Planning & Traffic Management Sub-Committee

Wednesday 3 December 2003 at 3.00 pm

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

Chair:  Councillor Forbes presided.

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

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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Erection of 4 Dwellinghouses:

Pacemuir Mill, Lochwinnoch Road, Kilmacolm (IC/03/016R)

There was submitted a report dated 24 November 2003 by the Head of Planning Services on an application by Charles Church Developments Ltd for the erection of 4 dwellinghouses at Pacemuir Mill, Lochwinnoch Road, Kilmacolm (IC/03/016R), consideration of which had been continued from the meeting held on 1 October 2003 to enable the evaluation of new information received from the applicant and continued from the meeting held on 5 November 2003 for a site visit.

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

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

(1)      that the development hereby permitted should be commenced 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 and samples of all materials to be used on the elevations of the buildings and the proposed boundary treatments (which for the avoidance of doubt shall include a wall at the rear of plots 3 and 4 and not timber fences as indicated in the approved plan) shall be submitted to and approved by the Head of Planning Services, to ensure the proposed materials are acceptable in the interests of visual amenity;

(3)      that before the development hereby permitted begins full details of hard and soft landscaping works shall be submitted to and approved in writing by the Head of Planning Services, details of the schemes shall include:

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

(ii)      existing landscaping features and vegetation to be retained and, in the case of damage, restored; and

(iii)      a programme for the completion and subsequent maintenance of soft               landscape works;

(4)      that any planting implemented as part of the approved landscape scheme which in the opinion of the Head of Planning Services is dying, severely damaged or diseased within five years of planting, shall be replaced by species of similar specification to those originally planted;

(5)      no existing trees or shrubs being lopped, topped, felled, removed or disturbed in any way without the prior written consent of the Head of Planning Services;Ÿ

(6)      that existing trees both within the development site and the boundary of the site which are not to be felled or lopped as part of the proposals, are to be protected in line with British Standard 5837: 1991 Guidelines for Trees in Relation to Construction and no  development shall take place until details of tree protection measures have been submitted to and approved in writing by the Head of Planning Services, conditions (3) - (6) being imposed to ensure the provision and retention of adequate landscape;

(7)      that no tree felling, lopping or scrub clearance shall take place within the main bird breeding season March to June inclusive;

(8)      that before the development hereby permitted starts a suitably qualified surveyor, approved by the Head of Planning Services in consultation with Scottish Natural Heritage, shall survey the site including all associated water courses to identify the presence of any vole populations or signs of otter use, in particular the presence of otter holts or lying up places.  Existing buildings and trees shall be surveyed for the presence of bats and a report from this survey shall be submitted to the Head of Planning Services for consideration, in consultation with Scottish Natural Heritage and any species protection measures required shall be implemented to the satisfaction of the Head of Planning Services in consultation with Scottish Natural Heritage, conditions (7) and (8) being imposed to ensure species protection and to comply with the requirements of the Conservation (Natural Habitats) Regulation 1994; and

(9)      that a visibility splay of 90.0 x 2.5 x 1.05 metres high is required at the access to the development.  The applicant should submit plans detailing the visibility splays and landscaping works within them.  Access is to be taken via a footway crossover constructed in accordance with the Council’s Roads Development Guide and the works shall be implemented prior to the occupation of any house on site, to ensure the provision of adequate vehicular access facilities.

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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 18 Flats In 2 Blocks Together With

Associated Car Parking and Landscaping:

The Meadows, Shore Road, Wemyss Bay (IC/03/326)

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;

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(3)      that before any of the flatted dwellings hereby permitted are occupied, the fences or walls 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;•

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(4)      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;

(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)      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;

(d)      details of the phasing of these works;

(6)      that in terms of condition (5)(a) above, all planting and mounding over 1.05 metres in height above road channel level shall be kept clear of the vehicular visibility splays (see condition (19);

(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 the bin store locations and boundary enclosures hereby permitted 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) - (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 and/or walls;

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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 Trunk 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, 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, 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  bankside vegetation;

(23)    that before the development hereby permitted begins, a tree survey of the application site indicating location, age, species and condition of all trees shall be submitted to and approved by the Head of Planning Services;

(24)    that no tree felling or scrub clearance shall be undertaken during the main bird-breeding season (March-June inclusive); and

(25)  that any mature trees to be felled that are likely to support bats shall be surveyed by a competent surveyor prior to their removal and no such trees shall be removed until a report has been submitted to and approved by the Head of Planning Services, conditions (22) - (25) being imposed in the interests of the local ecology and nature conservation.

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(b)

Formation of Front and Rear Dormer Extension:

5 Rosemount Place, Gourock (IC/03/370)

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Decided:  that planning permission be granted.

(c)

Construction of 11 Flats:

24 - 34 Cardwell Road, Gourock (IC/03/220R)

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

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

After discussion, Councillor Stewart moved that planning permission be refused for the following reasons: (1) due to the adverse impact on road safety due to an increase in traffic on an already congested road with serious parking problems and due to traffic exiting on to the main road at a dangerous junction; and (2) as the proposal would have an adverse impact on amenity due to the proposed density of the flats being excessive and due to the development being disproportionate to surrounding properties with particular regard to the adjacent villa property.  As an amendment, Councillor McCormick moved that consideration of the application be continued for further discussion with the applicant relative to the level of parking provision.  On a vote, 2 Members voted for the amendment and 5 for the motion which was declared carried.

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

(1) due to the adverse impact on road safety due to an increase in traffic on an already congested road with serious parking problems and due to traffic exiting on to the main road at a dangerous junction; and

(2) as the proposal would have an adverse impact on amenity due to the proposed density of the flats being excessive and due to the development being disproportionate to surrounding properties with particular regard to the adjacent villa property.

(d)

Construction of Theatre Sterile Supplies Unit:

Wren Road, Greenock (IC/03/342)

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 construction work shall not take place outwith the hours of 8am to 6pm, Monday to Friday and 9am to 6pm on Saturdays and Sundays;

(3)      that the premises shall not be in operation, including the delivery and collection of materials outwith the hours of 7am to 7.30pm, Monday to Friday and 7am to 3pm on Sundays, conditions (2) and (3) being imposed to minimise noise disturbance to adjacent residents in view of the fact that this is a mainly residential area;

(4)      that before construction work on the building hereby permitted starts, samples of the facing materials to be used shall be submitted to and approved in writing by the Head of Planning Services, to enable the Council to retain control over the appearance of the building, in the interests of visual amenity;

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(5)      that before the building hereby permitted is brought into use, all parking and manoeuvring areas shall be surfaced in impervious materials, to be approved in writing by the Head of Planning Services, to ensure deleterious materials are not carried onto the highway and to ensure the provision of adequate parking facilities;E

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(6)      that the landscaping plan hereby approved shall be implemented in full during the first planting season (November - April) following the building hereby permitted being occupied;

(7)      that before the building hereby permitted is brought into use, full details of a management and maintenance scheme for the landscaping approved in terms of condition (6) above shall be submitted to and approved by the Head of Planning Services and that, for the avoidance of doubt, this scheme shall be implemented in full following completion of the soft landscaping;

(8)      that within 6 months of the building hereby permitted being brought into use, the existing TSSU building shall be demolished and a landscaping scheme for the solum of this building, which shall include details for the management and maintenance of the scheme, shall be submitted for the approval of the Head of Planning Services;

(9)      that the landscaping scheme, approved in terms of condition (8) above, shall be implemented before the end of the first planting season following demolition of the building and, for the avoidance of doubt, the scheme shall be implemented in full, conditions (6) - (9) being imposed in the interests of visual amenity;

(10)    that for the avoidance of doubt and notwithstanding the approved plans, windows on the south west elevation shall be fitted, and retained thereafter, with opaque glazing, to ensure the privacy of the adjacent residents; and

(11)    that the vehicular visibility splays shown on the approved plans shall be kept clear of any visual obstructions more than 1.05 metres above road channel level, in the interests of vehicular safety.

(e)

Change of Use of Retail Shop to Performing Arts Studio:

80 Bridgend Road, Greenock (IC/03/359)

It was noted that this application had been withdrawn.

(f)

Removal of Chimneys:

16A Patrick Street, Greenock (IC/03/402)

Decided:  that planning permission be granted.

(g)

Change of Use of Bank to Public House:

134 Cathcart Street, Greenock (IC/03/343)

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

(1)      as the proposed use as a public house would be incompatible with the residential flats already present in the upper floors of the grade B listed building and would generate late night noise and activity within and outwith the premises to the detriment of the quality of residential amenity that is currently enjoyed; and

(2) as the proposed pavement buildout would encourage pedestrians to cross Cathcart Square to the detriment of road safety.

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(h)

Erection of Front Porch:

89 Eldon Street, Greenock (IC/03/363)

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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 before the development hereby permitted starts, full details and samples of all materials to be used on the elevations of the extension shall be submitted to and approved in writing by the Head of Planning Services, to ensure the proposed materials are acceptable in the interests of visual amenity.

(i)

Use of Land for Monthly Farmers’ Market:

Hunter Place Car Park, Greenock (IC/03/395)

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

After discussion, Councillor Forbes moved that planning permission be granted subject to the conditions detailed in the report.  As an amendment, Councillor Hunter moved that planning permission be refused as the proposal would have an adverse impact on road safety due to a potential increase in illegal and indiscriminate parking and distraction of drivers approaching a pedestrian crossing.  On a vote, 2 Members voted for the amendment and 5 for the motion which was declared carried.

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

(1)      that the permission hereby granted shall cease on 4 December 2004, to enable the impact of the development on town centre car parking to be assessed;

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

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

(j)

Conversion of Gourock Ropeworks Building to Form 35 Flatted Dwellings

and Construction of 2 New Flatted Blocks Containing 54 and 24 Flatted

Dwellings Respectively:

Gourock Ropeworks, Bay Street, Port Glasgow (IC/03/028R & LB/03/001R)

The report recommended (a) that  the listed building application be referred to the Scottish Ministers in terms of Section 12 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 intimating the Council’s intention to grant listed building consent subject to a number of conditions and (b) that planning permission be granted subject to a number of conditions.

The meeting adjourned at 4.05pm to allow Members of the Sub-Committee the opportunity to peruse the drawings displayed and reconvened thereafter at 4.13pm.

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After discussion, Councillor Hunter moved (a) that the listed building application be referred to the Scottish Ministers intimating the Council’s intention to grant listed building consent subject to the conditions detailed in the report and (b) that planning permission be granted subject to the conditions detailed in the report.  As an amendment to (b), Councillor Stewart moved that condition (2) be amended to include the 24 unit flatted block to the east of the Gourock Ropeworks building due to the adverse impact on amenity as the proposed building is not sympathetic to the listed building or the surrounding area and that the Council issue a statement indicating that the Sub-Committee is supportive of suitable, symópathetic ancillary residential development to support the development of the Gourock Ropeworks building.  On a vote, 1 Member voted for the motion and 5 for the amendment which was declared carried.

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Decided:

(a)  that the listed building application be referred to the Scottish Ministers in terms of Section 12 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 intimating the Council’s intention to grant listed building consent, 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 before the development hereby permitted begins, full details of a construction and repair programme shall be submitted to and approved in writing by the Head of Planning Services and shall take into account a schedule of repairs to be carried out to the exterior and interior of the Ropeworks building, including doors, windows, brickwork cleaning/repointing and roof alterations, to secure the acceptable repair and retention of the listed building;

(3)      that before the development hereby permitted begins, samples of all external materials to be used in repair, construction and conversion, including walls, the roof, windows, doors, gutters and any downpipes of the Gourock Ropeworks building, shall be submitted to and approved in writing by the Head of Planning Services, in association with Historic Scotland, to ensure the materials to be used in repairs complement the listed building; and

(4)      that notwithstanding the terms of conditions (2) and (3) above, the replacement windows shall be fitted with wooden frames and details of these shall be provided with the submission of 1:10 and 1:20 section plans, to ensure the character of the building is respected;

(b)      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 terms of condition (1) above, permission is not hereby given for either the 54 unit flatted block to the west of the Gourock Ropeworks building, as the proposed building by reason of its design, scale, massing, horizontal emphasis and positioning would detract from the setting of the listed building, or the 24 unit flatted block to the east of the Gourock Ropeworks building due to the adverse impact on amenity as the proposed building is not sympathetic to the listed building or the surrounding area;

(3)      that before the development hereby permitted begins, full details of a construction and repair programme shall be submitted to and approved in writing by the Head of Planning Services and shall take into account a schedule of repairs to be carried out to the exterior and interior of the Ropeworks building, including doors, windows, brickwork cleaning/repointing and roof alterations, to secure the acceptable repair and retention of the listed building;

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(4)      that before the development hereby permitted begins, samples of all external materials to be used in repair, construction and conversion, including walls, the roof, windows, doors, gutters and any downpipes of the Gourock Ropeworks building, shall be submitted to and approved in writing by the Head of Planning Services, in association with Historic Scotland, to ensure the materials to be used in repairs complement the listed building;

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(5)      that notwithstanding the terms of conditions (3) and (4) above, the replacement windows shall be fitted with wooden frames, to ensure the character of the building is respected;

(6)      that before construction begins on the new flatted block hereby permitted, samples of all facing materials to be used shall be submitted to and approved in writing by the Head of Planning Services, to ensure the external finish to the building complements the adjacent listed building and to ensure the Head of Planning Services retains control over the appearance of the building;

(7)      that before the development hereby permitted begins, a scheme of soft landscaping shall be submitted to and approved in writing by the Head of Planning Services and it shall include grass seeding or turfing, shrub and tree planting details, although tree planting shall be remote from the railway line to the rear;

(8)      that all landscaping approved in terms of condition (7) above shall be completed within one year of occupation of the last of the flats hereby permitted and any areas of grass, turf, shrubs or trees that die, are removed, damaged or become diseased within five years of completion of construction shall be replaced within the following year with others of a similar size and species, conditions (7) and (8) being imposed to ensure the provision and retention of adequate soft landscaping within the application site in the interests of visual amenity;

(9)      that before the first of the flatted dwellings hereby permitted is occupied, all the parking and manoeuvring areas shown on the approved plans shall be levelled, properly drained, surfaced to sealed base course level in a material which the Head of Planning Services has approved in writing before the start of surfacing work and be clearly marked out and shall, thereafter, be maintained to a sealed base course as parking and manoeuvring areas;

(10)    that before the last of the flatted dwellings hereby permitted is occupied, all the parking and manoeuvring areas referred to in condition (9) above shall be levelled, properly drained, surfaced to final wearing course level in a material which the Head of Planning Services has approved in writing before the start of final surfacing work and be clearly marked out and shall, thereafter, be maintained as parking and manoeuvring areas, conditions (9) and (10) being imposed to ensure the provision of adequate parking and manoeuvring facilities for each stage of the development;

(11)    that before construction begins on the development hereby permitted, details of a management and maintenance scheme for the above soft and hard landscaping areas shall be submitted to and approved in writing by the Head of Planning Services and this scheme shall be fully in operation upon completion of the landscaping, to ensure the provision and retention of adequate soft landscaping within the application site in the interests of visual amenity;

(12)    that before construction begins on the development hereby permitted, full details shall be submitted to and approved in writing by the Head of Planning Services, of all walls, railings and gates, to ensure the use of materials appropriate to the listed building and the wider application site;

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(13)    that before construction begins on the development hereby permitted, a drainage impact assessment shall be submitted to and approved in writing by the Head of Planning Services, to ensure the site is not subject to flooding;

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(14)    that prior to construction beginning on the development hereby permitted, the developer shall secure the implementation of an archaeological standard building survey of the extant structures, to be carried out by an archaeological organisation acceptable to the Head of Planning Services.  The scope of the archaeological standard building survey will be set by the West of Scotland Archaeology Service on behalf of the Head of Planning Services and the name of the archaeological organisation retained by the developer shall be given to the Head of Planning Services and to the West of Scotland Archaeology Service in writing not less than 14 days before development commences.  Copies of the resulting survey shall be deposited in the National Monuments Record for Scotland and in the Local Sites and Monuments Record upon completion, in the interests of industrial heritage;

(15)    that vehicular access to the application site shall be taken via a footway cross over in accordance with the Roads Development Guide, to ensure the provision of adequate vehicular access facilities;

(16)    that before construction work on the development hereby permitted commences, certificates shall be submitted from chartered and structural engineers confirming the stability of the ground and listed building respectively including, if necessary, details of stabilisation measures, to ensure stability of the site in the interests of prospective residents;

(17)    that before construction work on the development hereby permitted commences, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants) shall be submitted to the Head of Planning Services and the work required in order to remove or render harmless these contaminants shall be approved by the Head of Planning Services, and development shall not be commenced until these works have been completed, to ensure the safety of the site, in the interests of prospective residents;

(18)    that no part of the development hereby permitted shall be commenced until trunk road modifications at the A8/Bay Street junction have been agreed and approved on detailed drawings to the satisfaction of the Head of Planning Services in consultation with the Scottish Executive Development Department - Road Network Management and Maintenance Division (SEDD-RNMMD).  These modifications shall include:

(a)      a traffic signal installation incorporating pedestrian facilities across Bay Street and linked to the existing traffic signals at Fore Street;

(b)      the removal of the eastbound right turn stacking facility into Bay Street by the widening of the central reservation on the A8 eastbound approach;

(c)      the introduction of a splitter island on Bay Street designed to reinforce a right turn ban from the A8 eastbound into Bay Street; and

(d)      a suitable system of road signing;

(19)    that no part of the development shall be occupied until trunk road modifications as per condition (18) above have been implemented to the satisfaction of the Head of Planning Services in consultation with SEDD-RNMMD;

(20)    that no part of the development hereby permitted shall be occupied until a legal no-right turn restriction on traffic entering the development from the trunk road in an eastbound direction has been promulgated;

(21)    that there shall be no direct vehicular access from the development hereby permitted to the trunk road;

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(22)    that the proposed modifications to the Trunk Road network shall in all respects comply with the Design Manual for Roads and Bridgeworks (DMRB) and with the Specification for Highway Works published by HSO.  The developer shall issue a certificate to that effect signed by his design organisation, conditions (18) - (22) being imposed in the interests of trunk road traffic flow and safety; and

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(c)      that the Council issue a statement indicating that the Sub-Committee is supportive of suitable, sympathetic ancillary residential development to support the development of the Gourock Ropeworks building.

(k)

Creation of Development Platforms for Class 4 Use with Access Road,

Infrastructure and Associated Landscaping:

Pottery Street, Greenock (NI/03/007R)

Decided:  that the application be notified to the Scottish Ministers in accordance with the Town and Country Planning (Development by Planning Authorities) (Scotland) Regulation 1981 recommending planning permission be granted.

(l)

Erection of 20 Metre Mast, Installation of Telecommunications

Equipment and Formation of Parking Space:

Kelburn Road, Kelburn Park, Port Glasgow (IC/03/413)

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;

(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 one month, to minimise the level of visual intrusion and 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 mast shall be constructed underground with no electricity poles or other structures relating to the proposed power line linking the site being visible above ground at Kelburn 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;

(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)       external finishes to the parking space;

(ii)      soft landscaping works including the location of new trees, shrubs and a schedule of plants to comprise species, plant sizes and proposed density;

(iii)      the design and height of the access gates;

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conditions (3) - (7) being imposed to minimise the level of visual intrusion and protect the quality and character of the street scene at Kelburn Road as far as practicable; and

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(8)      that access to the site shall be taken via a verge crossover constructed in accordance with the Council’s Roads Development Guide, in the interests of public safety on the road.

(m)

Alteration and Extension to Dwellinghouse and Erection of Garage:

1 Lodge Park, Kilmacolm (IC/03/347)

The report recommended that planning permission be refused for a number of reasons.

Decided:  that planning permission be granted subject to details of the construction methods for the garage including foundations and tree protection measures to minimise damage to the remaining trees within the Tree Preservation Order in line with British Standards 5837: 1991 Guidelines for Trees in Relation to Construction shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of the development, to protect the trees within the Tree Preservation Order.

(n)

Change of Use from Retail (Class 1) to Use Class 3

(Food and Drink) and relocation of door:

13 St James Terrace, Kilmacolm (IC/03/351)

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

(1)      that the development to which this permission relates must be begun with 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 permitted shall not operate outwith the hours of 9.00am and 8.00pm Mondays to Saturdays and 10.00am to 6.00pm on Sundays, to protect occupants of adjacent housing from noise/disturbance in the evening.

(o)

Erection of Dwellinghouse:

The Corrie, Houston Road, Kilmacolm (IC/03/283)

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

(1)      as the design of the dwellinghouse, the impact on the trees and the plot shape and its impact on the pattern of development are all unacceptable and, therefore, the proposed development is contrary to:-

(i)       Policy DCm of the Inverclyde Local Plan;

(ii)      Policies H1, H8 and HR10 of the First Review, Final Draft of the Inverclyde Local Plan; and

(iii)      the advice on preservation and enhancement of Conservation Areas in the Memorandum of Guidance on Listed Buildings and Conservation Areas; and

(2)      as the proposed development would set a precedent for similar such subdivision of the grounds of  “The Corrie” and those adjacent properties.

   878

PLANNING APPEAL - 12 NEWTON STREET, GREENOCK

878

There was submitted a report dated 17 November 2003 by the Head of Planning Services advising that following the decision of the Sub-Committee at the meeting held on 6 August 2003 to refuse planning permission for the change of use of a post office to a fast food take away at 12 Newton Street, Greenock (IC/03/150), an appeal agacinst the refusal of planning permission had been made to the Scottish Ministers.

Noted

   879

ADVERTISEMENT APPEAL - TESCO, DALRYMPLE STREET, GREENOCK

879

There was submitted a report dated 17 November 2003 by the Head of Planning Services advising that following the decision of the Sub-Committee at the meeting held on 3 September 2003 to refuse advertisement consent for the display of freestanding signs at Tesco, Dalrymple Street, Greenock (CA/03/25), an appeal against the refusal of advertisement consent had been made to the Scottish Ministers.

Noted

   880

PROPOSED TRAFFIC REGULATION ORDER - ON-STREET PARKING PLACES

(WITHOUT CHARGES) ORDER NO. 1 2003

880

There was submitted a report dated 25 November 2003 by the Director of Legal and Support Services recommending the making of a Traffic Regulation Order to restrict parking within designated parking places at various locations in Gourock, Greenock and Port Glasgow to disabled persons displaying a badge under the appropriate Regulations only.

Mr McNeilly advised that no objections to the proposals had been received by the date for submission of objections.

Decided:  that The Inverclyde Council be recommended to make a Resolution under the Road Traffic Regulation Act 1984 in relation to a Traffic Regulation Order to restrict parking within designated parking places at various locations within Gourock, Greenock and Port Glasgow to disabled persons displaying a badge under the appropriate Regulations only and thereafter that it be remitted to the Head of Transportation and Roads Service and the Director of Legal and Support Services to arrange for implementation of the Order.