Planning & Traffic Management Committee

Wednesday 1 June 2005 at 3.00 pm

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

Chair:  Councillor Forbes presided.

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

Apologies: Councillor Mitchell.

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

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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)

Construction of 2 Houses:

Houston Road, Kilmacolm (IC/04/416)

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 before the use of any of the facing materials hereby permitted, samples shall be submitted to and approved in writing by the Head of Planning Services, to ensure that these materials are appropriate to the visual appearance of the conservation area;

(3)      that before the development hereby permitted starts, a scheme of  landscaping 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 particularly along the common boundary with Highmuir House.  For the avoidance of doubt, the latter shall be at least double row planting containing a mix of coniferous and deciduous planting, minimum height 2 metres;

(c)      an indication of all existing trees, plus details of those to be retained, and measures for their protection in the course of development (and for the avoidance of doubt, no trees or bushes on the common boundary with Highmuir House are to be removed).  These will be protected in accordance with British Standard BS 5837 throughout the course of the development; and

(d)      details of the phasing of these works;

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to ensure the provision of adequate landscaping and the retention of existing trees, in the interests of the amenity of the area;

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(4)      that notwithstanding the terms of condition (3) above, planting to the front of the house to be constructed on plot 1 shall consist of at least 10 semi-mature trees, minimum height 4 metres, to provide an appropriate landscaping framework for the proposed house in accordance with the setting of houses in the conservation area;

(5)      that the landscaping scheme approved in terms of conditions (3) and (4) above shall be implemented in full during the first planting season upon occupation, whichever is the earlier, of the associated house, to ensure the provision of adequate landscaping and the retention of existing trees, in the interests of the amenity of the area;

(6)      that notwithstanding the plans hereby approved, vehicular access to the  site shall be taken in accordance with the Council’s Roads Development Guide, in the interests of vehicular safety;

(7)      that notwithstanding the plans hereby approved, the driveways shall be a minimum width of 5.5 metres, plans of which shall be submitted to and approved in writing by the Head of Planning Services, prior to the commencement of work on site, to ensure an adequate width for vehicles to pass each other within the development site, in the interests of road safety on Houston Road;

(8)      that notwithstanding the plans hereby approved, all surface water is to be intercepted within the site in a detail to be submitted to and approved in writing by the Head of Planning Services before construction work begins on the first of the houses hereby permitted. The interceptor shall be fitted before the first of the houses is occupied, to ensure water is not carried onto Houston Road, in the interests of road  safety;

(9)      that before the first of the houses hereby permitted is occupied, a minimum driveway length of 10 metres, measured from the roads boundary, shall be surfaced in an impervious material to be approved in writing by the Head of Planning Services, to prevent deleterious material being carried onto Houston Road, in the interests of road safety;

(10)    that before the first of the houses hereby permitted is occupied, the frontage wall on Houston Road to the left of the access, as viewed from Houston Road, shall be reduced in height to a level not exceeding 1 metre above road channel level, to ensure adequate visibility, in the interests of vehicular and pedestrian safety;

(11)    that the existing access to Quarry Cottage shall be closed on completion of the new access road to final surface level, to minimise the points of vehicular access onto Houston Road;

(12)    that before development starts on the first of the houses hereby permitted, details shall be submitted to and approved in writing by the Head of  Planning Services of all boundary treatments, to ensure that the treatments are appropriate to the conservation area;

(13)    that before the excavation of rock from the upper level of the site begins, details shall be submitted to, and approved in writing by the Head of Planning Services, of a dilapidation survey or similar scheme for the monitoring of the impacts of vibration on the adjacent property of  Highmuir House. This scheme shall provide full details of the method statement and specify mitigation measures, to ensure that concerns over the stability of the adjacent property are properly addressed; and

(14)    that the proposed access to the development shall be formed to base course level before works on the erection of either house begins and that all construction traffic shall use this route, to ensure that construction traffic does not use the existing substandard access to Quarry Cottage.

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(b)

Erection of Flatted Dwellings (in outline):

20-24 Robert Street, Port Glasgow (IC/05/100)

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

(1)      this permission is granted under the provisions of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992 on an outline application and the further approval of the Council or the Scottish Ministers on appeal shall be required with respect to the undermentioned matters hereby reserved before any development is commenced:-

(i)       details of the siting, design and external appearance of any building(s);

(ii)      details of the means of access to the site;

(iii)      details of the landscaping of the site;

(2)      that in the case of the reserved matters as specified above, application for approval must be made before:-

(i)       the expiration of 3 years from the date of grant of outline permission; or

(ii)      the expiration of 6 months from the date on which an earlier application for such approval was refused; or

(iii)      the expiration of 6 months from the date on which an appeal against such refusal was dismissed;

whichever is the latest and provided only one such application be made in the case after the expiration of the three year period mentioned in sub-paragraph (i) above;

(3)      that the development to which this permission relates must be begun not later than the expiration of 5 years from the date of this permission or within 2 years from the final approval of reserved matters, whichever is later, conditions (1), (2) and (3) being imposed to comply with Section 59 of the Town and Country Planning (Scotland)  Act 1997;

(4)      that roads and car parking provision within the site shall be constructed and provided in accordance with the Council’s Roads Development Guide 1995, to ensure that the road and parking requirements of the Council’s Roads Development Guide 1995 are met; and

(5)      that before the development hereby permitted commences, the applicant shall reach an agreement with Scottish Water with regard to any improvements necessary to connect to the water main and public sewer network, to ensure that the water main and public sewer network can accommodate the development.

(c)

Redevelopment of Site for Residential Use, with Associated Pub, Restaurant and Local Shop, Landscaping, Roads, Paths and Cycleways (in outline):

Kingston Docks, Port Glasgow (IC/04/336)

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

(1)  this permission is granted under the provisions of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992 on an outline application and the further approval of the Council or of the Scottish Ministers on appeal shall be required with respect to the undermentioned matters hereby reserved before any development is commenced:-

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

(b)  details of the access arrangements;

(c)  details of landscaping of the site;

(d)  details of the phasing of the component elements of this permission;

(2)      that in the case of the reserved matters as specified above application for approval must be made before:-

(i)       the expiration of 3 years from the date of grant of outline permission; or

(ii)      the expiration of 6 months from the date on which an earlier application for such approval was refused; or

(iii)      the expiration of 6 months from the date on which an appeal against such refusal was dismissed;

whichever is the latest, and provided only one such application may be made in the case after the expiration of the three year period mentioned in sub-paragraph (i) above;

(3)      that the development to which this permission relates must be begun not later  than the expiration of 5 years from the date of this permission or within 2 years from the final approval of reserved matters, whichever is later, conditions (1), (2)  and (3) being imposed to comply with Section 59 of the Town and Country Planning (Scotland) Act 1997;

(4)      that a reserved matters application(s) shall comply with the generalities of the approved masterplan, to ensure accordance with the terms of this permission;

(5)      that prior to occupation of any part of the development, modifications to the A8 trunk road/Port Glasgow Road priority junction shall be constructed in accordance with the details that should be submitted to and approved by the Head of Planning Services, after consultation with the Scottish Executive - Trunk Roads Network Management Division (SE-TRNMD).   The  modifications  shall include the installation of a traffic signal controlled  junction arrangement to replace the existing priority junction arrangement and shall be similar to the layout identified in Dougall Baillie Associates Drawing 04123 (08) 01). The proposed traffic signal installation shall incorporate a MOVA control system, to ensure that the standard of junction layout complies with the current standards and that the safety of the traffic on the trunk road is not diminished;

(6)      that no more than 300 residential units shall be constructed prior to modifications being provided to the A8 trunk road (realigned)/Kingston Access/Gallagher’s access roundabout. The modifications shall include an increase to the entry width and flare length, and shall be similar to the layout identified in Dougal Baillie Associates Drawing 6a A8/Gallagher RP/Kingston Yard Roundabout. The modifications shall be constructed in accordance with the details that should be submitted and approved by the Head of Planning Services after consultation with the SE-TRNMD, to ensure that the standard of roundabout layout complies with current standards and that the safety of traffic on the trunk road is not diminished;

(7)      that there shall be no drainage connections to the trunk road drainage system, to ensure that the efficiency of the existing drainage network is not affected and that the standard of construction is commensurate with that required within the road boundary;

(8)      that a fence of a type approved by the Head of Planning Services, after consultation with the SE-TRNMD, shall be provided prior to the occupation of the adjacent houses and maintained by the developer(s), or subsequent owner of the land along the boundary of the site with the A8 trunk road, to minimise interference with the safety and free flow of the traffic on the trunk road;

(9)      that before development on the site begins details of a footpath/cycle link between the development and existing footpath/cycle network shall be submitted to and approved in writing by the Head of Planning Services after consultation with the SE-TRNMD. (The layout shall be similar to Dougall Baillie Associates Drawing 03144/1&2). The path shall be completed prior to the occupation of the last house on the site, to ensure that facilities are provided for the pedestrians/cyclists that are generated by the development and that they may access the existing footpath system without interfering with the safety and free flow of traffic on the trunk road;

(10)    that no part of the development shall be occupied until a Travel Plan (TP) has been submitted to and approved in writing by the Head of Planning Services in consultation with the SE-TRNMD. The TP will identify the measures to be provided, the system of management, monitoring, review, reporting, and the duration of the plan, to ensure consistency with the requirements of Scottish Executive Transport and Planning documents NPPG17 and PAN57;

(11)    that prior to commencement of any site works, a comprehensive contaminated land investigation shall be submitted to and approved by the Head of Planning Services 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 addressed;

(12)    that where the risk assessment 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, to ensure the proposed remediation plan is suitable;

(13)    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, to ensure remedial works are carried out to the agreed protocol;

(14)    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, to provide verification that remediation has been carried out to the satisfaction of the Head of Planning Services;

(15)    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 Head of Planning Services within one week. At this stage, a comprehensive contaminated land investigation shall be carried out if requested by the Head of Planning Services, to ensure all contamination with the site is dealt with;

(16)    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 control drainage of water from the site to help prevent flooding;

(17)    that before occupation of the first of the dwellings hereby permitted, all site levelling works designed to address flooding issues shall be completed;

(18)    that all finished floor levels shall be a minimum of 5.5 metres above ordnance datum, conditions (17) and (18) being imposed to help ensure future home owners are protected from coastal flooding;

(19)    that no buildings shall be constructed above culverts, to ensure unrestricted access to the culverts for maintenance purposes;

(20)    that notwithstanding the terms of condition (1) above, full details of bunding along the boundaries of the site, particularly the southern boundary shall be submitted to and approved in writing by the Head of Planning Services, to ensure that noise concerns may be adequately addressed;

(21)    that details of a phasing plan for the provision of the local shop and pub/restaurant in relation to housing shall be submitted to and approved in writing by the Head of Planning Services, to help define the terms on which the permission is granted;

(22)    that the minimum garden size specified for large scale (infill) sites, public open space and location of play areas in PPAN No3 shall apply to this development, to ensure the provision of adequate private open  space in accordance with Council policy;

(23)    that before construction begins on any of the dwellings hereby permitted, details of a railing along the river front shall be submitted to and approved in writing by the Head of Planning Services. The railing shall be erected in accordance with a phasing plan to be approved in writing by the Head of Planning Services, in the interests of pedestrian safety and to ensure an acceptable level of design;

(24)    that notwithstanding the terms of condition (1) above, the landscaping and design along the River Clyde boundary shall be sympathetic to its use by otters and shall incorporate an edge of semi-natural vegetation of appropriate design and width in line with advice from a suitably experienced ecological consultant, the otter is a Protected European species and due consideration has to be given to its environment;

(25)    that before development begins, a benthic survey shall be carried out to identify the species composition within the Kingston Basin if there is to be any alteration to the current water/land interface in the Kingston Dock and shore area, to ensure protection of specific species within the basin;         

(26)    that the development shall adhere to flood risk advice provided by Section 7 of the environmental statement and best practice guidelines provided by the Scottish Environment Protection Agency (SEPA), to avoid flood risk being increased in areas of concern to wildlife;

(27)    that in order to protect the shoreline and estuarine waters from contamination during and after construction, working practices shall adhere to SEPA guidelines with regard to pollution prevention, storage and movement of materials such as waste, fuels and other potentially damaging materials and prevention of runoff, migration or leaching from the site into watercourses;

(28)    that details shall be submitted to and approved by the Head of Planning Services, prior to the commencement of any work on the site, which clearly identify all measures to control and minimise sediment run-off and erosion from the site and disturbance of contaminated sediments on the land;

(29)    that details shall be submitted to and approved by the Head of Planning Services, prior to the commencement of any work on the site, which clearly show the provision of bunded areas within impervious walls and floors for the storage of oils and chemicals, conditions (27), (28) and (29) being imposed in the interest of nature conservation and to protect vulnerable species on adjacent protected areas;

(30)    that no scrub or tree removal shall take place during the main bird breeding season of March to June inclusive unless with the approval of the Head of Planning Services. Any earthworks taking place at this time should be preceded by a survey of the area by a suitably experienced surveyor for the presence of nesting birds, to protect breeding species of bird;  and

(31)    that a landscape management plan shall be submitted to and approved by the Head of Planning Services, before any landscaping works take place, detailing the following:

(a)      a management regime for the areas between the proposed development and the shore;

(b)      measures to protect and enhance areas of the shore which currently provide foraging, roosting and nesting sites for birds and other wildlife including otters;

(c)      mitigation measures for the loss of any scrub areas currently used for these purposes; and

(d)      provision for installing places of refuge for otters if approved by an ecological consultant;

to ensure long term maintenance of these areas.

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(d)

Change of Use and Alterations to Church, Vestry and Hall to Form 14 Loft Style Residential Apartments:

Former Cartsdyke Church, Crescent Street, Greenock (IC/05/065)

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 details of the scheme of hard and soft landscaping work have been submitted to and approved by the Head of Planning Services, details of the scheme shall include:

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

(ii)      the external finish to  the car parking area;

(iii)      soft landscaping works including the location of shrubs, trees, planters and a schedule of plants to comprise species, plant size and density;

(iv)     the design, location and height of bin stores; and

(v)      programme for completion,

(3)      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 (2) and (3) being imposed to ensure the provision of an appropriate landscape scheme;

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

(5)      that all site surface water run-off should be intercepted within the development and the driveway should be constructed in impervious material;

(6)      that the driveway gradient should not exceed 12%, conditions (4), (5) and (6) being imposed to ensure the provision of an adequate and safe vehicular access; and

(7)      that prior to the commencement of work on site, details of measures to control obstructive on street parking on Crescent Street in the vicinity of Cartsdyke Church shall be submitted to and approved in writing by the Head of Planning Services. The measures approved shall be implemented prior to the occupation of the last flat on site, to prevent obstructive and dangerous parking to the prejudice of road safety.

(e)

Proposed Shop Unit:

18-24 West Blackhall Street, Greenock (IC/05/036R)

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

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(2)      that no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Services, development thereafter shall proceed utilising the approved materials unless approval is given to any alternatives, to ensure materials compatible with this part of West Blackhall Street.

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(f)

Proposed Erection of 36 Flats:

55 Kelly Street, Greenock (IC/04/452R)

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 no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Service in writing: development shall thereafter proceed utilising the approved materials unless permission is given to any alternatives, to ensure a materials choice compatible with this part of Greenock;

(3)      that no development shall commence until a detailed design of the road geometry and drainage system in accordance with the Council’s Roads Development Guidelines and guidance relating to Sustainable Urban Drainage have been submitted to and approved by the Head of Planning Services in consultation with the Head of Transportation and Roads Service;

(4)      that none of the flats shall be occupied until the parking layout shown on docquetted drawing 14404/3R-3 has been completed, conditions (3) and (4) being imposed in the interests of road safety on Kelly Street;

(5)      that surface water shall be treated in accordance with the principles of the Sustainable Urban Drainage Design Manual for Scotland & Northern Ireland published by CIRIA in March 2000;

(6)       that prior to the commencement of development the applicant shall submit for the approval of the Head of Planning Services in consultation with SEPA a risk assessment (as described in PAN 33) to determine if contaminants are or are likely to enter controlled waters;

(7)      that site investigation and (if necessary) remediation works shall be carried out to ensure that site conditions do not constitute contaminated land as defined under Part 11A of the Environmental Protection Act 1990; and

(8)      that prior to the commencement of development the applicant shall submit for the approval of the Head of Planning Services in consultation with the Head of Environmental and Consumer Services an investigation of soil gas levels, including within the areas of existing structures to determine whether they are a possible contaminant source.  In the event that contamination is found details of the method of remediation shall also be submitted for the prior approval of the Head of Planning Services in consultation with the Head of Environmental and Consumer Services, conditions (5) - (8) being imposed to comply with the requirements of SEPA and to prevent harm from any contamination on site.

(g)

Proposed Change of Use, Alterations and Extension of Former Store to a House:

Papermill Road, Overton, Greenock (IC/04/230R)

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;

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(2)      that no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Services, development thereafter shall proceed utilising the approved materials unless approval is given to any alternatives, to ensure a choice of materials compatible with the site within Clyde Muirshiel Regional Park and to accord with the requirements of PPAN5 in the Inverclyde Local Plan First Review Final Draft 2002;

(3)      that no development shall commence until fully detailed tree protection measures in accordance with BS5837 have been submitted to and approved by the Head of Planning Services in writing: the tree protection measures shall be maintained in place for the duration of the site works, to ensure that the mature trees within the site are retained and to accord with the requirements of ‚SNH;

(4)      that no development shall commence until a flood risk assessment has been submitted to and approved by the Head of Planning Services in consultation with the Head of Transportation & Roads Service;

(5)      that there shall be no works to the Greenock Cut or any of its supporting embankment within the site without the prior written approval of the Head of Planning Services in consultation with the Head of Transportation & Roads Service;

(6)      that the approved garage shall be set back a minimum of 6.0m from Papermill Road, the driveway gradient shall not exceed 10% and shall be surfaced: details of same being submitted for the prior written approval of the Head of Planning Services in consultation with the Head of Transportation & Roads Service, conditions (4), (5) and (6) being imposed in the interest of road safety on Papermill Road and the surrounding road network;

(7)      that no development shall commence until a survey to determine the presence of bats within the site has been submitted to and approved by the Head of Planning Services in consultation with SNH: in the event that bats are found SNH should be contacted to determine the requirements for a Scottish Executive Licence;

(8)      that all tree and shrub clearance works shall be carried out outwith the main bird breeding season of March to June inclusive, conditions (7) and (8) being imposed to accord with the requirements of SNH; and

(9)      that any contamination discovered during the site works shall be notified to the Head of Planning Services in consultation with the Head of Environmental & Consumer Services, to prevent harm from pollution from the former paper mill adjacent to the site.

(h)

Creation of Development Platform for School Use with Access Road Infrastructure:

Brachelston Street/Inverkip Road, Greenock (IC/05/188)

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

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After discussion, Councillor Forbes moved that planning permission be granted subject to the conditions detailed in the report.   As an amendment, Councillor Roach moved that planning permission be refused (1) as the proposal could have an adverse impact on the safety of school pupils entering and exiting the site as a result of the heavy trafficked roads bounding the site; and (2) as the proposal would be likely to cause road traffic congestion, resulting in a loss of amenity to those residing in the vicinity.  On a vote, 2 Members voted for the amendment and 5 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.

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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; and

(2)      that prior to the commencement of works on the site, full details shall be submitted to and approved in writing by the Head of Planning Services of the extent of the development platform and the materials to be used in its construction, to allow for fuller assessment of the visual impact of the development platform.

(i)

Creation of Development Platform for School Use with Access Road Infrastructure:

Auchmead Road, Norfolk Road, Cumberland Walk/Court, Greenock (IC/05/189)

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 McCormick moved that planning permission be refused (1) as the proposal would have an adverse impact  on road safety and may prejudice the safety of school pupils; and (2) as the proposal may result in the loss of Larkfield Community Centre.   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 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 prior to the commencement of works on the site, full details shall be  submitted to and approved in writing by the Head of Planning Services of the extent of the development platform and the materials to be used in its construction, to allow for fuller assessment of the visual impact of the development platform.

(j)

Creation of Development Platform for School Use with Access Road Infrastructure:

Cumberland Road, Inverkip Road, Auchmead Road, Greenock (NI/05/008)

The report recommended that as the application is contrary to the Local Plan and is the subject of objection from Sportscotland, it be referred to the Scottish Ministers in terms of the Town & Country Planning (Notification of Applications) (Scotland) Direction 1997 recommending that planning permission be granted.

After discussion, Councillor Forbes moved that the application be referred to the Scottish Ministers recommending that planning permission be granted as detailed in the report.  As an amendment, Councillor McCormick moved that planning permission be refused as the proposed access to the site from Cumberland Road would introduce additional traffic on to a road which is already heavily trafficked and where there is a high level of on street parking.   On a vote, 1 Member voted for the amendment and 6 for the motion which was declared carried.

Decided: that as the application is contrary to the Local Plan and is the subject of objection from Sportscotland, it be referred to the Scottish Ministers in terms of the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997 recommending that planning permission be granted.

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(k)

Formation of Extension together with Refurbishment of School:

St Joseph’s Primary School, Wren Road, Greenock (NI/05/004)

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

(l)

Proposed Change of Use of Class 4 Factory to Bus Depot:

Former Chicony Factory, Larkfield Industrial Estate, Greenock (IC/05/123)

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 no activities shall be carried out at the application site which result in a noise meaKsurement in excess of 35dBa at the housing in Banff Road between the hours of 2300 and 0700, to prevent noise nuisance to the residents of Banff Road;

(3)      that an oil interceptor shall be provided at a point prior to the connection to the public sewer before the bus depot is brought into operation, details of same being submitted for the prior written approval of the Head of Planning Services in consultation with Scottish Water and SEPA;

(4)      that all foul drainage from the washbay, refuelling area and maintenance area shall be connected to the public sewer prior to the bus depot being brought into operation, details of same being submitted for the prior written approval of the Head of Planning Services in consultation with SEPA; and

(5)      that the operation of the bus depot shall adhere to SEPA Pollution Prevention Guidelines 02, 03, 08 and 19, conditions (3), (4) and (5) being imposed to prevent pollution and to comply with the requirements of Scottish Water and SEPA.

(m)

Replacement of Roof Covering and Installation of Rooflights:

107 & 107A Eldon Street, Greenock (IC/05/007)

The report recommended (1) that planning permission for the installation of rooflights be refused for a number of reasons and (2) that, as the re-slating of the roof is acceptable, no enforcement action be taken in this regard.

Decided:

(1)      that consideration of the application for the installation of rooflights be continued to allow the Head of Planning Services to have discussion with the applicants with a view to the applicants agreeing to install conservation grade rooflights and that, subject to agreement on the rooflights to be installed, authority be delegated to the Head of Planning Services to grant planning permission; and 

(2)      that, as the re-slating of the roof is acceptable, no enforcement action be taken in this regard.

(n)

Formation of Screened Balcony and Access Door:

45 Albert Road, Gourock (IC/05/106)

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; and

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(2)      that before the development hereby permitted starts, full details and samples of all materials to be used shall be submitted to and approved by the Head of Planning Services, to ensure the proposed materials are acceptable in the interest of visual amenity.

(o)

Erection of Dwellinghouse:

Cambridge Avenue, Gourock (IC/05/051)

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 details showing 3 off street parking spaces within the application site shall be submitted to and approved by the Head of Planning Services prior to the commencement of work on site;

(5)      that work to provide 3 alternative off street parking spaces for 26 Cambridge Avenue must be completed prior to work commencing on site, conditions (4) and (5) being imposed to ensure provision of off street parking in accordance with the Council’s Roads Development Guidelines;

(6)      that work to upgrade the section of Cambridge Avenue to adoptable standard as shown on drawing titled “Plan Indicating Section of Road As Adopted and Unadopted” must be completed to the satisfaction of the Head of Planning Services, in consultation with the Head of Transportation and Roads Service, prior to the occupation of the dwellinghouse hereby permitted, to ensure the provision of an adequate and safe vehicular access; and

(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)       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; and

(iv)     programme for completion;

to ensure the provision of an appropriate landscape scheme.

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(p)

Formation of Rear Extension to Dwellinghouse:

47 Doune Gardens, Gourock (IC/05/140)

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Decided:  that planning permission be granted.

(q)

Erection of 18 metre High Lattice Tower together with 4 Antennae, 2 Dishes, Equipment Cabinets, Palisade Fence and Ancillary Works:

Gourock Golf Club, Cowal View, Gourock (IC/05/091)

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 County Planning (Scotland) Act 1997;

(2)      that in the event that the 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 protect the quality and character of the golf course and the greenbelt;

(3)      that  development shall not be commenced until such time as it has been demonstra/ted 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 Gourock Golf Course;

(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; and

(6)      that the site shall not be illuminated by lighting without the prior approval of the Head of Planning Services, conditions (3) - (6) being imposed to minimise the level of visual intrusion and protect the quality and character of the golf course and the greenbelt. 

(r)

Construction of Garden Room and Bedroom:

11 Edinburgh Drive, Gourock (IC/05/099)

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

(1)      that the development to which this permission relates must be begun within five years from the date of this permission, to comply with Section 58 of the Town and Country Planning (Scotland) Act 1997; and

(2)      that the railing to the first floor patio door shall be installed prior to work commencing on the extension herein approved, to prevent the roof being used as a balcony and in the interests of safety.

(s)

Proposed Erection of House:

Point Place, Main Street, Inverkip (IC/04/181R)

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;

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(2)      that no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Service in writing, development shall thereafter proceed utilising the approved materials unless the Head of Planning Services gives his prior approval to any alternatives;

(3)      that the render finish shall be a wet applied type, a sample panel of which shall be provided on site and approved in writing by the Head of Planning Services prior to the commencement of work on site;

(4)  that the windows shall be timber sash and case style units with a stepped profile, conditions (2), (3) and (4) being imposed to ensure that the finished house is sympathetic to the built form of Inverkip Conservation Area; and

(5)  that the house shall not be occupied until a footway with a crossover designed in accordance with the Council’s Roads Guidelines has been formed across the site frontage, in the interest of road safety on Main Street.

(t)

Proposed Formation of Quad Bike Area with Associated Access and Car Parking:

Kellybank Cottage, Wemyss Bay (IC/04/432)

The report recommended that planning permission be refused as the proposal would introduce noise to a countryside location, detrimental to the residential amenity of nearby houses and to individuals making recreational use of the location within the West ‚Renfrew Hills and the Clyde Muirshiel Regional Park.

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 Act 1997;

(2)      that no more than 10 quad bikes shall be operated within the site at any time;

(3)      that the use hereby permitted shall not operate outwith the hours of 10 am to 8 pm daily, conditions (2) and (3) being imposed to prevent noise nuisance to nearby houses and other recreational users in the Clyde Muirshiel Regional Park;

(4)      that the quad bikes shall not be operated until details of a course, limiting activities to the southern point of the site and avoiding wet and marshy areas, has been submitted to and approved by the Head of Planning Services in consultation with SEPA: use of the site shall thereafter be in accordance with the approved course unless the Head of Planning Services gives prior written approval to any variation;

(5)      that the quad bike course shall not be brought into operation until the site has been cleared of non native and invasive rhododendron, conditions (4) and (5) being imposed in the interests of nature conservation and to comply with the requirements of SNH;

(6)      that no development shall commence until details of foul drainage, watercourse protection, refuelling and fuel/oil storage have been submitted to and approved by the Head of Planning Services in consultation with SEPA and implemented thereafter, to prevent harm from pollution and to comply with the requirements of SEPA;

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(7)      that no development shall commence until landscaping details to soften the impact of the car park have been submitted to and approved by the Head of Planning Services: the approved scheme of landscaping shall thereafter be implemented in the first available planting season 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 approval to any alternative, to minimise landscape impact.

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(u)

Proposed Erection of 2 Townhouses:

South Lodge, Greenock Road, Wemyss Bay (IC/05/111)

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 no development shall commence until samples of all external materials have been submitted to and approved by the Head of Planning Services: development shall thereafter proceed utilising the approved materials unless the Head of Planning Services gives his prior written approval to any alternatives, to ensure a choice of materials compatible with this part of Wemyss Bay;

(3)      that visibility splays shall be provided on each side of the junction of Wemyss Bay Road and Greenock Road (A78).  These splays are the areas of ground defined by a line 2.4 metres (minimum) measured along the centreline of the access (the “x” dimension) from the nearside edge of the trunk road; a line 90 metres (minimum) long measured along the nearside edge of the trunk road from the centreline of the access (the “y” dimension) and a straight line joining the termination of these two lines.     In a vertical plane nothing shall obscure visibility measured from the driver’s eye height of between 1.05 metres and 2.00 metres positioned at the “x” dimension to an object height of between 0.26 metres and 1.05 metres anywhere along the “y” dimension, to ensure that the drivers of vehicles leaving the site are able to see and be seen by vehicles on the trunk road and can join the traffic stream safely; and                                                        ú

(4)      that there shall be no drainage connections to the trunk road drainage system, to ensure the efficiency and integrity of the trunk road drainage system is not reduced.

(v)

Demolition of No-Fines Concrete Walls, Associated Steel Bracing and Stone Plinth on Disused Platform:

Wemyss Bay Railway Station, Wemyss Bay (LB/05/001)

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 16 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997;

(2)      that before the development hereby permitted is begun, a new parking layout plan shall be submitted showing the relocation of car parking spaces from within the station building to land outwith it; and

(3)      that upon completion of removal of the wall hereby permitted, the parking layout approved in terms of condition (2) above shall be brought into use within one month and parking within the station building shall cease, conditions (2) and (3) being imposed to ensure that the benefits to the interior of the railway station of relocation of the parking spaces are achieved.

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PLANNING APPEAL - 172 DUNLOP STREET, GREENOCK

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There was submitted a report dated 9 May 2005 by the Head of Planning Services advising that following the decision of the Committee at the meeting held on 6 April 2005 to refuse planning permission for the change of use of the former video shop to a Class 2 use to be occupied as a licensed betting office at 172 Dunlop Street, Greenock (IC/05/022), an appeal against the refusal of planning permission had been made to the Scottish Ministers.

Noted

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ADVERTISEMENT APPEAL - PULLMAN TAVERN, LOCHWINNOCH ROAD, KILMACOLM

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There was submitted a report dated 23 May 2005 by the Head of Planning Services advising that following the decision of the Committee at the meeting held on 5 January 2005 to refuse advertisement consent for the erection of signage at The Pullman Tavern, Kilmacolm (CA/04/043R) 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