Agenda item

Planning Reference – 250479

 

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 a secondary school community campus with associated external amenities, including landscaping, parking and sports pitches, including demolition of the existing school and associated buildings, at Hazlehead Academy, Groats Road Aberdeen, be approved 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 pursuant to the academy school building shall take place unless a scheme and/or samples detailing all external finishing materials to the roof, walls 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. This shall include clarification of colour of mortar and bonds used in the brickwork

 

Reason - In the interests of visual amenity.

 

(03)    BAT SURVEY

 

That a preliminary bat roost assessment and summer bat survey shall be undertaken during the survey season in 2026, and that the recommendations as set out in that bat survey shall be implemented in full prior to demolition of the three school buildings located along the southern site boundary.

 

Reason – To ensure the demolition of the three buildings with moderate bat roosting potential will have no adverse impact on the bat population in the surrounding area. 

 

(04)    BAT MITIGATION MEASURES

 

That a detailed scheme providing as a minimum eight bat boxes in the proximity of the three school buildings located in the southern part of the site or in the woodland immediately to the south of the application site shall be submitted and approved in writing by the Planning Authority. The approved scheme shall subsequently be installed during 2026.

 

Reason – To ensure that the demolition of the three buildings with moderate bat roosting potential will have no adverse impact on the bat population in the surrounding area.

 

(05)    BIODIVERSITY IMPROVEMENT MEASURES

 

That prior to occupation of the development hereby approved, biodiversity improvement measures as specified in section 4.4 of the Biodiversity Net Gain Feasibility Assessment by EnviroCentre, dated July 2025 shall be implemented in full and that photographic evidence of implementation of these measures have been provided to the Planning Authority.

 

Reason – To ensure an improvement to biodiversity across the site.

 

(06)    LANDSCAPING SCHEME (IMPLEMENTATION)

 

That all planting, seeding and turfing comprised in the approved scheme of landscaping as shown in the hereby approved drawing 8461-RYD-00-EX_00-D-L-001906/Rev02 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 - in the interests of the amenity of the area.

 

(07)    TREE PROTECTION (01)

 

That no development shall take place unless the scheme for tree protection as shown on drawing ‘Tree Protection Plan’ by Struan Dalgleish Arboriculture has been implemented. Subsequently, the tree protection shall remain in place during construction works on the site.

 

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

 

(08)    TREE PROTECTION (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.

 

(09)    OUTDOOR SEATING AND EQUIPMENT

 

That no development pursuant to the academy building shall take place unless details of outdoor seating, including canopies, and proposed external gym equipment as set out on the hereby approved drawing 8461-RYD-00-EX_00-D-L-001902/Rev04 have been submitted and approved in writing by the Planning Authority. Subsequently, the building shall not be brought into use until the approved details have been implemented.

 

Reason – To ensure a good quality environment for students and in the interest of visual amenity.

 

 

 

(10)    CYCLE PARKING  

 

That the academy building hereby approved shall not be occupied unless details of cycle parking storage areas have been submitted and approved in writing by the Planning Authority, and the approved details have been implemented in full.

 

Reason – To promote sustainable transport modes.

 

(11)    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 on the application site has been submitted to and approved in writing by the Planning Service. All external elevations of the buildings and structures together with the setting of the buildings, structures and play areas shall be photographed, together with key internal spaces (a typical classroom, hall, canteen area etc). 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 building is made for inclusion in the National Record of the Historic Environment for Scotland and in the local Historic Environment Record, owing to its community role it has served since 1970.

 

(12)    CONSTRUCTION ENVIRONMENT MANAGEMENT PLAN

 

That no development shall take place until a Construction Environment Management Plan has been submitted to and approved in writing by the Planning Authority. As a minimum, this should cover:

(a)           A Demolition Method Statement including details of the recycling of waste materials;

(b)           An ‘Air Quality (Dust) Risk Assessment’ carried out by a suitably qualified consultant, to predict the likely dust levels resulting from the proposed development and its impact on air quality including a determination of it significant; and

(c)           A ‘Dust Management Plan’, which shall be based on the results of the ‘Air Quality (Dust) Risk Assessment’

(d)           A ‘Construction Noise Impact Assessment’, which should:

                        i.         Be undertaken by a suitably qualified noise consultant

                       ii.         Demonstrate adherence to the guidance contained within: BS8228 – 1:2009+A1:2014 Code of practice for noise and vibration control on construction sites and open sites – Part 1 Noise and Part 2: Vibration

                      iii.         Identify the sources of construction noise likely to impact on the existing residences.

                     iv.         predict the impacts of the noise sources on the proposed residential development

                       v.         Detail the noise mitigation measures to reduce noise from the construction noise sources to an acceptable level to reasonably protect the amenity of the occupants of the proposed residences.

                     vi.         The methodology for the noise assessment should be submitted and agreed in writing with the Environmental Protection Team in advance of the assessment.

 

Any such scheme as has been approved shall subsequently be implemented during the construction works.

 

Reason: In the interest of public health.

 

(13)    RESTRICTION ON HOURS – MULTI-USE GAMES AREAS

 

That the multi-use games areas hereby approved shall not be in use between 22:00 and 08:00 on any given day.

 

Reason – in the interest of residential amenity.

 

(14)    SCHOOL TRAVEL PLAN

 

That the academy building hereby approved shall not be brought into use unless a Travel Plan, incorporating suitable aims and measures to encourage the use of sustainable and active travel by staff and students to and from the site, has been submitted to and agreed in writing by the Planning Service. Thereafter the development shall be operated in accordance with the agreed Travel Plan.

 

Reason – In the interest of promoting the use of sustainable and active travel by staff and students.

 

(15)    PAVEMENT – GROATS ROAD

 

That the academy building hereby approved shall not be occupied unless a scheme detailing the installation of a footpath along the east side of Groats Road for a minimum distance of 125m in a southwards direction from its junction with Queens Road, and a parallel crossing into the school grounds has been submitted to and agreed in writing by the Planning Service. Any such scheme as has been approved shall subsequently be implemented prior to opening of the academy building.

 

Reason – In the interest of promoting the use of sustainable and active travel by staff and students.

 

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

 

During questioning, Councillor Macdonald advised that she was a Board member on Aberdeen Heat and Power Network but did not feel that the connection would prevent her from remaining in the meeting during consideration and determination of the application.

 

The Committee resolved:-

(i)             to note that Councillor Blake would email over her concerns in relation to the travel plan to the planning service as soon as possible; and

(ii)            to approve the application conditionally.