Agenda item

Planning Reference Number – 151969

 

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

https://publicaccess.aberdeencity.gov.uk/online-applications/search.do?action=simple&searchType=Application

Enter the above planning reference number and click ‘Search’.

 

Planning Officer – Andrew Miller

 

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

 

that the application be approved subject to conditions and the applicant entering into a legal agreement to secure affordable housing and developer obligations towards education provision (Primary £372,600 and Secondary £270, 600), affordable housing (£12,500), strategic roads impact (£30,000) and sports and recreation (£32,400).

 

Gregor Whyte, Engineering Officer (Roads) advised that the recommendation above be amended to read that the strategic roads impact figure would be £10,000.

 

CONDITIONS:

 

(1)       No development shall take place unless a matters specified in conditions application has been submitted to and approved by the planning authority comprising –  

(a)       details of existing and proposed site levels;

(b)       details of layout, design and external appearance of -

(i)         buildings and ancillary structures;

(ii)        vehicular, cycle and pedestrian accesses and car and motorcycle parking;

(iii)       short and long term sheltered and secure cycle parking for flats;

(iv)       storage areas for waste and recyclables;

(v)        plot boundary enclosures;

(vi)       exterior lighting;

(c)        a detailed landscape strategy, including hard and soft landscaping proposals for the site;

(d)       as part of (b) above, a scheme for the reuse of granite from the fire station to be demolished as part of the development;

(e)       as part of b(ii) above, the access to the site from North Anderson Drive shall be constructed by the applicant to a standard as described in the Department of Transport Advice Note TD 41/95 (Vehicular Access to All-Purpose Trunk Roads) (as amended in Scotland) complying with Layout 4 (or such other layout as may be agreed).  The junction shall be constructed in accordance with the details approved and provided prior to any development commencing;

(f)        as part of b(ii) above, the emergency central reserve crossing shall be closed off prior to any development commencing;

(g)       as part of b(ii) above, any emergency access proposed to the north of the site shall be provided prior to any development commencing;

(h)       As part of b(ii) above, a scheme for the resurfacing of the existing footway on the western side of North Anderson Drive from the path access to Campsie Place north to the Lang Stracht, which includes the reinstatement of footway adjacent to the former fire station access;

(i)         details of compliance with the Council's supplementary guidance on Low and Zero Carbon Buildings.

 

Reason: in order to ensure a satisfactory design and layout of the plot, integrate the development into the surrounding landscape, ensure provision of a suitable level of parking and ensure provision of satisfactory drainage arrangements.

 

(2)       No development shall take place unless a matters specified in conditions application comprising a Noise Impact Assessment, carried out by a suitably qualified noise consultant, has been submitted to and approved by the planning authority.  The Noise Impact Assessment should:

(i)         be in accordance with Planning Advice Note (PAN) 1/2011 Planning and Noise and its accompanying Technical Advice Note;

(ii)        identify the likely sources of noise (including road traffic noise from North Anderson Drive and the Fire Station to the north); and

(iii)       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 noise assessment methodology should be submitted and agreed in writing with the Planning Authority in advance of the survey being undertaken.

 

Thereafter, the development shall be implemented in accordance with the mitigation measures recommended as part of the Noise Impact Assessment

 

Reason: in order to protect the occupants of the proposed residential units from noise pollution generated by nearby sources.

 

(3)       No development shall take place unless a matters specified in conditions application comprising a scheme of all foul and surface water drainage works for the whole development has been submitted to and approved by the planning authority in consultation with SEPA.  The scheme should include details of any additional criteria or limiting rates by Scottish Water for discharges to the combined sewer for surface water management.

 

Reason: in order to ensure adequate protection of the water environment from surface water run-off.

 

(4)       No development shall take place unless a matters specified in conditions application comprising a site specific construction environmental management plan (CEMP) has been submitted to and approved by the planning authority in consultation with SEPA.

 

Reason: in order to control pollution of air, land and water.

 

(5)       No development (excluding demolition) shall take place unless a matters specified in conditions application comprising a scheme to deal with any contamination has been submitted to and approved in writing by the planning authority.  The scheme shall follow the procedures outlined in Planning Advice Note 33 Development of Contaminated Land and shall be conducted by a suitably qualified person in accordance with best practice as detailed in BS10175 Investigation of Potentially Contaminated Sites - Code of Practice and other best practice guidance and shall include:

(i)         an investigation to determine the nature and extent of contamination,

(ii)        a site-specific risk assessment,

(iii)       a remediation plan to address any significant risks and ensure the site is fit for the use proposed.

 

No building(s) shall be occupied unless -

 

(a)       any long term monitoring and reporting that may be required by the approved scheme of contamination or remediation plan or that otherwise has been required in writing by the planning authority is being undertaken for that phase; and

 

(b)       a report specifically relating to the building(s) has been submitted and approved in writing by the planning authority that verifies that remedial works to fully address contamination issues related to the building(s) have been carried out, unless the planning authority has given written consent for a variation.

 

The buildings shall not be occupied unless a report has been submitted and approved in writing by the planning that verifies that completion of the remedial works, unless the planning authority has given written consent for a variation.

 

Reason: in order to ensure that the site is fit for human occupation.

 

(6)       That a visibility splay to the right (south) of the access to North Anderson Drive shall be provided and maintained to the satisfaction of the Planning Authority (in consultation with Transport Scotland as Trunk Road Authority).  The visibility splay shall have a setback of 4.5 metres along the centre line of the access from the nearside of the trunk road carriageway, with a y dimension of 70 metres.  In a vertical plane, the visibility splay shall be maintained free from obstruction between 0.26 metres and 2 metres in height

 

Reason: in the interests of road safety, in order to ensure road users have sufficient visibility when entering the trunk road.

 

(7)       No unit shall be occupied unless a matters specified in conditions application comprising a residential travel pack, aimed at encouraging use of modes of transport other than the private car, has been submitted to and approved by the planning authority.

 

Reason: in order to encourage use of more sustainable modes of transport.

 

(8)       No development shall commence unless a matters specified in conditions application comprising an Energy Statement has been submitted to and approved by the Planning Authority.  The Energy Statement shall:

·         include an assessment on the technical feasibility and financial viability of heat network/district heating for the development;

·         identify any available sources of heat (on or offsite);

·         identify other factors such as where land will be safeguarded for future district heating infrastructure; and

·         demonstrate how the findings have been incorporated into the design and layout of the proposal.

 

Reason: in order to ensure the development complies with Scottish Government policy to connect to district heating networks.

 

(9)       No development shall commence unless a matters specified in conditions application, detailing the upgrade of bus stops on Lang Stracht (adjacent to Lang Stracht Shopping Centre westbound and eastbound between North Anderson Drive and Mastrick Drive), has been submitted to and approved by the Planning Authority.

 

Reason: to promote sustainable travel / public transport – the bus stops being those most likely to be utilised by occupants of the consented development.

 

ADVISORY NOTES:

 

Roads and Access – Aberdeen City Council

 

The applicant is responsible for all costs involved and should be advised to contact the Road Network Maintenance Unit at least 6 weeks prior to any works starting on site and arrange for an estimate for the cost of works.  The Road Network Maintenance Unit can be contacted on the following details:

 

Tel: 01224 241500

RoElrick@aberdeencity.gov.uk, DanMackay@aberdeencity.gov.uk.

 

Further details on bus stop upgrade requirements are available from Mark Yule of ACC Public Transport Unit (01224 523073).

 

Advice on walking and cycling infrastructure improvements should be sought from ACC Transport Strategy.  Louise Napier (01224 523327) is the ACC contact for further details.

 

The internal road layout is to be designed to Aberdeen City Council standards.  The development will require to be subject to a Roads Construction Consent and Advice should be sought from Colin Burnet on 01224 522409 to discuss this matter in further detail.

 

Roads and Access – Transport Scotland

 

The granting of planning consent does not carry with it the right to carry out works within the trunk road boundary and that permission must be granted by Transport Scotland Trunk Road and Bus Operations.  Where any works are required on the trunk road, contact details are provided on Transport Scotland’s response to the planning authority which is available on the Council’s planning portal.

 

Trunk road modification works shall, in all respects, comply with the Design Manual for Roads and Bridges and the Specification for Highway Works published by HMSO.  The developer shall issue a certificate to that effect, signed by the design organisation.

 

Trunk road modifications shall, in all respects, be designed and constructed to arrangements that comply with the Disability Discrimination Act: Good Practice Guide for Roads published by Transport Scotland.  The developer shall provide written confirmation of this, signed by the design organisation. 

 

The road works which are required due to the above Conditions will require a Road Safety Audit as specified by the Design Manual for Roads and Bridges.

 

Any trunk road works will necessitate a Minute of Agreement with the Trunk Roads Authority prior to commencement.

 

SEPA

 

Pollution prevention and environmental management

The finalised CEMP should address all potential pollution prevention, environmental management and waste management issues related to proposed development.  We produce a series of Pollution Prevention Guidelines (PPGs).  The principles of any relevant PPGs should be incorporated into the method statement rather than just referenced.  Particular attention should be given to the construction PPGs.  In addition these plans should be accompanied by supporting drawings (for example identifying storage locations, buffers to sensitive receptors including natural water features on site, field drains and Scottish Water pipe network infrastructure, location of construction phase SUDS etc).

 

As referenced above there are surface water sewers in the vicinity of the site that discharge to a burn so specific details of how these will be protected during the construction works, to prevent silt entering them, should be provided.  Details of how all existing drainage on the site will be dealt with i.e. decommissioned or removed should be provided. 

 

In addition to including details of the contractor’s plans to minimise the volume of waste produced on site the CEMP should also include a site specific waste management plan for the demolition works.  This should include details of the demolition contractor’s management proposals for the resulting demolition waste at the site, including investigation of any hazards associated with such waste and details of appropriate mitigation measures to ensure that the risks to the environment posed by such wastes are minimised as far as reasonably practicable.

 

Heat Networks and District Heating

 

SEOA advise the applicant that the feasibility study, requested by condition in section 3.7 above, should assess the technical feasibility and financial viability of heat network / district heating for this site, identifying any available sources of heat (either within the site or offsite)and other factors such as where land will be safeguarded for future district heating infrastructure.  Demonstration should then be provided within the Design and Access statement (or other supporting statement) and detailed layout plans on how the findings of the feasibility study have been incorporated into the design and layout of the proposal.

 

Regulatory requirements

 

The DA states “Surface water run-off from construction areas will, where practicable, not be drained to the permanent drainage system.” The applicant should ensure surface water management during the construction works is in compliance with The Controlled Activities Regulations (CAR) General Binding Rules (GBR’s) 10 and 11.

 

Further details of these requirements are available in the CAR practical guide but we would highlight that Rule g of GBR 10 and b of GBR 11 requires that “All reasonable steps must be taken to ensure that any matter liable to block, obstruct, or otherwise impair the ability of the SUDS is prevented from entering the system.” and “Any matter liable to block, obstruct or otherwise impair the ability of the surface water drainage system must not be disposed of into the system or onto a surface that drains into the system.”

 

Details of regulatory requirements and good practice advice for the applicant can be found on the Regulations section of our website.  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.

 

The Committee resolved:-

(i)         to approve the application conditionally; and

(ii)        that officers investigate the possibility of installing road signage at the entrance to Maryville Park to prevent U-turns and unauthorised use.