Planning & Traffic Management Sub-Committee

Wednesday 6 September 2000 at 3.00 pm

Present: Councillors Calvert (for Councillor Blair), Campbell, Hunter, Jackson (for Councillor McGhee),  McCormick, Morrison (M) and Robertson (Y).

Chair:  Councillor McCormick presided.

In attendance:  Depute Chief Executive, Miss M McKnight (for Director of Legal & Support Services) and Head of Planning Services.

Apologies:  Councillors Blair and McGhee.

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 APPLICATION SUBMITTED FOR CONTINUED CONSIDERATION

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There was submitted a report dated 23 August 2000 by the Head of Planning Services regarding an application by National Semiconductor (UK) Ltd for the relocation of plant, formation of toxic waste compound, earthworks and relocation of site boundary fence at Larkfield Industrial Estate, Earnhill Road, Greenock (IC/00/159), consideration of which had been continued from the meeting held on 2 August 2000 to allow the Head of Planning Services to enter into discussions with the Scottish Environment Protection Agency relative to the application.

After discussion, Councillor McCormick moved that planning permission be granted subject to the conditions detailed in the report.  As an amendment, Councillor Hunter moved that consideration of the application be continued for a site visit with interested parties.  On a vote, 2 Members voted for the amendment and 4 for the motion which was declared carried.

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

(1) that prior to work commencing on site details of grass seed to be used on the regraded earth berm and timescale for planting shall be submitted to and approved in writing by the Head of Planning Services and implemented thereafter in accordance with the approved programme, in the interests of the visual amenity of the adjacent greenbelt land; and

(2) that further details of the design and construction of the toxic waste compound shall be submitted to and approved by the Head of Planning Services in writing, in consultation with the Scottish Environment Protection Agency, prior to the work commencing on site, to ensure that any contamination drainage from the toxic waste compound cannot gain access to either the surface water drains or the watercourse.

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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:-Ï

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(a)

Erection of 2 Dwellinghouses (in outline):

Dunvegan Avenue, Gourock (IC/00/175 & IC/00/176)

Councillor McCormick declared an interest in this matter and took no part in its consideration or decision.  Councillor McCormick vacated the Chair and Councillor Robertson (Y) took the Chair for this item.

Decided:  that planning permission for each of the 2 applications be refused as the loss of the area of open space would be severally detrimental to the open and spacious character of the residential area and would remove an area where children can play safely.

Councillor McCormick then resumed the Chair.

(b)

Change of Use of Open Ground to Private Garden Ground (in retrospect):

31A Cowal View, Gourock (IC/00/167)

Decided:  that planning permission be granted.

(c)

Erection of Dwellinghouse:

71/75 Victoria Road, Gourock (IC/00/189)

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

(1) that details of boundary treatments, retaining walls and pedestrian access enclosures and the surface treatment to the forecourt be submitted to and approved in writing by the Head of Planning Services prior to the commencement of development; and

(2) that details of the proprietary flat roofing system, window frames, doors, terrace enclosures and first floor access deck be submitted to and approved in writing by the Head of Planning Services in respect of profile, colour and texture prior to the commencement of development, conditions (1) and (2) being imposed to ensure appropriate finishes to the development.

(d)

Erection of Garden Fence:

29 Wellyard Way, Greenock (IC/00/200)

Decided: that planning permission be granted.

(e)

Ferry Terminal and Commercial Port and Harbour:

Kingston, Port Glasgow and Inchgreen, Greenock (IC/99/231)

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

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(1) that no development shall take place until a scheme for a traffic signal controlled junction at the access onto the A8 trunk road,  generally in accordance with the drawing number 99017-SK-01 produced by Dougall Baillie Associates has been agreed with the Head of Planning Services in consultation with the Scottish Executive Development Department Road Network Management and Mainten§ance Division (RNMMD);

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(2) that the development shall not be brought into operation until the traffic signal controlled junction referred to in (1) above has been constructed, completed and brought into operation to the satisfaction of the Head of Planning Services in consultation with RNMMD;

(3) that the traffic controlled junction referred to in (1) above shall in all respects comply with the Design Manual for Roads and Bridges and the Specification for Highway Works published by HMSO.  The developer shall issue a certificate to that effect signed by his design organisation, conditions (1), (2) and (3) being imposed to ensure the safe and free flow of vehicle and pedestrian traffic to and from the development and on the nearby road network;

(4) that the development shall not be occupied until a Green Transport Plan (GTP) applicable to persons employed in the development has been submitted to and approved in writing by the Head of Planning Services in consultation with RNMMD.  The GTP shall identify the measures to be provided, the system of management, monitoring, review, reporting and duration of the plan, to minimise the use of private cars associated with the development and encourage sustainable travel patterns;

(5) that notwithstanding the provision of Article 3 of, and Class 35 of Part 13 of Schedule 1 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, the express consent of the Planning Authority will be required for the operation of a passenger ferry operation within the application site and for any other development outwith the area dotted blue on plan no. Clyde/04/SK000627-01A hereby approved, to enable the Planning Authority to retain control over significant changes in the operation of, or intensification of, the ferry terminal and commercial port, thereby affording the opportunity to further assess the transportation impact of development and the possible need for additional infrastructure and facilities;

(6) that the developer shall carry out a study into the feasibility of a rail link into the development.  The terms of reference of the study, findings and, if appropriate, programme of implementation shall be approved in writing by the Head of Planning Services in consultation with RNMMD prior to the freight facilities becoming operational, to investigate the potential for rail connections into the site and consequential reduction in road haulage as a result of the development;

(7) that no development shall take place until details of the floodlighting within the area dotted blue on plan no. Clyde/04/SK000628-01A hereby approved, has been submitted to and approved in writing by the Head of Planning Services, to ensure the floodlighting does not cause nuisance and that boundary treatments and building finishes are appropriate and in keeping with nearby development;

(8)   (a) that no development shall take place until details of a scheme of hard and soft landscaping have been submitted to and approved in writing by the Head of Planning Services.  Details of the scheme shall include:

             (i)      location and design, including materials, of walls, fences and gates;

             (ii)     soft and hard landscaping works;

             (iii)    a programme for completion and subsequent maintenance.

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(b) that any trees or shrubs on the site which, in the opinion of the Head of Planning Services are dying, severely damaged or diseased within 5 years of planting shall be replaced by trees or shrubs of a similar species to those originally planted to ensure appro[priate landscaping of the development and that planting is allowed to become established;

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(9) that no development shall take place until samples of materials to be used on the external surfaces of buildings 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, to ensure the floodlighting does not cause nuisance and that boundary treatments and building finishes are appropriate and in keeping with nearby development;

(10) that all access/egress points to the site shall be constructed in accordance with the Council's Roads Development Guide, as appropriate at the time of construction, in the interests of road safety; and

(11) that no development shall begin until a scheme to deal with contamination on the site has been submitted to and approved in writing by the Head of Planning Services.  The scheme shall contain details of proposals to deal with contamination to include:

        (i)     the nature, extent and type(s) of contamination on the site;

       (ii)     measures to treat/remove contamination to ensure the site is fit for the use proposed;

       (iii)    measures to deal with contamination during construction works;

       (iv)    condition of the site on completion of decontamination measures;

Before the development becomes operational the measures to decontaminate Phase 1, as dotted blue on Plan no. Clyde/04/SK000627-01A hereby approved, shall be fully implemented as approved by the Head of Planning Services, to ensure existing contamination is adequately treated.

(f)

Erection of 110 Bed Hotel (in detail) and Residential Development (in outline):

Former Gourock Ropeworks Site, Bay Street, Port Glasgow (IC/00/2R)

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

(1) that no demolition works shall take place until signed contracts in respect of the programme of works to ensure the commitment to erect the hotel following demolition have been submitted to and approved by the Head of Planning Services in writing, to ensure that the Grade A listed building is replaced with a quality design following completion of the demolition works;

(2) that no development of the hotel shall commence until fully detailed landscaping proposals for the area outlined in blue on the approved plan have been submitted to and approved by the Head of Planning Services in writing;

(3) that the approved scheme of landscaping shall be implemented in the first planting season following construction of the hotel 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 (2) and (3) being imposed to ensure that a quality landscape setting is provided and maintained for the hotel;

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(4) that no part of the development shall be commenced until trunk road modifications at the -A8/Bay Street junction have been agreed and approved on detailed drawings to the satisfaction of the Planning Authority in consultation with Scottish Executive Development Department-Road Network Management and Maintenance Division (SEDD-RNMMD).  These modifications shall include;

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(a) a traffic signal installation incorporating pedestrian facilities across Bay Street and linked to the existing traffic signals at Fore Street;

(b) the removal of the eastbound right-turn stacking facility into Bay Street by the widening of the central reserve on the A8 eastbound approach;

(c) the introduction of a splitter island on Bay Street designed to reinforce a right turn ban from A8 eastbound into Bay Street;

(d) a suitable system of road signing;

(5) that no part of the development shall be occupied until trunk road modifications as per condition (4) have been implemented to the satisfaction of the Planning Authority in consultation with SEDD-RNMMD;

(6) that no part of the development shall be occupied until a legal no right turn restriction on traffic entering the development from the trunk road in an eastbound direction has been promulgated;

(7) that there shall be no direct vehicular access from the development to the trunk road;

(8) that the proposed modifications to the Trunk Road network shall in all respects comply with the Design Manual for Roads & Bridgeworks (DMRB) and with the Specification for Highway Works published by HMSO.  The developer shall issue a certificate to that effect signed by his design organisation, conditions (4)-(8) being imposed in the interests of road safety;

(9) that the developer shall undertake recording of archaeological resources within the development site to the satisfaction of the Head of Planning Services.  No development shall take place within the development site until the developer has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, this scheme to be submitted for approval by the Head of Planning Services following consultation and agreement with the West of Scotland Archaeology Services, to allow the archaeological significance of the site to be assessed;

(10) that in respect of the area outlined in green on the approved plan, 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 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 landscaping of the site;

(11) that in the case of the reserved matters as specified in condition (10) 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

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(iii)   the expiration of 6 months from the date on which an appeal against such refusal was dismissed whic&hever 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;

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(12) that in the case of reserved matters as specified in condition (10) 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 (10), (11) and (12) being imposed to comply with Section 59 of the Town and Country Planning (Scotland) Act 1997;

(13) that an application for reserved matters in respect of the residential development shall include a Noise Impact Assessment, the details of which shall be approved and implemented to the satisfaction of the Head of Planning Services prior to the commencement of any house/flat, to ensure appropriate noise insulation from the adjacent trunk road, railway and nearby industrial uses; and

(14) that erection of the residential development on the site shall not commence until such time as construction of the hotel has commenced in accordance with the details agreed under condition (1), to ensure proper phasing of the development.

(g)

Erection of Dwellinghouse:

Rowantreehill Quarry, Houston Road, Kilmacolm (IC/00/115R)

The report recommended that planning permission be granted subject to a number of conditions.

Decided:  that consideration of the application be continued for a site visit to be arranged by the Director of Legal & Support Services in consultation with the Vice-Convener.

(h)

Change of Use of Public Open Space to Private Garden Ground and Extension to Dwellinghouse:

4 Nursery Grove, Kilmacolm (IC/00/174)

The report recommended that planning permission be refused as the proposal would result in the loss of public open space designated under planning permission IC/87/73 to the detriment of the quality of residential amenity that is currently enjoyed.

Decided:  that consideration of the application be continued for a site visit to be arranged by the Director of Legal & Support Services in consultation with the Vice-Convener.

(i)

Erection of 3 Dwellinghouses:

Pacemuir Road, Kilmacolm (IC/00/166)

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

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(1)  that no consent is granted for the materials as proposed.  Development shall not begin until samples of materials to be used on external surfaces of the buildings (which shall reflect the predominant established character of the area) and in the construction of driveway surfacing, walls and 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, to ensure the integration of the develÄopment into the built form of the area and in the interests of visual amenity; and

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(2)  that all surface water generated by the development shall be intercepted within the application site, to protect the amenity of established adjacent dwellinghouses.

(j)

Erection of 4 Dwellinghouses:

Hydro House, West Glen Road, Kilmacolm (IC/00/92R)

The report recommended that planning permission be granted subject to a number of conditions.

Decided:  that consideration of the application be continued for a site visit to be arranged by the Director of Legal & Support Services in consultation with the Vice-Convener.

(k)

Erection of 8 Bedroom Residential Care Home:

Quarriers Village, Bridge of Weir (IC/00/196)

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

(1) that samples of the facing brick be submitted to and approved in writing by the Head of Planning Services prior to commencement of development, to ensure the materials are in keeping with surrounding development;

(2) that a hard and soft landscaping scheme for the development be submitted to and approved in writing by the Head of Planning Services prior to the commencement of development.  Thereafter, hard landscaping shall be implemented prior to occupation of the care home and the soft landscaping within the planting season following completion of the development.  Any soft landscaping which dies, becomes diseased or damaged within 5 years shall be replaced in the following planting season, to ensure a suitable landscape setting for the building and that the soft landscaping has the maximum opportunity to become established; and

(3) that measures to ensure the existing trees along the site frontage are protected during construction shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of development and thereafter retained in place until works are completed, to ensure the tree lined avenue effect along the road frontage is not adversely affected by the removal of trees.

(l)

Partial Demolition and Conversion of Listed Buildings to Residential Units together with New Build Houses and Serviced Plots:

Former Bridge of Weir Hospital, Quarriers Village, Bridge of Weir (IC/00/79R & LB/00/3R)

Decided:

(a) that the listed building application be referred to Historic Scotland advising of the Council's intention to grant listed building consent subject to the following conditions:-

(1) that prior to the commencement of work on site a repairs specification for all stained glass shall be submitted to and approved by the Head of Planning Services in consultation with Historic Scotland;

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(2) that all of the existing stained glass within villa block 3 shall be retained and not removed from site;

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(3) that all of the existing tiling within the entrances and on the stairs of villa blocks 1, 2 and 3 shall be retained;

(4) that prior to the commencement of any work on site a detailed specification for all windows being repaired/replaced shall be submitted to and approved by the Head of Planning Services in consultation with Historic Scotland;

(5) that prior to the commencement of any work on site a specification for the stone cleaning of villa block 2's north elevation shall be submitted to and approved by the Head of Planning Services in consultation with Historic Scotland;

(6) that  prior to the commencement of any work on site full details of the rooflights at the assembly room shall be submitted to and approved by the Head of Planning Services in consultation with Historic Scotland, conditions (1)-(6) being imposed to maintain the integrity of the quality of the listed buildings and to comply with the requirements of Historic Scotland; and

(7) that the development of plots 1 and 2 on the site of the Grade B listed boiler house shall be carried out substantially in accordance with indicative drawings PO63 and PO64, to ensure that the listed boiler house is replaced by a quality development at this prominent location at the site entrance;

(b) that the application be notified to the Scottish Ministers advising of the Council's intention to grant planning permission subject to the following conditions:-

(1) that the development hereby permitted shall be commenced within 5 years of the permission, to comply with Section 58 of the Town and Country Planning (Scotland) Act 1997;

(2) that the residential conversion of the listed villa blocks, nurses home and assembly hall shall be completed to the satisfaction of the Head of Planning Services prior to the construction of the 4 town houses and formation of the 15 house plots, to ensure that the listed buildings are retained and that their future is assured;

(3) that no part of the development hereby approved shall be occupied until the off street parking has been provided in accordance with the docquetted drawings, in the interests of road safety within the development;

(4) that no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Services, to ensure that all external materials are in character with the existing listed buildings on the site;

(5) that the development of plots 1 and 2 shall be carried out substantially in accordance with indicative drawings P063 and PO64 and the approved Design Brief.  Application for the approval of this reserved matter should be made to the Planning Authority within 3 years from the date of this permission, and shall commence within 5 years from the date of this permission, or within 2 years from the date of approval by the Planning Authority, to ensure that the listed boiler house is replaced by a quality development at this prominent location at the site entrance and to comply with Section 59 of the Town and Country Planning (Scotland) Act 1997;

(6) that the houses on plots 1-15 shall be the subject of a further application for planning permission in respect of detailed house designs which shall accord with the approved Design Brief.  Application for the approval of this reserved matter should be made to the Planning Authority within 3 years from the date of this permission, and shall commence within 5 years from the date of this permission, or within 2 years from the date of approval by the Planning Authority, to provide a consistent quality of design in character with the listed buildings on the site, and to comply with Section 59 of the Town and Country Planning (Scotland) Act 1997;Ú

(7) that the development of plots 3-15 shall be carried out in accordance with the approved Design Brief, to ensure that the design of the houses is in character with the listed buildings and their setting;

(8) that no approved development shall commence on the construction of houses on plots 3-15 until full details of all tree works, tree protection measures and replanting have been submitted to and approved by the Head of Planning Services in writing;

(9) that no development shall commence until full details of a management scheme for the maintenance of all common landscape areas and trees has been submitted to and approved by the Head of Planning Services, conditions (8) and (9) being imposed to maintain a quality landscape setting for the development;

(10) that prior to any occupation of the development taking place the improvements to the junction with Torr Road detailed in the Traffic Impact Analysis shall be completed, in the interests of road safety at Torr Road;

(11) that no development shall commence until full details of street lighting have been submitted to and approved by the Head of Planning Services in consultation with the Head of Transportation and Roads Service, to ensure the provision of quality street lighting; and

(12) that no development shall commence on site until a Risk Assessment to ensure that any contamination on the site shall be addressed appropriately prior to any houses being occupied, has been submitted to and approved by the Head of Planning Services in consultation with SEPA and the Head of Environmental & Consumer Services, to ensure that there is no risk to the health of residents of the development or the wider environment.

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PROPOSED TRAFFIC REGULATION ORDER - DUNLOP STREET, GREENOCK:  NO STOPPING

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There was submitted a report dated 21 August 2000 by the Director of Legal & Support Services recommending the making of a Traffic Regulation Order to introduce no stopping restrictions on Dunlop Street, Greenock in the vicinity of Notre Dame High School.

Decided: that The Inverclyde Council be recommended to make a Resolution under the Road Traffic Regulation Act 1984 in relation to a Traffic Regulation Order to introduce no stopping restrictions on Dunlop Street, Greenock in the vicinity of Notre Dame High School and thereafter that it be remitted to the Head of Transportation & Roads Service and the Director of Legal & Support Services to arrange for implementation of the Order.