Agenda item

Planning Reference- 150329

The documents associated with this application can be found at:-

http://planning.aberdeencity.gov.uk/PlanningDetail.asp?ref=150329

Case Officer – Tommy Hart

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

That the Committee refuse the application for the part conversion and part extension of farm steading to form residential dwelling houses on the following grounds:-

(1) Policy NE2 (Green Belt) of the Aberdeen Local Development Plan (ALDP) states that new development in the Green Belt must meet the specific criteria set out in the policy, being that there is a presumption against most kinds of development with only limited exceptions. No information has been provided to justify the inclusion of two new build houses in the Green Belt. The proposal therefore does not comply with Policy NE2 (Green Belt) of the ALDP. If permitted, this application would create a precedent for more, similar developments to the further detriment of the objectives of the Green Belt Policy and the character and amenity of the Green Belt, when sufficient land has been identified for housing through the development plan;

(2) That although the principle of converting and extending a steading to provide residential accommodation is supported, in this particular instance the proposed development would be contrary to Policy NE2 (Green Belt) of the Aberdeen Local Development Plan and the Council’s Supplementary Guidance The Conversion of Steadings and other Non-residential Vernacular Buildings in the Countryside, in that it would result in inappropriate extensions and alterations that would, by way of scale and form, individually and collectively dominate and disguise the original steading and its character, to the detriment of the visual amenity and character of the green belt and landscape setting of the City; and

(3) That the garden spaces around the buildings proposed within the application site are such that they have not been carefully considered to respect their rural setting. The curtilage that is suggested in the plans would not be appropriate for the type and scale of buildings, specifically Unit Four as it would be unusually large. Therefore the plans do not comply with Policy NE2 (Green Belt) of the Aberdeen Local Development Plan and the Council’s Supplementary Guidance The Conversion of Steadings and other Non-residential Vernacular Buildings in the Countryside. 

The Convener moved, seconded by Councillor Crockett:-

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

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

That the Committee approve the application, subject to appropriate conditions, on the following grounds:-

(i)            that the bringing of old redundant buildings to new would improve the overall amenity of the area; and

(ii)          that by complying with the Council’s Low and Zero Carbon Buildings guidance it was suitable to the green belt area.

On a division, there voted:- for the motion (6) - the Convener; and Councillors Cormie, Crockett, Greig, Jaffrey and Malik; for the amendment (9) - the Vice Convener; and Councillors Boulton, Corall, Dickson, Lawrence, Jean Morrison MBE, Jennifer Stewart, Sandy Stuart and Thomson.

Subsequently the Head of Planning and Sustainable Development advised that the following conditions should be adhered to:-

(1)  that the building hereby approved shall not 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, and any recommended measures specified within that scheme for the reduction of carbon emissions have been implemented in full - to ensure that this development complies with requirements for reductions in carbon emissions specified in the City Council's relevant published Supplementary Guidance document, 'Low and Zero Carbon Buildings'; (2)  that none of the units hereby granted planning permission shall be occupied unless a scheme detailing cycle storage provision has been submitted to, and approved in writing by the planning authority, and thereafter implemented in full accordance with said scheme - in the interests of encouraging more sustainable modes of travel; (3) that no development shall take place unless a scheme detailing all external finishing materials to the roof, walls, windows and doors 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 - in the interests of visual amenity; (4) that notwithstanding the provisions of Article 3 and Schedule 1, Parts 1, 2 and 3 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (as amended) no extensions, alterations or improvements which materially affect the external appearance of the dwelling house, nor any means of enclosure shall be erected or carried out either on, or in the curtilage, of the dwelling houses hereby approved without a further grant of planning permission from the planning authority - in the interests of visual amenity; (5) that no development shall commence on site unless a plan has been submitted for the further written approval by the Planning Authority relative to the position of any rainwater goods, flues, electricity boxes and gas meters - in the interests of visual aesthetics of the property; (6) that no development pursuant to this planning permission shall take place, nor shall any part of the development hereby approved be occupied, unless there has been submitted to and approved in writing by the Planning Authority, a detailed scheme of site and plot boundary enclosures for the entire development hereby granted planning permission. None of the residential dwellings hereby granted planning permission shall be occupied unless the said scheme has been implemented in its entirety - in order to ensure each plot has a suitable amount of garden space and the agricultural land to the west of the building within the application site remains as agricultural land and does not form part of a residential feu; (7) that no development shall commence on site unless a plan has been submitted for the further written approval by the Planning Authority, in consultation with the Roads Authority, which shows adequate turning facilities within the application site for cars and emergency vehicles. Thereafter, no residential unit shall be occupied unless the turning areas have been implemented in full accordance with the approved details - in the interests of road safety; and (8) that no development shall commence on site unless a plan has been submitted for the further written approval by the Planning Authority, in consultation with the Roads Authority, which shows how the access track leading to the application site will be upgraded. Thereafter, no residential unit shall be occupied unless the assess track upgrades have been implemented in full accordance with the approved details - in the interests of road safety.

The Committee resolved:-

to approve the application, subject to the conditions specified.