-excavation and publication work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the planning authority.  (4)  That no development pursuant to the planning permission hereby approved shall be carried out unless there has been submitted to and approved in writing for the purpose by the planning authority a further detailed scheme of landscaping for the site, which scheme shall include indications of all existing trees and landscaped areas on the land, and details of any to be retained, together with measures for their protection in the course of development, and the proposed areas of tree/ shrub planting including details of numbers, densities, locations, species, sizes and stage of maturity at planting.  Further to this within plot 8 four heavy standard trees are to be planted in the southern corners of the site.  (5)  That all planting, seeding and turfing comprised in the approved scheme of landscaping shall be carried out in the first planting season following the completion of the development and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a size and species similar  ...  view the full minutes text for item 7.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

a willingness to approve, subject to conditions (as detailed below) but to withhold the issue of the consent document until the applicant has entered into a legal agreement with the Council to retain the development in a single ownership, in relation to a proposal for a mixed use building consisting of serviced residential apartments and a business unit at Oldmill Road, Bon Accord Crescent, Aberdeen, subject to the following conditions:-

(1)  That notwithstanding the details submitted, prior to the laying of the foundations of the building hereby approved details of the granite, including sample board of materials to be provided, shall be submitted to and approved in writing by the planning authority.  The details shall include the granite detailing, the brick detailing and the mortar.  The development thereafter shall be constructed fully in accordance with the approved detailed.  (2)  That notwithstanding the details submitted, no development shall commence on site until full details of all the boundary treatments have been submitted to and approved in writing by the planning authority.  The boundary treatments shall be implemented in full prior to the first occupation of any part of this development.  (3)  That notwithstanding the details submitted, no development shall commence on site until full details of the surface water drainage have been submitted to and approved in writing by the planning authority.  The approved drainage shall be implemented in full prior to the first occupation of any part of this development.  (4)  That the building hereby approved shall not be occupied unless a scheme detailing compliance with the Council's 'Low and Zero Carbon Buildings' supplementary guidance has been submitted to and approved in writing by the planning authority, and any recommended measures specified within that scheme for the reduction of carbon emissions have been implemented in full.  (5)  That the landscaping scheme hereby approved shall be implemented in full in accordance with the approved scheme prior to the first occupation of any part of this development hereby approved.  (6)  That the development hereby approved shall not be occupied until a scheme of maintenance of the landscaping has been submitted to and approved in writing by the planning authority.  The landscaping shall be managed in accordance with the approved scheme for a minimum period of five years from the date of first occupation of the development hereby approved.  (7)  That notwithstanding the details submitted, the street lighting, repairs to railings, collapsible bollard and surfacing of Oldmill Lane hereby approved as part of this application shall be installed/completed in accordance with details that shall be first submitted to and approved in writing by the planning authority.  The works listed shall be installed fully in accordance with the approved details prior to the first occupation of any part of the development hereby approved.  (8)  That prior to the first occupation of any one of the serviced apartments hereby approved details of the membership to a Car  ...  view the full minutes text for item 8.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

that the Sub Committee approve the renewal of planning application A8/2045 for the erection of two sustainable five bedroom houses with detached garages at Cliff House, Craigton Road, Aberdeen, subject to the following conditions :-

(1)  That no development pursuant to the planning permission hereby approved shall be carried out unless there has been submitted to and approved in writing for the purpose by the planning authority a further detailed scheme of landscaping for the site, which scheme shall include indications of all existing trees and landscaped areas on the land, and details of any to be retained, together with measures for their protection in the course of development, and the proposed areas of tree/shrub planting including details of numbers, densities, locations, species, sizes and stage of maturity at planting.  (2)  That all planting, seeding and turfing comprised in the approved scheme of landscaping shall be carried out in the first planting season following the completion of the development and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a size and species similar to those originally required to be planted, or in accordance with such other scheme as may be submitted to and approved in writing for the purpose by the planning authority.  (3)  That no development shall take place unless a scheme for the protection of all trees to be retained during on the site during construction works plan showing those trees, as shown on drawing CHC-1306-TP and described in the approved tree report (dated 6 June 2013) or as contained in any other such scheme submitted to and approved in writing by the planning authority for this purpose, has been implemented.  (4)  That any tree work which appears to become necessary during the implementation of the development shall not be undertaken without the prior written consent of the planning authority; any damage caused to trees growing on the site shall be remedied in accordance with British Standard 3998:  2010 "Recommendations for Tree Work" before the building hereby approved is first occupied  (5)  That no materials, supplies, plant, machinery, spoil, changes in ground levels or construction activities shall be permitted within the protected areas specified in the aforementioned scheme of tree protection without the written consent of the planning authority and no fire shall be lit in a position where the flames could extend to within 5 metres of foliage, branches or trunks.  (6)  That the building hereby approved shall not be occupied unless a scheme detailing compliance with the Council's 'Low and Zero Carbon Buildings' supplementary guidance has been submitted to and approved in writing by the planning authority, and any recommended measures specified within that scheme for the reduction of carbon emissions have been implemented in full  ...  view the full minutes text for item 9.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

a willingness to approve, subject to conditions (as detailed below) with consent being withheld pending satisfactory conclusion of a planning agreement relating to the payment of monies in connection with developer contributions and affordable housing provision for the replacement of a house and the construction of 5 additional dwellings with associated infrastructure, improved accesses and tree protection works at Edgehill House, North Deeside Road, Milltimber, Aberdeen, subject to the following conditions:-

(1)  That no development shall be undertaken until such time as the existing bus stop on North Deeside Road has been relocated in accordance with drawing 96035/1001, or any other such drawing as submitted to and approved in writing by the planning authority for this purpose.  (2)  That no development shall take place unless a scheme of all drainage works designed to meet the requirements of Sustainable Urban Drainage Systems has been submitted to and approved in writing by the planning authority and thereafter no part of the development shall be occupied unless the drainage has been installed in complete accordance with the said scheme.  (3)  That no development pursuant to this planning permission shall take place, nor shall any part of the development hereby approved be occupied, unless there has been submitted to and approved in writing by the planning authority, a detailed scheme of site and plot boundary enclosures for the entire development hereby granted planning permission.  None of the buildings hereby granted planning permission shall be occupied unless the said scheme has been implemented in its entirety.  (4)  That no development shall take place unless a scheme detailing all external finishing materials to the roof and walls of the development hereby approved has been submitted to, and approved in writing by, the planning authority and thereafter the development shall be carried out in accordance with the details so agreed.  (5)  That no development pursuant to the planning permission hereby approved shall be carried out unless there has been submitted to and approved in writing for the purpose by the planning authority a further detailed scheme of landscaping for the site, which scheme shall include indications of all existing trees and landscaped areas on the land, and details of any to be retained, together with measures for their protection in the course of development, and the proposed areas of tree/shrub planting including details of numbers, densities, locations, species, sizes and stage of maturity at planting.  (6)  That all planting, seeding and turfing comprised in the approved scheme of landscaping shall be carried out in the first planting season following the completion of the development and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a size and species similar to those originally required to be planted, or in accordance with such  ...  view the full minutes text for item 10.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

that the Sub Committee approve the application for planning permission in principle for the proposed demolition of a former manager's accommodation/ training centre and the redevelopment of the site to provide for the erection of 4 detached dwelling houses with associated access, garages and landscaping improvements at Woodbank House, North Deeside Road, Cults, Aberdeen, subject to the following conditions:-

(1)  That this planning permission in principle shall lapse on the expiration of 2 years from the approval of matters specified in conditions being obtained (or, in the case of approval of different matters on different dates, from the requisite approval for the last such matter being obtained) unless the development to which the permission relates is begun before that expiration.  (2)  That this planning permission in principle shall lapse unless a further application for approval of the matters specified in condition(s) attached to this grant of planning permission in principle has been made before whichever is the latest of the following:-  (i) the expiration of 3 years from the date of this grant of planning permission in principle; (ii) the expiration of 6 months from the date on which an earlier application for the requisite approval of matters specified in conditions was refused; and (iii) the expiration of 6 months from the date on which an appeal against such refusal was dismissed.  (3)  That no development shall take place unless details of the siting, layout, design and external appearance of the 4 No. new dwellings have been submitted to, and approved in writing by, the planning authority.  Thereafter the dwellinghouses shall not be occupied unless building in full accordance with the details so approved.  (4)  That no development pursuant to this grant of planning permission in principle shall be undertaken unless a scheme demonstrating the arrangements for the provision of the internal access road, car parking and pedestrian link to North Deeside Road has been submitted to and approved in writing by the planning authority.  Thereafter no dwellings shall be occupied until any such car parking areas so approved have been constructed, drained, laid-out and demarcated in accordance with the drawings approved for that purpose.  (5)  That no development pursuant to this planning permission shall take place, nor shall any part of the development hereby approved be occupied, unless there has been submitted to and approved in writing by the planning authority, a detailed scheme of site and plot boundary enclosures for the entire development hereby granted planning permission.  None of the buildings hereby granted planning permission shall be occupied unless the said scheme has been implemented in its entirety.  (6)  That no development shall take place unless a scheme of all drainage works designed to meet the requirements of Sustainable Urban Drainage Systems has been submitted to and approved in writing by the planning authority and thereafter no part of the development shall be occupied unless the drainage has  ...  view the full minutes text for item 11.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

that the Sub Committee approve the application in respect of planning permission for the sub-division of the curtilage and the erection of a single dwelling house adjacent to the existing house, and the erection of a replacement garage (a renewal of a planning permission ref: P100813) at 53 Woodcroft Avenue, Bridge of Don, Aberdeen, subject to the following conditions:-

(1)  That no development pursuant to this planning permission shall take place unless there has been submitted to and approved in writing by the planning authority, a detailed scheme of permanent site boundary enclosures for the dwellinghouse hereby granted planning permission.  The dwellinghouse shall not be occupied unless the said scheme has been implemented in its entirety.  (2)  That no development shall take place unless a scheme of all drainage works has been submitted to and approved in writing by the planning authority and thereafter no part of the development shall be occupied unless the drainage has been installed in complete accordance with the said scheme.  (3)  That no development pursuant to this planning permission shall take place unless tree protection fencing has been erected around the root protection zones of Rowans 3598, 3599 and 3600 in accordance with the recommendation in the Tree Survey Report dated March 2010 and submitted by Straun Dalgleish Arboriculture (a copy of which is attached to this permission).  Thereafter the protection fencing shall remain in place for the duration of the construction work and no materials, supplies, plant, machinery, spoil, changes in ground levels or construction activities shall be permitted within the protected areas without the written consent of the planning authority and no fire shall be lit in a position where the flames could extend to within 5 metres of foliage, branches or trunks.  (4)  That the dwellinghouse hereby approved shall not be occupied unless the parking spaces, turning area and detached garage which will serve the new dwellinghouse and 53 Woodcroft Avenue have been provided in complete accordance with drawing FBD.458/201 (Rev.A) or such other scheme as may be subsequently approved in writing by the planning authority.  (5)  That the building hereby approved shall not be occupied unless a scheme detailing compliance with the Council's 'Low and Zero Carbon Buildings' supplementary guidance has been submitted to and approved in writing by the planning authority, and any recommended measures specified within that scheme for the reduction of carbon emissions have been implemented in full.

The Sub Committee resolved:-

To approve the recommendation contained in the report.

With reference to article 11 of the minute of meeting of the Development Management Sub Committee of 18 July, 2013, the Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

that the Sub Committee refuse the application in respect of planning permission for the change of use from an area of amenity ground to private car park with associated landscaping and a new access footpath accessible to the public at land to the north of Site 13, Denmore Road, Murcar Industrial Estate, Aberdeen, on the following grounds:-

That the proposed development fails to accord with Scottish Planning Policy (SPP), Policies NE1 “Green Space Network”, BI1 “Business and Industrial Land” and NE5 “Trees and Woodland” of the Aberdeen Local Development Plan and the Council’s Supplementary Planning Guidance relating to Open Space as the proposal would result in the loss of an area of open space to the detriment of the surrounding area.  The open space was designed into the overall industrial development, and its loss would also cause unacceptable detriment to the amenity of the surrounding area.  The development would also set an undesirable precedent for applications of a similar nature throughout industrial estates in Aberdeen.

By way of an update since the previous meeting, the report explained that the applicant had provided justification for the additional car parking requirements and had explained that the primary objective of the car park proposal was to facilitate the further development of the existing Sparrows site immediately to the south of the application site, and this would be done by relocating the car parking spaces and consequently creating a clear site for the development of a new fabrication workshop.

The Sub Committee resolved:-

to approve planning permission on a temporary basis for 2 years to allow the developer to obtain the necessary consents and construct the fabrication workshop (as detailed in Sparrows’ statement of justification contained in the report) and agreed that if no plans were forthcoming by the 2 years then the developer would be required to reinstate the green space to the satisfaction of the planning authority, subject to the following conditions:-

(1)  That use of the car parking area hereby approved shall not continue after expiry of two years from the date of this consent unless a fabrication workshop as described in the supporting statement from Donald Coutts Architectural Consultancy Ltd, dated 5 August 2013, has been constructed.  Otherwise the site shall, within one year of expiry of the stated 2 year period, be restored to a landscaped area of open space in accordance with a scheme submitted to and approved in writing by the planning authority.  (2)  That no development pursuant to the planning permission hereby approved shall be carried out unless there has been submitted to and approved in writing for the purpose by the planning authority a further detailed scheme of landscaping for the site, which scheme shall include indications of all existing trees and landscaped  ...  view the full minutes text for item 13.

The Sub Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

that the Sub Committee refuse the application in respect of planning permission for the erection of new restaurant units with associated car parking, servicing, hard and soft landscaping, and the relocation of  a sprinkler tank and pumphouse at land between the River Dee and the Bridge of Dee, Garthdee Road, Aberdeen on the following grounds:-

(1)  That the location of the proposed development within the undeveloped/sparsely developed functional floodplain, would not meet with the requirements of Scottish Planning Policy, Planning Advice Note PAN 69 and Aberdeen Local Development Plan Policy NE6 (Planning and Flooding) by virtue of the increased risk of flooding and could have a potentially detrimental impact on the River Dee Special Area of Conservation (SAC).  (2)  That the proposed development, by reason of its height, bulk, scale and massing would result in the creation of an obtrusive and incompatible form of development which would fail to respect the character and appearance of the application site and its immediate surroundings which forms part of a natural green corridor on the north bank of the River Dee.  The development has not been designed with due consideration for its location and, as such, the development is contrary to Aberdeen Local Development Plan Policy D1 (Architecture and Placemaking).  (3)  That the proposed development would be contrary to Aberdeen Local Development Plan Policies NE1 (Green Space Network), NE3 (Urban Green Space) and NE5 (Trees and Woodlands) by virtue of the loss and erosion of the Green Space Network, the loss of established trees on site and the loss of urban green space to the detriment of the visual amenity and natural habitat value of the application site.  (4)  That the full impacts of the proposed development cannot be assessed as the applicant has failed to submit the necessary specialist information which was requested in order to fully assess the potential impact on the River Dee Special Area of Conservation (SAC), and in order to fully assess the traffic impact, drainage and car parking provision of the application site.

The Sub Committee resolved:-

to approve the recommendation contained in the report.

- RAMSAY MILNE, Convener.