Agenda item

Planning Reference – 200246

 

All documents associated with this application can be found at the following link and enter the reference number above.   Link.

 

Planning Officer:  Alex Ferguson

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

 

That there be a willingness to approve the application for planning permission in principle, subject to conditions and a legal agreement to secure developer obligations towards education, healthcare, Car Club and bus stop upgrades,   for a residential development including demolition of existing buildings and associated access, parking, landscaping and infrastructure works at Greyfriars House, 54 Gallowgate, Aberdeen. 

 

Conditions

(1) DESIGN AND LAYOUT OF ACCESSES, PATHS AND BUILDINGS

 

No development within any particular phase or block shall take place unless a matters specified in conditions application, including the detailed layout and design of access points, roads, parking areas, buildings and other structures for that particular phase or block, has been submitted to and

approved in writing by the planning authority.  The proposed development shall be in accordance with the overarching layout, siting, design, height

and massing principles of roads, paths and buildings established by this grant of the planning permission in principle and comprise:

 

a)     details of existing and proposed site levels (including cross sections);

b)     details of the mix of residential unit numbers, type, size and tenure;

c)     details of layout, design and external appearance of –

     (i)           vehicular and pedestrian access points;

   (ii)           all buildings and ancillary structures, to include improvement and refinement of design elements for all buildings, including to give the easternmost building a slender, vertical emphasis (e.g. by way of creating a tower feature to the eastern block via detailing, recessed and stepped sections to roofs and walls etc.)

  (iii)           vehicular and motorcycle parking;

 (iv)           short and long-term secure cycle parking;

   (v)           storage and collection arrangements for waste and recyclables; and

 (vi)           boundary enclosures around and within the site.

 

Thereafter the development shall not be implemented other than in full accordance with the approved details.

 

Reason – to ensure a satisfactory layout and design of the development and ensure provision of a suitable level of parking.

 

(2) LANDSCAPING

 

No development within any particular phase or block shall take place unless a matters specified in conditions application including a scheme of hard and soft landscaping covering all areas of public and private open/green space for that particular phase or block has been submitted to and approved in writing by the planning authority. The scheme shall include details of –

1.     Those areas reserved as private space and those areas that will be freely accessible for all residents and the general public;

2.     Existing and proposed finished ground levels;

3.     Existing landscape features, trees, woodland and vegetation to be retained or removed and a scheme for the protection of all trees to be retained within and immediately adjacent to the site;

4.     Existing and proposed services and utilities including cables and pipelines;

5.     Proposed tree and shrub numbers, densities, locations, species, sizes and stage of maturity at planting.

6.     Location, design and materials of walls, fences, gates and street furniture;

7.     Arrangements for the management and maintenance of existing and proposed open space, and landscaped areas; and

8.     Proposed hard surface finishing materials.

 

All soft and hard landscaping proposals shall be carried out in accordance with the approved scheme and shall be completed during the planting season immediately following the commencement of each respective phase of the development or such other date as may be agreed in writing with the

Planning Authority.  Any planting which, within a period of 5 years from the completion of each phase 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.

 

Reason – in order to integrate the development into the surrounding landscape, increasing the biodiversity and recreational value of the site and creating a suitable living environment for future residents.

 

(3) LOCALISED PUBLIC REALM IMPROVEMENTS

 

No development shall take place unless a matters specified in conditions application comprising details of the localised improvements to the public realm (as indicatively set out on CDA plan ref: (PL)018) within and adjacent to the site (including the Gallowgate footpath, the footpath between the buildings and the Gallowgate car park and the Seamount steps [within the ownership of

Aberdeen City Council]) has been submitted to and approved in writing by the planning authority.  Thereafter the works shall take place in accordance with the agreed details.

 

Reason: In order to ensure that the development enhances the local public realm for the benefit of the development’s occupants and the wider existing community, in lieu of Developer Obligations payments toward Open Space, Sports & Recreation and Community Facilities.

 

(4) NOISE IMPACT ASSESSMENT

 

No development within any particular phase or block shall take place unless a matters specified in conditions application including a noise impact assessment (NIA) by a suitably qualified noise consultant has been submitted to and approved in writing by the Planning Authority. The NIA is

required in order to ascertain the predicted impacts of likely noise sources on residential properties and to suggest necessary mitigation measures. The assessment shall:

a)     Be in accordance with Planning Advice Note (PAN) 1/2011 Planning and Noise and its accompanying Technical Advice Note;

b)     Identify the likely sources of noise potentially impacting on the local residences;

c)     Establish the level of noise impact associated with the development through application of relevant guidance;

d)     Detail the noise mitigation measures to reduce noise from the existing noise sources to an acceptable level to reasonably protect the amenity of the occupants of the proposed residences;

e)     The methodology for the noise assessment should be submitted and agreed in writing with the Council’s Environmental Health Service in advance of the assessment.

 

Reason: In order to ensure that a satisfactory residential environment can be created for the occupants of the proposed development.

 

(5) CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN (CEMP)

 

No development (including site stripping, service provision or establishment of site compounds) within any part of the site shall take place unless a matters specified in conditions application comprising a site specific construction environmental management plan (CEMP) for that particular part of the site has been submitted to and approved in writing by the planning authority. The CEMP shall detail the site-specific management of surface water run-off and pollution prevention through the construction period and measures for final site surface water drainage should be given appropriate consideration through a site-specific Pollution Prevention Plan (PPP), which should be included within the site-specific CEMP. Thereafter development shall be undertaken in accordance with the approved CEMP.

 

Reason – to minimise the impacts of necessary demolition / construction works on the environment and on the amenity of neighbouring land uses.

 

(6) DUST MANAGEMENT PLAN

 

No development (including site stripping, service provision or establishment of site compounds) within any part of the site shall take place unless a matters specified in conditions application comprising a Dust Management Plan has been submitted to and approved in writing by the planning authority. The Dust Management Plan shall include the following;

1.     An 'Air Quality (Dust) Risk Assessment' by a suitably qualified consultant carried out in line with the IAQM 2014 Guidance entitled ‘Guidance on the Assessment of Dust from Demolition and Construction’ (or equivalent as demonstrated) to predict the likely dust levels and impact on air quality including a determination of its significance; and

2.     A plan for dust management produced in line with the aforementioned guidance and based on the outcome of the Dust Risk Assessment, detailing the necessary dust control measures to be implemented.

 

Reason – to control air pollution from dust associated with the construction of the development and to protect the amenity of neighbouring land uses.

 

(7) EXTERNAL LIGHTING

 

No development within any particular phase or block shall take place unless a matters specified in conditions application including details of the external lighting for that particular phase or block has been submitted to and approved in writing by the planning authority. Thereafter the external lighting

shall be implemented in accordance with the approved details.

 

Reason – to ensure that the site would be adequately lit at night in the interest of safety, and without detriment to the amenity of any neighbouring residential properties or protected species.

 

(8) SITE WASTE MANAGEMENT

 

No development shall take place unless a matters specified in conditions application including a Site Waste Management Plan, detailing how construction-phase waste would be minimised and disposed of, has been submitted to and approved in writing by the planning authority.

 

Reason – in order to minimise waste at source on the construction site, in accordance with Scottish Planning Policy (paragraph 218).

 

(9) SURFACE WATER DRAINAGE

 

No development within any particular phase or block shall take place unless a matters specified in conditions application including a detailed scheme for surface water drainage for that particular phase or block has been submitted to and approved in writing by the planning authority.

 

Reason – in order to ensure adequate protection of the water environment from surface water runoff and to ensure that the site can be adequately drained without increasing flood risk.

 

(10) SAFE ROUTES TO SCHOOL

 

No development shall take place unless a matters specified in conditions application, including an assessment of, and scheme for securing, safe pedestrian routes to Aberdeen Grammar and Gilcomstoun Primary School (or such as other school as pupils from the site may be zoned to should

circumstances change), has been submitted to and approved in writing by the planning authority.  Thereafter no residential unit shall be occupied unless any associated work identified by the approved scheme to create the safe routes has been completed.

 

Reason - in order to promote sustainable and safe travel and ensure compliance with policy T3

(Sustainable and Active Travel) of the Aberdeen Local Development Plan.

 

(11) RESIDENTIAL TRAVEL PACK

 

No unit shall be occupied unless a matters specified in conditions application including a residential travel pack for that phase or block has been submitted to and approved in writing by the planning authority. Each residential travel pack shall identify details of different travel options available in the

area in order to discourage the use of the private car. The approved travel pack shall be supplied to the occupants of every residential unit within that block or phase on occupation. Each Travel Plan shall identify measures to be implemented in order to discourage the use of the private car as well

as the duration of the plan, system of management, monitoring, review and reporting and thereafter shall be implemented as approved.

 

Reason – in order to reduce dependency on the private car for travel.

 

(12) ELECTRIC VEHICLE CHARGING POINTS

 

No unit shall be occupied unless a matters specified in conditions application including:

       i.           details of the type and location of electric vehicle charging points and bays;

      ii.           markings and signage to identify the bays; and

    iii.           a phasing plan for their provision, have been submitted to and approved in writing by the planning authority. Thereafter the charging points and bays shall be provided in accordance with the agreed phasing plan prior to the occupation

 

Reason – to provide for and encourage the use of electric vehicles.

 

(13) WATER EFFICENCY STATEMENT

 

No development within any particular phase or block shall take place unless a matters specified in conditions application including a water efficiency statement for that particular phase or block has been submitted to and approved in writing by the planning authority. The statement should take into

account the advice provided in CIRIA publication C723 (Water sensitive urban design in the UK) and specify the measures proposed to incorporate water saving technology into the development so as to achieve gold standard for water use efficiency in domestic buildings or BREEAM level 5 for

non-domestic buildings. Thereafter the approved measures shall be implemented in the construction of the development.

 

Reason – in order to help minimise water abstraction from the River Dee.

(14) LOW AND ZERO CARBON BUILDINGS

 

No development within any particular phase or block shall take place unless a matters specified in conditions application comprising a scheme detailing compliance with the Council's 'Low and Zero Carbon Buildings' supplementary guidance for the buildings within that particular phase or block has been submitted to and approved in writing by the planning authority. Thereafter, each building shall not be occupied unless the approved measures have been implemented in full and are available for use.

 

Reason – in order to ensure that the development complies with the 'Low and Zero Carbon Buildings' Supplementary Guidance.

 

(15) WASTE-WATER CONNECTIONS

 

No development within any particular phase or block shall take place unless a matters specified in conditions application including a scheme for the connection of buildings to the public waste water system for that particular phase or block has been submitted to and approved in writing by the

planning authority. The scheme shall include confirmation from Scottish Water that connections can be made and any necessary upgrades to the public waste-water system are in place. Thereafter no building shall be occupied unless connection has been made to the public waste-water network in

accordance with the approved details.

 

Reason – in order to ensure that sewage is satisfactorily treated and disposed of.

 

(16) BAT SURVEY RECOMMENDATIONS

 

No development shall take place unless a matters specified in conditions application including details as to how the recommended measures in the approved Bat Survey would be implemented has been submitted to and approved in writing by the planning authority. Thereafter the works shall

take place in accordance with the agreed details.

 

Reason: in order to adequately mitigate the impact of the development on bats, as a protected species.

 

(17) PROGRAMME OF ARCHAEOLOGICAL WORKS

 

No works in connection with the development hereby approved shall commence unless an archaeological written scheme of investigation (WSI) has been submitted to and approved in writing by the planning authority as part of a matters specified in condition application and a programme of

archaeological works has been carried out in accordance with the approved WSI. The WSI shall include details of how the recording and recovery of archaeological resources found within the application site shall be undertaken, and how any updates, if required, to the written scheme of investigation will be provided throughout the implementation of the programme of archaeological

works. Should the archaeological works reveal the need for post excavation analysis the development hereby approved shall not be occupied unless a post-excavation research design (PERD) for the analysis, publication and dissemination of results and archive deposition has been submitted to and approved in writing by the planning authority. The PERD shall be carried out in complete accordance with the approved details.

 

Reason: To safeguard and record the archaeological potential of the area.

 

(18) PHOTOGRAPHIC SURVEY

 

No demolition or any other works in connection with the development hereby approved shall commence unless a photographic survey of the existing buildings and structures on the application site has been submitted to and approved in writing by the planning authority. All external elevations

of the buildings and structures together with the setting of the buildings and structures and any unusual features of the existing buildings and structures shall be photographed. The photographic viewpoints must be clearly annotated on a plan to accompany the survey. The photographs and

plan must be in a digital format and must be clearly marked with the planning reference number.

 

Reason: To ensure that a historic record of the building is made for inclusion in the National Monuments Record for Scotland and in the local Historic Environment Record.

 

(19) DISTRICT HEAT NETWORK CONNECTION

 

No development shall take place unless a matters specified in conditions application comprising a scheme for the connection of the development into the Aberdeen Heat and Power district heating network has been submitted to and approved in writing by the planning authority. Thereafter the works shall take place in accordance with the agreed scheme.

 

Reason: In order to maximise the potential for more sustainable heating provision, in accordance with Policy R8 (Heat Networks) of the Proposed ALDP.

 

DURATION OF CONSENT – DIRECTION

In accordance with the power granted to it under section 58 of the Town and Country Planning (Scotland) Act 1997, the planning authority direct that section 58(2) shall apply in respect of this planning permission, with the substitution of the period of three years with that of one year.

This planning permission therefore lapses on the expiration of one year, beginning with the date on which the permission is granted, unless the development to which the permission relates is begun

before that expiration.

 

The Committee heard from Alex Ferguson, Planner, who spoke in furtherance of the application and answered various questions from members.  Scott Leitch, Team Leader, also provided a verbal update in regards to the proposed time limit period set out in the report.

 

The Committee resolved:-

(i)               to approve the application conditionally as set out in the report;

(ii)              to agree that the time limit direction set out in the report was to be removed, allowing the Planning Permission in Principle to revert to the standard three year period for the submission of applications for Matters Specified in Conditions . The 12 month period in which the affordable housing waiver applies following the date of the issue of Planning Permission in Principle will be set out in a clause within the associated Section 75 legal agreement; and

(iii)            to agree that an extra condition be added, to read:-

 

(20)  FULL FIBRE BROADBAND

 

No unit shall be occupied unless a matters specified in conditions application detailing a scheme for the provision of a full fibre broadband connection to each flat for that phase or block has been submitted to and approved in writing by the planning authority. Thereafter the scheme shall be implemented as approved and all flats provided with a full fibre broadband connection.

 

Reason – in order to provide all flats with access to high-speed communications infrastructure, in accordance with the requirements of Policy CI1 (Digital Infrastructure) of the Aberdeen Local Development Plan.