Planning & Traffic Management Sub-Committee

Wednesday 7 November 2001 at 3.00 pm

Present:  Councillors  Blair,  Calvert, Campbell,  McCormick, McGhee and O'Rourke (for Robertson (Y)).

Chair:  Councillor McGhee presided.

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

Apologies:  Councillors 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)

 Erection of 46 Dwellinghouses:

Auchendarroch Street, Greenock (IC/01/174)

(a)

Decided:

(a)  that it be remitted to the Head of Transportation and Roads Service to initiate a Roads Closure Procedure in respect of the footpaths crossing the site; and

(b)  that, on receipt of £12,000 from the applicant towards the provision of play equipment in a local park, planning permission be granted subject to the following conditions:-

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

(2)  that no development shall proceed until further testing of ground water has been carried out and remedial action, including timescales for implementation, for any contamination agreed with the Head of Planning Services in consultation with SEPA and the Head of Environmental and Consumer Services, to ensure that the potentially harmful effects of contamination are properly addressed;

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(3)  that development shall not begin until samples of materials to be used on external surfaces of the buildings and in construction of hardstandings/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, to ensure that the selected materials are sympathetic to the built form of this part of Greenock; and J

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(4)  that the houses shall be accessed via footway crossovers designed in accordance with the Council’s Roads Development Guide, in the interests of road safety on Auchendarroch Street.

(b)

Erection of 87 Dwellinghouses:

Weir Street/Leitch Street, Greenock (IC/01/228)

(b)

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

Decided:  that consideration of the application be continued to allow the Head of Planning Services to have further discussion with the applicant relative to the density of the development and road safety matters. 

(c)

Installation of 10m Microcell Lamppost and Associated Equipment Cabinets:

Shore Road, Wemyss Bay (IC/01/238)

(c)

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 of the date of this permission, to comply with Section 58 of the Town and Country Planning (Scotland) Act 1997;

(2)  that in the event the equipment becomes obsolete or redundant it must be removed and the site reinstated to the satisfaction of the Head of Planning Services within one month, to minimise the level of visual intrusion, and to ensure the reinstatement of the site to a satisfactory level;

(3)  that development shall not be commenced until such time as it has been demonstrated to the satisfaction of the Head of Planning Services that the power line required to serve the proposed base station, mast structure and ancillary developments shall be constructed underground with no electricity poles or other structures relating to the proposed power line linking to the site being visible above ground at Shore Road;

(4)  that the detailed specification of all the elements including associated equipment housing cabinets and cabling shall be approved by the Head of Planning Services prior to their construction and shall not be altered thereafter unless agreed in writing;

(5)  that no symbols, sign, logos or other lettering shall be displayed on any part of the structure or equipment housing cabinets without the prior written approval of the Head of Planning Services, except small signage necessary for operational reasons;

(6)  that the site shall not be illuminated by lighting without the prior written approval of the Head of Planning Services, conditions (3) - (6) being imposed to minimise the level of visual intrusion and protect the quality and character of the street scene at Shore Road as far as practicable; and

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(7)  that the proposed 10 metre lamppost and associated cabinets shall be constructed to a layout and type of construction to be approved by the Head of Planning Services, after consultation with the Roads Authority, before any part of the development is commenced, the design shall conform with the Department of Transport Advice Note BD 26/99 (Design of lightin[g column) and be certified in accordance with DB 2/79 Part IV and the structural effects of the lamppost and associated equipment on the adjacent masonry retaining wall shall be assessed and certified in accordance with BD 2/79 Part 1, to ensure that the standard of construction and layout complies with the current standards and that the safety of the traffic on the trunk road is not diminished in accordance with the requirements of the Trunk Roads Authority.

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(d)

Erection of Dwellinghouse (Amendment to Planning Consent IC/00/152):

Alexander Place, Main Street, Inverkip (IC/01/229R)

(d)

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

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

(2)  that notwithstanding the details shown on plan no. 1146-DG-SK1 hereby approved, the roof finish will be slate, a sample of which shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of development;

(3)  that details of the windows, which shall provide for white painted timber stepped profile sash and case, double swing or tilt and turn on the front elevation, shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of development;

(4)  that the colour finish to the garage door shall be agreed in writing by the Head of Planning Services prior to the commencement of development;

(5)  that the front boundary wall and gate enclosures shall be finished to match the proposed dwelling;

(6)  that samples of the concrete sett paving and obscure glass shall be submitted to and approved in writing by the Head of Planning Services prior to commencement of the development, conditions (2) - (6) being imposed  to ensure appropriate finishes to the building and to reflect its location adjacent to a listed building and within a Conservation Area; and 

(7)  that development shall not begin until details of the scheme of hard and soft landscaping works have been submitted to and approved in writing by the Head of Planning Services, details of the scheme shall include:- 

(i)    existing and finished ground levels in relation to a fixed datum preferably ordnance;

(ii)   indication of existing trees, shrubs and hedges to be removed and those to be retained;

(iii)   location of new trees, shrubs, hedges and grassed areas;

(iv)  schedule of plants to comprise species, plant sizes and proposed numbers/density;

(v)   details of the design, including materials of new fencing;

to ensure that the site is completed to a satisfactory standard.

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(e)

Formation of Rear Dormer and Roof Terrace, Extension to Dwellinghouse and Proposed Formation of 2 Off Street Parking Places Including Erection of Retaining Walls:

14 Broomberry Drive, Gourock (IC/01/257R)

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(e)

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

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

(1)  as the proposed off street parking spaces and associated retaining walls would introduce a visual intrusion into the street scene to the detriment of the quality of the visual amenity which is currently enjoyed; and

(2)  as an undesirable precedent would be set which may lead to similar developments on the south west side of Broomberry Drive to the detriment of the established streetscape.

Councillor McGhee then resumed the Chair.

(f)

Erection of Retaining Wall and Levelling off to Extend Garden:

20 Kenmore Place, Greenock (IC/01/278)

(f)

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

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

(2)  that development shall not begin until details of a scheme of soft landscaping works have been submitted to and approved in writing by the planning authority, details of the scheme shall include:

(i)    location of new trees and shrubs;

(ii)   schedule of plants to comprise species, plant sizes and proposed numbers/density;

(iii)   programme for completion and maintenance;

to soften the visual impact of the proposed retaining wall.

(g)

Extension and Alteration to Dwellinghouse to Form New Dwellinghouse:

181 Eldon Street, Greenock (IC/01/236R)

(g)

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

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

(2)  that development shall not commence until samples of materials to be used on external surfaces of the buildings and in construction of hard standings/fences have been submitted to and approved in writing by the Head of Planning Services, development shall thereafter be carried out using the approved materials or such alternatives as may be agreed in writing with the Head of Planning Services, to ensure that the selected materials are appropriate for the Greenock West End Conservation Area.

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(h)

Erection of Industrial Unit:

8 MacDougall Street, Greenock (IC/01/163)

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(h)

Decided: 

(a)  that planning permission be refused for the following reasons:-

(1)  as the proposed development could result in increasing the number and type of vehicles entering and leaving the traffic stream at a point where visibility is restricted thus creating interference with the safety and free flow of the trunk road; and

(2)  as the proposed change of use would result in an intensification of right turn manoeuvres in which many of the past accidents have occurred; and

(b)  that it be remitted to the Depute Chief Executive to write to the Scottish Executive Road Network Management and Maintenance Division in respect of access along the A8.

(i)

Extension and Change of Use of Betting Office to Workshop/Shop Unit:

Ashgrove Lane, Port Glasgow (IC/01/261)

(i)

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

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

(2)  that a footway crossover shall be provided to the standard required by the Council’s Roads Development Guide, all surface water shall be intercepted within the site and the parking layout detailed in docquetted drawing TMD-01 shall be implemented - all prior to the premises being brought into use, in the interests of road safety and to prevent obstructive parking on Ashgrove Lane; and

(3)  that details of all boundary treatments shall be submitted to and approved by the Head of Planning Services prior to the start of work on site,  to ensure a continuity of boundary treatments with those existing in the area.

(j)

Provision of Telecommunications Base Station:

Finlaystone Estate, Langbank (IC/01/254)

(j)

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 of the date of this permission, to comply with Section 58 of the Town and Country Planning (Scotland) Act 1997;

(2)  that in the event the equipment becomes obsolete or redundant it must be removed and the site reinstated to the satisfaction of the Head of Planning Services within one month, to minimise the level of visual intrusion and ensure the reinstatement of the site to a satisfactory standard;

(3)  that development shall not be commenced until such time as it has been demonstrated to the satisfaction of the Head of Planning Services that the power line required to serve the proposed base station, mast structure and ancillary developments shall be constructed underground with no electricity poles or other structures relating to the proposed new power line linking to the site being visible above ground within Finlaystone Estate;

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(4)  that the detailed specification of all the elements including supporting structure, associated equipment housing cabinets, antennas and cabling shall be approved by the Head of Planning Services prior to their construction and shall not be altered thereafter unless agreed in writing;

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(5)  that no symbols, sign, logos, or other lettering shall be displayed on any part of the structure, antennas or equipment housing without the prior written approval of the Head of Planning Services, except small signage necessary for operational reasons, conditions (3), (4) and (5) being imposed to minimise the level of visual intrusion and protect the quality and character of Finlaystone Estate as far as practicable;

(6)  that the mast shall be structurally capable of being shared by additional radio telecommunication equipment, to enable potential mast sharing;

(7)  that the site shall not be illuminated by lighting without the prior written approval of the Head of Planning Services, to minimise the level of visual intrusion and protect the quality and character of Finlaystone Estate as far as practicable; 

(8)  that no trees or shrubs outwith the immediate footprint of the telecommunications base are to removed or damaged;

(9)  that existing trees adjacent to the site are to be protected in accordance with British Standard 5837:1991 Guide for Trees in Relation to Construction; National House - Building Council Standards, Chapter 4.2, ‘Building near Trees’ (updated 1992), details of the scheme of protection shall be submitted in writing and approved by the Head of Planning Services prior to work commencing on site, conditions (8) and (9) being imposed in order to protect the woodland adjacent to the site;

(10)  that there shall be no removal of trees or shrubs during the bird breeding season (March-June inclusive), in order to protect the birds breeding in the vicinity of Finlaystone Estate; and

(11)  that there shall be no storage of material, plant, vehicles or fuel on the site, in order to protect the woodland adjacent to the site.

(k)

Erection of 3 Dwellinghouses (in outline):

Former Quarry, Port Glasgow Road, Kilmacolm (IC/01/268)

(k)

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

(1)  as the proposal is contrary to Inverclyde Local Plan policies ENa and Hb which state:-

ENa "Development within the Greenbelt will be opposed unless it is necessary to meet rural needs, agriculture, recreation, forestry or landscape improvement".  

Hb “Residential developments within the Greenbelt, as defined on the Proposals Maps will be opposed unless the development is shown to be in accordance with ENa.";

(2)  as  the proposal is contrary to approved Strathclyde Structure Plan policy GB1 in that it would result in an encroachment of development into the countryside within the Greenbelt;

(3)  as the proposal is contrary to Strategic Policy 9 of the Final Draft of Glasgow and Clyde Valley Joint Structure Plan in that there is no requirement for additional housing land release to meet assessed housing demand;

(4)  as with reference to the criteria identified in NPPG3 (Land for Housing) in the identification of housing land, the site is inappropriate for development as it would have an adverse impact on the existing landscape character and setting of Kilmacolm; and

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(5)  as the proposal would form 3 driveways onto Port Glasgow Road which carries a  60 mph speed limit, to the detriment of road safety.

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(l)

Erection of Dwellinghouse (in outline):

Millbank, Florence Drive, Kilmacolm (IC/01/149)

(l)

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 landscaping of the site;

(2) that in the case of the reserved matters as 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), (2) and (3) being imposed to comply with Section 59 of the Town and Country Planning (Scotland) Act 1997;  

(4)  that the proposed house shall not exceed 1½ storeys in height, to ensure that the proposed house is in scale with the built form of Florence Drive and Hazelmere Road;

(5)  that the proposed house shall not be occupied until Millbank has been provided with vehicular access onto Hazelmere Road and turning facilities have been provided within the site in accordance with the Council’s Roads Development Guide, details of same shall be submitted for the prior written approval of the Head of Planning Services in consultation with the Head of Transportation and Roads Service, in the interests of road safety on Hazelmere Road; and

(6)  that the existing boundary hedge along the frontage with Florence Drive and Hazelmere Road shall not be lopped, topped, felled, removed or disturbed in any way without the prior approval of the Head of Planning Services, to maintain this important landscape feature to the benefit of the established streetscape in Florence Drive.

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PLANNING APPEAL

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There was submitted a report dated 24 October 2001 by the Head of Planning Services advising that following the decision of the Inverclyde Council at the meeting held on 13 September 2001 to refuse planning permission for the erection of 18 flats at South Street, Greenock (IC/01/155R),  an appeal against the refusal of planning permission had been made to the Scottish Ministers.

Noted

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ADVICE FOR COUNCILLORS DEALING WITH PLANNING MATTERS

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There was submitted a report dated 24 October 2001 by the Director of Legal & Support Services on the Guidance Note "Advice for Councillors dealing with Planning Matters" developed by COSLA and the Scottish Executive.

Decided:  that the contents of the report and the Guidance Note "Advice for Councillors dealing with Planning Matters" be noted.

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PROPOSED TRAFFIC REGULATION ORDER - DUNLOP STREET/INVERKIP ROAD, GREENOCK: WAITING RESTRICTIONS AND ONE-WAY

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There was submitted a report by the Director of Legal & Support Services on the making of a Traffic Regulation Order to introduce waiting restrictions and one-way driving in Dunlop Street/Inverkip Road, Greenock in the vicinity of the new roundabout.

Decided:  that delegated authority be granted to the Head of Transportation & Roads Service and the Director of Legal & Support Services in the absence of objections under the statutory procedure to recommend to the Inverclyde Council the making of a Resolution under the Road Traffic Regulation Act 1984 in relation to a Traffic Regulation Order to introduce waiting restrictions and one-way driving in Dunlop Street/Inverkip Road, Greenock in the vicinity of the new roundabout 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.