Marcliffe at Pitfodels, Aberdeen - 191074
- Meeting of Planning Development Management Committee, Thursday, 5th December, 2019 9.00 am (Item 5.)
Planning Reference – 191074
All documents associated with this application can be found at the following link and enter the reference number above. Link.
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 detailed planning permission for the erection of a 65-bed care home over 2, 3 and 4 storeys with associated landscaping, car parking and infrastructure, at the Marcliffe at Pitfodels, Aberdeen, 191074 be approved conditionally and subject to the conclusion of a legal agreement.
1. That no development shall take place until there has been submitted to and approved in writing a detailed Green Travel Plan, which outlines sustainable measures to deter the use of private car and advises of sustainable travel choices to and from the site. Thereafter the measures within the said Green Travel Plan shall be implemented in their entirety. Reason: in order to encourage more sustainable forms of travel to and from 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 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 occupied unless 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.
4. The building hereby approved shall not 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.
5. No development in connection with the planning permission hereby granted shall commence unless full details of the proposed lighting for the footpath associated with the development have been submitted to and approved in writing by the planning authority. All lighting shall be provided and thereafter retained in accordance both with the approved scheme. Reason: In order to minimise the amount of obtrusive lighting from the development in the interests of the amenity of the surrounding area.
6. The development hereby approved shall not be occupied unless its driveway, turning and parking areas has been provided and surfaced in accordance with the details shown on the approved plans (Ref:11380 - HFM - ZZ - ZZ - DR - A - P(00) – 004). Once provided, all parking and turning areas shall thereafter be permanently retained as such. Reason: To ensure the timely completion of the driveway to an adequate standard to prevent the carriage of loose driveway material on to the public road in the interests of road safety.
7. The development hereby approved shall not be occupied unless all mitigation measures as detailed within the submitted Noise Impact Assessment (Ref: 19335-R01-A) have been implemented in their entirety. Once implemented, all mitigation measures shall be permanently retained as such. Reason: to ensure that an appropriate level of residential amenity can be provided.
8. No works in connection with the development hereby approved (including demolition, ground works and vegetation clearance) shall commence unless a construction environmental management plan (CEMP) has been submitted to and approved in writing by the planning authority. The CEMP shall include the following.
a. Risk assessment of potentially damaging construction activities;
b. Identification of "biodiversity protection zones";
c. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
d. The location and timing of sensitive works to avoid harm to biodiversity features
e. The times during construction when specialist ecologists need to be present on site to oversee works;
f. Responsible persons and lines of communication;
g. The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person; and
h. Use of protective fences, exclusion barriers and warning signs.
All works carried out during the construction period shall be undertaken strictly in accordance with the approved CEMP. Reason: In the interests of protecting the biodiversity of the environment.
9. That all works shall be undertaken in accordance with the submitted Drainage Statement (Fairhurst Ref: 130573) and 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.
The Convener requested that a site visit take place before any deliberation and determination of the application.
The Committee resolved:-
to agree that the application be deferred for a site visit which would take place on Wednesday 18 December 2019.