Agenda item

The 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 erection of a double domestic garage to the front at 6 Cranfield Farm, Bridge of Don Aberdeen, planning reference 210628/DPP.

The Chairperson stated that although the Planning Adviser 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 the Appointed Officer, Aberdeen City Council; (2) an application dated 5 May 2021; (3) the decision notice dated 9 September 2021 ; (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 applicant’s agent; and (6) consultee comments received from Roads Development Management. 

Mr Evans then described the site and advised that Detailed Planning Permission was sought for the construction of a detached double garage to serve the dwellinghouse known as 6 Cranfield Farm, a converted bothy. The garage would be located centrally along the western site boundary and would be adjacent to the residential curtilage of the original farmhouse to the west. It would measure c.7m by c.6.7m; would have a mono-pitched roof with a height to the front of c.3.3m and to the rear of c.2.7m. It would utilise existing retaining walls along the west (rear), south (side) and part of the north (side) elevation. The garage would be accessed from the east (front) across an area of lockblock followed by gravel and would further include a pass door in the north (side) elevation. Proposed finishing materials included Siberian larch vertical timber cladding and Kemnay grey render on a smooth cement render basecourse for the walls; an insulated profile roof panel; a sectional garage door; and grey pass door.

It was noted during a site visit that a retaining wall located to the south of the dwelling and north of the garden area had been constructed, and this was in place of landscaping approved as part of 150148, and had been erected without the benefit of planning permission. Additionally there had been an unauthorised increase in hardstanding, in that hard surfacing was only approved up to and including the area of lockblock as shown on drawing 101/Rev2 and 102/Rev2, which was intended as the parking area for this property, with the area beyond that to the west and north shown as gravel on drawing 102/Rev2 to be grass. These changes to the approved landscaping drawings constitute a breach of conditions of the original planning permission.

In terms of site description, the application site comprised a detached recently converted extended bothy and its associated residential curtilage. The site formed part of a wider steading conversion scheme resulting in a total of 7 new dwellings plus the original farmhouse. The application property was located in the south east corner of this larger site, and was clearly visible from the B999 Aberdeen-Potterton road.  The site was located c.1.5km from the northern outskirts of Aberdeen and had a rural location in the green belt.

Ms Evans indicated that the appointed officer’s reasons for refusal outlined in the decision notice was as follows:-

•       The proposed garage, due to its siting, design and external materials, was considered to detract from the visual amenity of the Green Belt;

•       The proposal was considered to have a significant adverse impact on the character and appearance of the Green Belt

•       It was contrary to Policies NE2 (Green Belt) and D1 (Quality Placemaking by Design) of the 2017 Aberdeen Local Development Plan, as well as associated Supplementary Guidance on Conversion of Buildings in the Countryside;

•       It was also considered to be in conflict with equivalent policies of the emerging Proposed Local Development Plan 2020.

Mr Evans outlined the key points from the appellant’s Notice of Review as follows:-

·       The proposal had less impact than other approved schemes;

·       Refusal based on siting, design and materials deemed unpractical

·       Highlighted the lack of objection from notifiable neighbours;

·       Highlighted the approval of a domestic store at a neighbouring property (ref 141208), which it contended was far more imposing in terms of both height and materials;

·       Contends that external finishes were consistent with the wider Cranfield redevelopment;

·       Made reference to pre-application advice with the planning service, when the principle of a garage in this location was accepted;

·       Contends that there was no impact arising from overlooking/loss of privacy;

·       Highlighted that the garage would be partially sunken into the ground to reduce its visual impact and presence on boundary;

·       Noted that a proposal for a garage on plot 3 was designed with a different roof style, however these two buildings would not be seen side by side or in the same elevation;

·       Argued that a pitched, slated roof would result in greater visual impact than the shallow mono-pitch roof proposed;

·       Enclosed a letter of support from resident at 4 Cranfield Steading, who would see the structure in views south from their property;

·       Enclosed photos with a mock-up to represent height of the proposed structure; and

·       Contends that landscaping yet to be completed in relation to the wider development would assist in screening the proposed garage, and this could be supplemented by further planting.

Mr Evans advised that the applicant had expressed that no further procedure should take place before determination.

The Chairperson and Councillors Bell and Mason all indicated in turn that they each had enough information before them and therefore agreed that the review under consideration should be determined without any further procedure.

In terms of relevant policy considerations, Mr Evans referred to the Aberdeen Local Development Plan 2017 and the proposed Aberdeen Local Development Plan (2020).  Mr Evans also made reference to Supplementary Guidance on Householder Development Guide, Conversion of Buildings in Countryside and Transport and Accessibility.

Mr Evans responded to various questions from members.

Members each advised in turn and unanimously agreed to approve the application.

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 of the Local Review Body (LRB) considered that the style and scale of the proposed garage would be appropriate to its context and sympathetic to the other buildings within this group, demonstrating a high standard of design and utilising appropriate high-quality materials. The proposed outbuilding was felt to be architecturally compatible with the dwellinghouse, as required by the relevant Householder Development Guide Supplementary Guidance, and would not serve to dominate or overwhelm that building. Members noted that its visual impact would be mitigated by utilising existing retaining walls in its construction to appear 'sunken' in relation to neighbouring buildings, whilst there remains outstanding landscaping to be carried out in relation to the original planning consent which will further screen this southern approach. The expression of support from one neighbour and absence of objection generally was also noted.

Overall, members concluded that the proposal would have no negative impact on the character of the area, and would comply with policies NE2 (Green Belt) and D1 (Quality Placemaking by Design) of the Aberdeen Local Development Plan, as well as relevant 'Householder Development Guide' and 'Transport and Accessibility' supplementary guidance documents.