Agenda item

Planning Reference – 141837

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

http://planning.aberdeencity.gov.uk/PlanningDetail.asp?ref=141837

Planning Officer – Andrew Miller

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 planning permission for the demolition of a hotel and the erection of 68 affordable flats, subject to the following conditions but to withhold consent until a legal agreement is entered into by the applicant and the Council to ensure the development is restricted solely to affordable housing and to secure developer obligations towards primary and secondary education, the core path network, open space and the Strategic Transport Fund:-

(1)  That no development pursuant to this planning permission shall take place unless there has been submitted to and approved in writing for the purpose by the planning authority an assessment of the noise levels likely within the building, unless the planning authority has given prior written approval for a variation.  The assessment shall be prepared by a suitably qualified independent noise consultant and shall:  (a) be in accordance with Planning Advice Note (PAN) 1/2011 Planning and Noise and its accompanying Technical Advice Note, (b) identify the likely sources of noise; and (c) indicate the measures to reasonably protect the amenity of the occupants of the development from all such sources of noise that have been identified.  The property shall not be occupied unless the said measures have been implemented in full - in the interests of residential amenity.  (2)  Development shall not commence until a bird hazard management plan (BHMP) has been submitted to and approved in writing by the planning authority.  The submitted plan shall include details of the management of potential bird attractants which be attractive to nesting, roosting and "loafing" birds, and measures in place to implement removal of birds/eggs/nests if deemed necessary.  The BHMP must also provide a plan for the duration of earth works, outlining the developer's commitment to managing the risk of attracting birds to the site during excavation activities.  Thereafter the agreed measures shall be implemented in full - to avoid endangering the safe movement of aircraft and the operation of Aberdeen International Airport through the attraction of birds.  (3)  That the development hereby approved shall not be occupied unless the car parking areas hereby granted planning permission have been constructed, drained, laid-out and demarcated in accordance with drawing no.5257-101 Rev K 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 cars ancillary to the development and use thereby granted approval - in the interests of public safety and the free flow of traffic.  (4)  That the development hereby approved shall not be occupied unless a schedule of work relating to the upgrading of the existing bus shelter adjacent to the site on the eastbound side Kepplehills Road and the provision of a new bus shelter on the westbound side of Kepplehills Road has been submitted to and approved in writing by the planning authority.  Thereafter, the new bus shelters shall be provided in accordance with the approved details prior to the occupation of the development – in the interests of sustainable travel and to encourage a reduction in the level of private car trips generated by the development.  (5)  That the development shall not be occupied unless the two path links to the north of the site into the adjacent playing field, as shown in drawing no. 5257-101 Rev K, have been completed and provided for use – in order to ensure that the development is served by suitable links to the adjacent amenity space, in the interests of the amenity of the occupants of the development hereby approved.  (6)  That notwithstanding the specification of white dry dash render on drawing nos.  5257-301 Rev C, 5257-302 Rev C, 5257-303 Rev C hereby approved is not approved and the development hereby approved shall be externally finished with a variety of different colours of dry dash renders to the external walls to be submitted to and approved by the Council as planning authority – in order to minimise visual intrusion of the development.  (7)  That all planting, seeding and turfing comprised in the scheme of landscaping as shown in drawing no.0959/01 hereby approved 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.  (8)  That no development shall take place unless schemes for external lighting for the completed development, as well as construction phase, have been submitted to and approved in writing by the planning authority, and thereafter implemented in full accordance with said scheme.  The external lighting shall be of a flat glass, full cut off design, mounted horizontally, and shall ensure that there is to be no light spill above the horizontal – in the interest of public safety and to ensure the lighting does not distract crew operating at Aberdeen International Airport.  (9)  That prior to first occupation of the units or completion of the development (whichever is the soonest), a travel plan shall be submitted to and approved by the Council (as planning authority) Thereafter the measures identified in the travel plan shall be implemented in accordance with the approved plan - in the interests of sustainable travel.  (10)  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 - in order to ensure adequate protection for the trees on site during the construction of the development.

INFORMATIVES

Roads Construction Consent

The roads authority does not envisage adopting the internal access beyond the tangent point of the proposed bellmouth onto Kepplehills Road.  It is suggested that the applicant confirms adoption arrangements whilst agreeing the extent of roadworks to be included in an RCC application to Colin Burnet (tel. 01224 522409).

SEPA

Details of regulatory requirements and good practice advice for the applicant can be found on the Regulations section of www.sepa.org.uk.  If you are unable to find the advice you need for a specific regulatory matter, please contact a member of the operations team in your local SEPA office at:

• Inverdee House, Baxter Street, Torry, Aberdeen AB11 9QA Tel.  01224 266600

Aberdeen International Airport

Attention is drawn to the requirement within the British Standard Code of Practice for the Safe Use of Cranes (BS7121), specifically section 9.9.3 (Crane Control in the Vicinity of Aerodromes) which requires the responsible person to consult the aerodrome manager for permission to work if a crane is to be used within 6km of an aerodrome and its height would exceed 10m or that of surrounding trees and structures.

Use of cranes, scaffolding above the height of the proposed development, or other tall construction equipment must be notified to Aberdeen International Airport Safeguarding Manager (safeguarding@aiairport.com / 01224 725756) at least one month prior to use.  Failure to do so may result in any responsible person being guilty of an offence under Article 137 (Endangering Safety of an Aircraft) of the Air Navigation Order (CAP 393) which states that a person must not recklessly or negligently act in a manner likely to endanger an aircraft.

Construction Works

In order to protect occupants of the neighbouring residences/offices/shops from any potential noise nuisance, demolition and building works should not occur:

a)         outwith the hours of 7am to 7pm on Monday to Friday

b)         outwith the hours of 9am to 4pm Saturdays

c)         at any time on Sundays, except for works inaudible outwith the application site boundary.

If piling operations are to be carried out, agreement should be reached with this Service regarding hours of operation.

            DECLARATION OF INTEREST

At this juncture, Councillor Lawrence spoke on behalf of one of his constituents who had objected to the proposal on the grounds of its massing directly opposite his house, which he felt would result in overshadowing.  Accordingly, in terms of section 7.15 of the Councillors Code of Conduct, Councillor Lawrence declared an interest in the matter and withdrew from the meeting.

The Committee resolved:-

to approve the recommendation.