Agenda item

Planning Reference – 210697

 

All documents associated with this application can be found at the following link and enter the refence number above:-

 

Link.

 

Planning Officer:  Robert Forbes

 

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

 

That the application for detailed planning permission for the redevelopment of an existing site for erection of 17 residential flats over 4 storeys including demolition and all associated works at 15 Maberly Street Aberdeen, be approved subject to the following conditions and with a legal agreement:-

 

Conditions

 

1.Noise Assessment Mitigation Measures

 

The flats hereby approved shall not be occupied unless the specific noise mitigation measures have been installed in complete accordance with the Noise Impact Assessment carried out by AVAL (ref. 91407 rev. D) dated 12 Jan 2022, or such other mitigation measures as may be agreed in writing with the Planning Authority. The measures once installed, shall be retained in perpetuity.

 

Reason: In the interests of the residential amenity of occupants.

 

2.Dust Management Plan

 

No works in connection with the development hereby approved (including demolition) shall take place unless a Dust Management Plan has been submitted to and approved in writing by the Planning Authority. Any mitigation measures highlighted within this plan shall be implemented and retained in full for the duration of the demolition process.

 

Reason: In the interests of existing residential amenity.

 

3. Contaminated Land

 

No works in connection with the development hereby approved (other than the demolition of the existing buildings) shall commence unless an investigation of the site has been undertaken in accordance with Planning Advice Note 33 ‘Development of Contaminated Land’ and BS 0175:2011+A2:2017 - ‘Investigation of Potentially Contaminated Sites – Code of Practice’ and a report of that investigation has been submitted to and approved in writing by the Planning Authority. The investigation report shall include the following:

1.     an investigation to determine the nature and extent of contamination;

2.     a site-specific risk assessment;

3.     a remediation plan to address any significant risks and ensure the site is fit for the use proposed; and

4.     verification protocols to demonstrate compliance with the remediation plan.

Where it is determined by the site investigation report that remediation of the site is required no works in connection with the development hereby approved (other than the demolition of the existing buildings) shall commence unless a remedial scheme has been submitted to and approved in writing by the planning authority. The development hereby approved shall not be brought into use unless the approved scheme of remediation has been carried out in its entirety and a validation report has been submitted to and approved in writing by the planning authority. Any areas of hardstanding, clean cover or other such barriers within the application site boundary that are included within the approved scheme of remediation and are required to break one or more pollutant linkages shall be permanently retained as such and shall not be disturbed without the prior written approval of the planning authority.

 

Reason: In order to ensure any potential contamination of the site is dealt with appropriately in the interests of public and environmental safety.

 

4.Surface Water Drainage

 

No development shall take place pursuant to this permission unless the proposed surface water drainage system for the site has been submitted to and approved in writing by the Planning Authority. This shall include details of surface water SUDS measures and associated maintenance measures as required on site. The building hereby approved shall not be occupied unless the approved surface water drainage system has been implemented in full and is permanently retained thereafter in accordance with the approved maintenance scheme.

 

Reason: In order to ensure that adequate drainage facilities are provided, and retained, in the interests of the amenity of the area.

 

5.Landscape and Amenity Space

 

No development pursuant to the planning permission hereby approved shall take place unless a detailed scheme of landscaping and amenity space for the site has been submitted to and approved in writing for the purpose by the Planning Authority. This scheme shall include details of the proposed grassed / herbaceous areas, areas of any tree/shrub / climbing planting including details of numbers, densities, locations, species, sizes, stage of maturity at planting and establishment / protection measures and management arrangements.  All  planting, seeding and turfing comprised in the approved scheme of landscaping shall be carried out in the first planting season following the completion of the development and any planted areas which within a period of 5 years from the completion of the development, are removed or become seriously damaged  shall be replaced in the next planting season with others of an extent and species similar to those originally required to be planted, or in accordance with such other scheme as may be submitted to and approved in writing for the purpose by the planning authority.

 

Reason - In the interests of protection of the amenity of the area and ensure a suitable landscape treatment and amenity for occupants.

 

6.     Carbon Neutrality / Water Saving

 

No development shall take place pursuant to this permission unless an Energy and Water Saving Statement for the building has been submitted to and approved in writing by the Planning Authority. The Energy Statement shall include the following items:

a)    Full details of the proposed water efficiency measures and renewable technologies to be incorporated into the development;

b)    Calculations using the SAP or SBEM methods which demonstrate that the reduction in carbon dioxide emissions rates for the development, arising from the measures proposed, will enable the development to comply with Policy R7 of the Aberdeen Local Development Plan 2017.

 

The development shall not be occupied unless it has been constructed in full accordance with the approved details in the Energy and Water Saving Statement. The carbon and water reduction measures shall be retained in place and fully operational thereafter.

 

Reason: To ensure this development complies with the on-site carbon reductions and water efficiency required in Scottish Planning Policy and Policy R7 of the Aberdeen Local Development Plan 2017.

 

7.     Cycle Store

 

No development shall take place pursuant to this permission unless details of secure cycle storage for occupants has been submitted to and approved in writing by the Planning Authority. The flats hereby approved shall not be occupied unless the cycle storage facilities as shown on drawing no. 3359 PL-05 C, or such other drawings as may be approved, have been provided and are demonstrated to be secure/lockable, via submission of such details.

 

Reason: In the interests of encouraging more sustainable modes of travel and the objective of ALDP policy T2.

 

8.     Granite Re-use

 

No development shall take place pursuant to this planning permission, nor shall any demolition works commence, unless a scheme for the sensitive downtaking, storage and subsequent re-use on site of granite walling within the site has been submitted to and agreed in writing by the planning authority. Thereafter, the development shall be implemented in complete accordance with the approved scheme.

 

Reason: In order to secure appropriate re-use of granite within the development in accordance with the expectations of ALDP policy D5 and sustainability objectives.

 

9.     Boundaries

 

No development shall take place pursuant to this planning permission, nor shall any demolition works commence, unless a detailed scheme for the retention and alteration of the existing granite boundary walls has been submitted to and approved in writing by the Planning Authority. The development hereby approved shall not be occupied unless such scheme as may be approved and the plot / boundary enclosures as shown on drawing 3359 -18, or such other drawing as may be approved in writing by the Planning Authority have been implemented in their entirety, unless otherwise agreed in writing.

 

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

 

10. Construction Details

 

No development shall take place pursuant to this planning permission unless construction details of the proposed dormer windows; rainwater goods; external vents / ducts; entrance recess; the proposed zinc / blank infill panels and the window / door reveals on the building facades, including detailed cross sections demonstrating the relationship with masonry, have been submitted to, and approved in writing, by the Planning Authority.  For the avoidance of doubt all ventilation pipes and services shall be directed to the rear of the building / roof and any interventions on the granite façade shall be minimised. 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.

 

11. Pedestrian Access

 

No development shall take place pursuant to this planning permission unless a detailed scheme for the removal of the existing redundant site access and footway reinstatement at the site frontage has been submitted to and approved in writing by the Planning Authority. For the avoidance of doubt, the existing granite kerbs shall be reused.

 

Reason:  In the interests of encouraging more sustainable modes of travel and the objective of sustainable development and ALDP policy T2.  

 

12. Bin Storage

 

The flats hereby approved shall not be occupied unless provision has been made within the application site / adjacent premises controlled by the applicant for refuse disposal and recycling facilities in accordance with a scheme which has been submitted to and approved in writing by the Planning Authority. For the avoidance of doubt such storage shall include suitable ventilation and wash down / drainage facilities.

 

Reason: In order to preserve the amenity of the neighbourhood and in the interests of public health.

 

The Committee heard from Robert Forbes, Senior Planner who spoke in furtherance of the application and answered various questions from members.  Mr Forbes advised that a late objection to the application had been received from SEPA and as a result the recommendation for the application was to be amended.

 

The Committee resolved:-

to defer determination of the application, pending resubmission of a flood risk assessment and delegate authority to the Interim Chief Officer – Strategic Place Planning to issue approval conditionally if the SEPA objection is removed and the legal agreement is concluded.