Agenda item

Planning Reference – 130381

Planning Application Documents can be viewed here –

http://planning.aberdeencity.gov.uk/PlanningDetail.asp?ref=130381

The Committee had before it a report by the Head of Planning and Sustainable Development which recommended:-

That the Committee express a willingness to approve the application for the demolition of the former hospital buildings and the construction of a residential development of 323 units comprising 89 new build houses, 198 new build flats and the conversion of the former hospital building to form 36 flats, with associated car parking, open space and infrastructure, subject to the conclusion of a legal agreement to secure (a) 25% affordable housing provision, including 15% on-site; (b) developer contributions in relation to primary education, community facilities, sports and recreation and library facilities, in line with the assessment carried out by the Council’s Developer Obligations team; (c) participation in a car club in order to mitigate the identified shortfall in car parking by providing membership for residents; and (d) contributions towards mitigation works at junctions in the local road network in the event that the development is implemented prior to Berryden Corridor road widening, and subject to the following conditions:-

(1)  That no development shall be undertaken until such time as a phasingscheme, detailing the phased delivery of internal roads, footpaths and open spaces to serve respective phases of development, has been submitted to and agreed in writing by the planning authority.  Thereafter, unless otherwise agreed in writing by the planning authority, the development shall be implemented in accordance with the agreed phasing scheme; (2)  That no development shall take place unless a scheme detailing the proposed site and plot boundary enclosures for the development site, including extensive reuse of granite downtakings in boundary walls and appropriate proposals for the gating of paths to the rear of terraced properties, has been submitted to the planning authority and subsequently approved in writing.  Thereafter no unit within a phase shall be occupied unless the boundaries for that phase have been provided in accordance with the agreed scheme, or such other drawing as may subsequently be submitted and approved in writing by the planning authority; (3) That no development shall take place unless a scheme detailing all external finishing materials to the roof and walls 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; (4) That no development shall be undertaken until such time as a Phase II intrusive site investigation to assess the potential risks from any contamination on-site has been submitted and approved in writing by the planning authority, in consultation with the Council's Environmental Health service, and that (if found to be necessary) supplementary investigations are carried out thereafter.  Unless otherwise agreed in writing, no building within the development shall be occupied until any agreed remediation measures have been carried out to the satisfaction of the planning authority.  Note: this investigation should be carried out in advance of demolition in order to ensure that the process of demolition itself does not result in the mobilisation of contaminants, increase risk and complicate any necessary remediation; (5)  That no development shall be undertaken until such time as a site specific environmental management plan (EMP), incorporating detailed pollution prevention and mitigation measures for all construction elements potentially capable of giving rise to pollution during all phases of construction, has been submitted to and approved in writing by the planning authority, in consultation with SEPA.  Thereafter all work shall be carried out in accordance with the approved plan; (6) That none of the buildings hereby approved shall be occupied unless a scheme detailing compliance with the Council's 'Low and Zero Carbon Buildings' supplementary guidance has been submitted to and approved in writing by the planning authority for that building, and any recommended measures specified within that scheme for the reduction of carbon emissions have been implemented in full; (7)  That no development shall be commenced until such time as the mitigation measures set out in the submitted bat surveys (Countrywise, July - Sept 2013 and Astell Associates ref RCH-1411-BS, 9 Nov 2014), or any other mitigation scheme agreed in writing by the planning authority, have been implemented; (8) That no buildings within a particular phase shall be occupied unless there has been submitted to, and approved in writing by, the planning authority, a comprehensive Residential Travel Pack for that  phase, setting out proposals for reducing dependency on the private car.  This should also include information on external connectivity to key facilities, and, in consultation with local schools and the planning authority, information on safer routes to schools; (9)  That no development shall be undertaken until such time as a construction programme, including information about construction access arrangements and typical daily construction vehicle movements, has been submitted and agreed in writing by the planning authority, in consultation with colleagues in the Council's Roads Projects Team; (10) That prior to the occupation of any of the flatted properties within the development, the developer shall provide the 2 car club spaces as shown on drawing  L(--)002-rev AH, or such other drawing as may be approved in writing by the planning authority for this purpose, and thereafter such spaces shall be retained in complete accordance with the details as so agreed; (11)  That no building within the development hereby approved shall be occupied unless the car,  motorcycle (including a secure fixed point) and bicycle parking areas serving those buildings have been constructed, drained, laid-out and demarcated in accordance with drawing L(--)002-rev H of the plans hereby approved 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 other than the purpose of the parking of vehicles ancillary to the development hereby granted approval; (12)  That no development shall take place unless a further detailed scheme of hard and soft landscaping for the site (which includes a full Arboricultural Impact Assessment and indications of all existing trees and landscaped areas on the land, details of any to be retained together with measures for their protection in the course of development, and the proposed areas of tree/shrub planting including details of numbers, densities, locations, species, sizes and stage of maturity at planting, all hard landscaping including proposed materials and street furniture) has been submitted to and approved in writing for the purpose by the planning authority; (13) That all planting, seeding and turfing comprised in the approved scheme of landscaping 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; (14) That no development shall take place unless a plan showing those trees to be removed and those to be retained and a 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; (15) That no part of the development hereby approved shall be occupied unless a plan and report illustrating appropriate management proposals for the care and maintenance of all trees to be retained and any new areas of planting (to include timing of works and inspections) has been submitted to and approved in writing by the planning authority.  The proposals shall be carried out in complete accordance with such plan and report as may be so approved, unless the planning authority has given prior written approval for a variation; (16)  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; (17)  That no dwellings within a given phase of the development hereby granted planning permission shall be occupied unless the area/areas of public open space within that phase, as identified on Drawing No. L (--)002-rev A of the plans hereby approved (or such other drawing as may be subsequently approved), have been laid out in accordance with a scheme which shall be submitted to and approved in writing by the planning authority.  No development pursuant to this planning permission shall take place unless such a scheme detailing the manner in which the open space is to be managed and maintained has been submitted to and approved in writing by the planning authority.  Such scheme shall include provision for a play area comprising at least five items of play equipment and a safety surface; (18) That no development shall take place unless a further detailed scheme of refuse and recycling storage has been submitted to and approved in writing by the planning authority.  Thereafter no unit within a given phase shall be occupied unless the refuse and recycling storage for that phase has been provided in accordance with the said scheme; (19)  That unless otherwise agreed in writing, no part of the development hereby granted planning permission shall be occupied unless all drainage works detailed on Fairhurst drawing number 96600/2050-rev C or such other plan as may subsequently be approved in writing by the planning authority for the purpose have been installed in complete accordance with the said plan; (20) That no development shall take place unless a scheme for external lighting has been submitted to and approved in writing by the planning authority, and thereafter implemented in full accordance with said scheme; and (21) That unless otherwise agreed in writing with the planning authority, no building within the development hereby approved shall be occupied until such time as a traffic light controlled junction has been introduced at the main access onto Berryden Road, in accordance with a detailed specification submitted to and agreed in writing by the planning authority, in consultation with the Council's Roads Projects Team.

INFORMATIVES

1.         Construction hours - it is recommended that no construction or demolition work should take place: (a) outwith the hours of 7.00am to 7.00pm Mondays to Fridays; (b) outwith the hours of 9.00am to 4.00pm Saturdays; or (c) at any time on Sundays, except (on all days) for works inaudible outwith the application site boundary.  Please note that separate statutory noise controls exist under environmental health legislation.

2.         Separate licensing regime for works affecting bat roosts.

Please note that, separate from this grant of planning permission, it is likely that a licence from Scottish Natural Heritage will be required in relation to works affecting bat roosts - it is the applicants' responsibility to ensure that the appropriate licence has been obtained before such works affecting a European Protected Species (including demolition works) are undertaken.

The Vice Convener moved, seconded by Councillor Corall:-

That the application be approved in accordance with the recommendation contained within the report.

Councillor Jennifer Stewart moved as an amendment, seconded by Councillor Greig:-

That the application be refused on the grounds that the proposed development would create an adverse impact on the surrounding roads infrastructure, and that insufficient measures were contained within the application to provide mitigation in this area.

On a division, there voted:-  for the motion  (10)  -  the Vice Convener; and Councillors Boulton, Corall, Cormie, Jaffrey, Lawrence, Malik, Jean Morrison, Sandy Stuart and Thomson;  for the amendment  (2)  -  Councillors Greig and Jennifer Stewart;  absent from the division  (2)  -  the Convener; and Councillor Crockett.

The Committee resolved:-

to adopt the motion.

- RAMSAY MILNE, Convener; and ANDREW FINLAYSON, Vice Convener.