Agenda item
Marcliffe at Pitfodels Aberdeen - 191074
- Meeting of Planning Development Management Committee (Visits), Wednesday, 18th December, 2019 9.30 am (Item 3.)
- View the background to item 3.
Planning Reference – 191074
All documents associated with this application can be found at the following link and enter the reference number above.
https://publicaccess.aberdeencity.gov.uk/online-applications/
Planning Officer: Gavin Clark
Minutes:
With reference to article 5 of the minute of the Planning Development Management Committee of 5 December 2019, whereby it was agreed to have a site visit, the Committee had before it a report by the Chief Officer – Strategic Place Planning, which recommended:-
That the application for the erection of a 65-bed care home over 2, 3 and 4 storeys with associated landscaping, car parking and infrastructure, be approved subject to the conclusion of a legal agreement and subject to the following conditions:-
Conditions
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.
3.
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.
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 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.
5. 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.
6.
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.
7.
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.
8.
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.
9. 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.
10.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.
Following the site visit, where Planning Officers showed Elected Members of the Committee around the area, presented relevant scheme drawings and pointed out significant features, the Committee met at the Town House and heard from Gavin Clark, Senior Planner, who spoke in furtherance of the application and answered various questions from members.
The Convener, seconded by Councillor Yuill, moved:-
That the application be refused, as
1. the proposal would result in the loss of a number of mature trees that would have a negative impact on the conservation area and would have a negative impact on the surrounding area. The proposal would therefore be contrary Policy NE5 (Trees and Woodland) of the Aberdeen Local Development Plan; and
2. the loss of parking associated with the hotel would have an adverse impact on the surrounding areas, as overspill parking could go on to North Deeside Road, as insufficient parking would remain for that use. The proposal would therefore be contrary to Policy T2 (Managing the Transport Impact of Development) of the Aberdeen Local Plan.
Councillor Cormie, moved as an amendment, seconded by Councillor Copland:-
That the application be approved in line with the officer recommendation.
On a division, there voted for the motion (4) – the Convener, and Councillors Cooke, Malik and Yuill; for the amendment (4) – Councillors Allan, Copland, Cormie and MacKenzie.
There being an equality of votes, in terms of Standing Order 31.6, the Convener exercised her casting vote in favour of the motion.
The Committee resolved:-
to adopt the motion and therefore refuse the application.
Supporting documents: