Planning & Traffic Management Sub-Committee

Wednesday 4 December 2002 at 3.00 pm

Present:  Councillors  Blair,  Calvert, Campbell,  McCormick, McGhee and 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 A Bruce (for Head of Transportation & Roads Service).

Apologies:  Councillor 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 SUBMITTED FOR CONTINUED

CONSIDERATION

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   (a)

Erection of Dwellinghouse:

Glenmosston Road, Kilmacolm (IC/02/268)

(Councillor Blair entered the meeting during consideration of this item of business).

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

(1)  as, due to the design and position of the proposed development and the loss of trees, to grant planning permission would be contrary to the requirement of Section 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 to pay attention to the requirement to preserve or enhance the character and appearance of Conservation Areas;

(2)  as the proposed development is contrary to policy DCm of the Inverclyde Local Plan and Strategic Policy 9 of the Glasgow and Clyde Valley Joint Structure Plan and policy HR10 of the Inverclyde Local Plan: First Review, Final Draft in that the position of the dwellinghouse within the application site would be highly visible, thus detracting from the established character of the Conservation Area and it would result in an unacceptable loss of trees, thus eroding the woodland character of the site which would also detract from the established character of the Conservation Area;

(3)  as the proposed development is contrary to policy HR11 of the Inverclyde Local Plan: First Review, Final Draft in that the position of the house and loss of trees will neither enhance nor preserve the character of the Kilmacolm Conservation Area when viewed from vantage points accessible to the public; and

(4)  as the proposed development, by way of increasing traffic movements on Glenmosston Road/Gowkhouse Road, which are substandard in nature, would be detrimental to pedestrian/traffic safety.

   (b)

Erection of Telecommunications Tower with Associated Equipment Cabinets:

Fort Matilda Industrial Estate, Eldon Street, Greenock (IC/02/266)

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

After discussion, Councillor Morrison (M) moved that planning permission be refused as the height and proposed location of the telecommunications tower would have an adverse impact on the visual amenity of the adjacent residential area and adjoining public park.  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 amendment and 4 for the motion which was declared carried.

Decided: that planning permission be refused as the height and proposed location of the telecommunications tower would have an adverse impact on the visual amenity of the adjacent residential area and adjoining public park.

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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 Extension:

Braefoot, Barclaven Road, Kilmacolm (IC/02/270R)

Decided:  that planning permission be granted.

   (b)

Use of Land for Monthly (Saturday) Farmers' Market:

Shore Street (Car Park), Port Glasgow (IC/02/329)

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

(1)  that the permission hereby granted is for a temporary period only and shall expire on 31 March 2004, to comply with Section 58 of the Town and Country Planning (Scotland) Act 1997 and to enable the Head of Planning Services to assess the impact on the general amenity of the market;

(2)  that the market shall not trade outwith the hours of 9am to 4pm;

(3)  that the setting-up and dismantling of the market shall not take place outwith the hours of 6am and 6pm on the market day, conditions (2) and (3) being imposed to define the permission and regulate the use of the site;

(4)  that prior to the first market hereby permitted taking place, details of the tarpaulin covers to be used shall be submitted to and approved by the Head of Planning Services, in the interests of visual amenity and to enable the Service to retain effective control over the visual appearance of the stalls; and

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(5)  that prior to the first market hereby permitted taking place, the applicant shall submit and receive written approval from the Head of Planning Services for refuse collection and disposal arrangementsÏ and such approval shall apply to each market thereafter, in the interests of visual amenity.

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   (c)

Erection of Aerial Mast (in Retrospect):

11 Jamaica Street, Greenock (IC/02/286)

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

(1)  as the development is contrary to policy DCm of the Inverclyde Local Plan as it does not help to conserve the character of the Conservation Area;

(2)  as the development is contrary to policies HR10 and HR11 of the Inverclyde Local Plan: First Review, Final Draft as it is not sympathetic to the existing character of the Conservation Area and has an adverse impact on the wider landscape; and

(3)  as the development is contrary to para 4.37 of Historic Scotland’s Memorandum of Guidance on Listed Buildings and Conservation Areas as it detracts from the character of the Conservation Area.

   (d)

Installation of Replacement Windows:

22D Esplanade, Greenock (IC/02/289)

Decided:  that planning permission be granted.

   (e)

Change of Use of Coffee Shop to Public House:

18 Nicolson Street, Greenock (IC/02/317)

The report recommended that planning permission be refused  as the proposed development will generate late evening noise and activity outwith the entrance to the premises, to the detriment of residential amenity in the vicinity.

Decided:  that consideration of the application be continued to allow the Head of Planning Services to clarify the position with regard to (i) the neighbourhood notification procedure and (ii) licensing matters.

   (f)

Erection of Two Antennas on Existing Stub Tower:

Navy Buildings, Eldon Street, Greenock (IC/02/328)

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 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 six months, to minimise the level of visual intrusion and ensure the reinstatement of the site to a satisfactory standard.

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(g)

Erection of Dwellinghouse:

Plot 2, Turnberry Avenue, Gourock (IC/02/291)

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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 Convener.

   (h)

Erection of Double Garage:

Footerhoose, Cliff Terrace Road, Wemyss Bay (IC/02/320)

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.

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 Convener.

   (i)

Construction of 33 Flatted Dwellings in 3 Blocks

(Amendment to Planning Permission IC/90/188):

The Meadows, Greenock Road, Wemyss Bay (IC/02/294)

Decided: that the planning application be referred to the Scottish Ministers recommending 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 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;

(3)  that before any of the flatted dwellings hereby permitted, situated on a site upon which a fence or wall is to be erected, are occupied the fence or wall as approved under the terms of condition (2) above, shall be erected, conditions (2) and (3) being imposed to ensure the provision of boundary walls or fencing in the interests of privacy and amenity of residents; 

(4)  that, notwithstanding the details shown on the approved plans, permission is not hereby given for the facing material shown on these plans and that before the development hereby permitted starts a scheme of facing materials shall be submitted to and agreed in writing with the Head of Planning Services, to ensure the external finishes to the flatted blocks complement the amenity of the area;

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

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

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

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(c)   an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development; and

(d)   details of the phasing of these works.

(6)   that in terms of condition (5) (a) above, the scheme shall include earth mounding planted with semi-mature trees, minimum height 2 metres and with centres a maximum of 3 metres apart, and intervening shrubs, along the Greenock Road frontage of the “Pladda” flatted block and the scheme shall also include earth mounding planted with shrubs and bushes of minimum height 1.5 metres along the frontage of the right hand side of the vehicular access to the site, as viewed from Greenock Road, all planting and mounding over 1.05 metres in height above road channel level shall be kept clear of the vehicular visibility splays;

(7)   that before the last of the flatted dwellings hereby permitted is occupied, all planting, seeding, turfing and earth mounding included in the scheme of landscaping and planting, approved under the terms of conditions (5) and (6) 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 similar size and species;

(8)   that no trees within the application site shall be lopped, topped or felled, or otherwise affected without the approval in writing of the Head of Planning Services;

(9)   that before the development hereby permitted starts, tree protection measures in accordance with British Standard BS5837 shall be erected along the dripline of the trees to be retained and shall not be removed without the approval in writing of the Planning Authority, conditions (5) - (9) being imposed to ensure the provision of adequate landscaping and the retention of existing trees, in the interests of the amenity of the area; 

(10) that a detailed drawing showing the bin store locations and boundary enclosures shall be submitted to and approved in writing by the Head of Planning Services prior to the start of these works and shall be provided before the first unit of the adjacent flatted block is occupied, to ensure the provision of these facilities;

(11) that before the development hereby permitted starts, details of the surface finishes to all parking and manoeuvring areas shall be submitted to and approved in writing by the Head of Planning Services;

(12) that before the first unit of any of the flatted blocks hereby permitted is occupied, all parking and manoeuvring areas associated with that block shall be completed to sealed base course level;

(13) that before the last of the flatted dwellings within the blocks hereby permitted is occupied, all parking and manoeuvring areas shall be completed to final wearing course level, conditions (11), (12) and (13) being imposed to ensure adequate car parking and manoeuvring facilities are provided; 

(14) that before the development hereby permitted starts, a management and maintenance scheme shall be submitted to and approved in writing by the Head of Planning Services and it shall include proposals for the continuing care and maintenance of the footpaths, parking and manoeuvring areas, the proposed grassed, planted and landscaped areas and the proposed fences;

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(15) that before completion of the development hereby permitted, the management and maintenance scheme approved under the terms of condition (14) shall be in operation, conditions (14) and (15) being imposed to ensure the retention of visual amenity in the interests of the residents;

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(16) that the developer shall enter into a Minute of Agreement with the National Roads Directorate, as Trunks Roads Authority, in relation to the provision and timescale of implementation of the infrastructure modifications indicated below before the development hereby permitted starts:

(a) the provision of an access onto the trunk road, constructed to a layout and type in compliance with the Design Manual for Roads & Bridges, Vol. 6, TD 41/95 layout 5, with all costs incurred by the Trunk Roads Authority associated with the approval of the design, the Stage I & II Safety Audits, and monitoring of the works on the trunk road funded by the applicant. The applicant will also be responsible for the provision of all traffic management required to facilitate construction of the works on the trunk road, which shall be to the approval of the Trunk Roads Authority;

(b) the provision of a footpath along the trunk road frontage of the site, notwithstanding the layout shown on the approved plan, and that development shall subsequently proceed in accordance with the terms of this agreement;

to ensure safe and adequate connection to the trunk road is provided;

(17) that there shall be no drainage connections from the application site to the trunk road drainage system, to prevent drainage from the site interfering with the trunk road drainage system;

(18) that the gradient of the access road shall not exceed 1 in 12.5 metres for a  distance of 10 metres from the nearside edge of the trunk road carriageway;

(19) that prior to construction of any of the flatted dwellings hereby permitted, visibility splays shall be provided and maintained on each side of the access, these splays are the triangles of ground bounded on two sides by the first 4.5 metres of the centre line of the access driveway (the set back dimensions) and the nearside trunk road carriageway measured 120 metres (the y dimension) in both directions from the intersection of the access with the trunk road, in a vertical plane nothing shall obscure visibility measured from a driver’s eye height of between 1.05 metres and 2.0 metres positioned at the set back dimension to an object height between 0.26 metres and 1.05 metres anywhere along the y dimension;

(20) that an adequate and unobstructed turning area shall be provided within the  site as per the Strathclyde Roads Development Guide, conditions (18), (19) and (20) being imposed to ensure safe and adequate connection to the trunk road is provided;

(21) that details of the proposed downlighting and security lighting scheme for the flatted dwellings hereby permitted shall be submitted before development starts, to ensure the proposed scheme will not be injurious to visual amenity and will provide appropriate security lights;

(22) that before the development hereby permitted starts, the applicant shall submit  for the approval of the Head of Planning Services full details of a sustainable urban drainage system to be incorporated within the development, to control the drainage of water from the site; 

(23) that before the development hereby permitted starts, details shall be submitted of measures for protection of the water course on the northern side of the proposed site, including measures for the retention of all Ábankside vegetation; and    

(24) that no tree felling or scrub clearance shall be undertaken during the main bird breeding season (March - June inclusive), conditions (23) and (24) being imposed in the interests of the local ecology and nature conservation.

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 Advertisement Application

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There was submitted a report dated 20 November 2002 by the Head of Planning Services on an application in retrospect for the display of free standing banners at Safeway Store, Rue End Street, Greenock (CA/02/29).

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

(1)   as the three free standing banners have generated advertisement clutter, detrimental to the regime of supermarket signage and to the quality of visual amenity at this prominent location; and

(2)   as the three free standing banners are of poor design and, as such, have a detrimental impact on the quality of visual amenity of this prominent location.