Planning & Traffic Management Sub-Committee

Wednesday 6 August 2003 at 3.00 pm

Present:  Councillors  Forbes, Fyfe, Hunter, McCormick (P), Roach and Stewart.

Chair:  Councillor Forbes presided.

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

Apologies: Councillor Mitchell.

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 APPLICATION SUBMITTED FOR CONTINUED CONSIDERATION

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Refurbishment of Existing Dwellinghouse and Erection of New Dwellinghouse:

29/29A Kelly Street, Greenock (IC/03/051)

There was submitted a report dated 29 July 2003 by the Head of Planning Services on an application for the refurbishment of the existing dwellinghouse  and erection of a new dwellinghouse at 29/29A Kelly Street, Greenock (IC/03/051), consideration of which had been continued from the meeting held on 4 June 2003 for a site visit.

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

(1)   as the proposals would not be compatible with the maximum density requirements as specified in Local Plan Policies DCb(i) and DCo(vi);

(2)   as the proposals would not be compatible with the character and amenity of the area by reason of the plot size and plot coverage and would therefore be contrary to Policies H1, H8(a) and HR10 of the Inverclyde Local Plan, First Review, Final Draft;

(3)   as the proposed dwellinghouse does not satisfy the criteria as laid down in Planning Practice Advice Note No.2 "Single Plot Residential Development" with regard to plot size and plot coverage; and

(4)   as the proposed dwellinghouse does not satisfy criteria as laid down in Planning Practice Advice Note No.3 “Private and Public Open Space Provision in New Residential Development".

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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)

Erection of Dwellinghouse:

Woodfield, Bridge of Weir Road, Kilmacolm (IC/03/166)

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

(1)   as the proposal would not be compatible with the character and amenity of the immediate area by reason of the plot size and plot width and would therefore be contrary to Local Plan Policy Hn and Policies H1 and H8(a) of the Inverclyde Local Plan, First Review, Final Draft 2002; and

(2)   as the proposed dwellinghouse does not satisfy the criteria as laid down in Planning Practice Advice Note No.2 “Single Plot Residential Development” with regard to plot size.

(b)

Construction of Dwellinghouse:

Lagnaha, Lochwinnoch Road, Kilmacolm (IC/03/165)

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

(1)   as it is contrary to the aims of Policies H1 and H8 of the First Review, Final Draft of the Inverclyde Local Plan in that the size of the proposed dwelling would be out of character in the streetscene; it would be detrimental to the daylight and sunlight received by the applicant’s existing dwelling; it would compromise the setting of the applicant’s existing dwelling; it would be severely overlooked by the applicant’s existing dwelling, all of the above to the detriment of the amenity of both the applicant’s existing and proposed dwellings; and

(2)   as it does not comply with the Council’s Planning Practice Advice Note on “Single Plot Residential Development” in that the plot size and house size do not reflect that in the immediate locality.

(c)

Erection of 5 Dwellinghouses:

Former Bridge of Weir Hospital Site, Quarriers Village, Bridge of Weir (IC/02/154R)

It was noted that this application had been withdrawn.

(d)

Change of Use of Restaurant to Hot Food Shop:

78 Inverkip Road, Greenock (IC/03/188)

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

(1)   that the development to which this permission relates must 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 the use hereby approved shall not commence until measures in the odour and noise prevention scheme operate to the satisfaction of the Head of Planning Services, to protect occupants of adjacent property from nuisance resulting from the disposal of cooking odours.

(e)

Erection of 36 Flatted Dwellings:

67 - 77 Wellington Street, Greenock (IC/03/170)

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

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Decided:  that consideration of the application be continued for a site visit to be arranged by the Director of Legal & Support Services in consultation with the Convener and for a further report by the Head of Planning Services addressing the issue of density.

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(f)

Change of Use from Post Office to Hot Food Take Away:

12 Newton Street, Greenock (IC/03/150)

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

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

After discussion, Councillor Fyfe moved that planning permission be refused in view of the potential adverse impact of the proposal on the quality of the amenity of the area due to the likely increase in noise, nuisance, litter and disturbance resulting from the hot food take away.   As an amendment, Councillor Roach moved that planning permission be granted subject to the conditions detailed in the report.   On a vote, 2 Members voted for the amendment and 3 for the motion which was declared carried.  

Decided:  that planning permission be refused in view of the potential adverse impact of the proposal on the quality of the amenity of the area due to the likely increase in noise, nuisance, litter and disturbance resulting from the hot food take away.

(g)

Erection of 10 Dwellinghouses (in outline):

Lyle Road, Greenock (IC/03/066)

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

(1)  that 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 Scottish Ministers on appeal shall be required with respect to the undermentioned matters hereby reserved before any development is commenced:-

(a)   the siting, design and external appearance of any building to which the planning permission or the application relates;

(b)   details of the access arrangements;

(c)   details of landscaping of the site.

(2)  (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, and provided only one such application 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) - (3) being imposed to comply with Section 59 of the Town and Country Planning (Scotland) Act 1997;

(4)   that no fencing or other boundary features shall be placed within 5 metres of the top of the nearest bank of Berry Burn to the application site;

(5)   that before development starts on the site, tree protection measures in accordance with British Standard BS5837 shall be erected along the dripline of all trees within 5 metres of the top of the nearest bank of Berry Burn to the application site, conditions (4) & (5) being imposed in the interests of nature conservation;

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(6)   that any reserved matters application shall be submitted with full details of a Sustainable Urban Drainage System to be incorporated within the development, in order to control run off from the site to help avoid the creation of flood risk in the adjacent Berry Burn;

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(7)   that in relation to condition (1) above, the landscaping scheme shall incorporate a 3 metre wide strip to the rear of the plots planted with a mix of tree species, but dominated by birch.   The trees shall be planted during the planting season following the end of construction of the dwellinghouses hereby permitted and shall be planted at 3 metres spacing to a minimum height of 1.5 metres;

(8)   that any of the trees planted in accordance with the terms of condition (7) above which die, are removed, damaged, or become diseased within 5 years of planting, shall be replaced within the following year with others of a similar size and species, conditions (7) & (8) being imposed to replace the trees to be removed, in the interests of nature conservation; and

(9)   that for the avoidance of doubt, approval is not given for the indicative layout shown on the approved plans.   The approval is in principle only, and the details of any house design, position and access arrangements require to be the subject of specific consideration.

(h)

Construction of 17 Flats (13 Mainstream and 4 Special Needs):

11 - 13 Patrick Street, Greenock (IC/03/101)

The report recommended that subject to the applicant entering into an agreement under Section 75 of the Town & Country Planning (Scotland) Act 1997 restricting occupancy of four of the flatted dwellinghouses to those with special needs, 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 and for a further report by the Head of Planning Services providing supplementary information relative to the application.

(i)

Erection of 2 Storey Extension:

30 Octavia Terrace, Greenock (IC/03/224)

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 the area above the kitchen windows shall be rendered and painted white to match the lower section of the proposed extension and the existing dwellinghouse, in the interests of visual amenity.

(j)

Strengthening of Sea Wall by Construction of Rock Armoured Revetment:

Gourock Station (IC/03/140)

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 as soon as possible by the Director of Legal & Support Services in consultation with the Convener.

(k)

Erection of Wooden Shed and Iron Railings (in retrospect):

Cove Point House, 27A Cove Road, Gourock (IC/03/232)

Decided:  that planning permission be granted.

(l)

Erection of Carport (in retrospect):

11 Edinburgh Drive, Gourock (IC/03/222)

Decided:  that planning permission be granted.

(m)

Erection of Conservatory:

33 St Andrews Drive, Gourock (IC/03/197)

Decided:  that planning permission be granted.

(n)

Formation of Rear Dormer Extension and Velux Rooflights:

33 Tower Drive, Gourock (IC/03/207)

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

(1)   as the proposals are contrary to Policy DCc(iii) of the Inverclyde Local Plan in that the design of the dormer is not in keeping with the general character of the area and the buildings contained within the area in terms of scale and design;

(2)   as the proposals are contrary to Policy H8(a) and (b) of the Inverclyde Local Plan: First Review, Final Draft 2002 in that the proposals are not compatible with the character of the area in terms of design and would have an unacceptable visual impact on the site and its surroundings; and

(3)   as the proposals are contrary to the Scottish Executive Publication “Designing Places - A Policy Statement for Scotland”, in that they do not present an appropriate design solution.

(o)

Construction of 6 Additional Flatted Dwellings:

Kip Marina, Inverkip (IC/03/142)

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  car parking spaces outlined in orange on the enclosed plans shall be provided to sealed base course level prior to the first of the flatted dwellings hereby permitted being occupied; and

(3)   that the car parking spaces outlined in orange on the enclosed plans shall be provided to final wearing course level prior to the last of the flatted dwellings hereby permitted being occupied, conditions (2) & (3) being imposed to ensure the provision of satisfactory parking facilities for the relevant stages of the development.

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ADVERTISEMENT APPLICATION

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There was submitted a report dated 23 July 2003 by the Head of Planning Services on an application for the display of illuminated signage at Unit 6, Customhouse Way, Greenock (CA/03/16).

Decided:  that advertisement consent be refused as the proposed low level, illuminated fascia sign would create a congestion of advertising around the store entrance contrary to the advice contained in Planning Practice Advice Note 12 in the Inverclyde Local Plan First Review Final Draft 2002 and to the detriment of both the design regime of signage at the modern retail park and the quality of visual amenity.

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PROPOSED TRAFFIC REGULATION ORDER - PORT GLASGOW TOWN CENTRE - (WAITING AND LOADING RESTRICTIONS)

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There was submitted a report by the Director of Legal & Support Services recommending the making of a Traffic Regulation Order - Port Glasgow Town Centre (Waiting and Loading Restrictions).

Decided:  that The Inverclyde Council be recommended to make a resolution under the Road Traffic Regulation Act 1984 in relation to the Port Glasgow Town Centre (Waiting and Loading Restrictions) and thereafter it be remitted to the Head of Transportation & Roads Service and the Director of Legal & Support Services to arrange for implementation of the Order.

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PLANNING APPEAL - HYDRO HOUSE, WEST GLEN ROAD, KILMACOLM

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It was noted that this item had been withdrawn from the Agenda and would be the subject of a report to the Policy & Strategy Committee at a later date.