Agenda item

Planning Reference – 160845

 

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 Planning Reference number shown above into the search box at the bottom of the webpage and click ‘Search’.

 

Planning Officer – Robert Forbes

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

 

That there be a willingness to approve the application subject to conditions, but consent to be withheld until contributions towards Core paths, bus facilities on King Street and the provision of two City Car Club vehicles, including costs associated with necessary Traffic Regulation Orders, had been secured.

 

CONDITIONS

 

1.     No development shall take place, other than demolition, unless it is carried out in full accordance with a scheme to address any significant risks from contamination on the site that has been 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:-

1.   an investigation to determine the nature and extent of contamination;

2.   a site-specific risk assessment;

3.   a remediation plan to address any significant risks and ensure the site is fit for the use proposed;

4.   verification protocols to demonstrate compliance with the remediation plan.

No buildings on the development site shall be occupied unless:-

(i)   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; and

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

The final building on the application site shall not be occupied unless a report has been submitted and approved in writing by the planning authority that verifies that the remedial works have been carried out in full accordance with the remediation plan, unless the planning authority has given written consent for a variation.

 

Reason: to ensure that the site is suitable for use and fit for human occupation

 

2.     The properties hereby approved shall not be occupied unless the following noise mitigation measures, or such alternative measures as may be agreed, have been implemented in full, having at least an equivalent effect to those measures contained within the associated noise impact assessment (Ref. 15482-R01-B – 23 May 2016) including the following:-

(1)       A minimum overall façade sound insulation R’w + Ctr (dB) of 28

AND a minimum trickle ventilator performance of Dn,e,w + Ctr (dB) of 33

(2)       Adherence to the stated operational noise level limits, namely:-

a) NR 48 at 3 m from the boiler room façade,

b) NR 50 at 3 m from the plant room façade,

c) NR 39 at 3 m from the electrical substation.

(3)       Provision of a GRP enclosure around the substation, along with minimising the open area of any ventilation louvres in the enclosure to ensure the noise limit for the substation is met.

 

Reason: in the interests of residential amenity and avoidance of conflict with adjacent commercial uses.

 

3.     The buildings hereby approved shall not be occupied unless a scheme detailing proposals for the storage and collection of refuse generated on the site, including recycling facilities, has been has been submitted to and approved in writing by the planning authority and the provisions of that scheme shall be implemented in full at all times when the buildings are in use. The buildings shall not be occupied unless management of the bin storage and waste generation / disposal is undertaken in accordance with the Student Accommodation Management Plan.

 

Reason: to promote sustainable principles and safeguard public health and residential amenity.

 

4.     No construction works in connection with the development hereby approved shall take place, other than demolition, unless a further scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority, including further details of urban realm / street works on Pittodrie Street and Merkland Road East within the site, including provision of street trees / re-use of granite kerbs. All groundworks, planting, seeding and turfing shall be carried out in accordance with the approved scheme during the first planting season following completion of the relative development parcel and any trees or plants which within a period of 5 years from the completion of the development are, in the opinion of the planning authority, dying or have been severely 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.

 

Reason: to ensure the implementation of a satisfactory scheme of landscaping in the interests of the amenity of the site and the surrounding area

 

5.     The development hereby approved shall not be occupied unless the proposed off street vehicle parking area has been constructed, drained, laid-out and demarcated, all in accordance with drawing no. 15065-L-200 rev E05 of the plans hereby approved, or other such drawing as may be subsequently submitted and approved in writing by the planning authority. Such parking area shall not be used for any purpose other the parking of vehicles relating to the student accommodation. None of the units hereby approved shall be occupied unless the cycle storage / parking facilities shown on drawing number 15065-L-200 rev E05 have been implemented and are available for use.

 

Reason: to ensure public safety and traffic management of the area concerned and to encourage use of sustainable forms of transport

 

6.     The buildings hereby approved shall not be occupied unless a scheme detailing compliance with the council's Low and Zero Carbon Buildings supplementary guidance, including details of potential connection to the Aberdeen Heat and Power district heating network, has been submitted to and approved in writing by the planning authority and any recommended measures within that scheme for the reduction of carbon emissions have been implemented in full.

 

Reason: to ensure the building complies with the council's requirements regarding energy efficiency and carbon emissions.

 

7.     No development in connection with the permission hereby approved shall take place, other than demolition, unless full details of the proposed means of disposal of surface water from the development have been submitted to and approved in writing by the planning authority. Unless otherwise agreed in writing by the planning authority, surface water shall be disposed of via the use of sustainable urban drainage systems. The development shall not be occupied unless the agreed drainage system has been provided in its entirety and maintained thereafter at all times in accordance with the approved scheme.

 

Reason: to ensure the provision of an adequate sustainable drainage system in the interests of the amenity of the area.

 

8.     No development in connection with the permission hereby approved shall take place, other than demolition, unless details of all the materials to be used in the external finishes for the proposed development, and construction details of façade elements including granite reuse / new granite at the entrance screen, and dormer windows, roof/verge details and rainwater goods, have been submitted to and approved in writing by the planning authority. The development shall be carried out in full accordance with the approved details.

 

Reason: In the interests of the appearance of the development and safeguarding the visual amenity of the area.

 

9.     No development in connection with the permission hereby approved shall take place, other than demolition, unless details of site / boundary treatments, including details of the proposed railings / gates / walls, including re-use of natural granite from downtakings, has been submitted to and approved in writing by the planning authority. The development shall thereafter be carried out in full accordance with the approved details.

 

Reason: In the interests of safeguarding the visual amenity of the area and the amenity / security of occupants.

 

10.  The development hereby approved shall not be occupied unless provision has been made for the upgrading of the footways at the development frontages on Pittodrie Street and Merkland Road East, in accordance with a scheme which has first been submitted to and approved in writing by the planning authority prior to the commencement of works.

 

Reason: In the interests of safe pedestrian accessibility and improvement of the public realm.

 

11.  No development shall be undertaken pursuant to this grant of planning permission unless a scheme detailing the provision of 2 Car Club vehicles on Pittodrie Street / Merkland Road East, along with associated lining and signage, has been submitted to and approved in writing by the planning authority, unless otherwise agreed in writing. Thereafter the development shall not be occupied unless provision has been made in accordance with the agreed scheme.

 

Reason: In order to provide an appropriate alternative to on-site residents’ car parking.

 

12.  The development hereby approved shall not be occupied unless a Travel Plan has been submitted to and agreed in writing by the planning authority, including details of a Travel Pack to be provided to residents of the development.

 

Reason: In the interests of discouraging unsustainable travel.

 

13.  The development hereby approved shall not be occupied unless a Management Plan relating to the operation of the approved student accommodation facility, including management of on-site parking, has been submitted to and agreed in writing by the planning authority, and thereafter is managed in accordance with the details so agreed.

 

Reason: In the interests of preserving residential amenity and managing vehicle traffic associated with the development.

 

14.  No demolition or any other works in connection with the development hereby approved shall take place unless a photographic survey of the existing buildings and structures on the application site (Site B) has been submitted to and approved in writing by the planning authority. All external and internal elevations of the buildings and structures, together with the setting of the buildings and structures and any unusual features of the existing buildings and structures, shall be photographed. The photographic viewpoints must be clearly annotated on a plan to accompany the survey. The photographs and plan must be in a digital format and must be clearly marked with the planning reference number.

 

Reason: To ensure that a historic record of the building is made for inclusion in the National Monuments Record for Scotland and in the local Sites and Monuments Record.

 

ADVISORY NOTE FOR APPLICANT

INFORMATIVE

 

In order to protect amenity of the occupants of the neighbouring residences from noise produced as a result of, site/ground preparation works and construction works, the following measures are suggested:

a)    Provision of suitable solid hoarding with acoustic properties to be erected around the development site boundary (of minimum 2m height) during, site/ground preparation works and construction.

b)    Operations creating noise which is audible at the site boundary should not occur outside the hours of 07:00 to 19:00 Monday to Friday and 09:00 to 16:00 on Saturdays

c)     Identify the likely significance of the noise levels affecting residential premises during the accepted times and apply a maximum threshold level established through application of an appropriate method described within Annex E of BS5228 1:2009+A1:2014.

 

It is advised that the applicant / developer contact the Council’s Environmental Health

Service at an early stage and before construction work has started to discuss the suggested means of noise and dust control.

 

The Committee heard from Robert Forbes, Senior Planner who spoke in furtherance of the report and answered various questions from members.  The Committee also heard from Gregor Whyte, Engineering Officer, who provided information on the roads and transport aspect of the application.  Mr Whyte also answered various questions from members whereby it was noted that the development was a low car development, with two car club spaces and seven available spaces which included disabled parking.

 

The Committee resolved:-

(i)         to request than an extra two conditions be included, to read -

(15)     The development hereby approved shall not be occupied other than by students enrolled on full-time or part-time further or higher education courses in Aberdeen.

Reason: That the form of development is not considered suitable for mainstream residential accommodation by reason of the limited on site car parking provision and absence of affordable housing.

(16)     No development pursuant to this planning permission shall commence unless a detailed site specific construction management and phasing plan for the development has been submitted to and approved in writing by the planning authority. The plan must address the temporary measures proposed to deal with emergency access in the surrounding area during construction.  Such statement shall be implemented in full for the duration of works on the site.

Reason - In order to minimise potential impacts on the adjacent residential area and minimise disruption to emergency access during construction; and

(ii)        to otherwise approve the recommendation as contained within the report and show a willingness to approve the application conditionally.