Agenda item
Site of Former Nursery, Oscar Road, Aberdeen - 231300
Planning Reference – 231300
All documents associated with this application can be found at the following link and enter the refence number above:-
Planning Officer: Robert Forbes
Minutes:
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 18-unit affordable housing development (comprising 10 houses and 8 flats) including associated vehicle access/egress, car parking, amenity/open space and other associated works, at the site of a former Nursery, Oscar Road, Aberdeen, be approved subject to the following conditions and subject to a legal agreement.
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) TREE PROTECTION
No development shall take place pursuant to this planning permission unless a further detailed scheme for the protection of all trees to be retained on the site during construction works has been submitted to, and approved in writing by, the Planning Authority and any such scheme as may have been approved has been implemented. 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. No fire shall be lit in a position where the flames could extend to within 5 metres of foliage, branches or trunks.
Reason - In order to ensure adequate protection for the trees /hedges on site during the construction of the development.
(03) CONSTRUCTION MANAGEMENT
No development shall take place pursuant to this planning permission unless a construction environmental management plan for the site has been submitted to, and approved in writing by, the Planning Authority. This plan shall include site-specific measures in relation to minimisation of disturbance of existing vegetation and soils, minimisation of waste generation and avoidance of risk of water pollution during construction of the development, including temporary SUDS measures. Such scheme shall be implemented in full for the duration of construction works on site. For the avoidance of doubt and in order to avoid disturbance to existing habitat features, no temporary buildings / structures, or storage of materials, supplies, plant, machinery, spoil, waste/ excavated materials, chemicals or fuel shall be located / take place within the zone of influence as identified in Application Reference: 231300/DPP drawing no. ORT-2208-TP B or on adjacent undeveloped land located immediately to the south west of the site. No fire shall be lit in a position where the flames could extend to within 5 metres of foliage, branches or trunks of trees / hedges on site.
Reason: To ensure adequate protection of the environment and residential amenity during the construction of the development.
(04) LANDSCAPE AND BIODIVERSITY ENHANCEMENT
No development shall take place pursuant to this permission unless a further detailed scheme of landscaping and biodiversity enhancement for the site has been submitted to and approved in writing by the Planning Authority. This scheme shall include details of :
(i) Existing landscape features and vegetation to be retained, including protection measures;
(ii) The location of new trees, shrubs, hedges, grassed / herbaceous areas / ground cover;
(iii) A schedule of planting to comprise species, plant sizes and proposed numbers and density.
(iv) The location, design and materials of all hard landscaping works including fences and gates.
(v) Proposed biodiversity enhancement measures, including specification of green roofs, climbing plants and habitat piles / features.
(vi) Physical measures to prevent vehicle encroachment onto landscape areas.
(vii) A programme for the completion and subsequent maintenance of the proposed landscaping and biodiversity enhancement measures. All soft and hard landscaping proposals and biodiversity enhancement measures comprised in the approved scheme shall be carried out in accordance with the approved scheme and shall be completed during the planting season immediately following the completion of the development or such other date as may be agreed in writing with the Planning Authority. Any planted areas or features which, within a period of 5 years from the completion of the development, are removed / die or become seriously damaged / diseased shall be replaced in the next planting season with others of an extent / 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.
Reason - In the interests of protection of the amenity of the area, ensure a suitable landscape treatment and amenity for occupants and deliver compensatory planting of biodiversity value.
(05) SITE / PLOT BOUNDARY TREATMENT
The dwellings hereby approved shall not be occupied unless the specific plot / boundary enclosures as shown on drawing X004 - L(9-)001 D. or such other boundaries as may be approved, have been implemented in their entirety, unless otherwise agreed in writing by the Planning Authority.
Reason: In the interest of visual and residential amenity /privacy and to ensure retention of existing boundary hedges / trees.
(06) SITE INVESTIGATION / CONTAMINATION
(a) No development shall take place unless it is carried out in full accordance with a scheme to address any significant risks from contamination on the site that has been approved in writing by the planning authority. The scheme shall follow the procedures outlined in “Planning Advice Note 33 Development of Contaminated Land” and shall be conducted by a suitably qualified person in accordance with best practice as detailed in “BS10175 Investigation of Potentially Contaminated Sites - Code of Practice” and other best practice guidance and shall include:
1. an investigation to determine the nature and extent of contamination
2. a site-specific risk assessment Application Reference: 231300/DPP
3. a remediation plan to address any significant risks and ensure the site is fit for the use proposed;
4. verification protocols to demonstrate compliance with the remediation plan;
(b) No buildings / dwellings of the hereby approved development shall be occupied unless: Any long-term monitoring and reporting that may be required by the approved scheme of contamination or remediation plan or that otherwise has been required in writing by the Planning Authority is being undertaken; and a report specifically relating to the buildings has been submitted and approved in writing by the Planning Authority that verifies that remedial works to fully address contamination issues related to the buildings have been carried out. Unless the Planning Authority has given written consent for a variation, the final building part of the development hereby approved shall not be occupied unless a report has been submitted and approved in writing by the Planning Authority that verifies that the remedial works have been carried out in full accordance with the remediation plan required under b. as set out above.
Reason: To ensure that the site is fit for human occupation.
(07) EMISSIONS REDUCTION
No development shall take place pursuant to this permission unless a scheme detailing compliance with policy R6 (Low and Zero Carbon Building and Water Efficiency) of the Aberdeen Local Development Plan 2023 has been submitted to and approved in writing by the Planning Authority. Thereafter, any recommended measures specified in that scheme for the reduction of carbon emissions and water efficiency have been implemented in full.
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 Building and Water Efficiency) of the Aberdeen Local Development Plan 2023 and the objectives of Policy 2 (Climate Mitigation and Adaptation) within National Planning Framework 4.
(08) CYCLE PARKING / STORAGE / PATHS
The dwellings hereby approved shall not be occupied unless the plot specific bike storage, communal visitor cycle stands and pedestrian access paths as shown on drawing X004 - L(9-)001 D. or such other drawings as may subsequently be submitted to and approved in writing by the Planning Authority, has been made installed / made available for use.
Reason: In the interest of promotion of sustainable transport methods.
(09) VEHICLE PARKING
The dwellings hereby approved shall not be occupied unless the car parking / turning area hereby granted planning permission has been constructed, drained, laid-out and demarcated in accordance with drawing X004 - L(9-)001 D. of the plans hereby approved, or such other drawing as may subsequently be submitted to 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 / manoeuvring of vehicles ancillary to the development and use thereby granted approval.
Reason: In the interests of residential amenity.
(10) ELECTRIC VEHICLE (EV) CHARGING
No development shall take place pursuant to this planning permission unless a scheme detailing underground electric cabling and associated above ground charging equipment for EV charging on site has been submitted to and approved in writing by the Planning Authority. The development shall not be occupied unless such EV equipment has been provided in accordance with the scheme so Application Reference: 231300/DPP agreed.
Reason: To accord with Aberdeen City Council transport guidance and incentivise the use of electric vehicles.
(11) TRAVEL PACK
No development shall take place pursuant to this planning permission unless a Residents Travel Pack (RTP) has been submitted to and approved in writing by the planning authority. Thereafter the approved travel pack shall be supplied to the first occupants of every residential unit within the development. The RTP shall include information to make occupants of the development aware of sustainable travel options relating to the site /surrounding area by means of provision by the owner of a travel pack to individual tenants on first occupation of dwellings.
Reason: In the interest of discouragement of car use and encouragement of sustainable travel options.
(12) BIN STORAGE DETAILS
The development hereby approved shall not be occupied unless the communal bin stores as shown on drawing X004 - L(9-)001 D or such other drawings as may subsequently be submitted to and approved in writing by the Planning Authority, have been made available for use.
Reason: In the interest of public health and amenity.
(13) SUDS / GREEN ROOF DETAILS
The development hereby approved shall not be occupied unless the permanent site specific Sustainable Urban Drainage works identified in drawing no. J5521-CP-041 A, and green roofs identified on drawing X004 - L(9-)001 D, or such other drawings as may be approved in writing by the Planning Authority, have been implemented in their entirety, unless otherwise agreed in writing by the Planning Authority.
Reason - In order to safeguard water qualities in adjacent watercourses, minimise flood risk and to ensure that the development can be adequately drained.
(14) EXTERNAL MATERIALS
No development shall take place pursuant to this permission unless a scheme and samples detailing all external finishing materials to the roof and walls of the buildings hereby approved has been submitted to, and approved in writing, by the Planning Authority. Sample panels of the external brick finishes, including mortar, shall be provided. Thereafter the development shall be carried out in accordance with the details so agreed.
Reason: In the interest of visual amenity and to ensure a satisfactory finish of the development.
(15) EXTERNAL LIGHTING DESIGN AND SPECIFICATION
No development shall take place pursuant to this permission unless a scheme of external lighting for the site has been submitted to, and approved in writing, by the Planning Authority, including details of any physical lighting measures. Thereafter the development shall be carried out in accordance with the details so agreed.
Reason: In the interest of visual amenity and to ensure protection of adjacent residential amenity due to potential light spillage / pollution.
The Committee heard from Robert Forbes, Senior Planner, who spoke in furtherance of the application and answered various questions from Members.
The Committee then heard from Linda Sim, who objected to the proposed application.
The Committee finally heard from Curtis Hold, agent for the proposed application, who spoke in support of the application.
The Committee resolved:-
to approve the recommendation in line with the officer recommendation.
- Councillor Ciaran McRae, Convener
Supporting documents:
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