Agenda item
Detailed Planning Permission for the erection of single storey link extension and 1.5 storey extension with integrated garage to the front - Hillview, Skene Road Aberdeen
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.
Minutes:
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 garage and one for the habitable space. The extension would be clad in natural-finished timber with grey metal standing seam roofing to the main extension and single-ply membrane to the link entranceway. Windows would be grey alu-clad timber and guttering grey metal. Solar panels would be installed on the cottage and extension and rooflights and windows installed to the cottage’s northern elevation.
Ms Greene indicated that the appointed officer’s reasons for refusal outlined in the report of handling was as follows:-
The proposed extension would not be small-scale or subordinate to the existing dwellinghouse, its footprint and orientation being such that it would dominate the house in scale and massing, contrary to the stated exceptions for development to be permitted in the green belt under Policy NE1 (Green Belt) of the Aberdeen Local Development Plan 2023 (ALDP) and the policy outcome of Policy 8 (Green Belts) of National Planning Framework 4 (NPF4) that the character, landscape, natural setting and identity of settlements is protected and enhanced. It would further be contrary to the requirements for householder development in Policy 16 (Quality Homes) of NPF4 and would diminish the amenity of the dwellinghouse by building over a substantial part of the dwellinghouse's rear curtilage, contrary to the requirement to be welcoming and safe and pleasant under Policy D1 (Quality Placemaking) and Policy D2 (Amenity) of the ALDP and Policy 14 (Design, Quality and Place) of NPF4.
Ms Greene outlined the key points from the appellant’s Notice of Review as follows:-
• The proposal was appropriate, small scale and subordinate;
• The poor quality extensions would be removed which engulf the cottage;
• The cottage would be reinstated as the main element in the view on arrival;
• The ridge heights of the extension would be lower, with links to separate;
• The existing floor area was 121m2 and the proposal adds only 32m2.
• The built footprint would not exceed supplementary guidance that states that the footprint should not be twice that of the original;
• The materials contrast and were inspired by a local vernacular;
• In terms of the building over the curtilage, the area to the south was only area available;
• The patio to the north would maximise the views and the garden to the south and west make use of the sunlight.
In terms of Consultations, responses were received from Health and Safety Executive and Shell UK Limited.
Ms Greene advised that the applicant had expressed the view that a site visit should take place before determination.
In terms of the further procedure, the Chairperson and Councillors Alphonse, Copland, Farquhar and Macdonald all indicated in turn that they each had enough information before them and therefore agreed that the review under consideration should be determined without any further procedure.
In terms of relevant policy considerations, Ms Greene referred to the National Planning Framework 4 and the Aberdeen Local Development Plan 2023.
Ms Greene responded to various questions from members.
Members each advised in turn and agreed unanimously to overturn the appointed officers decision and approve the application conditionally.
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 of the Town and Country Planning (Scotland) Act 1997 (as amended) and other material considerations in so far as these were pertinent to the determination of the application.
More specifically, the reasons on which the Local Review Body based this decision were as follows:-
The proposed extension would be within the boundary of the existing residential plot, would be small-scale and would not significantly increase the intensity of activity and taking into account the existing extensions to the house and the height of the proposed extension, would be subordinate to the house. The proposal would therefore comply with policy NE1 – Green Belt in the adopted Local Development Plan 2023 (LDP) and the policy outcome of Policy 8 – Green Belts in the National Planning Framework 4 (NPF4). The extension would not impact negatively upon the amenity of other residents, none of whom are particularly close and would therefore comply with Policy 16 – Quality Homes, in NPF4 and Policy D2 – Amenity in the LDP. The proposed extension incorporates solar panels and is of a high quality design and thereby complies with policies on design – D1: Quality Placemaking in the LDP and Policy 14: Design, in NPF4 and Policy 1 - Tackling the climate and nature crises and Policy 2 – Climate Mitigtion and Adaptation in NPF4.
CONDITIONS
This permission is granted subject to the following conditions.
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) SOLAR PANELS
That the extension shall not be occupied unless there has been installed, solar panels as indicated on the approved drawings, or such other scheme for solar panels or alternative as may be subsequently submitted to and approved in writing by the planning authority.
Reason – In the interests of climate change mitigation.
(03) MATERIALS
That the extension shall be elevated in materials in accordance with the approved drawing PL-07 B or other such details that have been submitted to and approved in writing by the planning authority.
Reason – In the interests of visual amenity.
(04) SURFACE WATER MANAGEMENT
That details of surface water management in the form of Sustainable urban drainage systems (SUDS) shall be submitted to, and approved in writing by, the planning authority and thereafter implemented in full on site.
Reason
In the interests of sustainable surface water management.
- Councillor Ciaran McRae, Chairperson