Planning & Traffic Management Committee

Wednesday 1 December 2004 at 3.00 pm

Present:  Councillors Forbes, Fyfe, Hunter, McCormick (P), Mitchell, Moran (for 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).

Apologies:  Councillor Roach.

With the exception of the decision marked ‘C’ which is open for confirmation or otherwise, the following paragraphs are submitted for information only, having been dealt with under the powers delegated to the Committee.   

855

PLANNING APPLICATIONS

855

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)

Alterations and Erection of 2 Storey Rear Extension to

Dwellinghouse and Double Garage:

The Ridge, Barclaven Road, Kilmacolm (IC/04/379)

Decided:  that planning permission be granted.

(b)

Erection of 20m High Lattice Tower:

Ferguson Shipbuilders, Castle Road, Port Glasgow (IC/04/358R)

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 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 lattice tower 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 the adjacent access road;

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(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;

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(5)      that no symbols, signs, 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 for small signage necessary for operational reasons, conditions (3), (4) and (5) being imposed to minimise the level of visual intrusion and protect the quality and character of Coronation Park as far as practicable;

(6)      that the mast shall be structurally capable of being shared by additional radio telecommunication equipment, to enable potential mast sharing; and

(7)      that the site shall not be illuminated by lighting without the prior written approval of the Head of Planning Services, to minimise the level of visual intrusion and protect the quality and character of Coronation Park as far as practicable.

(c)

Change of Use of Class 4 Industrial Unit to Class 10 Education Use:

Unit 4, Kingston Industrial Estate, Ardgowan Street, Port Glasgow (IC/04/395)

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

(1)      that the use hereby permitted shall cease on 3 December 2005; and

(2)      that at the expiry of 14 months from the date hereof any works required to reinstate the unit to industrial use shall be completed by the applicant, conditions (1) and (2) being imposed to accord with Policy Ii in the 1988 Inverclyde Local Plan and to maintain a supply of prime industrial buildings for employers.

(d)

Site 1 - Housing Development Comprising 48 Dwellings (in outline):

Drumfrochar Road/Mearns Street, Greenock (IC/04/304)

Site 2 - Housing Development Comprising 40 Dwellings (in outline):

Drumfrochar Road/Upper Lynedoch Street, Greenock (IC/04/305)

The report recommended that planning applications IC/04/304 and IC/04/305 be refused for a number of reasons.

After discussion, Councillor Forbes moved that planning applications IC/04/304 and IC/04/305 be refused for the reasons set out in the report.   As an amendment, Councillor Moran moved that consideration of planning applications IC/04/304 and IC/04/305 be continued to allow the Head of Planning Services to resolve outstanding site servicing issues with a view to the granting of planning permission.   On a vote, 3 Members voted for the amendment and 4 for the motion which was declared carried.

Those Members who had voted in favour of the amendment then requested  in terms of the relevant Standing Order that the matter be referred to The Inverclyde Council for decision in terms of the amendment.

C

Decided:

C

(a)      that planning application IC/04/304  be refused for the following reasons:-

(1)      as the proposed development is contrary to policy Ia of the Inverclyde Local Plan as the site is identified for industrial purposes and the plan seeks to maintain an adequate supply of land for industrial development; and

(2)      as the proposed development is in a location identified for business and industrial use in policy B2 of the Inverclyde Local Plan, First Review, Final Draft; and

(b)      that planning application IC/04/305 be refused for the following reasons:-

(1)      as the proposed development is contrary to policy Ia of  the Inverclyde Local Plan as the site is identified for industrial purposes and the plan seeks to maintain an adequate supply of land for industrial purposes; and

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(2)      as the proposed development is in a location identified for business and industrial use in policy B2 of the Inverclyde Local Plan, First Review, Final Draft.

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(e)

Internal and External Alterations Including Replacement of Selected Windows:

6A George Square, Greenock (IC/04/394 & LB/04/018)

It was noted that this application had been withdrawn from the agenda.

(f)

Formation of Vehicular Access and Entrance Gates:

22C Esplanade, Greenock (IC/04/368)

The Head of Planning Services addressed the late letters of objection which had been submitted and also advised the Committee that notification had been received that Historic Scotland had decided to consider the building for listing.   Taking all matters into account the Head of Planning Services considered it pertinent to remove condition (1) as set out in the recommendation and attach a further 2 conditions should planning permission be granted.

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

(1)      that the proposed alterations to the wall and installation of the gate shall be implemented in full by 31 March 2005, to remedy the current situation where the partially demolished wall is having an adverse impact on the setting of the building and the conservation area;

(2)      that the colour and finish of the gates be submitted to and agreed in writing by the Head of Planning Services prior to works commencing on site, to ensure the gates have an acceptable visual impact on the Greenock West End Conservation Area; and

(3)      that the gates shall open inward and the footway crossover shall be in accordance with the Council’s Roads Development Guide, to allow for free access along the footpath and to ensure that vehicles can cross the footpath in a safe manner; and

(4)      that no boats or caravans shall be sited or stored in the front garden ground forward of the building line of the property fronting the Esplanade, to ensure that the visual impact of the parking area is not detrimental to the setting of the building or the conservation area.

(g)

Erection of 2 Storey Extension to Dwellinghouse:

11A Esplanade, Greenock (IC/04/348)

Decided:  that planning permission be granted.

(h)

Change of Use of 1 Flat to 2 Flats Together with Alterations to

Form Window on Front Elevation:

23 Brisbane Street, Greenock (IC/04/334)

Decided:  that planning permission be granted.

(i)

Change of Use of Retail Shop  (Class 1) to Hot Food Takeway:

58 Maple Road, Greenock (IC/04/361)

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

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(1)  as the proposed use would have a detrimental impact on the established amenity of the nearby residential properties by virtue of the potential generation of noise and activity to the nuisance and disturbance of local residents late in the evening and as such is unacceptable with reference to Policy Sc of the Inverclyde Local Plan and Policy H9 of the Inverclyde Local Plan, First Review, Final Draft; and

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(2)  as the proposed use would generate additional vehicular traffic thereby unacceptably increasing the existing congestion on Maple Drive and therefore prejudicing road safety and as such is unacceptable with reference to Policy Sc of the Inverclyde Local Plan and Policy H9 of the Inverclyde Local Plan, First Review, Final Draft. 

(j)

Erection of Extension to Restaurant Approved Under Planning

Permission IC/03/332R (in retrospect):

Cardwell Nurseries Garden Centre, Lunderston Bay, by Gourock (IC/04/387)

Decided:  that planning permission be granted.

(k)

Construction of 8 Detached Dwellinghouses:

Inverkip House, Station Avenue, Inverkip (IC/04/344)

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 none of the dwellinghouses hereby permitted shall be occupied until the road and footway serving the property have been constructed to sealed base course level;

(3)      that before the last of the dwellinghouses hereby permitted is occupied the road and footways within the development site shall be constructed to final wearing course level, conditions (2) and (3) being imposed to ensure the provision of adequate pedestrian and vehicular facilities for each stage of the development;

(4)      that prior to the start of any development taking place within the application site, a tree survey carried out by a qualified arboriculturalist shall be submitted to and approved in writing by the Head of Planning Services detailing the health and condition of the trees within the site, together with an indication of those to be removed;

(5)      that before the development hereby permitted begins, 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 Head of Planning Services;

(6)      that any trees to be removed along the common boundaries with adjacent properties and the lane to the east shall be replaced within the first planting season following removal with others of a similar species, minimum height 2 metres;

(7)      that the existing trees and bushes along the boundaries of Plot 8 shall not be removed;

(8)      that in the event that any of the trees on the site to be retained or planted die within 5 years of completion of the development they shall be replaced with others of a similar species, minimum height 2 metres, during the next planting season, conditions (4) - (8) being imposed to ensure the retention, where possible, of mature trees as a landscape feature and to maintain adequate screening from adjacent dwellinghouses;

(9)      that before the first dwellinghouse hereby permitted is occupied the stone wall along the eastern boundary of the site shall be repaired using stone similar to that already used on the wall, to ensure retention and reinstatement of the stone wall as a landscape feature;

(10)    that full details shall be submitted to and approved in writing by the Head of Planning Services of any fencing to be used on the site including height, specification and positioning prior to that fencing being erected, to ensure adequate screening of the site to a suitable standard in the event that tree cover is inadequate;

(11)    that prior to the dwellinghouse on Plot 5 being occupied full details shall be provided of measures to ensure that the water course running through the plot is protected from development including the fitting of a grille at the entrance to the culvert, to reduce the risks of flooding from blocking of the culvert;

(12)    that details of a scheme of planting along the north side of the wall between Plots 8 and Plots 1 and 7 shall be submitted to and approved in writing by the Head of Planning Services, the approved scheme shall be implemented prior to the occupation of Plots 1 and 7, to deter ball games in the interests of child and vehicular safety;

(13)    that prior to occupation of each of the following dwellinghouses, side opaque screens of a minimum height of 1.8 metres to a specification and in a position to be submitted to and approved in writing by the Head of Planning Services shall be fitted to the balconies of the dwellinghouses on Plots 1, 2, 4, 5, 6, 7 and 8, in the interests of the privacy of adjacent residents;

(14)    that before construction starts on each dwellinghouse hereby permitted, a materials specification for the dwellinghouses shall be submitted to and approved in writing by the Head of Planning Services, to ensure that the dwellinghouses hereby permitted are finished to an acceptable standard; and

(15)    that drainage from the site shall be in accordance with a sustainable urban drainage system, full details of the system shall be submitted to and approved in writing by the Head of Planning Services prior to the start of development on the site, to reduce the risks of flooding.

856

PLANNING APPEAL - 26 KEMPOCK STREET, GOUROCK

856

There was submitted a report dated 15 November 2004 by the Head of Planning Services advising that following the decision of the Committee at the meeting held on 1 September 2004 to refuse planning permission for the change of use from a retail unit to a hot food takeaway together with alterations to the shop front at 26 Kempock Street, Gourock (IC/04/239), an appeal against the refusal of planning permission had been made to the Scottish Ministers.

Noted

857

PLANNING APPEAL - FIRHILL, GLENMOSSTON ROAD, KILMACOLM

857

There was submitted a report dated 19 November 2004 by the Head of Planning Services advising that following the decision of the Committee at the meeting held on 2 June 2004 to refuse planning permission for the erection of a dwellinghouse (in outline) at Firhill, Glenmosston Road, Kilmacolm (IC/04/017) 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

858

PLANNING APPEAL - 134 CATHCART STREET, GREENOCK

858

There was submitted a report dated 19 November 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 December 2003 to refuse planning permission for the change of use of a bank to a public house at 134 Cathcart Street, Greenock (IC/03/343) 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 uphold the appeal and grant planning permission subject to a number of conditions.

Noted

859

ENFORCEMENT APPEAL - NORTH DENNISTON, KILMACOLM

859

There was submitted a report dated 15 November 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 June 2002 to refuse planning permission for external works comprising an enlarged driveway and lighting columns at North Denniston, Kilmacolm (IC/02/087) and the service of an enforcement notice, an appeal against the service of the enforcement notice had been made to the Scottish Ministers.

Noted

860

PROPOSED TRAFFIC REGULATION ORDER -

BRANCHTON, GREENOCK 20MPH ZONE

860

There was submitted a report by the Director of Corporate Services recommending the making of a Traffic Regulation Order to promote a maximum speed limit of 20mph  within Branchton Road (part), Cupar Drive, Dingwall Drive, Forfar Road, Huntly Drive, Kirkwall Road, Rothesay Road and Stonehaven Road, Greenock.

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 promote a maximum speed limit of 20mph within Branchton Road (part), Cupar Drive, Dingwall Drive, Forfar Road, Huntly Drive, Kirkwall Road, Rothesay Road and Stonehaven Road, Greenock 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.