Agenda item

Planning Reference – 221232

 

All documents associated with this application can be found at the following link and enter the refence number above:-

 

Link.

 

Planning Officer:  Dineke Brasier

 

The Committee had before it a report by the Chief Officer – Strategic Place Planning which recommended:-

 

That the application for Detailed Planning Permission for the erection of 91 homes including associated infrastructure, open space and landscaping at the site of the former Cordyce School, Riverview Drive Aberdeen, be approved subject to a legal agreement and subject to the following conditions:-

 

Conditions

 

(01)  DURATION OF PERMISSION

 

The development to which this notice relates must be begun not later than the expiration of 3 years beginning with the date of this notice. If development has not begun at the expiration of the 3-year period, the planning permission lapses.

 

Reason - in accordance with section 58 (duration of planning permission) of the 1997 act.

 

(02)  MATERIALS

 

That no development shall take place unless a scheme detailing all external finishing materials to the roofs, walls, doors and windows 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.

 

Reason: In the interests of visual amenity.

 

(03)  TREE PROTECTION MEASURES (01)

 

That no development shall take place unless all tree protection measures as shown on drawing 375340-QGIS010/Rev002 by EnviroCentre, dated 31st March 2023 have been erected. Once in place, all tree protection measures shall remain in situ until all construction work associated with the hereby approved development has been completed and all plant and machinery has been removed from site.

 

Reason: In order to ensure adequate protection for the trees on site during the construction of the development.

 

(04)  TREE PROTECTION MEASURES (02)

 

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.

 

Reason: To ensure adequate protection for the trees on site during the construction of the development.

 

(05)  LANDSCAPING (SPECIES)

 

That no development shall take place until details of all tree species to be planted as part of the landscaping scheme hereby approved have been submitted and agreed in writing by the Planning Authority. Subsequently, only the tree species as set out in the hereby agreed details shall be planted as part of the agreed landscaping scheme.

 

Reason: To ensure no conflict with safeguarding criteria of Aberdeen International Airport.

 

(06)  LANDSCAPING (IMPLEMENTATION AND MAINTENANCE)

 

All soft and hard landscaping proposals shall be carried out in accordance with the approved scheme as shown on drawings 415.45.01b; 415.45.02b; 415.45.03b; 415.45.04b; 415.45.05b; 415.45.06b; and 415.45.07b, all by EnviroCentre and dated August 2023, with tree species as agreed as part of condition 5 as set out above, and shall be completed during the planting season immediately following the commencement of the development or as otherwise agreed in writing with the Planning Authority. 

 

Any planting which, within a period of 5 years from the completion of the development, in the opinion of the Planning Authority is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted.

 

Thereafter, all management and maintenance of the landscaped and open space areas as shown on in the ‘Maintenance’ schedule on drawing 415.45.02b, by EnviroCentre and dated August 2023 shall be implemented, in perpetuity, in accordance with the approved programme.

 

Reason: To ensure the implementation of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area and to ensure that the landscaping is managed and maintained in perpetuity.

 

(07)  PLOT BOUNDARIES (IMPLEMENTATION)

 

That no individual plot hereby approved shall be occupied until all relevant plot boundary enclosures as shown on drawings A1-90-02/RevC for that plot have been implemented in their entirety unless otherwise agreed in writing by the planning authority. For the avoidance of doubt, this shall include the specification as set out in Section 7.3 on page 20 of the submitted Noise Impact Assessment by EnviroCentre, dated April 2023 for acoustic barriers fences to plots 1 through to 15 and plots 70 through to 73, unless otherwise agreed in writing.

 

Reason: In the interest of visual and residential amenity.

 

(08)  NOISE MITIGATION MEASURES

 

That no residential unit hereby approved shall be occupied unless fitted with glazing and trickle vents as specified in section 7.4 on page 20 of the of the submitted Noise Impact Assessment by EnviroCentre, dated April 2023 or such other specification as may subsequently be submitted and approved in writing by the planning authority.

 

Reason: In the interest of residential amenity.

 

(09)  CAR PARKING (IMPLEMENTATION)

 

That plots 70 through to 91 of the development hereby approved shall not be occupied unless the related car parking areas have been constructed, drained, laid-out and demarcated in accordance with drawing A1-90-03/RevA, by the Architecture and Planning, dated 10^th May 2023 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 than the parking of cars ancillary to the development.

 

Reason: In the interests of public safety and the free flow of traffic.

 

(10)  EV CHARGING

 

That no development shall take place until a detailed scheme of electric vehicle charging infrastructure has been submitted to and approved in writing by the Planning Authority. The scheme shall take account of the requirements of section 7.2 (Electric Vehicle Charging) of the Building Standards Domestic Technical Handbook (June 2023) and show the location and specification of active and passive charging infrastructure. Thereafter, unless otherwise agreed in writing with the Planning Authority, no unit within the development shall be occupied unless the scheme for that particular plot has been implemented and charging points are available for use.

 

Reason: To future proof the site to increase the use of electric vehicles.

 

(11)  RESIDENTIAL TRAVEL PLAN

 

That no residential unit hereby approved shall be occupied until a Residential Travel Pack has been submitted and approved in writing by the Planning Authority. Such approved packs shall subsequently be issued to the first occupiers of each residential unit.

 

Reason: To promote sustainable travel methods

 

(12)  PEDESTRIAN CROSSING AND BUS STOP

 

That no development shall take place until a scheme detailing the relocation and upgrading of the existing bus stops on Riverview Drive; and installation of a signalised pedestrian/cycle crossing on Riverview Drive has been submitted to and approved in writing by the Planning Authority.  Subsequently, no residential unit shall be occupied until the approved scheme has been implemented in its entirety.

 

Reason: In the interest of public safety and to ensure delivery of a safe route to school.

 

(13)  LOW AND ZERO CARBON BUILDING AND WATER EFFICIENCY

 

No development shall take place until a scheme detailing compliance with policy R6 (Low and Zero Carbon Building and Water Efficiency) of the 2023 Aberdeen Local Development Plan has been submitted to and approved in writing by the Planning Authority. Thereafter, no residential unit shall be occupied unless any recommended measures specified in that scheme for the reduction of carbon emissions and water efficiency have been implemented.

 

Reason: To ensure that the development complies with requirements for reductions in carbon emissions and water efficiency as specified in policy R6 (Low and Zero Carbon Buildings and Water Efficiency) of the 2023 Aberdeen Local Development Plan.

 

(14)  PROGRAMME OF ARCHAEOLOGICAL WORKS

 

No development shall take place until an archaeological written scheme of investigation (WSI) has been submitted to and approved in writing by the Planning Authority. The WSI shall include details of how the recording and recovery of archaeological resources found within the application site shall be undertaken, and how any updates, if required, to the WSI will be provided throughout the implementation of the programme of archaeological works. Should the archaeological works reveal the need for post excavation analysis the development hereby approved shall not be occupied unless a post excavation research design (PERD) for the analysis, publication and dissemination of results and archive deposition has been submitted and approved in writing by the Planning Authority and the PERD has been carried out in complete accordance with the approved details unless otherwise agreed in writing with the Planning Authority.

 

Reason: To safeguard and record the archaeological potential of the area.

 

(15)  DUST MANAGEMENT

 

No development shall take place until:

(a)  An Air Quality (Dust) Risk Assessment by a suitably qualified consultant has been submitted to and agreed in writing by the Planning Authority. This Air Quality (Dust) Risk Assessment shall be carried out in accordance with Guidance on the Assessment of Dust from Demolition and Construction by the Institute of Air Quality Management (IAQM) to predict the likely dust levels and impact on air quality including a determination of its significance; and

(b)  A Dust Management Plan (based on the results of the Air Quality (Dust) Risk Assessment) detailing the necessary dust control measures to be implemented, has been submitted to and agreed in writing by the Planning Authority.

 

Thereafter the development shall be carried out in accordance with the agreed details.

 

Reason: In the interest of residential amenity

 

(16)  INTRUSIVE GROUND INVESTIGATION

 

No development shall take place until an intrusive ground investigation to establish if contamination is present has been submitted to and approved in writing by the Planning Authority. Thereafter, no residential unit shall be occupied unless any necessary remediation has been carried out in accordance with the agreed details.

 

Reason: In the interest of public health.

 

 

(17)  EXTERNAL LIGHTING SCHEME

 

No development shall take place until a detailed scheme of all external lighting proposed for the site has been submitted to and approved in writing by the Planning Authority. Thereafter, any external lighting installed outwith individual residential curtilages shall be in accordance with the agreed details.

 

Reason: To assist in the protection of protected species.

 

(18)  PLAY AREAS

 

That prior to the occupation of the 60th residential unit hereby approved both the informal play area (kickabout space) and the equipped play space as shown on drawings 415.45.06b and 415.45.07b, both by EnviroCentre, dated May 2023 shall be installed in accordance with details shown on these drawings and are available for use, unless otherwise agreed in writing by the Pplanning Authority.

 

Reason: To ensure sufficient play spaces are available to serve the residents of the development.

 

(19)  PROTECTED SPECIES

 

No development (including demolition) shall take place until all mitigation/ compensation measures as set out in section 4.2 on page 10 of the Otter and Bat Survey by EnviroCentre and dated April 2023; and the section ‘Good Practice Mitigation and Compensation’ on page 3 of the ‘Mammal Burrow Monitoring’ document by EnviroCentre and dated 11 October 2022 have been, or are being, implemented in accordance with the approved scheme.

 

Reason: To ensure no adverse impact on protected species.

 

(20)  BAT ROOST POTENTIAL SURVEY

 

Prior to the removal of any trees on site, a further bat roost survey to determine the character of tree cavities and to identify the presence/absence of bats in trees which host potential roost features should be undertaken, submitted to and approved in writing by the Planning Authority.  If any bats are identified, then the affected tree(s) shall not be removed unless a mitigation plan has been submitted and agreed in writing by the Planning Authority. Thereafter, the agreed mitigation plan shall be implemented.

 

Reason: To ensure no adverse impact on protected species.

 

The Committee heard from Dineke Brasier, Senior Planner, who spoke in furtherance of the application and answered various questions from Members.

 

 

 

The Committee resolved:-

to approve the application conditionally subject to a legal agreement and an extra condition added to read:-

 

(21)  CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN

 

That no development shall take place unless there has been submitted to, and approved in writing by the Planning Authority a Construction Environmental Management Plan which includes measures to ensure that no pollution (in particular sediment and silt) enters the unnamed watercourse to the north boundary or the river Don. The development shall be carried out in complete accordance with such plan as so approved.

 

Reason: To prevent pollution of watercourses 

-               Councillor Ciaran McRae, Convener