Agenda item

Planning Reference – 182101

 

All documents associated with this application can be found at the following link and enter the number above:-

https://publicaccess.aberdeencity.gov.uk/online-applications/

 

Planning Officer:  Gavin Clark

The Committee had before it a report by the Chief Officer – Strategic Place Planning, which recommended:-

 

That the application for the erection of 118 affordable residential units (72 flats set over 3/4/5 storeys and 46 houses) with associated landscaping, parking and infrastructure, at 19 North Anderson Drive Aberdeen, 182101, be approved subject to a legal agreement and the following conditions:-

 

Conditions

 

(01) CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN (CEMP)

 

No development (including site stripping, service provision or establishment of site compounds) shall commence on site until a site-specific Construction Environmental Management Plan(s) has been submitted to and approved in writing by the Planning Authority in consultation with SEPA. The CEMP must address the following issues (i) surface water management including construction phase SUDS; and (ii) site waste management including details of re-use on-site and off-site disposal of demolition materials. Thereafter development shall be undertaken in accordance with the approved CEMP.

Reason - In order to minimise the impacts of necessary demolition / construction works on the environment.

 

(02) SCHEDULE OF GREEN MEASURES

 

No development (including site stripping, service provision or establishment of site compounds) shall commence on site unless a schedule of green measures has? been submitted to the Planning Authority. The schedule, detailing the measures that have been investigated and will be implemented on site, should be submitted prior to the commencement of development on site for the written approval of the Planning Authority, in consultation with SEPA and implemented in full.

Reason: to ensure adequate protection of the water environment and contribute to and enhance the natural environment in accordance with Scottish Planning Policy.

 

(03) LOW AND ZERO CARBON BUILDINGS

 

No development associated with any particular flatted block or residential dwelling shall take place unless a scheme detailing compliance with the Council's Resources for New Development Supplementary Guidance has been submitted to and approved in writing by the Planning Authority. Thereafter no units shall be occupied unless any recommended measures specified within that scheme for that unit for the reduction of carbon emissions have been implemented in full.

Reason - to ensure that the development complies with requirements for reductions in carbon emissions specified in the City Council's relevant published Supplementary Guidance: Resources for New Development.

 

(04) EXTERNAL FINISHING MATERIALS

 

No development, beyond foundation level, shall take place on any hereby approved building unless a scheme detailing all external finishing materials to the roof and walls of such building has been submitted to and approved in writing by the Planning Authority. Thereafter the development shall be finished in accordance with the approved scheme.

Reason - In the interests of visual amenity.

 

(05) LANDSCAPING

 

All soft and hard landscaping proposals shall be carried out in accordance with the approved scheme (as shown on Drawings No: 423.03.01D, 423.03.02D and 423.03.03D) and shall be completed during the planting season immediately following the commencement of the development or as otherwise agreed in writing with the Planning Authority.  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.

 

In addition, prior to the commencement of the implementation of the approved scheme, detailed proposals for a programme for the long-term management and maintenance of all the approved landscaped and open space areas within the development shall be submitted for the further written approval of the Planning Authority.  Thereafter, all management and maintenance of the landscaped and open space areas shall be implemented, in perpetuity, in accordance with the approved programme.

Reason: To ensure the implementation 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 and to ensure that the landscaping is managed and maintained in perpetuity.

 

(06) PLAY AREA

 

No residential unit shall be occupied unless (i) details of the proposed play area; (ii) details of the boundary treatments for the proposed play area and (iii) a phasing plan for their provision, have been submitted to and approved in writing by the Planning Authority. In designing the scheme reference should be made to Part 8 of the Council's Open Space Supplementary Guidance.

Reason - In order to ensure satisfactory provision of play facilities.

 

(07) ACOUSTIC FENCING

 

Prior to the occupation of any dwellinghouse or flat, the proposed acoustic fencing, and all other boundary treatments relating any residential unit, as shown on Drawing No: PL (00)033 REV E shall be implemented in their entirety and retained in perpetuity. For avoidance of doubt, the noise barriers must meet with the following specifications: (i) they must be solid and imperforate; (ii) they must have a superficial weight of ?10 kg/m² (iii) there must be no gap between the bottom of the barrier and the ground; (iv) there must be no gap where it extends out from the external facade of a dwelling whose garden it is screening; (v) they must be ?1.8 m in height; and the barrier locations shall be as shown in Figure 8 in the Sandy Brown report, 18340-R01-C, issued on 20 March 2019.

Reason – In order to achieve an appropriate level of residential amenity.

 

(08) PROVISION OF ACCESS ROAD AND CAR PARKING

 

Prior to the occupation of any dwellinghouse or flat, the car parking areas hereby granted planning permission shall be constructed, drained, laid-out and demarcated in accordance with drawing No. PL (00)003 REV E 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.

 

(09) CAR CLUB PARKING SPACES

 

Prior to the occupation of any dwellinghouse or flat, a scheme showing the location of two ‘car club only’ parking spaces shall be submitted to and approved in writing by the Planning Authority. Thereafter, unless otherwise agreed in writing with the planning authority, prior to completion of the last flatted property within the development (i) the car club only parking spaces shall be constructed and available for use and any associated signs or road markings implemented, in accordance with a phasing plan if necessary; and (ii) a traffic regulation order (TRO) is in place to restrict the use of the parking spaces to car club vehicles only.

Reason - In order to encourage modal shift away from the private car.

 

(10) CYCLE PARKING

 

No flatted property shall be occupied unless: (i) the residents cycle store within that block has been constructed and is available for use, and (ii) a scheme of short-stay cycle parking for that block, showing the location and design of cycle stands for visitors, has been submitted to and approved in writing by the Planning Authority and such approved scheme has been implemented.

Reason - In order to encourage more sustainable modes of transport.

 

(11) RESIDENTIAL TRAVEL PACK

 

No flatted property shall be occupied unless 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. Thereafter the pack shall be provided to each property on occupation.

Reason - In order to encourage use of more sustainable modes of transport.

 

(12) ELECTRIC VEHICLE CHARGING POINTS

 

No flatted property shall be occupied unless: (i) details of the type and location of electric vehicle charging points and bays; (ii) markings and signage to identify the bays; (iii) a phasing plan for their provision; and (iv) the charging points and bays shall be provided in accordance with the agreed phasing plan.  Information in relation to items (i, ii and iii) shall be submitted to and approved in writing by the Planning Authority.

Reason - In order to provide for and encourage the use of electric vehicles.

 

(13) TREE PROTECTION

 

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 and immediately outwith 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 its entirety - in order to ensure adequate protection for the trees on site during the construction of the development.

 

(14) TREES – STORAGE OF MATERIALS

 

That no materials, supplies, plant, machinery, spoil, changes in ground levels or construction activities shall be permitted within the protected areas specified in the aforementioned scheme of tree protection without the written consent of the Planning Authority and no fire shall be lit in a position where the flames could extend to within 5 metres of foliage, branches or trunks.

Reason - in order to ensure adequate protection for the trees on site during the construction of the development.

 

(15) DRAINAGE

 

No unit within the hereby approved development shall be occupied unless all drainage works detailed in the approvedFlood Risk Assessment and Strategy Report (Ref: J4005 – November 2018, V1) produced by Bayne Stevenson Associates Ltd or such other plan/ document as may subsequently be approved in writing by the planning authority for the purpose have been installed in complete accordance with the said plan.

Reason - In order to safeguard water qualities in adjacent watercourses and to ensure that the proposed development can be adequately drained.

 

(16) WASTE STORAGE PROVISION

 

No flatted block shall be occupied unless the waste storage area for that particular block has been provided in accordance with drawings PL(00)003 REV E and PL(00)035 REV C or such other drawing as may be approved in writing by the Planning Authority.

Reason - In order to ensure suitable waste storage facilities are available for residents and to protect public health.

 

(17) DUST MANAGEMENT PLAN

 

No development (including site stripping or service provision) within any particular phase or block shall take place unless a Dust Management Plan for the construction phase of development has been submitted to and approved in writing by the planning authority. Such management plan shall specify dust mitigation measures and controls, responsibilities and any proposed monitoring regime. Thereafter development (including demolition) shall be undertaken in accordance with the approved plan.

Reason - In order to control air pollution from dust associated with the construction of the development in accordance with Policy T4 - Air Quality.

 

(18) SOUND INSULATION ASSESSMENT

 

Prior to the commencement of development, a sound insulation assessment, as detailed within section 8.1 of the submitted Noise Impact Assessment, shall be submitted to, and approved in writing by the Planning Authority.

Reason – In order to achieve an appropriate level of residential amenity.

 

(19) VALIDATION REPORT

 

Prior to the commencement of development, a validation report, confirming the provision of a capping layer in gardens (600 mm ‘clean’ topsoil/subsoil) and landscaped areas (300 mm ‘clean’ topsoil/subsoil with basal geo-textile ‘no dig’ membrane) shall be submitted to, and approved in writing by the Planning Authority. For avoidance of doubt, the validation report for the capping layer should include: (i) a chain of custody documentation for imported soils, including details of source; (ii) chemical analysis data demonstrating suitability for use, (iii) receipt (purchase/delivery) for geo-textile ‘no dig’ membrane; and (iv) pre/post placement survey levels to confirm soil depth. Reason: reason: in order to ensure that the site is fit for human occupation.

 

The Committee heard from Mr Kristian Smith, Team Leader, Development Management, who spoke in furtherance of the application and answered various questions from members.

 

The Committee resolved:-

to approve the application conditionally, subject to a legal agreement and with an additional condition and informative to read:-

 

Condition:

20.         None of the hereby approved development shall take place unless a scheme detailing timings and designs associated to the closure of the gap in the central reservation opposite the former access to the site has been submitted to and approved in writing by the Planning Authority. Thereafter the closure of the central reservation shall take place in accordance with such approved scheme, or other subsequently approved scheme.

Reason – In the interests of road/ public safety and the free flow of traffic.

 

Informative:

(08) Closure of Central Reservation

The level of information required by Condition 20 should be scoped and agreed with Aberdeen City Councils Roads Development Management Team, prior to submission to the Planning Authority. At this point the relevant contact is: Nathan Thangaraj, Engineer 01224 52 3441 or nthangaraj@aberdeencity.gov.uk