Planning & Traffic Management Sub-Committee

Wednesday 7 February 2001 at 3.00 pm

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

Chair:  Councillor  McGhee  presided.

In attendance:  Depute Chief Executive, Miss M McKnight (for Director of Legal & Support Services), Head of Planning Services and Mr E McCarron (for Head of Transportation & Roads Service).

Apologies:  Councillors McCormick, Morrison (M) and Robertson (Y).

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)

Change of Use of Land to Develop Caravan Site and Golf Course:

Wemyss Bay Holiday Home Park, Wemyss Bay (IC/00/229R)

Decided:  that, subject to the applicant entering into an Agreement under Section 75 of the Town and Country Planning (Scotland) Act 1997 with the Council and any other relevant parties providing for

(i)   a woodland management scheme for the High Finnock Plantation, and the remainder of the Tree Preservation Order, including future management arrangements;

(ii)   a scheme to secure public access, footpath maintenance and associated works through the existing Wemyss Bay Holiday Home Park and the proposed extension; and

(iii)   a landscaping scheme for tree felling, tree retention, tree planting, safeguarding of natural features and control over works in close proximity to water courses and the Tree Preservation Order,

planning permission be granted subject to the following conditions:-

(1)   that before development on the site begins, a survey to establish if badgers, otters or water voles are using the site shall be undertaken and thereafter be submitted to and approved by the Head of Planning Services in consultation with Scottish Natural Heritage;

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(2)   that if any of the protected species referred to in condition (1) above are identified, a scheme for their protection, where appropriate, shall be submitted to and approved by the Head of Planning Services in consultation with Scottish Natural Heritage and any protection measures required shall be carried out in accordance with the approved scheme, conditions (1) and (2) being imposed in the interests of nature conservation to ensure there is no unnecessary disturbance to prote¡cted species on the site;

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(3)  that no works shall be carried out, materials (including fuel) stored or vehicles (including caravans) permitted within 10 metres of the banks of any part of the water course without the prior written approval of the Head of Planning Services, to ensure there is no contamination, erosion or unnecessary disturbance to the water course and its embankments;

(4)   that no trees or shrubs shall be lopped, topped, felled or otherwise removed within the bird breeding season of March - June inclusive without the prior written approval of the Head of Planning Services in consultation with Scottish Natural Heritage, to ensure there is no unnecessary disturbance to birds during the bird breeding season; 

(5)  that all trenches, tunnels and other infrastructure required for servicing the caravan communities within the High Finnock Plantation and tree belt adjacent to the Fingle Burn shall be carried out with reference to "BS5837:1991 - Guide for Trees in Relation to Construction", with particular reference to Section 7, "Damage to Trees by Construction Works", to ensure there is no unnecessary disturbance to trees to be retained within the application site;

(6)   that details of the route for the underground electrical powerlines and the measures to be adopted to ensure minimal disruption of natural features on the site shall be submitted to and approved by the Head of Planning Services prior to the commencement of development, to accord with the terms of Planning Advice Note 43 to minimise disruption to existing natural features on the site; and 

(7)   that a visibility splay of  70 x 4.5 x 1.05 metres high shall be achieved at the access to the site with the A78 and thereafter maintained to the satisfaction of the Head of Planning Services in consultation with the Head of Transportation and Roads Service, in the interests of road safety to ensure maximum visibility at the trunk road.

(b)

Proposed Formation of Golf Driving Range:

Langhouse Road, Inverkip (IC/00/279)

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

After discussion, Councillor McGhee moved that planning permission be granted subject to the conditions detailed in the report.   As an amendment, Councillor Campbell moved that planning permission be refused (1) as the proposed development is contrary to policy GB1 of the Strathclyde Structure Plan which states 'The spread of built up areas and the encroachment of development into the countryside, within a 'greenbelt' ... shall not accord with the regional development strategy'; and (2) as the proposed development cannot be justified as an acceptable departure from policy GB1 with reference to policy GB1 for the following reasons: (i) due to the inadequacy of the existing road network to accommodate the likely level of traffic generation, the development will have unacceptable infrastructure implications; and (ii) due to the close proximity of residential properties the development will have an adverse environmental impact on residents by virtue of noise, traffic and floodlighting.

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On a vote 1 Member voted for the amendment  and 4 for the motion which was declared carried.

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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, to minimise the landscape impact of the development;

(2)   that no development shall commence until details of passing places on Langhouse Road between the site entrance and the railway bridge have been submitted to and approved by the Head of Planning Services in consultation with the Head of Transportation and Roads Service, in the interests of road safety on Langhouse Road;

(3)   that the golf driving range shall not open to the public until the passing places required by condition (2) above and the parking layout shown on drawing 1374-102-SK3 have  been implemented on site, to prevent noise nuisance to the house adjoining the east boundary of the site;

(4)   that no development shall commence until a fully detailed landscaping scheme which shall include 'native' hedging around the safety fence boundary and 'native' planting along the east boundary has been submitted to and approved by the Head of Planning Services in consultation with Scottish Natural Heritage;

(5)   that the approved scheme of landscaping shall be implemented within the first planting season following the golf driving range opening to the public 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 (4) and (5) being imposed to ensure a quality landscape setting for the development; 

(6)   that prior to the commencement of any works on site the site shall be surveyed for the presence of badgers or indication of badger foraging areas: in the event that evidence of badgers is found the applicant shall provide badger gates in the safety fencing, details of which shall be submitted for the prior written approval of the Head of Planning Services in consultation with Scottish Natural Heritage, in the interests of wildlife;

(7)   that the supports for ball stop netting shall be erected in a position to prevent damage to tree roots on the woodland edge: BS5837:1991 Guide for Trees in Relation to Construction shall be adhered to, in the interests of tree preservation; and

(8)   that a regime of litter and golf ball removal from the woods bounding the site together with a programme of fence/netting maintenance shall be initiated prior to the golf driving range being brought into operation to the satisfaction of the Head of Planning Services in consultation with Scottish Natural Heritage and shall be maintained in perpetuity, to maintain a quality setting for the development.

133 (c)

Erection of 68 Dwellinghouses:

Land South of Spey Road, Inverkip (IC/00/288)

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Decided: 

(a)   that, subject to the applicant entering into a Bond to cover the costs of implementing the approved landscaping scheme and play area, 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, to ensure a continuity of materials in the overall Hill Farm development and in the interests of visual amenity;

(2)   that the approved scheme of landscaping and kickabout area shall be implemented within the first planting season following completion of the 68 houses 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;

(3)   that all trees to be retained on the site shall be protected for the duration of the site works to British Standard 5837:1991 Guide for Trees in Relation to Construction, National House - Building Council Standard, Chapter 4.2 "Building Near Trees" (updated 1992), conditions (2) and (3) being imposed to ensure a quality landscape setting for the residential development; 

(4)   that the approved play area shall be completed prior to occupation of the last house in the development of 68 houses hereby approved, to ensure the provision of play facilities for children in the development;

(5)   that pedestrian access along Spey Road and to the track at Hill Cottage shall be maintained during and after completion of the site works, in the interests of public access to the countryside; and

(6)   that a visibility splay of 4.5 x 90.0 x 1.05m shall be achieved at the junctions of the development roads with Spey Road, and details of traffic calming adjacent to plots 1 - 29 and 32 - 33 shall be submitted to and approved by the Head of Planning Services in consultation with the Head of  Transportation and Roads Service prior to the start of any work on site.   All driveways shall be constructed in accordance with the Council's Roads Development Guide with regard to gradient, surfacing and length, in the interests of road safety; and

(b)   that it be remitted to the Depute Chief Executive to arrange a meeting with the developer at elected Member level to discuss the future development of upper Inverkip and the future of Everton Scout Camp.  

(d)

Amendment to Phase 1 (Infrastructure Works IC/99/273)   Pedestrian Footbridge:

A78 Inverkip (IC/00/245)

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

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After discussion, Councillor McGhee moved that planning permission be granted subject to the conditions detailed in the report.   As an amendment, Councillor Hunter moved that planning permission be refused as the development is inappropriate due to trunk road issues.   On a vote 1 Member voted for the amendment and 4 for the motion which was declared carried.

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Decided: 

(a)   that planning permission be granted subject to the following conditions:-

(1)  that no scrub or trees be removed during the bird breeding season (March to June inclusive) unless agreed in writing by the Head of Planning Services, to avoid unnecessary disturbance to birds during the bird breeding season;

(2)   that details of a safety barrier to protect the footbridge shall be submitted to and approved in writing by the Head of Planning Services in consultation with the Scottish Executive as Trunk Roads Authority, in the interests of road safety to avoid vehicles making contact with the footbridge structure;

(3)  that details of the means of intercepting surface water run off from the footbridge ramps shall be submitted to and approved in writing by the Head of Planning Services, in the interests of amenity and road safety to avoid surface water gathering on the adjoining land including the public footpath on Main Street;

(4)   that details of pedestrian guardrails to prevent pedestrians crossing the trunk road shall be submitted to and approved in writing by the Head of Planning Services in consultation with the Scottish Executive as Trunk Roads Authority, in the interests of road safety to encourage pedestrians to use the footbridge;

(5)   that samples of the timber handrail and down posts on the footbridge and ramps, including any stained finish, and the colour of the finish to the steel work shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of development, in the interests of visual amenity to ensure an appropriate finish to the footbridge in this semi rural location;

(6)   that the pedestrian footbridge and ramps shall be provided in accordance with the Design Manual for Roads and Bridges (DMRB) and the Manual of Contract Documents for Highway Works (MCHW), to the satisfaction of the Head of Planning Services in consultation with the Scottish Executive as Trunk Roads Authority, to ensure that a pedestrian footbridge is provided which complies with the current standards and will improve the safety of pedestrians crossing the trunk road;

(7)   that there shall be no connection to the trunk road drainage system, to ensure that the efficiency of the trunk road drainage network is not adversely affected; and

(8)   that the landscaping scheme hereby approved shall be implemented no later than the first planting and seeding season following completion of the footbridge and ramps.   Any trees or shrubs 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 similar specification to those originally planted, in the interests of visual amenity to ensure the landscaping becomes established; and

(b)   that the Sub-Committee authorise the Director of Legal & Support Services to take all necessary action in connection with the Road Closure Order.

133 (e)

Change of Use of Shop Units to Dwellinghouses:

63 & 67 Kempock Street, Gourock (IC/00/332)

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Decided:  that planning permission be refused for the following reasons:-

(1)   as the proposals are contrary to Local Plan Policy Sb, which states that "there will be a general presumption against the change of use of existing shop premises to other uses  ...... in Gourock Town Centre as defined in the proposals map," and as such would have a detrimental  impact on the retailing core of Gourock Town Centre; and

(2)   as the proposed dwellinghouses, due to their ground floor location and relationship with nearby established uses, would result in an unacceptable level of residential amenity.

(f)

Restoration, Refurbishment and Alterations of Listed Building, Erection of Extensions, Demolition and Other Associated Works:

Little Sisters of the Poor, Union Street, Greenock (IC/00/253R & LB/00/17R)

Decided: 

(a) that it be noted that under the provision of the Planning (Listed Buildings & Conservation Areas) (Scotland) Act 1997 planning permission for the proposed works cannot be granted without first referring the application for listed building consent to Historic Scotland;

(b)   that  planning permission be granted subject to the following conditions:-

(1)  that samples of the natural stone, mortar and roof materials and a full specification of natural stone sizes and joint widths, rain water goods, windows and external doors shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of the erection of the extension,  thereafter works shall be carried out using the approved materials or such alternatives as may be agreed in writing by the Head of Planning Services, to ensure appropriate materials for a development attached to a listed building within the Greenock West End Outstanding Conservation Area;

(2)   that erection of the extension shall not commence until a scheme for the upgrading of the existing gatehouse and visitors accommodation block has been submitted to and approved in writing by the Head of Planning Services, details of the scheme shall include a programme for completion, to secure improvement to vacant buildings within the site thereby complementing the other improvements to be carried out;

(3)   that refurbishment and improvements to the listed west wing of the existing care home shall be carried out in accordance with the specification on drawing No. 4728/222 hereby approved to the satisfaction of the Head of Planning Services in consultation with Historic Scotland, to ensure the listed building is upgraded to a standard acceptable to the Head of Planning Services and Historic Scotland;

(4)(a)  that erection of the new extension shall not commence until a scheme of hard and soft landscaping has been submitted to and approved in writing by the Head of Planning Services, details of the scheme shall include:-    

          1   Existing landscaping features and vegetation to be retained,

2   Location and design, including materials, of walls, fences and gates,

3   Soft and hard landscaping works,

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4   Other artefacts including statues/monuments, and

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5   Programme for completion and subsequent maintenance,

    (b)  Details of the scheme of soft landscaping works shall include:-

1    Details of measures to be adopted to protect all trees and shrubs not identified for removal on plan No. 4728/110B hereby approved,

2    Location of new trees/shrubs, hedges and grassed areas, and

3    Schedule of planting to comprise species, plant sizes and proposed numbers/density,

   (c)  All hard and soft landscaping works shall be carried out in accordance with the scheme approved in writing by the Head of Planning Services to provide an appropriate setting and designed landscape for the listed building and ensure, where appropriate, soft landscaping becomes established;

(5)   that the car parking spaces shown on plan No. 4728/211V hereby approved shall be constructed and surfaced in accordance with the approved hard landscaping details before the completed care home hereby approved is occupied; and

(6)   that access to the development shall be taken via a footway crossover and all site surface water run-off intercepted within the site, all in accordance with the Council's Roads Development Guide, conditions (5) and (6) being imposed to ensure sufficient parking is provided within the site and to comply with the Council's Roads Development Guide; and

(c)   that, subject to the terms of the Planning (Listed Buildings & Conservation Areas) (Scotland) Act 1997, listed building consent be granted subject to the following conditions:-

(1)   that samples of the natural stone, mortar and roof materials and a full specification of natural stone sizes and joint widths, rain water goods, windows and external doors shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of the erection of the extension, thereafter works shall be carried out using the approved materials or such alternatives as may be agreed in writing by the Head of Planning Services, to ensure appropriate materials for a development attached to a listed building within the Greenock West End Outstanding Conservation Area;

(2)   that erection of the extension shall not commence until a scheme for the upgrading of the existing gatehouse and visitors accommodation block has been submitted to and approved in writing by the Head of Planning Services,   details of the scheme shall include a programme for completion, to secure improvement to vacant buildings within the site thereby complementing the other improvements to be carried out; and 

(3)   that refurbishments and improvements to the listed west wing of the existing care home shall be carried out in accordance with the specification on drawing No. 4728/222 hereby approved to the satisfaction of the Head of Planning Services in consultation with Historic Scotland, to ensure the listed building is upgraded to a standard acceptable to the Head of Planning Services and Historic Scotland.

(g)

Change of Use of Shop to Permit Extension of Coffee Shop and Footpath Seating:

120 Cathcart Street, Greenock (IC/00/319)

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

(1)   that the premises shall not be open to the public between the hours of 6 pm and 8 am, in the interests of the residential amenity of flats within the immediate area; and 

(2)   that all furniture and planters shall be removed from the pavement area outwith the approved opening hours, to prevent furniture and planters being moved onto the public footway and causing an obstruction.

(h)

Change of Use from Retail to Hot Food Take-Away and Erection of Flue:

2 Grosvenor Road, Greenock (IC/00/308)

Decided:  that planning permission be refused as the proposed use would have a detrimental impact on the established amenity of the nearby residential properties by virtue of the potential generation of noise, disturbance and nuisance.

(i)

Change of Use of Filling Station to Fast Food Take-Away:

Clune Brae Filling Station, Kilmacolm Road, Port Glasgow (IC/00/301)

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

After discussion, Councillor McGhee moved that planning permission be granted subject to the conditions detailed in the report.   As an amendment, Councillor Robertson moved that planning permission be refused (1) as the development, due to the proximity to residential property, will have an adverse impact on residential amenity by virtue of noise, activity and nuisance; and (2) as the development, due to the location on a busy traffic route in close proximity to schools, will have an adverse impact on pedestrian and vehicular safety. 

On a vote 1 Member voted for the motion and 4 for the amendment which was declared carried.

Decided:  that planning permission be refused for the following reasons:-

(1)   as the development, due to the proximity to residential property, will have an adverse impact on residential amenity by virtue of noise, activity and nuisance; and

(2)   as the development, due to the location on a busy traffic route in close proximity to schools, will have an adverse impact on pedestrian and vehicular safety.

(j)

Erection of 2 Storey Rear Extension and Front Porch:

Duart, Lochwinnoch Road, Kilmacolm (IC/00/291R)

Decided:   that planning permission be granted.

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ADVERTISEMENT APPLICATION

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There was submitted a report dated 23 January 2001 by the Head of Planning Services on an application for the erection of 2 illuminated advertising hoardings at Kilmacolm Road, Port Glasgow (CA/00/46).

The Head of Planning Services orally referred to a fax message from the applicant, copies of which had been circulated, intimating withdrawal of the application.

Decided:  that it be noted that the application had been withdrawn.

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PLANNING APPEAL: HILLSIDE ROAD, GOUROCK

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There was submitted a report dated 22 January 2001 by the Head of Planning Services advising that following the decision of the Sub-Committee at the meeting held on 4 October 2000 to refuse an application for the erection of a dwellinghouse at Hillside Road, Gourock (IC/00/204), notification had been received that the applicant had appealed to the Scottish Ministers against that refusal.

Noted

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PLANNING APPEAL: 23 ELDON STREET, GREENOCK

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There was submitted a report dated 22 January 2001 by the Head of Planning Services advising that following the decision of the Sub-Committee at the meeting held on 1 November 2000 to refuse an application for the erection of a dwellinghouse at 23 Eldon Street, Greenock (IC/00/221), notification had been received that the applicant had appealed to the Scottish Ministers against that refusal.

Noted

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PLANNING APPEAL: 36 PRINCES STREET, PORT GLASGOW

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There was submitted a report dated 22 January 2001 by the Head of Planning Services advising that following the decision of the Sub-Committee at the meeting held on 6 December 2000 to refuse an application for the change of use of retail/storage to a registered private members club at 36 Princes Street, Port Glasgow (IC/00/272), notification had been received that the applicant had appealed to the Scottish Ministers against that refusal.

Noted