Agenda item

Report by Head of Planning and Regulatory Services

 

The Head of Planning and Regulatory Services spoke to the terms of the report advising that this proposal related to development within a larger site identified as housing allocation H-AL9/2 within the adopted Argyll and Bute Local Plan for 8 units with 25% affordability.  This designation was in the process of being superceded by the uncontested, emergent provisions of the Argyll and Bute proposed Local Development Plan which set out the Council’s intent to subsume the current Housing Allocation within a larger Mixed Use Allocation (MU 3001) within which support was afforded for up to 150 dwelling units following the endorsement by the Committee of the Masterplan for designation MAST 1/5.  The proposal set out a ‘medium scale’ affordable housing development comprising a mixture of terraced housing, flats and ambulant disabled units to be developed for and managed by the Argyll Community Housing Association.  Whilst the application has been the subject of two letters of support, and indirectly, two letters of objection, which raised road safety concerns, it was the consideration of Council Officers and that of the statutory consultees that the proposed development could adequately be accessed via the existing public road network subject to commensurate improvement of footpaths along this route.  The application was recommended for approval subject to conditions and reasons detailed in the report of handling.

 

Decision

 

Agreed to grant planning permission subject to the following conditions and reasons:-

 

1.        The development shall be implemented in accordance with the details specified on the application form dated 1^st May 2014 and the approved drawing reference numbers 1/17 – 17/17 unless the prior written approval of the planning authority is obtained for other materials/finishes/for an amendment to the approved details under Section 64 of the Town and Country Planning (Scotland) Act 1997.

 

Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details.

 

2.        The development hereby permitted shall only be implemented by (or on behalf of) a Registered Social Landlord (a body registered under part 3 chapter 1 of the Housing (Scotland) Act 2001, or any equivalent provision in the event of the revocation and re-enactment thereof, with or without modification) and shall not enure for the benefit of any other person, company or organisation.

 

Reason: To ensure the provision of affordable housing to the standard required by the development plan in the absence of any other agreed means of securing such provision.

 

3.        No development shall commence until a scheme of boundary treatment, surface treatment and landscaping has been submitted to and approved in writing by the Planning Authority. The scheme shall comprise a planting plan and schedule which shall include details of:

 

i)                    Existing and proposed ground levels in relation to an identified fixed datum;

ii)                  Existing landscaping features and vegetation to be retained;

iii)                 Location design and materials of proposed walls, fences and gates – this shall include the provision of a deciduous native hedgerow to the north, western and southern site boundaries, and removal (if possible) of existing eastern boundary fencing between the application site and Argyll Court;

iv)                Surface treatment of means of access/footpaths, and parking/turning areas;

v)                  Proposed soft and hard landscaping works including the location, species and size of every tree/shrub to be planted – this shall include details of planting/landscape works within the parking court and limited tree planting within the hedgerow northern, western and southern site boundaries, and provision of replacement planting to mitigate for loss of the mature tree which lies on the site access route;

vi)                A programme for the timing, method of implementation, completion and subsequent on-going maintenance.

 

All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme unless otherwise approved in writing by the Planning Authority.

 

Any trees/shrubs which within a period of five years from the completion of the approved landscaping scheme fail to become established, die, become seriously diseased, or are removed or damaged shall be replaced in the following planting season with equivalent numbers, sizes and species as those originally required to be planted unless otherwise approved in writing by the Planning Authority.

 

Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity.

 

4.        Notwithstanding the effect of Condition 1, the development shall be completed externally using the following materials:

 

External walls to be finished in a white, wet dash render;

 

Roof covering to be slate substitute tiles coloured dark blue/grey (Redland Cambrian Slate or equivalent), or natural slate;

 

Or, such alternatives as may otherwise be agreed in writing with the Planning Authority.

 

Reason: In order to integrate the development into its surroundings.

 

5.        Notwithstanding the effect of Condition 1, no development shall commence until written details of the type and colour of materials to be used in the construction of external facia/eaves, rainwater goods and any window/door bands have been submitted to and approved in writing by the Planning Authority. The development shall thereafter be completed using the approved materials or such alternatives as may be agreed in writing with the Planning Authority.

 

Reason: In order to integrate the development into its surroundings.

 

6.        Notwithstanding the effect of Condition 1, no development shall commence until specifications, including material and colour finishes of the window and door units to be installed in the development have been submitted to and approved in writing by the Planning Authority. Thereafter the development shall be completed in accordance with the approved details or such alternatives as may be agreed in writing with the Planning Authority.

 

Reason: In order to integrate the development into its surroundings.

 

7.        Notwithstanding the provisions of Condition 1, the development shall incorporate a surface water drainage system which is consistent with the principles of Sustainable urban Drainage Systems (SuDS) compliant with the guidance set out in CIRIA’s SuDS Manual C697. The requisite surface water drainage shall be operational prior to the development being brought into use and shall be maintained as such thereafter.

 

Reason: To ensure the provision of an adequate surface water drainage system and to prevent flooding.

 

8.        No development shall commence until such time as a programme of works for the delivery of an adoption standard footpath of a minimum width of 1.5 metres between the A83(T) and the public road known as the Avenue (via Barn Brae) has been submitted to and agreed in writing by the Planning Authority, in consultation with the Roads Authority.

 

Thereafter, the duly approved programme of works shall be implemented in full and in accordance with the agreed timetable.

 

Reason: In the interest of road safety, to ensure the provision of commensurate improvement to substandard elements of the public road network which would be subject to increased vehicular/pedestrian movements arising from the development.

 

9.        Notwithstanding the provisions of Condition 1, the proposed access shall be formed with visibility splays of 2.4 metres to point X by 42.0 metres to point Y from the centre line of the proposed access. The access shall be surfaced with a bound material in accordance with the stated Standard Detail Drawing. Prior to work starting on site the access hereby approved shall be formed to at least base course standard and the visibility splays shall be cleared of all obstructions such that nothing shall disrupt visibility from a point 1.05 metres above the access at point X to a point 0.6 metres above the public road carriageway at point Y. The final wearing surface on the access shall be completed prior to the development first being brought into use and the visibility splays shall be maintained clear of all obstructions thereafter.

 

Reason: In the interests of road safety.

 

10.    The parking and turning area shall be laid out and surfaced in accordance with the details shown on the approved plans prior to the development first being occupied and shall thereafter be maintained clear of obstruction for the parking and manoeuvring of vehicles.

 

Reason: In the interest of road safety.

 

(Reference: Report by Head of Planning and Regulatory Services dated 12 June 2014, submitted)