Agenda item

Planning Reference – 210185

 

All documents associated with this application can be found at the following link:-

 

Link.

 

Planning Officer:  Dineke Brasier

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

 

That there be a willingness to approve the application conditionally with a legal agreement and to notify Scottish Ministers, for an application for detailed planning permission for a residential development of 212 social rented accommodation comprising a mix of unit types with associated roads, shared residential streets, parking, landscaping and external amenity at the former Kincorth Academy site Aberdeen.

 

Conditions

 

1.               Materials

 

That no development pursuant to an individual building shall take place unless a scheme and/or samples detailing all external finishing materials to the roof and walls of that individual building hereby approved has been submitted to, and approved in writing, by the Planning Authority. Sample panels of the external brick finishes, including mortar, shall be provided.  Thereafter the development shall be carried out in accordance with the details so agreed.

 

Reason: In the interest of visual amenity and to ensure a satisfactory finish of the development.

 

2.               Boundaries (details)

    

That no development shall take place until a detailed scheme of plot and boundary enclosures for the entire development, including the perimeter surrounding the development site, has been submitted to and approved in writing by the Planning Authority. Thereafter the development shall be carried out in accordance with the details so agreed.

 

Reason: In the interest of visual and residential amenity, and to ensure a satisfactory finish of the development.

 

3.               Play areas

 

That no development shall take place until a scheme providing additional details on the proposed play spaces has been submitted to and approved in writing by the Planning Authority. Thereafter, these play spaces shall be incorporated in the approved landscaping scheme, and shall not be implemented other than in accordance with the agreed details.

 

Reason: In the interest of residential amenity.

 

4.               Landscaping (details)

 

That no development shall take place until a detailed landscaping scheme has been submitted to and approved in writing by the Planning Authority. Thereafter, all planting, seeding and turfing of the agreed detailed landscaping scheme shall be carried out in the first planting season following the completion of the development, and any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a size and species similar to those originally required to be planted.

 

Reason: In the interest of visual and residential amenity.

 

5.               Landscaping (maintenance)

 

That no development shall take place until a scheme for maintenance of the agreed detailed landscaping scheme has been submitted and approved in writing. Thereafter, maintenance of the landscaping shall be undertaken in accordance with the approved scheme.

 

Reason: In the interest of visual and residential amenity.

 

6.               Tree protection measures (1)

 

That no development shall take place unless a plan showing those trees to be removed and those to be retained and a scheme for protection of all trees to be retained on the site during construction works has been submitted to, and approved in writing by the Planning Authority. Thereafter, the agreed scheme shall be implemented.

 

Reason: To ensure adequate protection for the trees on site during the construction of the development.

 

7.               Tree protection measures (2)

 

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: To ensure adequate protection for the trees on site during the construction of the development.

 

8.               Cycle storage (details)

 

That no development shall take place until detailed drawings of the proposed cycle storage have been submitted and agreed in writing by the Planning Authority. Thereafter, the agreed scheme shall be implemented.

 

Reason: In the interest of visual amenity and to promote sustainable transport methods.

 

9.               Bin stores (implementation)

 

That no flat within any individual block shall be occupied unless the relevant bin store as shown on drawing ACCKIN-ATK-ZZ-ZZ-DR-AR-110001/RevT03 or such other drawing as may subsequently be submitted to and approved in writing by the Planning Authority, have been made available for use.

 

Reason: In the interest of public health.

 

10.           Car parking (implementation)

 

That no flat within any individual block shall be occupied unless the relevant car parking areas hereby granted planning permission have been constructed, drained, laid-out and demarcated in accordance with drawing ACCKIN-ATK-ZZ-ZZ-DR-AR-110001/RevT03 of the plans hereby approved or such other drawing as may subsequently be submitted to and approved in writing by the Planning Authority. Such areas shall not thereafter be used for any other purpose than the purpose of the parking of cars ancillary to the development and use thereby granted approval.

 

Reason: In the interest of public safety and the free flow of traffic.

 

11.           Safe routes to school

 

That no part of the development shall be occupied until a scheme setting out ‘Safe Routes to School’ has been submitted and approved in writing by the Planning Authority. This scheme shall identify the most direct route and any missing links or upgrades required towards the nearest schools.

 

Reason: To promote sustainable transport methods, and to ensure that a safe route to school is available for children living within the hereby approved development.

 

12.           Travel Plan

 

That no part of the development hereby approved shall be occupied until a Residential Travel Pack has been submitted and approved in writing by the Planning Authority. Such approved packs shall subsequently be issued to the first occupiers of each residential unit.

 

Reason: To promote sustainable travel methods.

 

13.           Electric Vehicle Charging

 

That no development shall take place until a scheme detailing underground cabling for future electric charging equipment has been submitted to and approved in writing by the Planning Authority. Subsequently, the development shall not be carried out other than in accordance with the details so agreed.

 

Reason: To future proof the site to increase the use of electric vehicles.

 

14.           Bus stops

 

That no development shall take place until a scheme detailing relocation of the existing bus stops on Cairngorm Drive has been submitted to and approved in writing by the Planning Authority. Subsequently, the development shall not be occupied until the approved scheme has been implemented.

 

Reason: In the interest of public safety.

 

15.           Low and Zero Carbon Building and Water Efficiency

 

No development shall take place until a scheme detailing compliance with policy R7 (Low and Zero Carbon Building and Water Efficiency) of the 2017 Aberdeen Local Development Plan has been submitted to and approved in writing by the Planning Authority. Thereafter, any recommended measures specified in that scheme for the reduction of carbon emissions and water efficiency have been implemented in full.

 

Reason: To ensure that the development complies with requirements for reductions in carbon emissions and water efficiency as specified in policy R7 (Low and Zero Carbon Building and Water Efficiency) of the 2017 Aberdeen Local Development Plan.

 

16.           Digital Infrastructure

 

That no individual flat or house shall be occupied unless satisfactory evidence has been submitted to and approved in writing by the Planning Authority that the development will be connected into the existing digital infrastructure surrounding the site, with the preferred option being fibre optic cabling to the premises where available, and subsequently the development shall be implemented in accordance with the agreed details.

 

Reason: To ensure good digital connectivity for the hereby approved residential units and to ensure compliance with policy CI1 (Digital Infrastructure) of the 2017 Aberdeen Local Development Plan.

 

17.           Earth Works/ Foundation Strategy

 

That no development shall take place until an earth works/ foundation strategy has been submitted to and approved in writing by the Planning Authority. For the avoidance of doubt, this earth works/ foundation strategy shall include details of any plans to excavate, process and rework the made ground, and a soil testing regime for the purpose of verifying the suitability of processed materials on-site.

 

Reason: To ensure the site is suitable for human occupation.

 

18.           Gas Protection Measures

 

That no building shall be occupied until all gas protection measures have been inspected by a suitably qualified engineer and a validation report has been submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, this Validation Report shall detail the gas protection measures that have been installed and should provide adequate verification.

 

Reason: To ensure the site is suitable for human occupation.

 

19.           Noise Mitigation Measures

 

That no building shall be occupied until noise mitigation measures as specified in section 7 ‘Mitigation’ of the Noise Impact Assessment by CSP Acoustics and dated 14^th July 2021 have been implemented.

 

Reason: In the interest of residential amenity.

 

20.           Air Quality Assessment

 

That no development shall take place until an Air Quality Assessment has been submitted to and approved in writing by the Planning Authority. For the avoidance of doubt, this assessment shall include:

a.     An assessment of the impact of emissions to air from or associated with the development, carried out in accordance with the IAQM land-use Planning and Development Control: planning for Air Quality Guidance 2017 with a method agreed by the Environmental Health Service. The assessment shall consider the potential impact of road traffic associated with the proposed development itself and other permitted/committed developments in the area on air quality within the nearby AQMAs and adjacent areas; and

b.     Other developments to be considered shall include, but are not limited to: planned housing developments at Heatherwick Road and Leggart Brae; and significant residential developments constructed and nearing construction on Abbotswells Road.

 

Reason: In the interest of public health.

 

21.           Construction Environment Management Plan

 

That no development shall take place until a Construction Environment Management Plan has been submitted to and approved in writing by the Planning Authority. As a minimum, this should cover:

(a)            An ‘Air Quality (Dust) Risk Assessment’ by a suitably qualified consultant is carried out to predict the likely dust levels resulting from the proposed development and its impact on air quality including a determination of it significant; and

(b)            A ‘Dust Management Plan’, which shall be based on the results of the ‘Air Quality (Dust) Risk Assessment’

(c)             A ‘Construction Noise Impact Assessment’, which should:

                           i.          Be undertaken by a suitably qualified noise consultant

                          ii.          Demonstrate adherence to the guidance contained within: BS8228 - 1:2009+A1:2014 Code of practice for noise and vibration control on construction sites and open sites - Part 1 Noise and Part 2: Vibration

                        iii.          Identify the sources of construction noise likely to impact on the existing residences.

                        iv.          predict the impacts of the noise sources on the proposed residential development

                         v.           Detail the noise mitigation measures to reduce noise from the construction noise sources to an acceptable level to reasonably protect the amenity of the occupants of the proposed residences.

                        vi.          The methodology for the noise assessment should be submitted and agreed in writing with the Environmental Protection Team in advance of the assessment.

 

Any such scheme as has been approved shall subsequently be implemented during the construction works.

 

Reason: In the interest of public health.

 

22.           Occupation

 

The development hereby approved shall not be occupied other than as social rented housing(as defined in Aberdeen City Council's 'Affordable Housing' Supplementary Guidance), managed and operated by either Aberdeen City Council or by a Registered Social Landlord (RSL). 

 

Reason: In order to ensure compliance with local plan policy H5 and Aberdeen City Council's 'Affordable Housing' Supplementary Guidance and because the level of car parking provision within the approved development is based on standards for social rented housing specifically, as opposed to other forms of affordable housing.

 

23.           Deevale Gardens Access   

 

That prior to the commencement of development, and notwithstanding any information contained within the hereby approved drawings, further details of the Deevale Gardens access shall be submitted to and approved in writing by the Planning Authority. The development shall be constructed in accordance with the agreed details thereafter.

 

Reason: In the interest of public safety.

 

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

 

The Committee resolved:-

to approve the recommendation