Agenda item

Planning Reference – 200171

 

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 there be a willingness to approve the application subject to conditions and a legal agreement to secure developer obligations towards the provision of affordable housing, the core path network, secondary education, healthcare facilities and open space for the application for detailed planning permission for the residential development of 78 dwellings with associated access, parking, landscaping and other associated works at land to the north of Kirk Brae, Friarsfield, Cults Aberdeen.

 

Conditions

 

1.     ENHANCEMENT OF THE WATER ENVIRONMENT

 

Prior to commencement of any work [in any phase/on site] a detailed scheme for the protection and enhancement of the water environment shall be submitted to, and approved in writing by, the Planning Authority in consultation with SEPA, SNH or other agencies as appropriate. Without prejudice to the foregoing generality, and as a minimum, this shall

include:

a)     Confirmation of the location of all existing water bodies on site and demonstration of how they have been incorporated into the layout of the development, including appropriate buffer zones;

b)     Investigation of and where viable, detailed information relating to the realignment of any watercourses on site including the Cults Burn;

c)     Full details relating to any other proposed engineering activities in the water environment, including the location and type of any proposed watercourse crossings. Any proposed watercourse crossings shall be designed to accept the 1 in 200-year flow unless otherwise agreed with the Planning Authority in consultation with SEPA.  All works on site must be undertaken in accordance with the approved scheme unless otherwise agreed in writing with the Planning Authority.

 

Reason: to improve and protect the water environment and to prevent an increase in flood risk.

 

2.     GREEN MEASURES

 

No development (including site stripping, service provision or establishment of site compounds) shall commence on site unless a schedule of green measures, in line with SEPA’s response PCS/170155 of 09 03 20 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.

 

3.     CONSTRUCTION ENVIRONMENT MANAGEMENT PLAN

 

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) (the “CEMP”) 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.

 

4.     DRAINAGE ASSESSMENT COMPLIANCE

 

No unit within the hereby approved development shall be occupied unless all drainage works detailed in the approved Drainage Assessment (128386-DA Issue 3) produced by Fairhurst or such other plan/ document as may subsequently be approved in writing by the planning authority for the purpose of detail have been installed in complete accordance with the said plan for that phase / unit.

 

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

 

5.     LOW AND ZERO CARBON

 

No development associated with any 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.

 

6.     LANDSCAPING – APPROVED SCHEME

 

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.

 

7.     PLAY AREA PROVISION

 

No residential unit shall be occupied unless

(i)               finalised 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.

 

8.     TREE PROTECTION

 

The tree protection measures shall be carried out in complete accordance with the approved scheme (Ref: 0117(116)-02 – PROT).

 

Reason: In order to preserve the character and visual amenity of the area.

 

9.     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.

 

10.AIR QUALITY (DUST) RISK ASSESSMENT

 

No development (including site stripping or service provision) shall take place unless an Air Quality (Dust) Risk Assessment for the construction phase of development has been submitted to and approved in writing by the Planning Authority. Such risk assessment shall be carried out by a suitably qualified consultant in accordance with the Institute of Air Quality Management document “Guidance on the Assessment of Dust from Demolition andConstruction 2014”. Thereafter development shall be carried out in accordance with the approved plan.

 

Reason: in order to control air pollution from dust associated with the development in accordance with Policy T4 – Air Quality.

 

11.DUST MANAGEMENT PLAN

 

No development (including site stripping or service provision) 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.

 

The Committee heard from Gavin Clark, Senior Planner, who spoke in furtherance of the application and answered various questions from members.

 

The Convener, seconded by the Vice Convener, moved:-

That the application be approved in line with the recommendation contained in the report. 

 

Councillor Greig moved as an amendment, seconded by Councillor Copland:-

That the application be refused as the development would result in Cults Primary School and Cults Academy going over capacity and would therefore cause an undue pressure on educational provision in contravention of Policy I1 - Infrastructure and Developers Obligations, and secondly that the proposal did not provide sufficient Affordable Housing on site in contravention of Policy H5 - Affordable Housing.

 

On a division, there voted:- for the motion (5) - the Convener, the Vice Convener and Councillors Cormie, MacKenzie and Malik; for the amendment (3) – Councillors Cooke, Copland and Greig; absent from the vote (1) Councillor Allan.

 

The Committee resolved:-

to adopt the motion and therefore approve the application conditionally in line with the recommendation.