Planning & Traffic Management Sub-Committee

Wednesday 1 March 2000 at 3.00 pm

Present:  Councillors Blair, Campbell, Hunter, McCormick and McGhee.

Chair:  Councillor McGhee presided.

In attendance:  Mr C Clelland (for Director of Legal & Support Services), Head of Planning Services and Mr G Cooper (for Head of Transportation & Roads Service).

Apologies:  Councillors Morrison (M) and Mulholland.

The following paragraphs are submitted for information only, having been dealt with under the powers delegated to the Sub-Committee.

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PLANNING APPLICATIONS

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There were submitted reports by the Head of Planning Services on the following applications which were submitted, together with letters of objection and support where submitted, and dealt with as follows:-

(a)

Extension to Primary School:

St Columba's School, Castlehill Road/Knockbuckle Road, Kilmacolm (IC/00/03)

Decided:  that planning permission be granted subject to the following conditions:-

(1) that no development shall commence until fully detailed landscape proposals and tree protection measures have been submitted to and approved by the Head of Planning Services in writing;

(2) that any planting proposals agreed under condition (1) shall be implemented in the first planting season following completion of the building works and any specimens that in the subsequent 5 years die, become diseased or are damaged shall be replaced in the next planting season with a similar specimen unless the Head of Planning Services gives his prior written approval to any variation that may be sought, conditions (1) and (2) being imposed in the interests of visual amenity and to ensure that the school development remains contained within a quality woodland setting; and

(3) that no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Services in writing, in the interests of visual amenity.

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(b)

Alteration and Extension to Dwellinghouse:

The Pines, Porterfield Road, Kilmacolm (IC/99/386)

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The report recommended that planning permission be refused for a number of reasons.

The Convener referred to a letter on behalf of the applicants requesting that consideration of the application be continued to allow the applicants to submit further information in support of their application and to consider the report currently being prepared by the Civic Trust of Scotland.

Decided:  that consideration of the application be continued to allow the applicants to submit further information in support of their application and to consider the report currently being prepared by the Civic Trust of Scotland.

(c)

Erection of Flats (in outline):

40 Shankland Road, Greenock (IC/99/355R)

Decided: that planning permission be granted subject to the following conditions:-

(1) this permission is granted under the provisions of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992 on an outline application and the further approval of the Council or of the First Minister on appeal shall be required with respect to the undermentioned matters hereby reserved before any development is commenced:

(a) the siting, size, height, design and external appearance of the proposed development;

(b) details of the access arrangements;

(c) details of the landscaping of the site;

(2) that in the case of the reserved matters specified above application for approval must be made before:

(i)  the expiration of 3 years from the date of grant of outline permission; or

(ii) the expiration of 6 months from the date on which an earlier application for such approval was refused; or

(iii) the expiration of 6 months from the date on which an appeal against such refusal was dismissed whichever is the latest;

Provided only one such application may be made in the case after the expiration of the 3 year period mentioned in sub-paragraph (i) above;

(3) that the development to which this permission relates must be begun not later than the expiration of 5 years from the date of this permission or within 2 years from the final approval of reserved matters, whichever is later, conditions (1) - (3) being imposed to comply with Section 59 of the Town and Country Planning (Scotland) Act 1997;

(4) that the ridge of the proposed flats shall not exceed the ridge level of the adjoining dwellinghouse at 38 Shankland Road;

(5) that the forwardmost walls of the block of flats fronting Thomas Muir Street and Shankland Road shall not project forward of the line marked in blue on the approved plan, conditions (4) and (5) being imposed to ensure the scale and position of the block of flats is in keeping with nearby developments; and

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(6) that the number of car parking spaces, footway crossover detail, visibility splay and car park surface treatment shall accord with the Council's Roads Development Guide, in theinterest of road safety and to meet the requirements of the Council's Roads Development Guide.

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(d)

Erection of 62 Flats:

Trafalgar Street/Roxburgh Street/Mearns Street, Greenock (IC/99/405)

Decided:  that planning permission be granted subject to the following conditions:-

(1) that no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Services in writing, in the interests of visual amenity;

(2) that no flats shall be occupied until the parking layout shown on docquetted drawing no. 1177-PL-01 has been completed to the satisfaction of the Head of Planning Services in writing, in the interests of road safety;

(3) that no development shall commence until fully detailed landscape proposals have been submitted to and approved by the Head of Planning Services in writing; and

(4) that the approved scheme of landscaping shall be implemented in the first planting season following completion of the flats and any specimens that in the subsequent 5 years die, become diseased or are damaged shall be replaced in the next planting season with a similar specimen unless the Head of Planning Services gives his prior written consent to any variation that may be sought, conditions (3) and (4) being imposed in the interests of visual amenity.

(e)

Erection of 10 Flats and Variation to Existing Parking Layout (approved under Planning Permission IC/99/81):

Kelly Street/South Street, Greenock (IC/99/404)

(Councillor Blair entered the meeting during consideration of this item of business).

Decided: that planning permission be granted subject to the following conditions:-

(1) that no development shall commence until fully detailed landscaping proposals have been submitted to and approved by the Head of Planning Services in writing;

(2) that the approved scheme of landscaping shall be implemented in the first planting season following completion of the flats and any specimens that in the subsequent 5 years die, become diseased or are damaged shall be replaced in the next planting season with a similar specimen unless the Head of Planning Services gives his prior written consent to any variation that may be sought, conditions (1) and (2) being imposed to ensure the provision of a quality landscape setting for the proposed development;

(3) that the off street and on street parking layout shown on docquetted drawing no. 1265-201 shall be implemented prior to any flats being occupied, to ensure that all parking for the proposed development is properly contained within designated areas and to avoid conflict with other on street parking in an area of high parking demand; and

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(4) that details of sound attenuation methods to ensure that no statutory noise complaint may be made against the adjacent laundry operation shall be submitted to and approved by the Head of Planning Services in consultation with the Chief Environmental Services Officer prior to the commencement of work on site and should be implemented prior to theoccupancy of the first flat, to enable the adjacent laundry to continue to operate in its current form without being the subject of a statutory noise complaint.

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(f)

Formation of 12 Serviced House Plots including Access Road, Drainage and Landscaping:

Land off Turnberry Avenue, Gourock (IC/99/342)

Decided:  that planning permission be granted subject to the following conditions:-

(1) that the development to which this permission relates must be begun within 5 years from the date of this permission, to comply with Section 58 of the Town and Country Planning (Scotland) Act 1997;

(2) that measures for the protection for all existing trees and shrubs, as outlined in pink and detailed on the landscaping plan hereby approved, shall be agreed in writing with the Head of Planning Services prior to the commencement of work on site and thereafter implemented in accordance with the terms of BS5837;

(3) that no trees or shrubs on the site shall be lopped, topped or felled within the bird breeding season (March-July) or without the prior written approval of the Head of Planning Services, conditions (2) and (3) being imposed to reflect the Tree Preservation Order designation of the site, ensuring existing trees and shrubs are afforded maximum protection during construction and to protect nesting birds during the breeding season;

(4) that the landscaping proposals within individual plots, as detailed on the landscaping plan hereby approved, shall be resubmitted with each application for reserved matters for individual house plots and, if approved, shall be implemented within the first planting season following occupation of the dwellinghouse;

(5) that the improvements within the tree belt at the northmost end of the site as detailed in the landscaping proposals hereby approved shall be implemented within the first planting season following the laying of the drainage through the woodland and along the pedestrian footpath leading from Turnberry Avenue to Cloch Road;

(6) that the remainder of the landscaping proposals not referred to in conditions (4) and (5) above as detailed on the landscaping plan hereby approved, shall be implemented no later than the first planting season following completion of the last dwellinghouse on the site;

(7) that any of the landscaping referred to in conditions (4), (5) and (6) above which becomes damaged, diseased or dies within 5 years of planting, shall be replaced in the next available planting season unless the Head of Planning Services agrees in writing to a variation, conditions (4) - (7) being imposed to ensure the landscaping proposals are carried out in accordance with the overall landscaping scheme hereby approved at appropriate times during the phasing of the development and are thereafter maintained;

(8) that notwithstanding the drainage details on plans no. 7042-02 hereby approved, the exact line of the drainage between MH 10 & 12, and MH 5 & 10 shall be agreed on site with the Head of Planning Services prior to installation of the drainage in the affected areas, to minimise the effect of drainage works on existing woodland;

(9) that the details of the reinstatement for the footpath along the northmost boundary of the site shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of development and thereafter implemented immediately following the installation of drainage services under and adjacent to the footpath;

(10) that the existing footpath referred to in condition (9) above shall be retained for public use to allow pedestrians uninterrupted access between Turnberry Avenue and the access road to Shambala, conditions (9) and (10) being imposed to secure the improvements of the footpath and ensure its continued use by pedestrians;

(11)  that details of the street lighting columns required along the access road shall be submitted to and approved in writing by the Head of Planning Services in consultation with the Head of Transportation and Roads Service and thereafter be installed and fully operational prior to the first dwellinghouse being occupied and thereafter functioning;

(12) that prior to the first dwellinghouse being occupied, the access road shall be made up to the base coarse level;

(13) that a construction vehicle wheel cleaning facility shall be installed within the site prior to commencement of development, details of which will be submitted to and approved in writing by the Head of Planning Services, and shall be thereafter fully operational at all times until the completion of the works and used prior to each construction vehicle entering the public road, conditions (11) - (13) being imposed to ensure an acceptable level of amenity for residents within the site prior to the road and lighting being adopted by the Council and to prevent dirt and debris being carried out onto the public road;

(14) that details of the infill proposals for the gully within plot 2, including a series of section demonstrating levels to be achieved and landscaping and drainage proposals, shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of development, to ensure safe levels and acceptable landscaping proposals are achieved; and

(15) that each application for reserved matters shall comply with the terms of the design brief hereby approved, to ensure continuity throughout the site.

(g)

Proposed Increase in Level of Play Area Platform (in retrospect):

Hill Farm, Inverkip (IC/99/384)

The report recommended that conditional planning permission be granted.

Decided:  that consideration of the application be continued to allow the Head of Planning Services to discuss the application with the developers in terms of the original planning consent.

Councillor Hunter then moved that there be a site visit prior to determination of the application.  As an amendment, Councillor McGhee moved that those Members who so wish make their own arrangements to visit the site.  On a vote, 2 Members voted for the motion and 3 for the amendment which was declared carried.

Decided:  that there be no site visit prior to determining the application and that those Members who so wish make their own arrangements to visit the site.

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ADVERTISEMENT APPLICATION

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There was submitted a report dated 16 February 2000 by the Head of Planning Services on an application by BP Oil UK Ltd for the display of 3 poster panels at Ravenscraig Filling Station, Inverkip Road, Greenock (CA/00/02).

Decided: that advertisement consent be refused as the proposed poster panels, by virtue of their location and number, and when viewed in the context of existing signage and the design of the kiosk/shop, will be to the detriment of the visual appearance of the building and the locality in general.

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PLANNING APPEAL

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There was submitted a report dated 21 February 2000 by the Head of Planning Services advising that following the decision of the Sub-Committee at the meeting held on 1 December 1999 to refuse an application for the erection of a non-food retail unit at the Waterfront Retail Park, Greenock (IC/99/132), and subsequent appeal by the applicant to the First Minister against that refusal, the Reporter appointed by the First Minister had issued his decision which was to uphold the appeal and grant planning permission subject to a number of conditions.

Noted

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ADVERTISEMENT APPEAL

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There was submitted a report dated 10 February 2000 by the Head of Planning Services advising that following the decision of the Sub-Committee at the meeting held on 5 January 2000 to refuse an application for consent to display 2 illuminated advertising hoardings at Drumfrochar Road, Greenock (CA/99/55), notification had been received that the applicant had appealed to the First Minister against that refusal.

Noted