Agenda item

The Local Review Body then considered the third request for a review to evaluate the decision taken by an appointed officer under the Council’s Scheme of Delegation to refuse the application for the erection of a replacement 1.5 storey extension to the rear and the straightening of eaves at 16 Newlands Crescent Aberdeen, planning reference 191551/DPP.

The Chairperson advised that the LRB would again be addressed by Mr Gavin Evans and reminded Members that although Mr Evans was employed by the planning authority he had not been involved in any way with the consideration or determination of the application under review and was present to provide factual information and guidance to the Body only.  She emphasised that the officer would not be asked to express any view on the proposed application.

In relation to the application, the LRB had before it (1) a delegated report by Jamie Leadbeater, Planner; (2) the application dated 14 October 2019; (3) the decision notice dated 21 January 2020 (4) links to the plans showing the proposal and planning policies referred to in the delegated report and (5) the Notice of Review submitted by the applicants agent along with an accompanying statement. 

The Local Review Body then heard from Mr Evans, who explained that the review had been submitted with all necessary information within the time limit of three months following the decision of the appointed officer.

Mr Evans then described the site and noted that the application site comprised the residential curtilage of a traditional 1.5 storey semi-detached dwellinghouse on the north-eastern side of Newlands Crescent.  The property incorporated features such as a bay window to the front and hipped roof dormer windows to the front and rear set within hipped slated roof, which also included a single chimney stack at the side end of the house.  External walls to the main part of the building were finished in traditional granite blocks whilst a single storey projecting with adjoining conservatory exists on the rear

elevation.  The application property formed one half of a symmetrical shaped building, the other half comprising another dwellinghouse which was identical in its built form and appearance other than a difference in doors and window frames.  In terms of the wider streetscene, all houses were of the same original house type and very few had been altered from their original built form.

In regard to the proposal, Mr Evans explained that planning permission was sought for straightening the gable of the existing hipped roof and the erection of a 1.5 storey extension to the rear of the dwellinghouse.  The rear extension would project 4m outwards from the original rear elevation and span the full width of the house (6.75m). Its eaves would measure 3.37m and its ridge would measure 7.28m high. The roof tiles and render to the walls would match the existing finishes.

Mr Evans outlined the appointed Officer’s reasons for refusal as follows:-

·        The proposed straightening of the gable would create an imbalance in the

appearance of the set of semi-detached dwellinghouses comprising the application property and adjoining number 14 Newlands Crescent, which would result in a development that fails to accord with the prevailing character of the streetscene; and

·        The proposal was considered to be in conflict with Policy H1 (Residential Areas) and Policy D1 (Quality Placemaking by Design) in the Aberdeen Local Development Plan 2017, as well as failing to comply with all relevant requirements of the Householder Development Guide Supplementary Guidance document.

Mr Evans highlighted the following key points from the appellant’s review statement:-

·        The proposed alterations would create a half-hipped roof rather than a raised gable, and such this presumption was not relevant to the determination of the application;

·        The proposed half-hipped roof was architecturally compatible with both the applicant property and other properties in the area;

·        Would not have an adverse impact on the character and visual amenity of the area; and

·        Is supported by other material considerations, namely Scottish Planning Policy and the approval of previous planning applications for the creation of half-hipped roofs on other properties on Newlands Crescent. 

In relation to the consultee response, a response was received from Roads Development Management, who intimated that there were no road concerns in relation to the proposed application.   

Mr Evans then advised that the applicant had expressed the view that further procedure was required before determination in the way of a site visit.  

The Chairperson and Councillors Duncan and MacKenzie advised in turn that they each had enough information before them and agreed that a site visit was not required and that the review under consideration should be determined without further procedure.

Mr Evans outlined in detail, the relevant policy considerations, making reference to the Aberdeen Local Development Plan 2017, namely policy H1 (Residential Areas), D1 (Quality Placemaking by Design) and the Supplementary Guidance on Householder Development Guide. 

The Local Review Body members asked questions of Mr Evans in regard to the application. 

The Chairperson and Councillors Duncan and MacKenzie advised in turn and unanimously agreed to overturn the decision of the appointed officer to refuse the application and approved the application conditionally. 

In coming to their decision, the Local Review Body had regard to the provisions of the development plan as required by Sections 25 and 37 of the Town and Country Planning (Scotland) Act 1997 (as amended) and other material considerations in so far as these were pertinent to the determination of the application.

More specifically, the reasons on which the Local Review Body based this decision were as follows:-

The Local Review Body considered that any uniformity which existed on the street had already been altered by earlier extensions of a similar nature, such that the approval of this proposal would not result in significant adverse impact on the character and amenity of the area. Members highlighted the importance of homes remaining useable for modern family life and noted that several of the properties altered in a similar manner had been consented by the planning authority following assessment against similar guidance, albeit under the previous development plan. The scale and form of the rear extension were considered to be acceptable, and it was concluded that, as a whole, the proposal would not have a significant impact on the streetscape, and would accord with the provisions of policies D1 (Quality Placemaking by Design) and H1 (Residential Areas) of the Aberdeen Local Development Plan.

                                                  CONDITIONS

1.     No development pursuant to this grant of planning permission shall be undertaken unless full details of the finishing materials to be used in the walls and roof of the approved extension have first been submitted to and approved in writing by the planning authority. Thereafter, all works shall be carried out in full accordance with the details so agreed.

Reason: In order to ensure that materials are of an appropriate quality and to ensure compliance with policy D1 (Quality Placemaking by Design) of the Aberdeen Local Development Plan.

Councillor Macdonald and Boulton, Chairpersons