Planning & Traffic Management Committee

Wednesday 7 April 2004 at 3.00 pm

Present:  Councillors Blair (for Mitchell), Forbes, Hill (for Fyfe), McCormick (P), Roach and Stewart.

Chair:  Councillor Forbes presided.

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

Apologies: Councillors Fyfe, Hunter and Mitchell.

The following paragraphs are submitted for information only, having been dealt with under the powers delegated to the Committee.

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PLANNING APPLICATIONS

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There were submitted reports by the Head of Planning Services on the following applications which were submitted, together with letters of objection and support where submitted, and dealt with as follows:-

(a)

Installation of Replacement Windows:

86 Albert Road, Gourock (LB/03/002 & IC/03/455)

Decided:  that planning permission be refused as, because the proposed windows do not have a stepped profile, they do not satisfy the criteria as stated in Planning Practice Advice Note No.11 on replacement windows, to the detriment of the appearance of this category ‘C’(S) listed building.

(b)

Installation of Two Dormer Windows to Rear Elevation:

16 Oxford Avenue, Gourock (IC/04/052)

Decided:  that planning permission be granted.

(c)

Formation of Timber Deck (in retrospect):

45 Pennyfern Road, Greenock (IC/04/030)

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 1.8m high side screens shall be provided to the east and west sides of the timber deck within 2 months of the date of this planning permission and details shall be submitted for the prior written approval of the Head of Planning Services, to ensure the privacy of adjoining residential properties and to accord with the requirements of PPAN15 in the Inverclyde Local Plan, First Review: Final Draft 2002.

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(d)

Construction of Boundary Fence at Rear Garden (in retrospect):

4 Oakleigh Drive, Greenock (IC/04/016)

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Decided:  that planning permission be granted subject to the condition that the fence be stained dark brown to match in colour the fence elsewhere within the house plot within 2 months of the date of this permission, to protect the amenity of the established residential area by ensuring that the fencing is in keeping with the established colour and design of fencing in the locality.

(e)

Extension to Foodstore:

1 Customhouse Way, Greenock (IC/04/018)

Decided:   that planning permission be granted.

(f)

Construction of 80 Flatted Dwellings in Three 4 Storey Blocks:

James Watt Dock (South Quay), East Hamilton Street, Greenock (IC/03/282R)

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

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(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, samples of all facing materials shall be submitted to and approved in writing by the Head of Planning Services, to ensure the external finish to the development is of high quality, reflective of this visually prominent site;

(3)        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:-

(i)         details of any earth mounding, grass seeding and turfing;

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

(iii)       details of the phasing of these works;

(4)        that within the first planting season following the completion of construction of the flatted dwellings hereby permitted, all planting, seeding, turfing and earth mounding included in the scheme of landscaping and planting, approved under the terms of condition (3) 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 construction shall be replaced within the following year with others of similar size and species, conditions (3) and (4) being imposed to ensure the provision of adequate landscaping and use of high quality materials, in the interests of residential amenity;

(5)        that before the first of the flatted dwellings hereby permitted is occupied, all the parking and manoeuvring areas and paths 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, be clearly marked out and shall, thereafter, be maintained to a sealed base course level;

(6)        that before the last of the flatted dwellings hereby permitted is occupied, all the parking and manoeuvring areas and paths shown on the approved plans shall be surfaced to final wearing course level in a material which the Head of Planning Services has approved in writing before the start of surfacing work, be clearly marked out and shall, thereafter, be maintained to a final wearing course level, conditions (5) and (6) being imposed to ensure the provision of m‚usable car parking, manoeuvring areas and paths, in the interests of public safety ;

(7)        that before the development hereby permitted begins, full details of the bin store enclosures shall be submitted, to ensure the provision of adequate landscaping and use of high quality materials, in the interests of residential amenity;

(8)        that there shall be no direct vehicular access from the development to the A8 (T), in the interests of trunk road safety;

(9)        that finished floor levels shall be no less than 5 metres above ordnance datum;

(10)      that any flood water not contained within the surface water system shall have a flow route directed by site levels away from adopted roads and property, conditions (9) and (10) being imposed to avoid the risk of flooding of properties;

(11)      that before construction begins on the development hereby permitted, full details shall be provided of the railing fronting onto the dock for the approval of the Head of Planning Services;

(12)      that before the first of the flatted dwellings hereby permitted is occupied, the railing approved under the terms of condition (11) above, shall be erected, conditions (11) and (12) being imposed in the interests of visual amenity and public safety;

(13)      that notwithstanding the terms of condition (3) above, before construction begins on the development hereby permitted details of proposals to alter the wall along the southern boundary of the site to introduce railings thereby opening up sections of the wall shall be submitted to and approved in writing by the Head of Planning Services;

(14)      that the scheme approved in terms of condition (13) above shall be implemented before the first of the flatted dwellings hereby permitted is occupied, conditions (13) and (14) being imposed to ensure the provision of adequate landscaping and use of high quality materials, in the interests of residential amenity;

(15)      that notwithstanding the details shown on the approved plans, the frontage footway along the dockside shall be a minimum width of 3 metres, to ensure an adequate width of footway in the interests of public safety; and

(16)      that prior to the occupation of the final house, the riverside walkway shall be completed in accordance with the approved plans, to continue public access to the Inverclyde waterfront.

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(g)

Installation of Air Conditioning Units (in retrospect):

Farmfoods, 37 Church Street, Port Glasgow (IC/04/048)

Decided:  that planning permission be granted subject to the condition that within 28 days of the date hereof the air conditioning units shall be fitted with a timer restricting the hours of operation to 7.30 a.m to 7.30 p.m daily in perpetuity, to prevent statutory noise nuisance to residents in nearby flats at night.

(h)

Free Range Egg Production Unit, Owner’s Temporary Static Home and Future Owner’s Dwellinghouse:

Former Dougliehill Water Treatment Works, Port Glasgow (IC/03/446)

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Decided:  that, following the applicant concluding a Section 75 Agreement agreeing that she occupies a caravan on site for a period of 2 years from the 1200 hens being brought onto site, that construction of the house does not commence within 18 months of the 1200 hens arriving on site subject to a review of this 2 year period being carried out after a period of 1 year from the 1200 hens being brought onto the site† and that occupation of the approved house shall be limited to a person and their family wholly employed in the egg production facility (utilising a minimum of 1200 hens) on the site, that planning permission be granted subject to the following conditions:

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(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 prior to the occupation of the caravan on site, a programme of implementation of the egg production unit shall be submitted to the Head of Planning Services for approval.  The approved programme shall indicate a timescale within which a minimum of 1200 hens shall be on site and failure to accord with the programme shall require removal of the caravan from the site, to comply with the requirements of Green Belt policy;

(3)        that no development shall commence until fully detailed landscaping proposals, which shall include native tree species, have been submitted to and approved by the Head of Planning Services in writing;

(4)        that the approved scheme of planting shall be completed within the first planting season following completion of the proposed house 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) and (4) being imposed to comply with the requirements of PPAN 5 in the Inverclyde Local Plan First Review Final Draft and to ensure a sustainable and quality landscape setting for the development;

(5)        that no development shall commence until a ground contamination survey has been submitted to and approved by the Head of Planning Services in consultation with the Head of Environmental and Consumer Services and, in the event that contamination is discovered, no development shall proceed until a method for dealing with it has been agreed with the Head of Planning Services in consultation with the Head of Environmental and Consumer Services and SEPA, to prevent contamination in the food chain and to comply with the requirements of the Head of Environmental and Consumer Services and SEPA;

(6)        that a mound and fencing or other suitable screening shall be provided between the approved house and the existing kennel to the west together with acoustic glazing in the bedrooms in the approved house with details of same being submitted for the prior written approval of the Head of Planning Services in consultation with Head of Environmental and Consumer Services, to prevent statutory noise nuisance to the occupiers of the approved house from the neighbouring dog kennels;

(7)        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 therefore proceed utilising the approved materials unless the Head of Planning Services gives prior approval to any variation that may be sought, to accord with the requirements of PPAN 5 in the Inverclyde Local Plan First Review Final Draft;

(8)        that the caravan hereby approved shall be removed on completion of the approved house, due to the temporary nature of the structure and the approved house replacing the requirement for the structure on site;

(9)        that the vehicular access shall be surfaced in impervious material between the carriageway and the cattle grid, in the interests of road safety on Dougliehill Road;

(10)      that a septic tank, designed to exclude surface water, shall be provided for effluent disposal, designed in accordance with code of practice BS 6297 1983;  and

(11)      that solid waste from the mobile penchery units shall be collected and suitably disposed of, conditions (10) and (11) being imposed to comply with SEPA’s requirements. 

(i)

Construction of Dwellinghouse (in outline):

Firhill, Glenmosston Road, Kilmacolm (IC/04/017)

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

The Head of Planning Services referred to a letter from the applicant’s agent requesting that consideration of the application be continued.

Decided:  that consideration of the application be continued to allow for further consultation between the applicant and her agent.

(j)

Erection of Front Dormers, Installation of Replacement Windows (Ground Floor), Formation of New Window on Northeast Gable and New Window at Rear (To Replace Existing Door), Together with Erection of Double Garage:

Gowanlea, Lochwinnoch Road, Kilmacolm (IC/04/040)

Decided:  that planning permission be granted subject to the condition that a sample of the roofing tile to be used on the garage be submitted to and approved in writing by the Head of Planning Services prior to work commencing on site, to ensure that the external appearance is compatible with the property and surrounding area.

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ADVERTISEMENT APPLICATION

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There was submitted a report dated 30 March 2004 by the Head of Planning Services on an application in retrospect for the display of an illuminated sign board on the canopy and a non-illuminated sign board on the rear wall at Cafe Flava, 74 Kempock Street, Gourock (CA/04/004).

The report recommended that advertisement consent be refused as the sign on the rear of the cafe has introduced a discordant element onto the rear elevation of the building and the development would set an undesirable precedent for similar advertising by other premises on Kempock Street having rear elevations onto the Kempock Street Car Park to the detriment of visual amenity.

Decided:  that advertisement consent be granted subject to the condition that no consent is granted for the sign on the rear elevation of the building as the sign has introduced a discordant element onto the rear elevation of the building and to grant consent would set an undesirable precedent for similar advertising on other premises on Kempock Street having rear elevations onto the Kempock Street Car Park to the detriment of visual amenity.

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PROPOSED TRAFFIC REGULATION ORDER - GILLBURN ROAD, KILMACOLM

WAITING RESTRICTIONS REVOCATION

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There was submitted a report dated 19 March 2004 by the Director of Corporate Services recommending the making of a Traffic Regulation Order to revoke the limited waiting restriction on the southwest side of Gillburn Road, Kilmacolm between Market Place and Moss Road.

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 revoke the limited waiting restriction on the southwest side of Gillburn Road, Kilmacolm between Market Place and Moss Road and thereafter that it be remitted to the Head of Transportation & Roads Service and the Director of Legal & Support Services to arrange for implementation of t¹he Order.

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PLANNING APPEAL - 11 SCHOOL WYND, QUARRIERS

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There was submitted a report dated 24 March 2004  by the Head of Planning Services advising that following the decision of the Planning and Traffic Management Sub-Committee at the meeting held on 5 November 2003 to refuse planning permission for the erection of a conservatory at 11 School Wynd, Quarriers (IC/03/358), an appeal against the refusal of planning permission had been made to the Scottish Ministers.

Noted

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PLANNING APPEAL - 44 MURDIESTON STREET, GREENOCK

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There was submitted a report dated 23 March 2004  by the Head of Planning Services advising that following the decision of the  Planning and Traffic Management Sub-Committee at the meeting held on 4 February 2004 to refuse planning permission for the change of use of the former post office at 44 Murdieston Street, Greenock (IC/03/470), an appeal against the refusal of planning permission had been made to the Scottish Ministers.

Noted

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PLANNING APPEAL - DUNEDIN, PORT GLASGOW ROAD, KILMACOLM

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There was submitted a report dated 23 March 2004  by the Head of Planning Services advising that following the decision of the Planning and Traffic Management Sub-Committee at the meeting held on 1 October 2003 to refuse planning permission for the erection of a garage at Dunedin, Port Glasgow Road, Kilmacolm (IC/03/118R), an appeal against the refusal of planning permission had been made to the Scottish Ministers.

Noted

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PLANNING APPEAL - WAR MEMORIAL CAR PARK, INVERKIP

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There was submitted a report dated 30 March 2004  by the Head of Planning Services advising that following the decision of the Planning and Traffic Management Sub-Committee at the meeting held on 3 September 2003 to refuse planning permission   for the siting of a mobile food outlet at the War Memorial car park, Inverkip (IC/03/229) 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