Agenda item

Report of Head of Development and Economic Growth

The Area Team Leader for the Bute and Cowal & Helensburgh and Lomond areas spoke to the terms of the report and to supplementary report number 1 which advised of further representations received .  Planning Permission is sought for the erection of a residential block comprising six flats on land at the site of the former St Brendan’s Church tower.  The site is within the main town of Rothesay where there is support in principle for residential development.  The scale and design of the proposed building are considered to be acceptable having regard to the surrounding properties and the site’s location within the Rothesay Conservation Area.  The proposal has attracted objections from 13 individuals therefore consideration has to be given to holding a discretionary hearing prior to determining the application.  The site is located within the Main Town of Rothesay and the proposal relates to an infill development between two existing residential blocks.  For these reasons the proposal is considered to be consistent in principle with Policy LDP DM 1 and Supplementary Guidance SG LDP HOU 1 of the Argyll and Bute Local Development Plan 2015.  Planning permission (ref: 09/01701/PP) for the erection of a flatted residence of six units with a car parking court was approved on 1 June 2012 and as such the principle of development has been established and the site specific issues have been addressed.   There are no objections from consultees and there are no other material considerations which would justify refusal.  Consequently, it is not considered that a discretionary hearing would give added value to the process and is not recommended in this instance.  It is recommended that planning permission be granted subject to the conditions and reasons detailed in the report of handling.

 

Decision

 

The Committee agreed to grant planning permission subject to the following conditions and reasons:

 

1.    Unless otherwise directed by any of the conditions below, the development shall be implemented in accordance with the details provided in the application form dated 26^th July 2019 and the approved drawings:

Drawing No. 5825 – 01 (Plan 1 of 11)

Drawing No. 5825 – 02 (Plan 2 of 11)

Drawing No. 5825 – 03 (Plan 3 of 11)

Drawing No. 5825 – 04 (Plan 4 of 11)

Drawing No. 5825 – 05 (Plan 5 of 11)

Drawing No. 5825 – 06 (Plan 6 of 11)

Drawing No. 5825 – 07 (Plan 7 of 11)

Drawing No. 5825 – 08 (Plan 8 of 11)

Drawing No. 5825 – 09 (Plan 9 of 11)

Drawing No. 5825 – 10 (Plan 10 of 11)

Drawing No. 5825 – 11 (Plan 11 of 11)

unless the prior written approval of the Planning Authority is obtained 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.      Unless otherwise agreed in writing with the Planning Authority, prior to the occupation of the first flatted unit, visibility splays of 42 metres shall be formed in both directions measured from a point 2.4 metres back from the edge of the carriageway at the centre of the vehicular access. All boundary walls, fencing or vegetation within the visibility splays shall thereafter be maintained in perpetuity at a height not exceeding 1.05 metres above the level of the road.

 

Reason: In the interests of road safety.

 

3.      Unless otherwise agreed in writing with the Planning Authority, prior to the occupation of the first flatted unit, the access shall be formed in accordance with Argyll & Bute Council standard detail SD08/005a, incorporating an access width of 5.5 metres.

 

Reason: In the interests of road safety.

 

4.      Prior to the commencement of any works on the construction of the flatted block (or such other timescale as may be agreed in writing with the Planning Authority), samples of the render, stone, roof covering and window frames to be used shall be submitted to and approved in writing by the Planning Authority. Unless otherwise agreed in writing by the Planning Authority, the flatted block shall be constructed using the approved materials.

 

Reason: In the interests of visual amenity and for the avoidance of doubt.

 

5.      Prior to the commencement of any works on the construction of the flatted block (or such other timescale as may be agreed in writing with the Planning Authority), details of the obscure glass to be fitted in the kitchen windows on the east and west-facing elevations of the building shall be submitted to and approved in writing by the Planning Authority. Unless otherwise agreed in writing with the Planning Authority, the development shall be constructed in accordance with the approved details and maintained as such thereafter.

 

Reason: In the interests of the privacy and amenity of No. 32 Mountstuart Road and No.34 Mountstuart Road having regard to the Supplementary Guidance relative to the distance between habitable room windows contained in the Argyll and Bute Local Development Plan 2015.

 

6.      Prior to the commencement of any works on the access drive and parking/turning area (or such other timescale as may be agreed in writing with the Planning Authority), details of the surface treatment to be used shall be submitted to and approved in writing by the Planning Authority. Unless otherwise agreed in writing by the Planning Authority, the access drive and parking/turning area shall be constructed using the approved materials.

 

Reason: In the interests of visual amenity and for the avoidance of doubt.

 

7.      Prior to the commencement of the development (or such other timescale as may be agreed in writing with the Planning Authority), a detailed scheme of landscaping including boundary treatment(s), tree planting and details of trees and other features to be retained, shall be submitted to and approved in writing by the Planning Authority. This scheme shall specifically include proposed landscaping and tree/shrub planting including the age, species and location of tree and shrub planting. Additionally, the landscaping scheme shall include suitable screening (by trees/shrubs) of the twelve car parking spaces and turning area in the front portion of the site.

 

The landscaping scheme shall ensure:

 

               i.        Completion of the scheme during the planting season immediately following the completion of the building(s) or such other date as may be agreed in writing with the Planning Authority;

 

              ii.        The maintenance of the landscaped areas for a period of five years or until established, whichever may be longer. Any trees or shrubs removed, or which in the opinion of the Planning Authority, are dying, being severely damaged or becoming seriously diseased within three years of planting, shall be replaced by trees or shrubs of similar size and species to those originally required to be planted.

 

             iii.        Retention of existing stone boundary walls and gate posts taking account of any realignment or height reduction required for the formation of the access.

 

Reason: To ensure the implementation of a satisfactory scheme of landscaping, and to assist with the integration of the new development within the setting of the historic built environment.

 

8.      Notwithstanding the effect of Condition 1 above, 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 C753 and Sewers for Scotland (3^rd Edition). Prior to the commencement of the development (or such other timescale as may be agreed in writing with the Planning Authority), details of the intended means of surface water drainage to serve the development shall be submitted to and approved in writing by the Planning Authority.

 

 

The surface water drainage shall be constructed in accordance with all of the approved details and 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 in accordance with the relevant Policies and Supplementary Guidance in the adopted Argyll and Bute Local Development Plan 2015.

 

(Reference: Report by Head of Development and Economic Growth dated 4 November 2019 and supplementary report number 1 dated 18 November 2019, submitted)