Planning & Traffic Management Committee

Wednesday 6 April 2005 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 Head of Legal Services), Mr N McLaren (for Head of Planning Services) and Mr A Bruce (for Head of Transportation & Roads Service).

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.

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PLANNING APPLICATIONS SUBMITTED FOR CONTINUED CONSIDERATION

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(a)

Erection of 5 Houses (in outline):

Rear of Cardell, Wemyss Bay Road, Wemyss Bay (IC/01/2R)

There was submitted a report dated 9 March 2005 by the Head of Planning Services on an application by J C Morton Homes for the erection of 5 houses (in outline) at the rear of Cardell, Wemyss Bay Road, Wemyss Bay (IC/01/2R), consideration of which had been continued from the meeting held on 2 March 2005 for a site visit.

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

After discussion, Councillor Fyfe moved that planning permission be refused as, due to the additional traffic generated by the development, the proposal is detrimental to the interests of road safety as the access road, at less than 5.5m wide as specified in the Council’s Roads Development Guide, does not provide sufficient width for vehicles to pass. As an amendment, Councillor McCormick moved that planning permission be granted subject to the conditions detailed in the report.   On a vote, 3 Members voted for the amendment and 4 for the motion which was declared carried.

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

Decided:  that planning permission be refused as, due to the additional traffic generated by the development, the proposal is detrimental to the interests of road safety as the access road, at less than 5.5m wide as specified in the Council’s Roads Development Guide, does not provided sufficient width for vehicles to pass.  

(b)

Proposed Change of Use of Open Space to Use as Storage Yard, Formation of Access, Erection of Storage Units and Boundary Fencing (in retrospect):

Earnhill Road, Greenock (IC/04/217R)

There was submitted a report dated 16 March 2005 by the Head of Planning Services on an application by W Bateman for change of use of open space to use as a storage yard, formation of an access, erection of storage units and boundary fencing (in retrospect) at Earnhill Road, Greenock (IC/04/217R), consideration of which had been continued, at the applicant’s request, from the meeting held on 2 March 2005.

Decided:  that planning permission be granted for a temporary period of two years subject to the following conditions:-

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(1)      that 24 months from the date hereof the use of the site for storage shall cease and 2 months thereafter all containers and vehicles shall be removed and any work required for the reinstatement of the site completed, to control the impact of the storage use on Larkfield Industrial Estate and to permit that impact to be re-evaluated over time;

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(2)      that the approved scheme of landscaping shall be completed in the first planting season from the date hereof and any specimens which within the 2 year duration of this planning permission 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 alternative, to ensure the provision of a quality landscape scheme and to accord with Policy B6 criterion (c) in the Inverclyde Local Plan First Review Final Draft 2002;

(3)      that all storage, with the exception of motor vehicles, on site shall be contained within storage containers the design, colour and painting of which shall be approved in writing by the Head of Planning Services prior to their installation on site, in the interests of the quality of visual amenity at Larkfield Industrial Estate;

(4)        that fully detailed drainage proposals shall be submitted within one month of the date hereof and thereafter implemented to the satisfaction of the Head of Planning Services in consultation with SEPA within 2 months of the date hereof, to accord with SEPA’s requirements and to ensure the site is adequately drained; and

(5)      that no accident damaged or road tax expired vehicles shall be parked/stored on site, to ensure that the site is used in a manner compatible with nearby land users and to protect the visual amenity of the locality.

(c)

Erection of Dwellinghouse:

Adjacent to 50 Dougliehill Road, Port Glasgow (IC/04/392R)

There was submitted a report dated 21 March 2005 by the Head of Planning Services on an application by Mr & Mrs Reid for the erection of a dwellinghouse adjacent to 50 Dougliehill Road, Port Glasgow (IC/04/394R), consideration of which had been continued from the meeting held on 2 March 2005 to allow further consideration of the requirement for a footway over the frontage of the site.

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 development shall not begin until samples of materials to be used on external surfaces of the building have been submitted to and approved in writing by the Head of Planning Services;

(3)      that details of the design of the external doors, windows, garage door and balcony railing shall be submitted to and approved by the Head of Planning Services prior to work commencing on site, conditions (2) and (3) being imposed to ensure that the proposed materials are acceptable in the interests of visual amenity;

(4)        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)       the design, location and height of new fencing and walls;

(ii)      external finish to the driveway;

(iii)      soft landscaping works including the location of shrubs and grassed areas and a schedule of plants to comprise species, plant sizes and density;

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(iv)     programme for completion;

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(5)      that all hard and soft landscaping works shall be carried out in accordance with the scheme approved in writing by the Head of Planning Services, conditions (4) and (5) being imposed to ensure the provision of an appropriate landscape scheme;

(6)      that access to the development shall be taken via a footway cross over constructed in accordance with the Council’s Roads Development Guide;

(7)      that the driveway shall have a minimum length of 6.0 metres and a minimum width of 5.0 metres, with a maximum gradient of 10% and a minimum of 2.0 metres from the roads boundary surface and shall be finished in impervious material, conditions (6) and (7) being imposed to ensure the provision of an adequate and safe vehicular access; and

(8)      that a 2.0 metre width footway shall be constructed over the frontage of the development, in the interests of pedestrian safety.

(d)

(1) Proposed Change of Use of Church to 12 Flats Including External Alterations and Formation of Parking Bays and Access:

Mount Zion Church, Quarriers Village (IC/03/394R & LB/03/019R)

(2) Proposed Relocation of Existing Playground:

Quarriers Village (IC/03/439)

There was submitted a report dated 17 March 2005 by the Head of Planning Services on applications by the Burrell Company for (1) proposed change of use of church to 12 flats including external alterations and formation of parking bays and access at Mount Zion Church, Quarriers Village (IC/03/394R & LB/03/019R) and (2) proposed relocation of existing playground at Quarriers Village (IC/03/439), consideration of which had been continued from the meeting held on 5 January 2005 for a site visit and from the meeting held on 2 February 2005 for a period of six months to allow alternative options for the use of the premises to be fully explored.

The report recommended that the listed building application in respect of the change of use of the church to 12 flats including external alterations, formation of parking bays and access be referred to Historic Scotland recommending that listed building consent be granted subject to a number of conditions and that, on authorisation from Historic Scotland to issue listed building consent, planning permission be granted subject to a number of conditions and that planning permission for the relocation of the existing playground be granted subject to conditions.  Mr McLaren advised that, with regard to the listed building application, it was recommended that the following be added to Condition (6):   “For the avoidance of doubt, although not exclusively, this condition shall include the reuse of timber detailing in the areas of the balcony, choir section and organ as marked in blue on the approved plans, within the internal circulation areas of the redeveloped building.  A full assessment of the option of removing the stained glass windows, as marked in brown on the approved plans, to a location within Quarriers Village to facilitate their viewing as a group is a requirement of this condition.”

After discussion, Councillor Roach moved that (1) listed building consent and planning permission for the change of use of the church to 12 flats including external alterations, formation of parking bays and access be refused as the proposed development will result in the alteration to the building to the detriment of its architectural and historical status, and the applicants have failed to satisfactorily address alternative options to retain the fabric of the building in its historic form and (2) that planning permission for the relocation of the existing playground be refused as the relocation of the playground is required as part of an overall redevelopment of the former Mount Zion Church which will have a detrimental impact on the architectural and historical status of the building.   As an amendment, Councillor Forbes moved (1) that listed building consent and planning permission for the change of use of the church to 12 flats including external alterations ˜etc be granted subject to the conditions detailed in the report and (2) that the relocation of the existing playground be granted subject to the conditions detailed in the report.   On a vote, 2 Members voted for the amendment and 4 for the motion which was declared carried.

Decided:

(a)      that listed building consent and planning permission for the change of use of the church to 12 flats including external alterations, formation of parking bays and access be refused as the proposed development will result in the alteration to the building to the detriment of its architectural and historical status, and the applicants have failed to satisfactorily address alternative options to retain the fabric of the building in its historic form; and

(b)       that planning permission for the relocation of the existing playground be refused as

the relocation of the playground is required as part of an overall redevelopment of the former Mount Zion Church which will have a detrimental impact on the architectural and historical status of the building.

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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)

Residential Development Comprising 4 (Terraced) Mews Cottages and

Associated External Works, Roads and Services:

Smithy Brae, Kilmacolm (IC/03/270)

Decided:

(a)        that the Head of Legal Services be authorised to instigate the Road Closure Order and Footpath Closure Order relative to that part of Smithy Brae as incorporated within the proposed development; and

(b)        that,  on confirmation of the necessary Road Closure and Footpath Closure Orders under Sections 207 and 208 of the Town & Country Planning (Scotland) Act 1997, 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 samples of all facing materials shall be submitted to and approved in writing by the Head of Planning Services prior to the use of any of these materials, to ensure that the external finishes are of high quality, reflective of the visual prominence of the site;

(3)      that none of the dwellinghouses hereby permitted shall be occupied until Smithy Brae has been brought up to an adoptable standard under the terms of the Road Construction Consent to be issued for the proposed development, to ensure the provision of adequate pedestrian and vehicular access facilities;

(4)      that the frontage footway hereby permitted shall be provided to a final sealed wearing course and shall tie in with the existing right of way footpath prior to closure of the existing footpath through the application site, to ensure the continued provision of a safe pedestrian route;

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(5)      that full details of the diverted culvert shall be submitted to and approved in writing by the Head of Planning Services prior to it being constructed.  The culvert shall be designed and constructed in accordance with Ciria Report 168 Culvert Design Guide for Hydraulic Performance and Environmental Aesthetic Considerations, to ensure the adequacy of the proposed culvert and to avoid the creation of potential flooding in the area;

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(6)      that all surface water drainage from the site shall be treated in accordance with the principles of the Sustainable Urban Drainage Systems Manual for Scotland and Northern Ireland (CIRIA 2000), to avoid the creation of a potential flooding problem in the area;

(7)      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 grass seeding or turfing

(b)      a scheme of tree and/or shrub planting along the rear boundary including details of the location, number, variety and size of trees and/or shrubs to be planted.  The scheme shall include at least 4 trees;

(8)      that the scheme of landscaping approved in terms of condition (7) above shall be fully implemented upon occupation of the last of the dwellinghouses hereby approved, conditions (7) and (8) being imposed to ensure the provision of an acceptable setting for the dwellings hereby permitted and to replace the trees to be lost as a result of the development;

(9)      that details of all boundary fencing shall be submitted to and approved in writing by the Head of Planning Services prior to the erection of the fencing.  The fencing shall be erected prior to or upon occupation of the final dwellinghouse hereby approved, to enable the Head of Planning Services to control the appearance of the fencing and to ensure such fencing is erected in the interests of privacy;

(10)    that prior to commencement of any site work, a comprehensive contaminated land investigation shall be submitted to and approved by the planning authority in writing.  The investigation shall be completed in accordance with a recognised code of practice such as British Standards Institution ‘The investigation of potentially contaminated sites - Code of Practice’ (BS 10175: 2001).  The report must include a site-specific risk assessment of all relevant pollutant linkages, as required in Scottish Executive Planning Advice Note 33, to ensure potential risks arising from previous site uses have been fully assessed;

(11)    that, where the risk assessment identifies any unacceptable risk or risks as defined under Part 11A of the Environmental Protection Act 1990, a detailed remediation strategy shall be submitted to the planning authority for approval. No works, other than investigative works, shall be carried out on the site prior to receipt of written approval of the remediation strategy by the planning authority, to ensure the proposed remediation plan is suitable;

(12)    that remediation of the site shall be carried out in accordance with the approved remediation plan.  Any amendments to the approved remediation plan shall not be implemented unless approved in writing by the planning authority, to ensure remedial works are carried out to the agreed protocol;

(13)    that on completion of the remediation works and prior to the site being occupied, the developer shall submit a report to the planning authority confirming that the works have been carried out in accordance with the remediation plan, to provide verification that remediation has been carried out to the authority’s satisfaction; and

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(14)    that the presence of any previously unsuspected or unencountered contamination that becomes evident during the development of the site shall be brought to the attention of the planning authority within one week.  At this stage, a comprehensive contaminated land investigation shall be carried out if requested by the planning authority, to ensure all contamination within the site is dealt with.M

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(b)

Change of Use of Class 1 (Video Hire) Unit to Class 2

(Licensed Betting Office) Unit:

172 Dunlop Street, Greenock (IC/05/022)

The report recommended that planning permission be granted.

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

(Councillor Hunter left the meeting during consideration of this item of business).

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

(1)      as the proposal is detrimental to the amenity of adjacent residents; and

(2)      as the proposal would have an adverse impact on the availability of car parking as the proposal is likely to introduce  longer term parking in an area where short term parking is predominant.

(c)

Erection of 50 Metre Anemometer Mast for a Period of 12 Months:

Burnhead Moor, Northeast of Corlic Hill, Greenock (IC/05/052)

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

After discussion, Councillor Fyfe moved that planning permission be refused as the proposal would be visually intrusive and therefore detrimental to the amenity currently enjoyed by users of Clyde Muirshiel Regional Park. As an amendment, Councillor Roach moved that planning permission be granted.   On a vote, 2 Members voted for the amendment and 5 for the motion which was declared carried.

(Councillor Hunter returned to the meeting during consideration of this item of business).

Decided:  that planning permission be refused as the proposal would be visually intrusive and therefore detrimental to the amenity currently enjoyed by users of Clyde Muirshiel Regional Park.

(d)

Conversion of Farm Outbuildings to Form 2 Dwellings:

Castlehill Farm, Kilmacolm Road, Port Glasgow (IC/05/028)

Decided:  that planning permission be granted.

(e)

Installation of External Ramp to Provide Disabled Access to ATM:

49 Princes Street, Port Glasgow (IC/05/016R & LB/05/002R)

Decided:

(a) that planning permission be refused as the proposed ramp will obstruct the existing footway and project into the roadway and thus have an unacceptable impact for both pedestrian and vehicular safety; and

(b)  that the application for listed building consent be referred to Historic Scotland advising that the Council recommend consent be granted.

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(f)

Construction of 28 Flatted Dwellings:

14 Highholm Street, Port Glasgow (IC/04/156R)

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

After discussion, Councillor Stewart moved that planning permission be refused as the proposal would result in overdevelopment of the site.   As an amendment, Councillor Forbes moved that planning permission be granted subject to the conditions detailed in the report.   On a vote, 3 Members voted for the motion and 4 for the amendment which was declared carried.   Those Members who had voted in favour of the motion then requested in terms of the relevant Standing Order that the matter be referred to The Inverclyde Council for decision in terms of the motion.

C

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 notwithstanding the terms of the permission hereby granted, the facing materials to be used shall consist of a mix of stone/reconstituted stone and polymer render, with samples to be submitted to and approved in writing by the Head of Planning Services prior to the commencement of work on site, to ensure that the development reflects the existing established streetscape;

(3)      that the car parking and manoeuvring areas shown on the approved plans shall be completed to sealed base course level before the first of the flatted dwellings hereby permitted is occupied;

(4)        that the car parking and manoeuvring areas shown on the approved plans shall be completed to final wearing course level before the last of the flatted dwellings hereby permitted is occupied, conditions (3) and (4) being imposed to ensure the provision of adequate vehicular access facilities for each stage of the development;

(5)      that access to the application site shall be taken via a footway crossover constructed in accordance with the Council’s Roads Development Guide, to ensure the provision of adequate vehicular access facilities;

(6)      that all surface water run off is to be intercepted within the development site.  Details of the interceptor to be fitted upon completion of the surfacing referred to in condition (3) above shall be submitted to and approved in writing by the Head of Planning Services prior to use;

(7)      that before construction work commences on the flatted dwellings hereby permitted, the applicant shall submit for the approval of the Head of Planning Services full details of a sustainable urban drainage system to be incorporated within the development site, conditions (6) and (7) being imposed to avoid flooding of the adjacent highway;

(8)      that the gradient of the access to the site shall not exceed 10%,  to ensure the provision of adequate vehicular access facilities;

(9)      that prior to occupation of the first of the flatted dwellings hereby permitted, full details of the bin store enclosures shall be submitted to and approved in writing by the Head of Planning Services, to ensure the appearance of the bin stores does not detract from residential amenity;

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(10)    that prior to the commencement of any site works, a comprehensive contaminated land investigation shall be submitted to and approved by the Head of Planning Services.  The investigation shall be completed in accordance with a recognised code of practice such as British Standards Institution “ The investigation of potentially contaminated sites - Code of Practice” (BS 10175:2001).  The report must include a site-specific risk assessment pollutant linkage, as required in the Scottish Executive Planning Advice Note 33;

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(11)    that where the risk assessment included in the contaminated land investigation identifies any unacceptable risk or risks as defined under Part IIA of the Environmental Protection Act 1990, a detailed remediation strategy shall be submitted to the Head of Planning Services for approval.  No works other than investigative works shall be carried out on the site prior to receipt of written approval of the remediation strategy by the Head of Planning Services;

(12)    that remediation of the site shall be carried out in accordance with the approved remediation plan.  Any amendments to the approved remediation plan shall not be implemented unless approved in writing by the Head of Planning Services;

(13)    that, on completion of the remediation works and prior to the site being occupied, the developer shall submit a report to the Head of Planning Services confirming that the works have been carried out in accordance with the remediation plan;

(14)    that construction work shall not commence on the flatted dwellings hereby permitted until such times as work required by conditions (10) - (13) above have been implemented in full to the satisfaction of the Head of Planning Services, conditions (10) - (14) being imposed to ensure the site is free of contamination in the interests of the health and safety of future residents; and

(15)    that before construction work commences on the flatted dwellings hereby permitted, details of all hard and soft landscaping not covered by conditions (3) and (4) above, including details of any fences or walls to be erected, shall be submitted to and approved in writing by the Head of Planning Services.  This landscaping shall be fully implemented upon occupation of the last of the flatted dwellings hereby approved, to ensure an acceptable standard of development is achieved in the interests of visual amenity.

(g)

Change of Use from Public House to Retail Shop (Class 1):

Former Bellview Tavern, Ingleston Street, Greenock (IC/04/373R)

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

(1)        that the development hereby approved shall be commenced no later than 5 years from the date of this permission, to comply with Section 58 of the Town & Country Planning (Scotland) Act 1997;

(2)        that before the use of the premises as a shop shall commence, the car park shall be completed and an extension to the pedestrian barrier in Ingleston Street shall be implemented to the satisfaction of the Head of Planning Services in consultation with the Head of Transportation and Roads Service, to deter obstructive parking in Ingleston Street which would have an unacceptable impact on road safety; and

(3)        that details for intercepting all site surface water run off from the car park shall be agreed to the satisfaction of the Head of Planning Services in consultation with the Head of Transportation and Roads Service, to ensure the efficiency and integrity of the road drainage system is not reduced.

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(h)

Proposed Change of Use of Engineering Work Shop and Offices to

Car Sales Showroom Together with Formation of

External Car Sales Area (in retrospect):

Dellingburn Street/Drumfrochar Road, Greenock (IC/04/274)

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Decided: 

(a)      that planning permission be refused as the display of vehicles for sale at the Dellingburn Street/Drumfrochar Road junction results in no footway being available for pedestrians/patrons and generates conflict between pedestrians walking on the road and vehicles negotiating the junction to the detriment of road safety; and

(b)      that in view of the road safety implications of the continued operation a stop notice, under Section 140 of the Town and Country Planning (Scotland) Act 1997, requiring the immediate cessation of the parking of vehicles obstructing the footway and carriageway be served in association with an enforcement notice under Section 127 of the Town and Country Planning (Scotland) Act 1997.

(i)

Proposed Infilling to Create Car Parking Facilities (in retrospect):

Drumfrochar Road/Dellingburn Street, Greenock (IC/03/306)

Decided: 

(a)      that the Head of Legal Services be authorised to instigate the Road Closure Order relative to that part of the road as incorporated within the proposed development; and

(b)      that, on confirmation of the necessary Road Closure Order under Section 207 of the Town & Country Planning (Scotland) Act 1997, 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 within 28 days of the date on this permission the applicant shall submit to the Head of Planning Services, in consultation with the Head of Transportation & Roads Service, details of drainage for the northern side of the infilled land to include a filter drain and silt trap manhole prior to discharge to the Scottish Water System.   Following approval the required drainage shall be implemented within 2 months, in the interests of road safety on Dellingburn Street;

(3)      that within 28 days of the date on this permission the applicant shall submit to the Head of Planning Services details of fencing to be provided between the southern side of the site and the former Princes Pier railway line.   Following approval the fencing shall be erected within 2 months, to safeguard rail freight links to Greenock Ocean Terminal and to accord with Policy TA9 in the Inverclyde Local Plan, First Review, Final Draft;

(4)      that within 28 days of the date on this permission the applicant shall submit for the approval of the Head of Planning Services fully detailed landscaping proposals.   The scheme of landscaping shall be implemented in the first planting season following approval by the Head of Planning Services 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, to ensure that the deposited material is suitably landscaped and in the interests of visual amenity; and

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(5)      that within 28 days of the date on this permission the applicant shall submit to the Head of Planning Services a detailed parking layout together with details of surfacing.  The approved layout and surfacing shall be implemented within 2 months of approval by the Head of Planning Services, to ensure the provision of a properly designed car park layout and in the interests of visual amenity.‹

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(j)

Proposed Variation to Condition 4 of Outline Planning Permission IC/03/309:

5/7 Argyle Street, Greenock (IC/05/15)

The report recommended that planning permission be granted.  

After discussion, Councillor Roach moved that planning permission be refused as the proposal would be detrimental to road safety and may lead to obstructive parking within the busy town centre.   As an amendment, Councillor Forbes moved that planning permission be granted.   On a vote, 1 Member voted for the amendment and 5 for the motion which was declared carried.  

(Councillor Mitchell left the meeting during consideration of this item of business).

Decided:  that planning permission be refused as the proposal would be detrimental to road safety and may lead to obstructive parking within the busy town centre.

(k)

Change of Use of Restaurant to Hot Food Take Away and

Installation of New Shop Front:

6-8 Bath Street, Gourock (IC/05/029 & LB/05/003)

Decided: 

(a)      that planning permission be refused for the following reasons:-

(1)      as the proposal, having been considered with reference to Policy Sc of the Inverclyde Local Plan, is unacceptable by reason of the potential to generate noise and disturbance to the detriment of adjacent residential property; and

(2)      as the proposed development is unacceptable with respect to policies R3 and R10 of the Inverclyde Local Plan, First Review, Final Draft by reason of the generation of additional noise and disturbance to the detriment of adjacent residential property; and

(b)      that Listed Building Consent be refused as the proposed alteration to the building frontage would fail to preserve the character of the listed building and as such is contrary to NPPG 18 paragraph 12 and the Memorandum of Guidance paragraph 2.21 and Appendix 1, paragraph 1.2.12.

(l)

Erection of Double Garage and Dog Kennel:

6 Levanne Gardens, Gourock (IC/05/050)

Decided:  that planning permission be granted.

(m)

Erection of Conservatory:

6 Harbourside, Inverkip (IC/04/415R)

The report recommended that planning permission be refused as the proposed conservatory, by virtue of the length of its projection from the rear of the house, will have an adverse impact on the residential amenity of adjacent neighbours by way of overshadowing and loss of light, contrary to Policy H15(a) of the Inverclyde Local Plan First Review, Final Draft and the Council’s Planning Practice Advice Note 7 (House Extensions).

Mr McLaren advised that an amended application for a smaller conservatory had now been submitted and he requested that, to allow the amended application to be dealt with under delegated powers, the application be withdrawn from the agenda.

Decided:  that it be agreed to withdraw the application from the agenda.

(n)

Erection of Dwellinghouse (in outline):

Land Between “Seafield” & “Tall Trees”,

Finnockbog Road, Inverkip (IC/05/033)

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

After discussion, Councillor Hunter moved that planning permission be granted.   As an amendment, Councillor Fyfe moved that planning permission be refused for the reasons detailed in the report.   On a vote, 1 Member voted for the motion and 5 for the amendment which was declared carried.

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

(1)      as the configuration of the proposed plot determines that a house, with garden ground of a shape and size commensurate with the established pattern of development in the vicinity, cannot be developed and therefore does not satisfy the criteria as laid down in Planning Practice Advice Note No.2; and

(2)      as the proposal would not be compatible with the character and amenity of the immediate area by reason of the plot size, plot width, the relationship to the house at 'Seafield' and the resultant visual impact and the likely effect on the woodland area and would therefore be contrary to Policies H8 (a), (b) and (e) of the Inverclyde Local Plan, First Review, Final Draft.

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ADVERTISMENT APPLICATION

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There was submitted a report dated 21 March 2005 by the Head of Planning Services on an application for the display of illuminated signs (new and in retrospect) at “Londis”, Kip Park, Main Street, Inverkip (CA/04/045).

Decided:  that advertisement consent be granted subject to the following conditions:-

(1)      that no consent is granted for the display of the sign on the front elevation of the building outlined in blue on the approved plan, as the additional sign would dominate the building, have an unacceptable impact on the Inverkip conservation area and be contrary to Policy DCr(v) of the Inverclyde Local Plan and the advice contained in the Council’s Planning Practice Advice Note 13 - Signage and Advertisements; and

(2)      that the maximum level of luminance of the signage hereby permitted should not exceed 800 candelas/m2, to prevent glare to the distraction of road users.

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PLANNING APPEAL - IVYBANK, MAIN STREET, INVERKIP

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There was submitted a report dated 14 March 2005 by the Head of Planning Services advising that following the decision of the Committee at the meeting held on 6 October 2004 to refuse planning permission for the replacement of windows at 3 flats in Ivybank, Main Street, Inverkip (IC/04/298), an appeal against the refusal of planning permission had been made to the Scottish Ministers.

Noted

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PLANNING APPEAL - AILEYMILL GARDENS, GREENOCK

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There was submitted a report dated 14 March 2005 by the Head of Planning Services advising that following the decision of the Committee at the meeting held on 2 February 2005 to refuse outline planning permission for the erection of a house at Aileymill Gardens, Greenock (IC/04/383), an appeal against the refusal of planning permission had been made to the Scottish Ministers.

Noted

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PLANNING APPEAL - 26 KEMPOCK STREET, GOUROCK

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There was submitted a report dated 24 March 2005 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 shop to hot food take away at 26 Kempock Street, Gourock (IC/04/239) 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