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 was a Council interest application seeking permission for the renovation of and the extension to the listed former Clyde Street school to provide offices for the Council as well as incorporating both indoor and outdoor space for community purposes and a café.  Parking would be provided on site with additional spaces located remotely at Grant Street.  In order to protect the development from coastal flooding, enhanced sea defences are also proposed.  Two letters of support and 4 letters of objection were received along with an objection from the Helensburgh Community Council.  He also referred to supplementary report number 1 tabled at the meeting which advised of the withdrawal of SEPA’s objection to the proposal.  All elements of this proposal accord with the Development Plan and there are no adverse material considerations which would indicate otherwise and it is recommended that planning permission be granted subject to conditions listed in the report.

 

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 9/12/11 and the approved drawing reference numbers P0-AL(0-) 001A, P1-AL(0-)001, P1-AL(0-)002, P1-AL(0-) 003, P3-AL (0-)001, P4-AL(0)001, P0-AL(--)001A, P0-AL(--)002B, P0-AL(--) 003, P0-AL(--) 004, P0-AE(--) 001A, P2-AS(--) 001, P2-AS(--)002, P1-AS(--)001, P0-AS(--)001, P3-AL(--)001, P4-AL(--)001, L001D, L002A, P1-AD(--)001, P1-S(--)001, P3/4-S (--)001 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.        No works shall commence on site until the detailed design of the vehicular access and improvements on Grant Street including the street lighting are submitted to and approved in writing by the Planning Authority in consultation with the Roads Network Manager. The development shall be implemented in accordance with the duly approved details unless any variation thereof is agreed in advance in writing.

Reason:  In the interests of road safety.

3.        The car parking and signalised junction as detailed on the approved plans shall be fully operational prior to the development hereby approved being brought into use.

Reason:  In the interests of road safety.

 

4.        Prior to the commencement of development, full details of the proposed sea defences shall be submitted to and approved in writing by the planning authority.  Thereafter these sea defences shall be constructed in accordance with these details unless otherwise agreed in writing with the planning authority and these shall be fully completed prior to the development hereby approved being brought into use.

Reason:  In order to ensure that the site is adequately protected against coastal flooding.

 

5.        A repeat bat survey shall be undertaken prior to the commencement of development.  If bats are found prior to commencement or during the course of works, all works must stop and Scottish Natural Heritage should be contacted for advice on how to proceed, prior to any further work taking place.

Reason: In the interests of protecting this European Protected Species

 

6.        That a  minimum of 20 bat slates and access points must be incorporated into the roof space of the property and made available to roosting bats no later than 1 December 2013. The completed provision of these features must be signed-off, in writing, by a licensed bat worker.

 

Reason:  To compensate for the loss of any roosts when carrying out the roof repair works under EPS license (Ref: DEROG 063/2011) 

 

7.        Development shall not begin until samples of materials to be used (on external surfaces of the buildings) and/or in construction of hard standings/walls/fences) have been submitted to and approved in writing by the Planning Authority.  Development shall thereafter be carried out 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.

 

8.        All landscaping shall be in accordance with drawing nos. L001D and L002A. The landscaping scheme shall be completed during the first planting season following the first occupation of the development.  Any trees or shrubs which fail to become established, which die, are removed or become seriously diseased within 10 years of the implementation of the scheme shall be replaced in the following planting season by equivalent size and species of trees or shrubs as those originally required to be planted.

 

Reason:  In the interests of visual amenity and to ensure that adequate measures are put in place to protect the landscaping and planting in the long term.

 

9.        That the existing “boys” and “girls” railings shall be retained and reused within the proposed open space.  Full details including the proposed removal, storage, treatment and final location of these railings shall be submitted to and approved in writing by the Planning Authority prior to the commencement of development.

Reason:  In the interests of retaining a portion of the railings which is of historic interest and will function as a reminder of the past use of the building whilst also providing and attractive feature in the open space.

 

10.    That prior to the commencement of development a full drainage assessment shall be submitted to and approved in writing by the planning authority.  This should identify:

 

·       Overland flow paths on site due to culvert blockages or extreme event runoff;

·       Design calculations for the surface water drainage proposals.  The level of flood management required is for the 1 in 200 year event with an allowance for climate change.  If this level is not contained on site, a flow path diagram should be provided showing overland routes;

·       Details and proposals for any existing drainage infrastructure on the site;

·       A method statement for surface water containment during construction;

·       Design / calculations for SUDS covering levels and attenuation;

·       The proposed maintenance regime for any SUDS;

·       Details / calculations of the permeability of the bound gravel area including details of how quickly this will drain after the 1 in 200 overtopping inundation.

 

Thereafter the proposal will be implemented in accordance with these details unless otherwise agreed in writing with the Planning Authority.

 

Reason: In order to ensure that there is an effective drainage system in place for the site.

 

11.    At least two months prior to the commencement of development, a site specific environmental management plan (EMP) shall be submitted to and approved in writing by the Planning Authority in consultation with SEPA (and other agencies such as SNH as appropriate).  Thereafter, all work shall be carried out in accordance with the approved plan unless otherwise agreed with the Planning Authority in consultation with SEPA.

 

Reason:  In order to control the pollution of air, land and water.

 

12.    Prior to the commencement of any works, a site waste management plan shall be submitted to and approved in writing by the Planning Authority in consultation with SEPA.  Thereafter, all work shall be carried out in accordance with the approved plan unless otherwise agreed with the Planning Authority in consultation with SEPA.

 

Reason:  To ensure that waste on the site is managed in a sustainable manner.

 

(Reference: Report by Head of Planning and Regulatory Services dated 2 March 2012, submitted and supplementary report no 1 dated 19 March 2012, tabled)