Agenda item

Report by Head of Development and Economic Growth

The Planning Officer spoke to the terms of the report.  Planning permission is sought for the demolition of the existing Oban Baptist Church and ancillary buildings to allow for the erection of a replacement church/community building.

 

The application site is situated within the defined Main town Settlement Zone of Oban.  The site is currently occupied by three buildings, the main Church building, the Church hall and a detached bungalow, all of which are used for various functions.  Whilst a historic building, the Church is not covered by any statutory designation nor is it within any area benefiting from statutory protection.  The proposed new building is a contemporary designed, split level structure which presents as a single storey mono-pitched roof structure to Albany Street, with a two storey pitched roof element presenting to Shore Street.  The roof height would be lower than that of the existing Church building.

 

The proposal has elicited 12 objections, 1 representation and 48 expressions of support.  The main thrust of the objections relate to the demolition of the Church building.  However, the demolition of the building would benefit from “deemed permission” under the Town and Country Planning General Permitted Development Order 1992 (as amended) and therefore this aspect of the proposal is outwith the remit of the Council as Planning Authority.

 

With regard to the other concerns raised by objectors in relation to the access and infrastructure arrangements to serve the proposed development, the site is already operating a similar development to that proposed in the application.  No objections were raised by any of the statutory consultees.

 

As a minor departure to NPF4 Policy 9 with regards to demolition, which can be undertaken without any input from the Planning Authority, the proposal is otherwise consistent with the provisions of both Local and National Planning Policy and it was 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:

 

Standard Time Limit Condition (as defined by Regulation)

 

Standard Condition on Soil Management During Construction

 

Additional Conditions

 

1.    The development shall be implemented in accordance with the details specified on the application form dated 31/03/23, supporting information and, the approved drawings listed in the table below 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.

 

Plan Title.	Plan Ref. No.	Version	Date Received
Existing Drawings	01		03/04/23
Location & Block Plans	AL- 001 -A3		21/04/23
Topographical Plan	AL- 002 1-125 A2		03/04/23
Existing Site Plan	AL- 003 A3		03/04/23
Proposed Site Plan	AL- 004 A3		21/04/23
Proposed Floor Plans	AL- 005 A1		03/04/23
Proposed Elevations	AL- 006 A1		03/04/23
Client Statement/Pre-Application Consultation – 24 PAGES			03/04/23

 

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

 

Note to Applicant

 

Please note the comments in the consultation response from Scottish Water and the comments provided in the submission from the Oban District Access Panel, details of which are available to view on the planning application file via the Public Access section of the Council’s website.

 

2.    PP – Traffic Management Plan

 

Notwithstanding the effect of Condition 1, no development shall commence until a Traffic Management Plan has been submitted for the written approval of the Planning Authority in consultation with the Roads Authority. The Plan shall detail approved access routes, agreed operational practices (including avoidance of convoy movements, specifying conduct in use of passing places, identification of turning areas, reporting of verge damage) and shall provide for the provision of an appropriate Code of Practice to drivers of construction and delivery vehicles.  The development shall be implemented in accordance with the duly approved Traffic Management Plan.

 

Reason: To address potential abnormal traffic associated with the development in the interests of road safety.  

 

3.    PP - Finishing Materials

 

Notwithstanding the effect of Condition 1, no development shall commence until samples of materials to be used in the construction of the development hereby approved 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.

 

4.    PP - Reclamation of Materials

 

No demolition works shall commence until a scheme for the reclamation of stone from the Oban Baptist Church building, during or prior to demolition has been drawn up in consultation with, and approved in writing by the Planning Authority. The stone shall be satisfactorily set aside, stored and used within the redevelopment scheme in a manner which shall first be agreed with by the Planning Authority, prior to any demolition taking place.

 

Reason: In order to protect and save materials and items which can reasonably be retrieved, in the interests of the historical qualities of the building to be demolished.

 

5.    PP – Sustainable Drainage System

 

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 C753. 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.

 

Note to Applicant

 

Further advice on SuDS can be found in SEPA’s Standing Advice for Small Scale Development – www.sepa.org.uk

 

6.    PP - Waste Management

 

Notwithstanding the effect of Condition 1, no development shall commence until a Waste Management Strategy for the development has been submitted to and approved in writing by the Planning Authority. 

 

The Waste Management Strategy shall include details of how much waste the proposal is expected to generate and how it will be managed including:

 

(i)    Details of provisions to maximise waste reduction and waste separation at source;

(ii)  Details of measures to minimise the cross-contamination of materials, through appropriate segregation and storage of waste; convenient access for the collection of waste; and recycling and localised waste management facilities.

 

Thereafter the development shall be undertaken in accordance with the approved Waste Management Strategy unless otherwise agreed in writing with the Planning Authority.

 

Reason:  In order to comply with the requirements of NPF4 Policy 12.

 

7.    PP - Landscaping and Biodiversity Enhancement

 

Notwithstanding the effect of Condition 1, no development shall commence until details of the proposed treatment of the soft landscaping areas within the development has been submitted to and approved in writing by the Planning Authority.

 

The scheme shall include details of:

 

(i)    Location, design and materials of proposed walls, fences and gates;

(ii)  Surface treatment of proposed means of access and hardstanding areas;

(iii) Proposed hard and soft landscape works;

(iv) A biodiversity statement demonstrating how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be maintained for the lifetime of the development.

 

The development shall not be occupied until such time as the boundary and surface treatment have been completed in accordance with the duly approved scheme.

 

All physical biodiversity enhancement measures (bird nesting boxes, ‘swift bricks’, wildlife ponds, bat and insect boxes, hedgehog homes etc) shall be implemented in full before the development hereby approved is first brought into use.

 

All biodiversity enhancement measures consisting of new or enhanced planting shall be undertaken either in accordance with the approved scheme of implementation or within the next available planting season following the development first being brought into use.

 

The biodiversity statement should refer to: Developing with Nature guidance | NatureScot as appropriate.

 

Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity, and to comply with the requirements of NPF4 Policy 3.

 

(Reference: Report by Head of Development and Economic Growth dated 6 November 2023, submitted)