Planning & Traffic Management Sub-Committee

Wednesday 4 September 2002 at 3.00 pm

Present:  Councillors  Blair,  Calvert, Campbell,  McCormick, McGhee and Robertson (Y).

Chair:  Councillor McGhee presided.

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

Apologies:  Councillor Morrrison (M).

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 SUBMITTED FOR CONTINUED CONSIDERATION

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(a)

Extension to Bellaire Nursing Home:

Newark Street, Greenock (IC/02/072R) 

There was submitted a report dated 27 August 2002 by the Head of Planning Services regarding an application by Mr C Todd for an extension to Bellaire Nursing Home, Newark Street, Greenock (IC/02/072R), consideration of which had been continued from the meeting held on 5 June 2002 for further discussion with the applicant relative to the scale and positioning of the extension. 

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 nursing home extension shall not be occupied until the parking layout detailed on the docquetted drawings has been completed, to prevent obstructive parking on the access driveway and on Newark Street; and

(3)  that samples of all external wall finishes, fenestration details and roof materials to be used in the development shall be submitted to and approved by the Head of Planning Services, and no work shall begin until written approval of these details has been given, to ensure the materials reflect the existing building.

(b)

Erection of Garage:

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

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There was submitted a report dated 21 August 2002 by the Head of Planning Services on an application by Mr C Surtees for the erection of a garage at 67 Brisbane Street, Greenock (IC/02/129), consideration of which had been continued from the meeting held on 7 August 2002 for a site visit.¯

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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 metre 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.

After discussion, Councillor Blair moved that planning permission be granted.  As an amendment, Councillor McGhee moved that planning permission be refused for the reason detailed in the report.   On a vote, 1 Member voted for the amendment and 5 for the motion which was declared carried.

Decided:  that planning permission be granted.

(c)

Erection of Extension to Dwellinghouse:

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

There was submitted a report dated 21 August 2002 by the Head of Planning Services regarding an application by Mrs V Barlas for the erection of an extension to the dwellinghouse at 92 Brisbane Street, Greenock (IC/02/188), consideration of which had been continued from the meeting held on 7 August 2002 for a site visit.

Decided:   that planning permission be granted.

(d)

Alteration to Enlarge Existing Window and Formation of

New Windows onto Gable:

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

There was submitted a report dated 21 August 2002 by the Head of Planning Services regarding an application by Mr J D Wilson for alteration to enlarge an existing window and the formation of new windows onto the gable at 61A Esplanade, Greenock (IC/02/139), consideration of which had been continued from the meeting held on 7 August 2002 for a site visit.  

Decided:  that planning permission be granted.

(e)

Erection of 7 Dwellinghouses: 

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

There was submitted a report dated 22 August 2002 by the Head of Planning Services regarding an application by Oakchoice Ltd for the erection of 7 dwellinghouses at Dougliehill Terrace, Port Glasgow (IC/02/172R), consideration of which had been continued from the meeting held on 7 August 2002 to allow the applicant to complete the neighbour notification procedure within the statutory timescales.

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 development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Services, development shall thereafter proceed using the approved materials unless the Head of Planning Services gives his prior written approval to any alternatives, to ensure the choice of materials is compatible with those existing in the built form of Dougliehill Terrace;

(3)  that no development shall commence until full details of all landscaping treatment, including boundary treatment have been submitted to and approved by the Head of Planning Services;

(4)  that the approved scheme of landscaping shall be implemented in the first planting season following completion of the development 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 (3) & (4) being imposed  to ensure the provision of a quality landscaping scheme;

(5)  that no house shall be occupied until the allocated off street parking spaces for the plot have been formed in accordance with docquetted drawing DS/020220/01; and

(6)  that parking spaces shall have gradients not exceeding 10% and shall be surfaced in impervious material, conditions (5) & (6) being imposed in the interests of road safety on Dougliehill Terrace.

(f)

Erection of Gate in Pend:

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

There was submitted a report dated 26 August 2002 by the Head of Planning Services regarding an application by Mr H McInally for the erection of a gate in the pend at Gillburn Gate, Gillburn Road, Kilmacolm (IC/02/121), consideration of which had been continued from the meeting held on 7 August 2002 for a site visit.

The report recommended that planning permission be refused as the electronically operated gate is situated less than 5m behind the heel of the footway encourging vehicles waiting to enter the site to overhang the footway to the detriment of road safety on Gillburn Road.

After discussion, Councillor Calvert moved that planning permission be granted.   As an amendment, Councillor McGhee moved that planning permission be refused for the reason detailed in the report.   On a vote, 1 Member voted for the amendment and 5 for the motion which was declared carried.

Decided:  that planning permission be granted.

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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:-

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(a)

(i)  Erection of 49 Flats with Associated Car Parking and Landscaping:

The Meadows, Greenock Road, Wemyss Bay (IC/02/063R)

(ii)  Formation of Residential Parking and Amenity Ground:

Land Adjacent to The Meadows, Greenock Road, Wemyss Bay (IC/02/240)

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The report recommended that both planning applications be referred to the Scottish Ministers recommending that planning permission be granted subject to a number of conditions.

Decided:  that consideration of both planning applications be continued for further discussion with the applicant.

(b)

Construction of 6 Dwellinghouses:

Leven Road, Wemyss Bay (IC/02/138)

The report recommended that planning permission be refused.

Decided:  that consideration of the application be continued to allow the Head of Planning Services to address matters raised by the applicants' architects in correspondence to elected Members.

(c)

Erection of Timber Fence:

54 Leapmoor Drive, Wemyss Bay (IC/02/234)

Decided:  that planning permission be granted.

(d)

Erection of 68 Dwellinghouses (Substitution of House Types):

Swallow Brae, Inverkip (IC/02/182)

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

After discussion, Councillor Campbell moved that planning permission be refused as the proposal would result in an unacceptable increase in traffic on an already congested road.   As an amendment, Councillor McGhee moved that planning permission be granted subject to the conditions detailed in the report.   On a vote, 2 Members voted for the motion and 4 for the amendment 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;

(2)  that no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Services, development shall thereafter proceed using the approved materials unless the Head of Planning Services gives his prior approval to any alternatives, to ensure the selection of materials compatible with existing development at Swallow Brae; and

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(3)  that the approved scheme of landscaping shall be implemented in 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 approval to any variation that may be sought, to ensure a sustained quality landscape setting for the development.?

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(e)

Erection of Conservatory and Timber Decking to Rear of Dwellinghouse (in retrospect):

26 Hilltop Crescent, Gourock (IC/02/227)

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

Decided:  that planning permission be granted subject to the condition that within 2 months of the date of this permission, 1.8 metre high trellis screen fencing, details of which shall be submitted to and approved by the Head of Planning Services, shall be erected on the locations delineated in blue on the approved plan, to ensure appropriate screening to adjacent properties in the interests of protecting the amenity of garden ground.

(f)

Change of Use of Ground Floor/Basement Flat to Form 2 Flats:

128 Finnart Street, Greenock (IC/02/193)

Decided:  that planning permission be granted.

(g)

Conversion of Former Coach House to Dwellinghouse

(Amendment to Planning Permission IC/99/118R):

48 Forsyth Street, Greenock (IC/02/119 and LB/02/012)

Decided:

(a)  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 details of the colour finish of the proposed doors and windows be submitted to and approved in writing by the Head of Planning Services prior to work commencing on site; and

(3)  that details of the colour finish of the wet dash render shall be submitted to and approved in writing by the Head of Planning Services prior to work commencing on site, conditions (2) & (3) being imposed in the interests of the visual amenity of the immediate area and to ensure that finishes are appropriate for the Conservation Area; and

(b)  that the listed building application be referred to Historic Scotland with a recommendation that listed building consent be issued 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;

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(2)  that details of the colour finish of the proposed doors and windows be submitted to and approved in writing by the Head of Planning Services prior to work commencing on site; and¹

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(3)  that details of the colour finish of the wet dash render shall be submitted to and approved in writing by the Head of Planning Services prior to work commencing on site, conditions (2) & (3) being imposed in the interests of the visual amenity of the immediate area and to ensure that finishes are appropriate for the Conservation Area.

(h)

Erection of 65 Dwellinghouses and 56 Flats and Conversion of Listed Building to 15 Flats:

Former Broadfield Hospital, Port Glasgow (IC/02/05R and LB/02/01)

Decided: 

(a)   that the listed building application be referred to Historic Scotland with a recommendation that listed building  consent be issued 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 16 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997;

(2)  that details of all slates, leadwork, downpipes, gutters, stoneworks, windows and external doors to be replaced/repaired shall be submitted to and approved in writing by the Head of Planning Services in respect of design, material, colour and texture prior to the commencement of work on site; and

(3)  that details of all proposed hard surfaces, including access roads and parking areas, shall be submitted to and approved by the Head of Planning Services in writing prior to the commencement of work on site, conditions  (2) & (3) being imposed  in the interests of the architectural integrity of this Category A listed building;

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

(1)   that the development to which this permission relates must begin 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 phasing of the new build housing shall proceed in relation to the phasing of the conversion and restoration of the Grade A listed Broadfield House in accordance with the phasing statement, to ensure the completed restoration of the Grade A listed Broadfield House;

(3)  that there shall be no drainage connection to the trunk road drainage system, to ensure the efficiency of the existing drainage network is not affected and that the standard of construction is commensurate with that required within the road boundary;

(4)  that no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Services, development shall thereafter proceed using the approved materials unless the Head of Planning Services gives his prior written approval to any alterations, to  ensure  the  selection of materials  sympathetic with the setting of Broadfield House;

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(5)  that no development shall commence until the site has been surveyed for the presence of bats and water voles and, in the event that bats and water voles are present on site, the Head of Planning Services shall be contacted and the appropriate action agreed, in writing, prior to the commencement of the work on site, to accord with the requ¿irement of Scottish Natural Heritage;

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(6)  that trees identified to be retained on the approved landscaping drawing shall be protected for the duration of the site works in accordance with BS5837, details of same shall be submitted for the prior written approval of the Head of Planning Services;

(7)  that prior to the commencement of development full details of a management regime for all natural heritage resource and stone boundary walls shall be submitted to and approved by Head of Planning Services; and

(8)  that the approved scheme of landscaping shall be implemented in the first planting season following completion of the development and any species that within the subsequent 5 years die,  become diseased or are damaged shall be replanted  in the next planting season with a similar specimen unless the Head of Planning Services gives his prior approval to any variation that may be sought, conditions (6) - (8) being imposed to ensure the maintenance of a quality landscape setting for the development; and

(c)  that the issuing of listed building consent and planning permission detailed above shall be subject to the lodging of a bond in respect of a contribution of £40,000 towards the play provision at Parklea.

(i)

Conversion of Derelict Farm Buildings to Four Dwellings:

Auchenfoyle Farm, Auchenfoil Road, Kilmacolm  (IC/02/080)

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;

(2)  that before the development hereby permitted starts, full details shall be submitted to and approved by the Head of Planning Services of a scheme of repairs to the external walls of the dwellings hereby permitted and that, for the avoidance of doubt, the materials to be used in the repairs shall match those on the walls of the current building;

(3)  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 coloured slate, conditions (2) & (3) being imposed to ensure retention of the character of the original farm buildings;

(4)  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;

(c)    details of the phasing of these works;

(5) that within one year of occupation of the first 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 (4) 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 (4) & (5) being imposed in the interests of the visual amenity of the area;Í

(6)  that approval is not given for the position of the soakaway and septic tank on the approved plans, the repositioning of these shall be approved by the Head of Planning Services in consultation with the Scottish Environment Protection Agency and Scottish Water before the development hereby permitted begins, to ensure the adjacent stream is not at risk of contamination and to ensure the septic tank may be easily serviced;

(7)  that the visibility splay shown shaded in blue on the approved plans shall be provided and that, 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;

(8)  that before the first of the dwellinghouses hereby permitted is occupied the vehicular access shall be modified to incorporate 4.5 metre radius kerbs and a 5.5 metre wide road, conditions (7) and (8) being imposed in the interests of traffic safety;

(9)  that before the first of the dwellinghouses hereby permitted is occupied, the first 10 metres of the vehicular access approved in terms of condition (8) above shall be finished in an impervious material to be approved in writing by the Head of Planning Services before the start of surfacing works, in the interests of traffic safety and to prevent deleterious material being carried onto the highway;

(10)  that, notwithstanding the terms of condition (9) above, an interceptor shall be used at the entrance of the site to contain all surface water run off within the site, in the interests of traffic safety;

(11)  that before the development hereby permitted starts, the buildings shall be inspected for the presence of bats and, should any bats be found to be using the buildings, the Head of Planning Services shall be contacted and the appropriate action agreed in writing prior to the commencement of work on site;

(12)  that before the development hereby permitted starts, a survey shall take place looking for the presence of otters and, should traces of otters be detected in or adjacent to the redevelopment site, the Head of Planning Services shall  be contacted and the appropriate action agreed in writing prior to the commencement of work on site; and

(13)  that before the development hereby permitted starts, a buffer area of at least 5 metres shall be provided between the curtilage of the dwellinghouses shown as ‘ground common to all 4 house units’ on drawing no. 02/10/41 and the top of the southern bank of the Gryffe Water and the revised layout shall be submitted to and approved in writing by the Head of Planning Services before work begins, conditions (11) - (13) being imposed in the interests of nature conservation.

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PLANNING APPEAL - WATERFRONT DEVELOPMENT, CUSTOM HOUSE WAY, GREENOCK

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There was submitted a report dated 21 August 2002 by the Head of Planning Services advising that following the decision of the Sub-Committee at the meeting held on 3 October 2001 to refuse planning permission for the construction of a restaurant and associated car parking at the Waterfront Develo¡pment, Custom House Way, Greenock (IC/01/47) and the subsequent appeal by the applicant to the Scottish Ministers against that refusal, the Reporter appointed by the Scottish Ministers had issued his decision which was to dismiss the appeal.

Noted

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PLANNING APPEAL - 10 - 12 NEWARK STREET, PORT GLASGOW

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There was submitted a report dated 21 August 2002 by the Head of Planning Services advising that following the issuing of  conditional prior approval for the demolition of 10 - 12 Newark Street, Port Glasgow (PA/01/10) by the Head of Planning Services in February 2002 and the subsequent appeal by the applicant to the Scottish Ministers against one of the conditions imposed, the Reporter appointed by the Scottish Ministers had issued his decision which was to dismiss the appeal.

Noted