Agenda item

The Local Review Body (LRB) 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 formation of car parking with access barrier including change of use and associated works at Land at International Gate, Dyce, Aberdeen, Planning Reference number 191456. 

 

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 Matthew Easton, Senior Planner; (2) the application dated 23 September 2019; (3) the decision notice dated 18 May 2020 (4) links to the plans showing the proposal and planning policies referred to in the delegated report; (5) the Notice of Review submitted by the agent along with an accompanying statement; and (6) letters of representation from Aberdeen City Council - Roads Development Management Team, Dyce and Stoneywood Community Council and Aberdeen International Airport.

 

The Local Review Body then heard from Mr Evans explain 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 advising that it related to an undeveloped plot within ABZ Business Park. It extended to 1.58 hectares and comprised rough ground with scrub vegetation. It was located at the northern end of the business park, to the east of the Crowne Plaza and Holiday Inn Express hotels, with the road known as International Gate separating the site and the hotels. To the north beyond an area of vacant ground outwith the business park, is Aberdeen International Airport – the Terminal Building was circa 120m away to the north and to the south and east there were further vacant plots within the business park.

 

Mr Evans referred to therelevant planning history and outlined the proposal before members.

 

Mr Evans outlined the appointed Officer’s reasons for refusal contained within the Decision Notice as follows:-

·       The initial proposal was for a car park that would be available for use by a range of users, unrelated to any new development. Such a proposal would be a clear conflict with the Transport and Accessibility Supplementary Guidance and therefore in that regard the proposal would not be acceptable in principle;

·       The proposal had also been considered on the basis that it could potentially be for airport users only, however it was considered that the provision of additional car parking capacity near the airport would hinder the ability to encourage modal shift towards the use of public transport;

·       There was no evidence that there were capacity issues with the existing level of parking available to those using the airport and additional supply was likely to make driving to and parking at the airport more attractive; and

·       This would be inconsistent with the aims of Scottish Planning Policy, the Regional Transport Strategy, Local Transport Strategy and Policies T2 (Managing the Transport Impact of Development) and T3 (Sustainable and Active Travel) of the Aberdeen Local Development Plan.

 

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

·       Main justification was that the proposal would address a qualitative and quantitative deficiency in parking to serve the airport, and by doing so it would support the airport’s role as a strategic transport hub, vital to the regional economy;

·       Offered greater convenience for passengers, who could park and walk circa 500m rather than be reliant on shuttle buses;

·       Would double the number of electric vehicle charging points at Aberdeen Airport (12 proposed – airport only currently had 6 and those were all for short-stay use);

·       Highlighted support from Dyce and Stoneywood Community Council;

·       Provision of improved long-stay parking would reduce dependence on unsustainable drop-off traffic and taxi journeys;

·       Argued that Aberdeen City Council had produced no evidence that restricting car parking at the airport would encourage public transport use;

·       Pointed to Aberdeen Airpark’s closure removing 750 spaces;

·       Proposal allowed for development of a vacant site, in which there had been no interest despite marketing;

·       Proposal was consistent with Local Development Plan zoning and earlier consents for commercial development/uses; and

·       Applicants were willing to accept a condition to control the use as being specific to long-stay airport parking.

 

In relation to the consultee responses, Aberdeen International Airport had no objection. The proposed development had been examined from an aerodrome safeguarding perspective and could conflict with safeguarding criteria unless any planning permission granted was subject to a condition requiring a bird hazard management plan to be agreed and implemented.

 

Aberdeen City Council - Roads Development Management Team – Objected to the proposal. The site was located in the outer city and not within an area of any form of controlled parking. After discussion with the Council’s Transport Strategy Team and NESTRANS, collectively the opinion was that the proposal would be contrary to policies aimed at reducing private vehicular trips and undermined the viability of alternative sustainable transport modes. There were current targets (in the Regional Transport Strategy 2019 Monitoring Report) to increase the proportion of passengers accessing Aberdeen International Airport by public transport to 15% by 2021 and the proposal would harm the potential for achieving this aspiration. Additionally, although the applicant had provided a supporting statement, beyond referencing a need for airport related parking there was no actual evidence or sufficient justification to confirm such a claim. Construction of the access junction would require to be designed to Aberdeen City Council standards. The site should retain private drainage arrangements which was acceptable.

 

Dyce and Stoneywood Community Council supported the proposal. The community council agreed that the proposed car parking was consistent with Policy B4 (Aberdeen Airport) and that it did not diverge unacceptably from Policy B1 (Business and Industrial Land) given the lack of demand and oversupply of industrial and commercial space. Notwithstanding, the community council were not altogether convinced that the car park would be a sustainable travel option, although it would be convenient for users being within walking distance of the main terminal.

 

The Chairperson and Councillors Duncan and Mason 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 B1 – Business and Industrial Land; B4 – Aberdeen Airport; NE6 – Flooding, Drainage and Water Quality;T2 – Managing the Transport Impact of Development;T3 – Sustainable and Active Travel; D1 – Quality Placemaking by Design; and Supplementary Guidance - Transport and Accessibility.

 

In addition to the relevant policies from the local development plan, Mr Evans referred to the Scottish Planning Policy; The Regional Transport Strategy for Aberdeen City and Shire; and the Local Transport Strategy.

 

The Chairperson and Councillors Duncan and Mason advised in turn and unanimously agreed to reverse the decision of the appointed officer and to approve 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 are as follows –

Members acknowledged the need to facilitate modal shift generally, but recognised that not all users can access the airport using existing public transport connections, and considered that there remains a need to ensure an adequate supply of on-site parking and choice for travellers. Members were also mindful of the economic benefits of a readily accessible airport to the region.

It was noted that the proposed site is conveniently located for the airport and, unlike some off-site car parks, would not be dependent on shuttle transfers.

 

The closure of an existing long-stay airport car park was a relevant factor and members considered that this proposal can ensure an adequate supply is maintained, preventing any shortage from adversely affecting nearby commercial premises and residential streets due to an overspill of airport parking demand. The Local Review Body also noted the applicants' reference to the growth in public transport use for airport trips in recent years, despite the opening of new airport car parks during that period.

 

Support was expressed for the incorporation of additional Electric Vehicle charging points as part of the proposal. Members also noted the importance of ensuring appropriate landscaping, details of which may be secured by condition, to provide screening and mitigate the visual impact of the proposal, consistent with policy D1 (Quality Placemaking by Design) of the Aberdeen Local Development Plan.

 

CONDITIONS

1. Drainage during construction

That no development pursuant to the planning permission hereby granted shall be undertaken unless a surface water management strategy (including measures to prevent surface water runoff from construction works discharging direct into watercourses) has first been submitted to and approved in writing by the planning authority. Thereafter all works shall be carried out in full accordance with the strategy so agreed.

 

Reason: In order to protect the water environment from pollution and ensure compliance with policy NE6 (flooding, Drainage and Water Quality) of the Aberdeen Local Development Plan.

 

2. Bird Hazard Management Plan

Development shall not commence until a Bird Hazard Management Plan has been submitted to and approved in writing by the Planning Authority in consultation with Aberdeen Airport. The submitted plan shall include details of:

 

·       Earthworks, soil stripping and excavation works; and

·       Monitoring of any standing water within the site whether temporary or permanent.

 

Reason: It is necessary to manage the development in order to minimise its attractiveness to birds which could endanger the safe movement of aircraft and the operation of Aberdeen Airport.

 

3. Electric Vehicle (EV) spaces

That no development pursuant to the planning permission hereby granted shall be untertaken unless a scheme for the provision of 12no 'active' Electric Vehicle spaces and associated infrastructure has first been submitted to and agreed in writing by the planning authority. Thereafter, the approved use shall not be commenced unless the approved Electric Vehicle spaces and associated infrastructure have been constructed, drained, laid-out and demarcated as shown in the approved scheme.

 

Reason: in order to promote the decarbonisation of road transport and to ensure compliance with the Council's 'Transport and Accessibility' Supplementary Guidance.

 

4. Landscaping scheme

No works in connection with the development hereby approved shall commence unless a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority.

Details of the scheme shall include:

·       The location of new trees, shrubs, hedges and grassed areas;

·       A schedule of planting to comprise species, plant sizes and proposed numbers and density;

·       Existing and proposed finished levels;

·       The location, design and materials of all hard landscaping works including walls, fences, gates; and

·       A programme for the implementation, completion and subsequent management of the proposed landscaping;

 

All soft and hard landscaping proposals shall be carried out in accordance with the approved planting scheme and management programme. 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. Once provided, all hard landscaping works shall thereafter be permanently retained.

 

Reason: To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape and mitigate its visual impact.

 

5. Car Park Management Plan

 

That the car park hereby approved shall not be brought into use unless a Car Park Management Plan (CPMP) has first been submitted to and agreed in writing by the planning authority. That CPMP shall include details of access controls to ensure that the car park remains for the exclusive use of airport patrons. Thereafter, the approved use shall be undertaken in strict compliance with the terms of any Management Plan so agreed.

 

Reason: In order to ensure that the approved use caters specifically for airport passengers and does not undermine the promotion of sustainable travel options for non-airport travel.

-                 COUNCILLOR MARIE BOULTON, Chairperson.