Agenda item

Planning Reference – 221086

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Planning Officer:  Dineke Brasier

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

That the application for detailed planning permission for the erection of extensions to the side and rear and formation of door opening to form 2 semi-detached dwelling houses, at 81 Brighton Place Aberdeen, be approved subject to the following conditions:-

Conditions

(01)  DURATION OF PERMISSION

The development to which this notice relates must be begun not later than the expiration of 3 years beginning with the date of this notice. If development has not begun at the expiration of the 3-year period, the planning permission lapses.

Reason - in accordance with section 58 (duration of planning permission) of the 1997 act.

(02)  BOUNDARIES

That the development hereby approved shall not take place unless there a detailed scheme of site and plot boundary enclosures for the entire development hereby granted planning permission has been submitted to and approved in writing by the Planning Authority. None of the residential units hereby granted planning permission shall be occupied unless the said scheme has been implemented in its entirety.

Reason: In order to ensure an acceptable level of residential amenity.

(03)  PARKING

That the development hereby approved shall not be occupied unless the car parking areas hereby granted planning permission have been constructed, drained, laid-out and demarcated in accordance with drawing No. 610-31/RevE of the plans hereby approved. For the avoidance of doubt, this includes the installation of the EV charging points. Such areas shall not thereafter be used for any other purpose than the parking of cars ancillary to the development hereby granted approval.

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

(04)  PHOTOGRAPHIC SURVEY

No demolition or any other works in connection with the development hereby granted planning permission shall commence unless a photographic survey of the existing building on the application site has been submitted to and approved in writing by the Planning Authority. All external elevations of the building together with the setting of the building and any unusual features of the existing building shall be photographed. The photographic viewpoints must be clearly annotated on a plan to accompany the survey. The photographs and plan must be in a digital format and must be clearly marked with the planning reference number.

Reason: To ensure that a historic record of the building is made for inclusion in the National Monuments Record for Scotland and in the local Historic Environment Record.

(05)  OBSCURE GLAZING

That the development hereby approved shall not be brought into use unless the bathroom window on the south facing elevation of the building as shown on drawing 610-32/RevD has been fitted with obscure glazing. Once installed, the obscure glazing shall be permanently retained thereafter and the window shall not be altered in any way without the prior express planning permission of the planning authority.

Reason: In the interests of the residential amenity of the adjacent property.

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

The Committee then heard from Dr Susan Smith and Mr John Love, who both objected to the application. 

The Committee then heard from the agent for the application, Mr Bruce Ritchie, who spoke in support of the application.

The Committee resolved:

to unanimously refuse the application for the following reasons:

1.     Given the prominent location of the proposal and its design, scale and massing, the proposed extensions were considered overbearing and out of keeping with the scale and massing of the existing building and also detrimental to the historic character of the adjoining Albyn Place/ Rubislaw Conservation Area.

2.     Furthermore, the proposed materials for the extension, especially the use of timber and render, were also incompatible with the character of the existing dwelling and the conservation area. It was thus considered to have an adverse impact on the character of the surrounding area and had not given due consideration to the surrounding site context.

3.     For the foregoing reasons the proposal was considered not to be in compliance with the relevant criteria in;

·       Policies 7 (Historic Assets); 14 (Design, Quality and Place) of National Planning Framework 4;

·       Policies H1 (Residential Areas), D1 (Quality Placemaking by Design) and D4 (Historic Environment) of the 2017 Aberdeen Local Development Plan;

·       Policies H1 (Residential Areas), D1 (Quality Placemaking) and D6 (Historic Environment) of the 2020 Proposed Aberdeen Local Development Plan and;

·       Relevant sections of the Householder Development Guide and the Council’s Technical Advice Note on “Materials: External Building Materials and their Use in Aberdeen.