Agenda item

Planning Officer – Dineke Brasier

The Forum had before it a report by the Interim Chief Officer – Strategic Place Planning, on a submission of a Proposal of Application for a major development for a major residential development with associated infrastructure, open space and landscaping at the former Cordyce School, Riverview Drive Aberdeen, planning reference 220815.

 

The report advised that the proposed development site was an irregular shaped area extending to 7.9 hectares and was located in the green belt.  The site was bound by the River Don to its north and east and mature trees to its south and west.  Beyond the tree belt to the south was Riverview Drive which provided a direct connection to the residential area, shops and community facilities in Dyce.  To the west were some scattered buildings, including some residential dwellings and farm buildings with the A947 – Oldmeldrum Road beyond.

 

The site was previously occupied by Cordyce Special Needs School and has since been demolished, following the opening of Orchard Brae School.  It was noted there was a distinct level difference between the relatively flat area that was previously occupied by the school buildings and ascociated playing fields and the river to the north and east, which lies at a lower level.  There is also a footpath running along the riverbank.

 

The Forum heard from Dineke Brasier, Senior Planner, who addressed the Forum and provided details regarding the planning aspects of the application. 

 

Ms Brasier provided details on the relevant planning policies noting that the following policies were relevant to the proposed application:-

 

·       NE2 – Green Belt

·       D1 – Quality Placemaking by Design

·       D2 – Landscape

·       I1 – Infrastructure Delivery and Planning Obligation

·       T2 – Managing the Transport Impact of Development

·       T3 – Sustainable and Active Travel

·       B4 – Aberdeen Airport

·       H3 – Density

·       H4 – Housing Mix

·       H5 – Affordable Housing

·       NE1 – Green Space Network

·       NE4 – Open Space Provision in New Development

·       NE5 – Trees and Woodland

·       NE6 – Flooding, Drainage and Water Quality

·       NE8 – Natural Heritage

·       NE9 – Access and Informal Recreation

·       R6 – Waste Management Requirements for New Developments

·       R7 – Low and Zero Carbon Building and Water Efficiency

·       CI1 – Digital Infrastructure

 

In relation to Supplementary Guidance, the following were also relevant:-

 

 

1.     Affordable Housing

2.     Flooding, Drainage and Water Quality

3.     Green Space Network and Open Space

4.     Natural Heritage

5.     Planning Obligations

6.     Resources for New Development

7.     Transport and Accessibility and 

8.     Trees and Woodlands

 

Ms Brasier also highlighted the Proposed Local Development Plan 2020 and noted the following policies as relevant:-

 

·       LR1 – Land Release

·       WB1 – Health Developments

·       NE2 – Green and Blue Infrastructure

·       NE3 – Natural Heritage

·       NE4 – Our Water Environment

·       NE5 – Trees and Woodland

·       D1 – Quality Placemaking

·       D2 – Amenity

·       D4 - Landscape

·       D5 – Landscape Design

·       R5 – Waste Management Requirements in New Development

·       R6 – Low and Zero Carbon Buildings and Water Efficiency

·       H3 – Density

·       H4 – Housing Mix and Need

·       H5 – Affordable Housing

·       I1 – Infrastructure Delivery and Planning Obligations

·       T2 – Sustainable Transport

·       T3 – Parking

·       CI1 – Digital Infrastructure

·       B3 – Airport and Perwinnes Radar

 

It was noted  that as part of the application, the applicant had been advised that the following information would need to accompany the formal submission:-

 

o   Design and Access Statement including visualisations;

o   Flood Risk Assessment;

o   Landscape Strategy;

o   Preliminary Ecological Appraisal, including Bat Roost Potential for trees;

o   Planning Statement;

o   Pre Application Consultation report;

o   Transport Assessment and Transport Statement;

o   Travel Plan; and

o   Tree Survey and Arboricultural Impact Assessment

 

The Forum then heard from the agent for the application and the presenters were as follows:-

·       Michael Lorimer – Rydens

·       Daniel Harrington – THE Architect and Planning

 

Mr Lorimer began the presentation and provided an outline of the proposal, indicating that the proposal was for a major residential development of approximately 90 dwellings with associated infrastructure, open space and landscaping.

 

Mr Lorimer advised that there was an extensive network of footpaths connecting to the site for informal recreational purposes and these would be retained as well as retaining existing mature trees where possible as the site benefitted from a number of mature trees.  He also advised that the community orchard that was to the south west of the site would also be retained as this was a well used community asset.     

 

Mr Harrington explained that the proposed development would be a mix of 3 and 4 bedroom houses and also incorporate affordable housing.  The finalised house types were still to be finalised.  He also noted that the material finishes were also still to be selected but would likely be a neutral tone. 

 

In terms of consultation, Mr Lorimer advised that a public consultation event was held at the end of August in Dyce Community Centre and was very well attended with roughly 60 people in attendance.  All of the feedback received from the event would be analysed and taken into consideration. 

 

Members then asked a number of questions of both the applicant and the case officer and the following information was noted:-

 

·       There was capacity at both Dyce Primary School and Dyce Academy for any children from the proposed development;

·       When the final application is submitted a Transport Assessment will accompany it and would highlight the emergency access for the site;

·       Engineers had looked at the flood risk on the development and this would also be submitted as part of the final application, however it was noted that the flood risk level was low;

·       The development would consist solely of housing and no flatted properties;

·       A high percentage of the development would be retained for green space. 

 

The report recommended:-

that the Forum –

(a)            note the key issues identified;

(b)            if necessary, seek clarification on any particular matters; and

(c)             identify relevant issues which they would like the applicant to consider and address in any future application.

 

The Forum resolved:-

(i)              to thank the presenters for their informative presentation; and

(ii)             to  request that the applicant consider the points raised above.

-        COUNCILLOR DELL HENRICKSON, Convener