Agenda item
Bridge of Dee Bar, 651 Holburn Street - Demolition of Existing Function Suite, and Erection of 29 bed Student Accommodation - 170966
Planning Reference – 170966
All documents associated with this application can be found at the following link:-
Planning Officer: Gavin Clark
Minutes:
The Committee had before it a report by the Interim Chief Officer – Strategic Place Planning, which recommended:-
That there be a willingness to approve the application conditionally, subject to the conclusion of a legal agreement securing developer obligations towards the Core Path Network (£6473), for the demolition of the existing function suite and erection of 29 bed student accommodation at the Bridge of Dee Bar, 651 Holburn Street Aberdeen.
Conditions:-
1. That no development shall take place unless there has been submitted to and approved in writing a detailed Green Travel Plan, which outlines sustainable measures to deter the use of the private car and advises of sustainable travel choices to and from the site.
Reason:in order to encourage more sustainable forms of travel to the development.
2. No works in connection with the development hereby approved shall commence unless a tree protection plan has been submitted to and approved in writing by the planning authority. Tree protection measures shall be shown on a layout plan accompanied by descriptive text and shall include:
a) The location of the trees to be retained and their root protection areas and canopy spreads (as defined in BS 5837: 2012 Trees in relation to design, demolition and construction);
b) The position and construction of protective fencing around the retained trees (to be in accordance with BS 5837: 2012 Trees in relation to design, demolition and construction).
c) The extent and type of ground protection, and any additional measures required to safeguard vulnerable trees and their root protection areas.
d) An arboricultural impact assessment which evaluates the direct and indirect impacts of the proposed development on the trees to be retained and proposed mitigation.
e) An arboricultural method statement to demonstrate that operations can be carried out with minimal risk of adverse impact on trees to be retained.
f) A method statement for any works proposed within the root protection areas of the trees shown to be retained.
No works in connection with the development hereby approved shall commence unless the tree protection measures have been implemented in full in accordance with the approved tree protection plan. No materials, supplies, plant, machinery, soil heaps, changes in ground levels or construction activities shall be permitted within the protected areas without the written consent of the planning authority and no fire shall be lit in the position where the flames could extend to within 5 metres of foliage, branches or trunks. The approved tree protection measures shall be retained in situ until the development has been completed.
Reason:In order to ensure adequate protection for the trees and hedges on the site during the construction of development, and in the interests of the visual amenity of the area.
3. No works in connection with the development hereby approved shall commence unless a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority. Details of the scheme shall include:
a) A tree survey in accordance with BS 5837:2012.
b) Existing landscape features and vegetation to be retained.
c) Protection measures for the landscape features to be retained.
d) The location of new trees, shrubs, hedges and grassed areas.
e) A schedule of planting to comprise species, plant sizes and proposed numbers and density.
f) The location, design and materials of all hard landscaping works including walls, fences, gates.
g) An indication of existing trees, shrubs and hedges to be removed.
h) A programme for the implementation, completion and subsequent management of the proposed landscaping.
All soft and hard landscaping proposals shall be carried out in accordance with the approved planting scheme and management programme. Any planting which, within a period of 5 years from the completion of the development, in the opinion of the planning authority is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. Once provided, all hard landscaping works shall thereafter be permanently retained.
Reason: To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area.
4. No works in connection with the development hereby approved shall commence unless samples and details of all the material (walls, windows, doors and roofing materials) to be used in the external finish for the approved development have been submitted to and approved in writing by the planning authority. The development shall not be occupiedunless the external finish has been applied in accordance with the approved details.
Reason: In the interests of the appearance of the development and the visual amenities of the area.
5. The building hereby approved shall be erected unless an Energy Statement applicable to that building has been submitted to and approved in writing by the planning authority. The Energy Statement shall include the following items:
a) Full details of the proposed energy efficiency measures and/or renewable technologies to be incorporated into the development.
b) Calculations using the SAP or SBEM methods, which demonstrate that the reduction in carbon dioxide emissions rates for the development, arising from the measures proposed, will enable the development to comply with the Council’s Supplementary Planning Guidance on Carbon Neutrality in New Developments.
The development shall not be occupied unless it has been constructed in full accordance with the approved details in the Energy Statement. The carbon reduction measures shall be retained in place and fully operational thereafter.
Reason: To ensure this development complies with the on-site carbon reductions required in Scottish Planning Policy and the Council’s Supplementary Planning Guidance – Resources for New Development.
6. That prior to the commencement of development a Noise Assessment by a suitably qualified noise consultant is carried out in order to ascertain the predicted impacts of likely noise sources associated with proposed development and the necessary control measures. This document shall thereafter be submitted to and approved in writing by the Planning Authority in consultation with colleagues in Environmental Health. This assessment should:
a) Be in accordance with Planning Advice Note (PAN) 1/2011 Planning and Noise and its accompanying Technical Advice Note.
b) Identify the existing sources of noise potentially impacting on the proposed development
c) Identify the likely sources of noise associated with the proposed development.
d) Detail the noise mitigation measures to reduce noise from the existing and likely noise sources to an acceptable level to reasonably protect the amenity of the occupants of the proposed and existing neighbouring residences respectively.
e) The methodology for the noise assessment should be submitted and agreed in writing with this Service in advance of the assessment
Reason: in order to protect the residential amenity of the surrounding area.
7. No works in connection with the development hereby approved shall commence unless details in relation to the re-use of the granite downtakings from the function suite within the curtilage of the application site boundary have been submitted to, and approved in writing by, the Planning Authority.
Reason: to ensure that the granite is re-used within the curtilage of the site, and to ensure compliance with Policy D5: Our Granite Heritage of the Aberdeen Local Development Plan.
8. That all works shall be undertaken in accordance with the submitted Drainage Impact Assessment (Cameron and Ross – August 2017) and Flood Statement (Cameron and Ross – August 2017), unless otherwise agreed in writing by the Planning Authority.
Reason: to ensure that the site can be adequately drained and reduce potential for flood risk.
INFORMATIVES
1. The Council’s Flood Prevention Unit strongly recommend the use of permeable materials where suitable in the design to help prevent an increase in surface water run off as well as the use of rain water harvesting.
2. In order to protect amenity of the occupants of the neighbouring residences from noise produced as a result of demolition, site/ground preparation works and construction works, the developer should apply the following controls:
i. For the duration of the site preparation and construction phase, solid hoarding (of minimum 2m height) or equivalent to be erected at the development site boundary in particular between the site and existing residential properties on Holburn Street, to reasonably protect amenity at the rear of the properties;
ii. 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 08:00 to 13:00 on Saturdays; and
iii. Identify the likely significance of the construction 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.
3. The student accommodation will be provided with:
· 4 x 1280l general waste containers
· 4 x 1280l co-mingled recycling containers
· 1 x food waste container for each bin store (each kitchen will receive a kitchen caddy, bioliners and associated information)
The following costs will be charged to the developer:
· Each 1280l bin cost £413.60
· Each food waste container cost £514.49
No garden waste will be provided for flat residences as it is assumed grounds will be maintained as part of a service charge for the building and undertaken by a commercial contractor.
Gavin Clark, Senior Planner, spoke in furtherance of the application and answered various questions from members.
The Committee resolved:-
to approve the recommendation contained within the report.
Supporting documents:
PDF 183 KB