Agenda item

Planning Reference – 230428

 

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

 

Link.

 

Planning Officer:  Alex Ferguson

 

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 supported living accommodation (Class 8 - residential Institutions), comprising eight residential units and ancillary staff office building, new vehicular access, car parking, infrastructure, open space and landscaping at the former Stoneywood School site, Stoneywood Road Aberdeen, be approved with a legal agreement and subject to the following conditions:-

 

Conditions

 

(1)  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.

 

(2)  NOISE MITIGATION

 

The hereby approved dwellings shall not be occupied unless noise mitigation measures achieving at least an equivalent effect of those measures contained within section 7 of the approved Noise Impact Assessment (Sandy Brown: 23055-R01-B – 21 March 2023) have been applied, including;

a)    Installation of windows throughout the development with a minimum sound insulation performance of Rw + Ctr 40 dB;

b)    The external wall and roof constructions must have a minimum sound insulation performance of Rw + Ctr 48 dB;

c)     Installation of essential mechanical means of ventilation to allow a closed window strategy for noise control;

d)    Installation of a mechanical ventilation system which complies with NR 25 internally within dwellings, with demonstration of this to the satisfaction of, and agreed in writing by, the Council’s Environmental Protection Service.

 

Reason: In order to ensure that external sources of noise from the operations of Aberdeen International Airport are suitably mitigated to allow a satisfactory residential amenity to be created within the new dwellings.

 

(3)  LANDSCAPING SCHEME

 

Prior to the occupation of any of the hereby approved dwellings, a scheme of hard and soft landscaping covering all hard surfaces, areas of public and private open space and landscaped buffer spaces within the development as shown on approved drawing 2274-MRT-XX-XX-LD-A 90001 Rev D (Proposed Site Plan) shall be submitted to and approved in writing by the Planning Authority. The scheme shall increase biodiversity on the site and include details of:

1.     Those areas reserved as private space and those areas that will be freely accessible for all residents;

2.     Proposed tree and shrub numbers, densities, locations, species, sizes and stage of maturity at planting;

3.     A method statement outlining how any landscaping or other works within the root protection areas of existing trees shall take place whilst protecting and retaining the existing tree rooting environment;

4.     Arrangements for the management and maintenance of the proposed open space and landscaped areas; and

5.     All proposed hard-surface finishing materials.

 

All hard landscaping proposals shall be carried out in accordance with the approved scheme and shall be completed prior to the occupation of the first dwelling. All soft landscaping shall be planted in accordance with the approved scheme by no later than the first planting scheme following the occupation of the first dwelling.  Any planting which, within a period of 5 years from the completion of each phase of the development, in the opinion of the Planning Authority is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted.

 

Reason: In order to ensure that residents would have adequate access to high quality external amenity space, thus creating a suitable living environment.

 

(4)  BIN STORAGE

 

The hereby approved dwellings shall not be occupied unless the bin store shown on approved drawings 2274-MRT-XX-XX-LD-A 90001 Rev D (Proposed Site Plan) and 2274-MRT-XX-XX-AD-A 92010 (Proposed Bin Store Details), or similar as may be agreed in writing with the Planning Authority, has been formed in accordance with the approved details and the necessary bins provided within it, ready for use by the occupants of the dwellings and the staff office building upon entry.

 

Reason: In the interests of ensuring a satisfactory means for the storage and collection of waste.

 

(5)  DRAINAGE

 

The development hereby approved shall not be occupied unless it is drained in accordance with the details contained in the approved Drainage Assessment (Fairhurst Drainage Assessment – ACC Stoneywood Complex Care – Project Ref: 153870 Issue 2 – May 2023) and the associated Drainage Strategy Layout (153870/2100 Rev B), or such similar drainage details as may otherwise be agreed in writing with the Planning Authority.

 

Reason: In order to ensure that the development would be adequately drained, would not itself be at risk of flooding and would not increase the risk of flooding to other properties or the Scottish Water sewer network.

 

(6)  CYCLE STORES & EV CHARGE POINTS

 

The dwellings hereby approved shall not be occupied unless further details of the proposed EV charge point and cycle locker to be installed adjacent to the staff office building have been submitted to, and agreed in writing with, the Planning Authority and the EV charge point, cycle locker, Sheffield cycle stands and passive EV charge point provision are all be installed in accordance with the approved details.

 

Reason: In order to encourage the use of sustainable and active modes of travel.

 

(7)  TREE PROTECTION

 

No development shall take place unless the tree protection fencing detailed in the approved Tree Survey (Astell Associates – Ref: FAS-2302-TR – 21 March 2023) and the associated Tree Protection Site Plan (FRS-2303-TP) is in place in accordance with the approved details.

 

Reason: In order to ensure adequate protection for the trees on site during the construction of the development.

 

(8)  LOW AND ZERO CARBON BUILDINGS

 

No development associated with any particular building shall take place unless a scheme detailing compliance with the Council's 'Low and Zero Carbon Buildings' supplementary guidance has been submitted to and approved in writing by the Planning Authority. Thereafter no building shall be occupied unless any recommended measures specified within that scheme for that building for the reduction of carbon emissions have been implemented in full.

 

Reason: to ensure that the development complies with requirements for reductions in carbon emissions specified in the City Council's relevant published Supplementary Guidance document, 'Low and Zero Carbon Buildings'.

 

(9)  WATER EFFICENCY

 

No development associated with any particular building shall take place unless a scheme of water efficiency for the development has been submitted to and approved in writing by the Planning Authority. The statement should take into account the advice provided in CIRIA publication C723 (Water sensitive urban design in the UK) and specify the measures proposed to incorporate water saving technology into the development so as to achieve gold standard for water use efficiency in domestic buildings. Thereafter no building shall be occupied unless the approved measures have been implemented in the construction of the development.

 

Reason - In order to reduce pressure on water abstraction from the River Dee and the impact on water infrastructure.

 

(10)                   EXTERNAL LIGHTING

 

No development shall take place unless a scheme of external lighting for the development has been submitted to and approved in writing by the Planning Authority. Thereafter no building shall be occupied unless the external lighting covering the car parking spaces, footpaths and communal areas has been implemented in accordance with the approved details.

 

Reason - In order to create a suitable residential & visual amenity and ensure public safety.

 

(11)                   FULL FIBRE BROADBAND

 

No unit shall be occupied unless a full fibre broadband connection to each dwelling has been installed.

 

Reason: In order to provide all dwellings with access to high-speed communications infrastructure, in accordance with the requirements of Policy CI1 (Digital Infrastructure) of the Aberdeen Local Development Plan.

 

(12)                   SITE INVESTIGATION AND RISK ASSESSMENT

 

No development shall take place unless a scheme to deal with any contamination on or within the site has been submitted to and approved in writing by the Planning Authority. The scheme shall follow the procedures outlined in Planning Advice Note 33 (Development of Contaminated Land) and shall be conducted by a suitably qualified person in accordance with best practice as detailed in BS10175 (Investigation of Potentially Contaminated Sites - Code of Practice) and other best practice guidance and include:

(i)              an investigation to determine the nature and extent of contamination;

(ii)             a site-specific risk assessment; and

(iii)            a remediation plan to address any significant risks and ensure the site is fit for the use proposed.

 

Thereafter no building shall be occupied unless:

(i)              any long-term monitoring and reporting that may be required by the approved scheme of contamination or remediation plan or that otherwise has been required in writing by the planning authority is being undertaken; and

(ii)             a report has been submitted and approved in writing by the Planning Authority that verifies that remedial works to fully address contamination issues have been carried out.

 

Reason - In order to ensure that the site is fit for human occupation in accordance with Policy R2 - Degraded and Contaminated Land.

 

The Committee heard from Alex Ferguson, Senior Planner, who spoke in furtherance of the application and answered various questions from Members.

 

The Committee resolved:-

to approve the application conditionally with a legal agreement in line with the officer recommendation.