Agenda item

The Planning Officer spoke to the terms of the report.  The application is for a single 3-bed dwelling in the private rear garden of a large, detached 2 storey sandstone villa within Upper Helensburgh Conservation Area and the established settlement area of Helensburgh.

 

A total of 16 objections and 4 representations have been received.  It is considered that the proposed development is in accordance with all the relevant provisions of NPF4 and the Argyll and Bute Local Development Plan 2 and that all the material land-use planning issues arising are not unduly complex.  As such it is not considered that a hearing would add value to the determination process.

 

It was recommended that planning permission be granted subject to the conditions and reasons detailed in the report.

 

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.     PP - Approved Details & Standard Notes – Non EIA Development

 

The development shall be implemented in accordance with the details specified on the application form dated 23^rd November.2023, 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
Location Plan	2954/100	Revision A	28.11.2023
Existing Site Topography showing Retained and Removed Trees	2954/101	Revision B	12.02.2024
Elevations, Site Plan, Floor Plana and Section	2954/110	Revision A	07.03.2024

 

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

 

2.     PP – Timescale to be Agreed for Completion 

 

No development shall commence until details of the proposed timescale for completion of the approved development have been submitted to and approved by the Planning Authority.  Such details shall include a phasing scheme for the implementation of the development in stages and shall include a plan differentiating each distinct phase of the development and a schedule detailing the sequence in which development is to be implemented.

 

Thereafter, the development shall be implemented in accordance with the duly approved timescale and phasing scheme unless an alternative timescale or an amendment to the agreed sequence/timing of development is subsequently agreed in writing by the Planning Authority.

 

Reason: To ensure the development is implemented on a progressive basis having regard to infrastructure and servicing requirements and in order to comply with the requirements of NPF4 Policy 16F.

 

3.     PP - Junction with public road:

 

Notwithstanding the provisions of Condition 1, the proposed access shall be formed in accordance with the Council’s Roads Standard Detail Drawing 08/002B with the exception of the width of the driveway which is specified below; and in accordance with the following requirements:

 

                 i.          visibility splays of 2.4 metres to point X by 24  metres to point Y from the centre line of the proposed access measured from the rear of the grass verge/line of the front face of the existing boundary wall;

                ii.          a pedestrian visibility splay of 2.4 metres to point X by 2.4 metres to point Y from the centre line of the proposed access;

              iii.          minimum driveway access width of 3.7 metres for the first 10 metres;

              iv.          the first 5.0 metres of the access shall be surfaced with a bound material, such as bitumen macadam or concrete, or any alternative material that has been submitted to and approved in writing by the planning authority in consultation with the road authority, prior to the final wearing surface being laid.

               v.          the proposed private access shall be graded, where possible, and designed to incorporate surface water run-off from the access that drains within the application site in order to prevent water and debris run-off onto the public road.

 

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.

 

4.     PP - Parking and Turning As Shown

 

The parking and turning area shall be laid out and surfaced in accordance with the details shown on the approved plans unless an alternative layout for parking and turning is approved in writing by the Planning Authority in consultation with Area Roads prior to the commencement of development.

 

The approved scheme shall be completed in accordance with the approved details 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.

 

5.     PP - Electric Vehicle Charging – Residential with off street parking

 

Prior to the commencement of the development (or such other timescale as may be agreed in writing with the Planning Authority), a scheme detailing the provision of a minimum 7kw electric vehicle charging point shall be submitted to and approved in writing by the Planning Authority. Where charging cannot be provided then the appropriate ducting to future proof the property must be installed.

 

The approved charging point, or where relevant, the approved cable ducting shall be installed in full prior to the first occupation of the development, and thereafter retained in perpetuity unless otherwise agreed in writing by the planning authority

 

Reason: to comply with the provisions of NPF4 Policy 13 Sustainable Transport and LDP2 Policy 34 – Electric Vehicle Charging.

 

6.     PP – Submission of Details / Samples

 

Notwithstanding the effect of Condition 1, no development shall commence until full details and/or material samples, where specified (below) have been submitted to and approved in writing by the Planning Authority. The details/samples shall include the following:

 

                 i.          samples of the natural stone to be used in the development and written details of the size and coursing and, means of pointing of all stone work:

               ii.          manufacturers specifications for the natural roof slates and all rainwater goods:

              iii.          details of the surface finish/colour for the fascias and window/door frames: and,

             iv.          details of the coping for the skews, unless this is proposed to be natural stone subject to the provisions of 4 (i) above:

               v.          details for the hard surfacing of the parking/turning area and paving for paths and terraces.

 

The development shall thereafter be completed using the approved specifications or such alternatives as may be agreed in writing with the Planning Authority.

 

Reason: In order to integrate the development into its historic context and to ensure that the proposed development will preserve enhance or support the character and appearance of the conservation area.

 

7.     PP – Submission of Further Details for the Proposed Gateway/Gate

 

Notwithstanding the effect of Condition 1, no development shall commence until full details of the proposed new gateway, including the new gate piers, and the proposed gates are 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, to preserve the character and integrity of this historic stone boundary wall and to ensure that the development preserves, or where possible enhances the character and appearance of the conservation area.

 

8.     PP – Tree Retention and Protection

 

No development shall commence until a scheme for the retention and safeguarding of trees during construction has been submitted to and approved by the Planning Authority. The scheme shall comprise:

 

                 i.          Details of all trees to be removed and the location and canopy spread of trees to be retained as part of the development;

                ii.          A programme of measures for the protection of trees during construction works which shall include fencing at least one metre beyond the canopy spread of each tree in accordance with BS 5837:2012 “Trees in Relation to Construction”.

 

Tree protection measures shall be implemented for the full duration of construction works in accordance with the duly approved scheme. No trees shall be lopped, topped or felled other than in accordance with the details of the approved scheme unless otherwise approved in writing by the Planning Authority.

 

Reason: In order to retain trees as part of the development in the interests of preserving/enhancing the character and appearance of the conservation area and the amenity and nature conservation.

 

9.     PP – Full Landscaping Scheme

 

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: Amended March 2023 to include additional biodiversity element for NPF4 condition 3C

 

(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;

(iv) Proposed soft and hard landscaping works including the location, species and size of every tree/shrub to be planted;

(v)   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;

(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. 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 preserving or enhancing the character and appearance of the conservation area and contributing to biodiversity.

 

10. PP – Submission of Finished Floor Levels

 

No development shall commence until details of the proposed finished ground floor level of the development relative to an identifiable fixed datum located outwith the application site have been submitted to and approved in writing by the Planning Authority. The development shall be implemented in accordance with the approved details.

 

Reason: In order to secure an acceptable relationship between the development and its surroundings.

 

11. PP – Surface Water Drainage – Further detail required

 

Notwithstanding the provisions of Condition 1, no development shall commence until full details of the intended means of surface water drainage to serve the development have been submitted to and approved in writing by the Planning Authority.

 

The duly approved scheme shall be implemented in full concurrently with the development that it is intended to serve and shall be operational prior to the occupation of the development and maintained as such thereafter.

 

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

 

12. PP – Restriction of Engineering/Construction Activity by Time

 

Notwithstanding the provisions of Condition 1, no engineering and/or construction activity, including the unloading of vehicles shall be take place on the site outwith the hours of 08:00 till 18:00 on weekdays; 09:00 – 13:00 on Saturdays. No engineering and/or construction activity shall be carried out at any time during Sundays and Bank Holidays.

 

Reason: In order to protect the amenity of the area.

 

13. PP – Construction Management Plan - Protection of Grass Verges

 

Notwithstanding the provisions of condition 1, no development shall commence until a Construction Management Plan has been submitted to and approved in writing by the Planning Authority. The Management Plan should clearly indicate all grass verges on the west side of Campbell Street and the south side of Barclay Drive adjacent to the application site and provide details of how these grass verges (with the exception of the proposed private access as identified on the approved drawings), are to be protected from construction-related damage including, but not exclusively to vehicular movements; storage of spoil and/or materials.

 

Thereafter, the construction phase shall be carried out in full accordance with the approved plan and the grass verges adjacent to the application site, with the exception of the private driveway identified on the approved drawings, retained in their present condition in perpetuity.

 

In the event of any accidental damage to the aforesaid grass verges to Campbell Street and/or Barclay Drive, the applicant/developer shall re-instate the grass and soil to the condition of the verges prior to commencement of development.

 

Reason: In order to retain the grass verges in the interests of preserving local visual amenity and the character and appearance of this part of the conservation area.

 

(Report by Head of Development and Economic Growth dated 6 June 2024, submitted)