Agenda item

The Local Review Body (LRB) of Aberdeen City Council met on this day to review the decision taken by an appointed officer under the Council’s Scheme of Delegation to refuse the request for planning permission for the proposed demolition of the former mill building and erection of a replacement dwelling house at the Mill, Clinterty, Aberdeen, 160426

Councillor Milne as Chairperson gave a brief outline of the business to be undertaken.  He indicated that the LRB would be addressed by the Assistant Clerk, Mrs Lynsey McBain as regards the procedure to be followed and also, thereafter, by Mr Robert Forbes who would be acting as the Planning Adviser to the Body in the case under consideration this day.

The Chairperson stated that although the Planning Adviser was employed by the planning authority hehad not been involved in any way with the consideration or determination of the application under review and was present to provide factual information and guidance to the Body only.  He emphasised that the officer would not be asked to express any view on the proposed application.

The Local Review Body was then addressed by Mrs McBain, Assistant Clerk in regards to the procedure to be followed, at which time reference was made to the procedure note circulated with the papers calling the meeting and to certain more general aspects relating to the procedure.

In relation to the application, the LRB had before it (1) a delegated report by Ms Dineke Brasier, Planner, dated 7 April 2016; (2) the decision notice dated 11 August 2016; (3) copies of the plans showing the proposal; (4) links to the planning policies referred to in the delegated report; (5) a letter of representation and (6) the Notice of Review submitted by the applicant’s agent along with an accompanying statement and documents.

The LRB was then addressed by Mr Forbes and it was noted that the Notice of Review pertains to the decision of Aberdeen City Council under Delegated Powers of the 11 August 2016 to refuse planning permission to take down the existing mill building and to reconstruct it with an element of extension, resulting in a new four bedroom detached dwelling.  The building is located in the Green Belt, immediately east of the administrative boundary with Aberdeenshire and the main existing structure/building comprises a part single and part two storey former mill of vernacular style and constructed in granite, with a dual pitched slated roof and rectangular footprint.  The site is triangular and located near a ‘Y’ shaped road junction, connecting the B979 (Skene – Tyrebagger Road) with the C93C Borrowstone Road running between the A944 at Kingsford to the B979.

In regards to consultation comments, Mr Forbes advised that there had been no comments from roads, environmental health or contaminated land unit.  The flooding team had advised that further information on surface water drainage proposals was required including design calculations and drawings or a drainage impact assessment.  One letter of objection was also received.  Mr Forbes also made reference to the relevant planning policies, previous planning history of the site and reason for refusal.

The Grounds of Appeal Statement which accompanies the Notice of Review advised (a) that the building was structurally unsound and would need to be largely rebuilt in places; (b) that it was necessary that the building should be entirely demolished and to rebuild the steading, largely as is, but with the building moved one metre from the south-east boundary which would further reduce any possible over shading or privacy issues between the property and the neighbouring property; (c) that the granite stonework and roof slates were to be salvaged from the existing building and re-used to clad the new build; (d) that the proposal had been designed to suit the existing building with a modern extension out to the west side, as was previously proposed in 2008; and (e) that demolition and rebuilding of the redundant buildings in this case is adequately justified and is backed up by what is shown in the design statement, design drawings, the engineer’s structural report and additional documents for the Environmental survey and topographical survey.

The delegated report advised that the stated reason for refusal of planning permission was as follows:-

The principle of the proposal to demolish the existing building and construct a new dwelling would be contrary to policy NE2 (Green Belt) of the Aberdeen Local Development Plan, policy NE2 (Green Belt) of the Proposed Local Development Plan and the Supplementary Guidance: Conversion of Steadings and Other Non-Residential Vernacular Buildings in the Countryside, as it would represent the construction of an additional new dwelling in the Green Belt without any clear and acceptable justification.

The Local Review Body then agreed by majority that the review under consideration should be adjourned in order for a site visit to be conducted in due course.