Agenda item

Planning Reference – 230297

 

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

 

Link.

 

Planning Officer:  Lucy Greene

 

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

 

That the application for Planning Permission in Principle for the erection of 14 Residential Plots (Including 25% Affordable Housing) and Supporting Infrastructure, Landscaping and Open Space; Including Demolition of Existing Industrial Unit, at Waterton House, Stoneywood Terrace Aberdeen, be approved subject to the following conditions and subject to securing of developer contributions for primary and secondary education, healthcare and affordable housing:-

 

Conditions

 

(1) DURATION OF PERMISSION

 

The development to which this notice relates must be begun not later than the expiration of 5 years beginning with the date of this notice. If development has not begun at the expiration of the 5-year period, the planning permission in principle lapses.

 

Reason - in accordance with section 59 (planning permission in principle) of the 1997 act (as amended).

 

(2) MATTERS REQUIRING FURTHER APPROVAL – SITE WIDE

 

That an application for approval of matters specified in condition containing details of the specified matters listed below shall be submitted for consideration by the planning authority in accordance with the timescales and other limitations in Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended).

 

No development shall take place unless a matters specified in conditions application comprising the detailed layout and design of vehicular access and roads, landscaping and drainage has been submitted to and approved in writing by the Planning Authority. The application(s) shall comprise:

 

(a)          Details of the layout and finish of all roads and road junction onto Beech Manor, including visibility splays, swept path analysis and footpaths;

(b)          Details of strategic landscaping and site boundaries including the communal open spaces;

(c)          Details of design and layout of drainage and connections to SUDS features;

(d)          Details of the provision of appropriate, universal and future-proofed digital infrastructure connections such that occupants of each house will be able to connect their house.

(e)          A scheme for the phasing and delivery of all of the above matters. For the avoidance of doubt, this phasing plan shall indicate when communal infrastructure including the access road through the site, open spaces and drainage shall be constructed.

 

Reason: Permission for the development has been granted in principle only and subsequent approval is required for these matters in accordance with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended) and to ensure all strategic infrastructure will be constructed and available for use when required.

 

(3) MATTERS REQUIRING FURTHER APPROVAL – RESIDENTIAL PLOTS

 

That application(s) for approval of matters specified in condition containing details of the specified matters listed below shall be submitted for consideration by the planning authority, in accordance with the timescales and other limitations in Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended).

 

That no development shall take place on any individual plot unless there has been submitted by way of further application for Matters Specified in Conditions (MSC) detailed scaled layout and elevational drawings where appropriate showing the following:

a)            Details of layout, siting, design and external appearance of buildings and any ancillary structures, including all external finishing materials.

b)            Details of measures incorporated into house construction and design to achieve internal sound reduction as per the recommendations in the Noise Impact Assessment Report by Sandy Brown 23280-R01-B.

c)            Details of vehicular and pedestrian access and parking.

d)            Details of on site passive or active electric vehicle charging facilities on each plot.

e)            Details of measures to promote sustainable temperature management for each house, for example by prioritising natural or passive solutions such as siting, orientation, and materials.

f)              Details of landscaping and boundary treatments the latter which shall be shrub and hedgerow plants, all generally in accordance with the Landscaping and Biodiversity Plan 2504-WHS-LS or such other plan as subsequently approved, including planting plan showing species, number of plants and size at planting

g)            Topographical plan showing ground levels as existing and as proposed, including cross section showing the proposed building in relation to Waterton House and any other houses which have planning permission (Matters Specified in Condition).

h)            Surface water drainage arrangements (Sustainable Urban Drainage Systems) for the plot

 

The house shall not be occupied unless the plot planting has been carried out and development carried out in complete accordance with the details as so agreed.

 

All soft and hard landscaping proposals, including boundary hedges, within each plot shall be carried out in accordance with the approved scheme and shall be completed during the planting season immediately following the commencement of the development on that plot 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. All tree planting within the root protection area of existing trees shall be hand dug.

 

Reason: Permission for the development has been granted in principle only and subsequent approval is required for these matters in accordance with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). In the interests of residential amenity, the setting of the Category B listed building and the landscape character of the site. 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.

 

(4) LANDSCAPING & BIODIVERSITY ENHANCEMENT PLAN – SITE WIDE

 

No development shall take place unless a matters specified in conditions application(s) comprising a scheme of hard and soft landscaping works and biodiversity enhancements covering the entire site, but excluding the individual residential plots, has been submitted to and approved in writing by the Planning Authority. Details of the scheme shall include:

(i)             Existing landscape features and vegetation to be retained.

(ii)            The location of new trees, shrubs, hedges, grassed areas and water features, for the avoidance of doubt this shall not include yew trees within the areas south of the access road.

(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 walls, fences, gates, street furniture and play features. In one of the open spaces to the south of the access road, this shall include measures to encourage informal play, such as tree trunks/stumps.

(v)           An indication of existing trees, shrubs and hedges to be removed.

(vi)          A programme for the completion and subsequent maintenance of the proposed landscaping.

(vii)         Details of the locations of bat boxes, bird boxes and hedgehog highways as recommended in the Environmental Walkover Survey Report

 

All soft and hard landscaping proposals and biodiversity measures shall be installed and carried out in accordance with the approved scheme and shall be completed during the planting season immediately following the commencement of the development or such other date as may be 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.

 

In addition, prior to the commencement of the implementation of the approved scheme, detailed proposals for a programme for the long term management and maintenance of all the approved landscaped and open space areas within the development shall be submitted for the further written approval of the Planning Authority.  Thereafter, all management and maintenance of the landscaped and open space areas shall be implemented, in perpetuity, in accordance with the approved programme.

 

Reason: Permission for the development has been granted in principle only and subsequent approval is required for these matters in accordance with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). In the interests of residential amenity, the setting of the Category B listed building and the landscape character of the site. 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.

 

(5) PROTECTION OF TREES

 

No development shall take place on site other than with the tree protection measures in place in accordance with the layout plan 2302-WHS-TP and the details within the Tree Survey Report by Astell Associates WHS-2302-TR, or such plan and details as are subsequently approved through MSC applications in relation to this permission.

 

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

 

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 - in order to ensure. adequate protection for the trees on site during the construction of the development.

 

Reason:  In order to preserve the character and visual amenity of the area and to ensure adequate protection of trees.

 

(6) PROVISION OF VISITOR PARKING LAY-BYS

 

That the access road shall not be brought into use nor any of the houses occupied unless there has been provided visitor parking lay-bys provided in accordance with the approved layout plan 004 P09 or such other plan as may be approved by the planning authority by means of MSC application relating to condition 02.

 

Reason: In the interests of road safety and residential amenity.

 

(7) PHOTOGRAPHIC SURVEY

 

No demolition or any other works in connection with the development hereby approved shall commence unless a photographic survey of the existing buildings and structures, and general views of the formal garden areas, on the application site has been submitted to and approved in writing by the planning authority. All external elevations of the buildings and structures together with the setting of the buildings and structures and any unusual features of the existing buildings and structures or garden shall be photographed. The photographic viewpoints must be clearly annotated on a plan to accompany the survey. The photographs and plan must be in a digital format and must be clearly marked with the planning reference number.

 

Reason: To ensure that a historic record of the buildings and former formal garden area is made for inclusion in the National Monuments Record for Scotland and in the local Historic Environment Record.

 

(8) REFUSE STORAGE

 

That no individual house shall be occupied unless there been laid out and provided bin collection points in accordance with details submitted to and approved in writing by the planning authority by way of matters specified in conditions application. These shall be in accordance with drawing 12140-HFM-ZZ-ZZ-DR-A-P(00) 002 P10 or such other plan as is subsequently approved, unless otherwise agreed in writing by the planning authority.

 

Reason: In the interests of health and safety.

 

(9) YELLOW LINES TURNING HEAD

 

That within six months of occupation of the first house on plots 4, 5 or 6 yellow lines shall be painted on the turning head at the east end of the access road, in accordance with a scheme approved by way of matters specified in conditions application.

 

Reason: In order to ensure safe access for refuse collection vehicles.

 

(10) CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN

 

That no development or demolition and site clearance shall take place unless a matters specified in conditions application comprising a site-specific Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Planning Authority. The CEMP must address the following issues:

(a)          Surface water management, including construction phase sustainable drainage measures;

(b)          Measures to control dust and protect residential amenity during demolition and construction

(c)          Measures to protect wildlife, including breeding birds, during construction

(d)          Site waste management including details of re-use on-site and off-site disposal of demolition materials.          

 

Reason: To minimise the environmental impact of construction and demolition.

 

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

 

The Convener moved, seconded by the Vice Convener:-

That the application be approved conditionally, subject to securing of developer contributions for primary and secondary education, healthcare and affordable housing, in line with the officer’s recommendation. 

 

Councillor Boulton, seconded by Councillor Clark, moved as an amendment:-

          That the Committee refuse the application for the following reasons:-

 

That the proposal would be contrary to Policy H1 (Residential Areas), D6 Historic Environment of the Aberdeen Local Development Plan and Policy 7 (Historic Assets and Places) and Policy 16 (Quality Homes) of NPF4 and would be overdevelopment by virtue of its adverse impact on the character of the residential area and residential amenity of the neighbourhood and by virtue of its adverse impact on the setting of the listed building.

 

On a division, there voted – for the motion (6) – the Convener, the Vice Convener and Councillors Copland, Farquhar, Lawrence and Macdonald – for the amendment (2) – Councillors Boulton and Clark – absent from the vote (1) – Councillor van Sweeden.

 

The Committee resolved:-

to adopt the motion and therefore approve the application conditionally, subject to securing of developer contributions for primary and secondary education, healthcare and affordable housing.