Planning & Traffic Management Sub-Committee

Wednesday 7 August 2002 at 3.00 pm

Present:  Councillors  Blair,  Campbell,  McCormick, McGhee and Morrison (M).

Chair:  Councillor McGhee  presided.

In attendance:  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 Calvert 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 2 Dwellinghouses (in outline):

Lukeston by Kilmacolm (IC/01/343)

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

(1).. as the proposal would lead to isolated and sporadic development in the countryside contrary to Strategic Policy 9 Bv in the Glasgow and Clyde Valley Joint Structure Plan 2000 and Paragraph 38 of National Planning Policy Guideline 3 (Land For Housing);

(2)  as the agricultural need has not been proven and accordingly the proposal is contrary to Local Plan Policies ENa and Hb which advise that:-

ENa “Development in the greenbelt will be opposed unless it is necessary to meet rural needs, agriculture, recreation, forestry or landscape improvements”

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 Policy ENa"; and

(3)  as to grant planning permission in this instance may lead to further applications of a similar nature which, if granted, would result in unacceptable isolated and sporadic development in the countryside.

(b)

Erection of Gate in Pend:

Gillburn Gate, Gillburn Road, Kilmacolm (IC/02/121)

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The report recommended that planning permission be refused as the electronically operated gate is situated less than 5m behind the heel of the footway encouraging vehicles waiting to

enter the site to overhang the footway to the detriment of road safety on Gillburn Road.

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

(c)

Erection of 2 Dwellinghouses:

Former Bridge of Weir Hospital, Quarriers Village (IC/02/152)

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 the two houses hereby approved shall only be occupied when the conversion of villa block 1 is completed in accordance with the phasing programme approved within planning permission IC/01/81, to ensure the rolling programme of converting the listed buildings at the former hospital site is achieved;

(3).. that no development shall commence until samples of all external finishes have been submitted to and approved by the Head of Planning Services, the development shall thereafter proceed using the approved materials unless the Head of Planning Services agrees to any alternatives;

(4).. for the avoidance of doubt all window frames shall be coloured white and all eaves and soffits coloured black;

(5).. that fencing shall be 1.8m high vertical close boarded stained with Ebony translucent (or equivalent), details of which shall be submitted to and approved by the Head of Planning Services prior to the commencement of work on site, conditions (3) - (5) being imposed to ensure that materials are sympathetic to the listed buildings on the site and that the requirements of the Design Brief are met;

(6).. that no development shall commence until full details of tree protection measures have been submitted to and approved by the Head of Planning Services, the tree protection works shall be maintained for the duration of the site works; and

(7).. that the approved scheme of landscaping shall be implemented in the first planting season following completion of the two 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, conditions (6)  and (7) being imposed to ensure the provision of a quality landscape setting for the development.

(d)

Extension to and Change of Use of 2 Farm Buildings to

form 2 Dwellinghouses:

High Auchenleck Farm, off Montrose Avenue, Port Glasgow (IC/02/137)

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

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(2).. that before the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to and approved in writing by the Head of Planning Services, to allow the Head of Planning Services to assess these matters, in the interests of the visual amenity of the area;

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(3).. that the facing materials to be used on the external walls of the dwellinghouses, where they are to be altered or extended, shall be finished to match the whitewashed appearance of the existing walls;

(4).. that before the development hereby permitted starts, full details of the facing materials to be used on the roofs of the dwellinghouses shall be submitted to and approved in writing by the Head of Planning Services and that for the avoidance of doubt, these materials shall be dark grey, dark brown or black;

(5).. that the sides and roofs of the dormer windows hereby permitted shall be finished in materials to match those approved in terms of condition (4) above;

(6).. that the double garages hereby permitted shall be finished in facing materials to match those approved in terms of conditions (3) and (4) above, conditions (3) - (6) being imposed to ensure retention of the character of the original farm buildings and the rural amenity of the area;

(7).. that before the development hereby permitted starts, a scheme of landscaping shall be submitted to and approved in writing by the Head of Planning Services and it shall include:-

(a)  details of any earth mounding, hard landscaping, grass seeding and turfing;

(b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; and

(c)  details of the phasing of these works;

(8).. that within one year of the occupation of the second of the dwellinghouses hereby permitted, all planting, seeding, turfing and earth mounding included in the scheme of landscaping and planting, approved under the terms of condition (7) above, shall be completed and any trees, shrubs or areas of grass which die, are removed, damaged or become diseased within five years of the completion of the development shall be replaced within the following year with others of a similar size and species, conditions (7) and (8) being imposed in the interests of the visual amenity of the area; and

(9).. that a visibility splay of 2.5 metres by 90 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the first of the dwellinghouses hereby permitted is occupied, everything exceeding 1.05 metres in height above road channel level shall be removed from the sightline areas and, thereafter, nothing exceeding 1.05 metres in height above road channel level shall be planted, placed, erected or allowed to grow within these sightline areas, to ensure clear visibility in the interests of road safety.

(e)

Erection of 7 Dwellinghouses:

Dougliehill Terrace, Port Glasgow (IC/02/172)

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 applicant to complete the neighbour notification procedure within the statutory timescales. 

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(f)

Refurbishment of Farmhouse and Conversion of

Outbuildings to Form 2 Dwellinghouses:

Garvocks Farm, Old Largs Road, Greenock (IC/02/044)

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Councillor Blair declared an interest in this matter and took no part in its consideration or decision.

Decided:  that the application be referred to the Scottish Ministers in accordance with the requirements of the Town and Country Planning (Notification of Applications) (Scotland) Direction 1995 advising of the Council’s recommendation 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 sample of the roof slate and external render to the proposed dwellings and a detailed specification of the doors and windows be submitted to and approved in writing by the Head of Planning Services prior to the commencement of development, to ensure that the materials are appropriate within the greenbelt;

(3).. that the access road shall be surfaced in impervious material for a minimum distance of 5.0 metres from the road's boundary;

(4).. that all site surface water run off shall be intercepted within the development, conditions (3) and (4) being imposed in the interests of road safety;

(5).. that details of the surface treatment to the proposed car parking spaces shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of the development; and

(6).. that details of the boundary treatment to the individual garden areas be submitted to and approved in writing by the Head of Planning Services prior to the commencement of the development, conditions (5) and (6) being imposed to ensure that the materials are appropriate within the greenbelt.

(g)

Change of Use of Ground Floor Flat and Basement to 2 Flats:

53 Union Street, Greenock (IC/02/147)

The report recommended that planning permission be granted.

After discussion, Councillor Blair  moved that planning permission be refused as the application is contrary to Local Plan Policy DCo(vii) which advises that one off street parking space is required for each flat being formed from sub-division.   As an amendment, Councillor McGhee moved that planning permission be granted.   On a vote 2 Members voted for the amendment and 3 for the motion which was declared carried.

Decided:  that planning permission be refused as the application is contrary to Local Plan Policy DCo(vii) which advises that one off street parking space is required for each flat being formed from sub-division.

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(h)

Erection of Extension to Dwellinghouse:

92 Brisbane Street, Greenock (IC/02/188)

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The report recommended that planning permission be granted.

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

(i)

Erection of Garage:

67 Brisbane Street, Greenock (IC/02/129)

The report recommended  that planning permission be refused as the position of the garage does not comply with the Roads Development Guide, as there should be a minimum of 6.0 metres clearance from the roads boundary to ensure that vehicles waiting to be garaged do not obstruct the road, footway or both, thereby prejudicing the safety of road users and pedestrians.

Councillor Mitchell was present and with consent spoke on the matter.

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

(j)

Alteration to Window and Formation of New Windows onto Gable:

61A Esplanade, Greenock (IC/02/139)

The report recommended that planning permission be granted.

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

(k)

Replacement of 6 Sector Antennas with Dual Polar Dual Band Antennas and

24 Mast Head Amplifiers, Erection of Cabin and Removal of Cabinets and

Erection of Microwave Dish:

Inverclyde Royal Hospital, Larkfield Road, Greenock (IC/02/158)

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; and

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

(l)

Change of Use of Shop to Coffee Shop:

74 - 76 Kempock Street, Gourock (IC/02/203)

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 no deep fat frying is to be carried out within the premises, to prevent odour nuisance to the occupiers of the first floor flats above the premises and in the absence of a flue to discharge cooking odours above eaves level; and

(3).. that the use hereby permitted shall not operate between 22.00  and 08.00 hours daily, to limit the potential impact of noise and activity on nearby residents.

(m)

Erection of Dwellinghouse:

Plot 13, Burns Drive, Wemyss Bay (IC/02/181)

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

After discussion, Councillor McGhee moved that planning permission be granted subject to the conditions detailed in the report.   As an amendment, Councillor Morrison moved that planning permission be refused as the application would have an adverse visual impact to the detriment of  the amenity currently enjoyed by adjacent properties.   On a vote, 1 Member 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 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 any future development within the curtilage of the house shall be carried out in accordance with the attached design brief, in the interests of visual amenity.

(n)

Formation of Recycling Centre:

Wemyss Bay Community Centre, Ardgowan Road, Wemyss Bay (N1/02/003R)

Decided: that the application be notified to the Scottish Ministers in accordance with the Town and Country Planning (Development by Planning Authorities) (Scotland) Regulations 1981, incorporating comments from the Head of Environmental and Consumer Services relative to the objectors' concerns that the recycling centre will attract rats and  recommending that permission be granted.

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ADVERTISEMENT APPLICATION

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There was submitted a report dated 29 July 2002 by the Head of Planning Services on an application for the erection of 2 illuminated advertising hoardings at 222 Dalrymple Street, Greenock (CA/02/012).

Decided:  that advertisement consent be refused for the following reasons:-

(1).. as the proposal is contrary to Local Plan Policy DCr(iv) which states... "advertisements on the gables of roadside buildings will, in general, be resisted"; and

(2).. as the proposal would introduce a dominant feature into the street scene visible over long distances, overlooked by residential flats and to the detriment of the quality of the visual amenity that is currently enjoyed.