Planning & Traffic Management Committee

Wednesday 11 January 2006 at 3.00 pm

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

Chair:  Councillor Forbes presided.

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

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

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PLANNING APPLICATIONS SUBMITTED FOR CONTINUED CONSIDERATION

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(a)

Residential Development (in outline):

Site of Ramada Jarvis Hotel, Cloch Road, Gourock (IC/05/340)

There was submitted a report dated 14 December 2005 by the Head of Planning Services on an outline application by A B Hamilton for residential development at the site of the Ramada Jarvis Hotel, Cloch Road, Gourock (IC/05/340), consideration of which had been continued from the meeting held on 7 December 2005.

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

Decided:  that consideration of the application be continued to allow the Head of Planning Services an opportunity to assess a statement from the applicant which had been received by a number of Elected Members.

(b)

Site 1 - Housing Development (in outline):

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

Site 2 - Housing Development (in outline):

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

There was submitted a report dated 9 December 2005 by the Head of Planning Services on outline applications by Ecos Construction for housing development comprising 48 dwellings at Drumfrochar Road/Mearns Street, Greenock (IC/04/304) and housing development at Drumfrochar Road/Upper Lynedoch Street, Greenock (IC/04/305), consideration of which had been continued from the meeting of the Inverclyde Council held on 2 December 2004.

Decided:

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

(1)      as the proposal  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;

(2)      as the proposal is in a location identified for business, industrial and other employment generating developments in Policy B2 of the Inverclyde Local Plan, First Review, Final Draft; and

(3)      as the proposal will have an adverse impact on the supply of land for business, industrial and employment generating development and, as such, is un–acceptable with reference to Policy B10 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 proposal 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;

(2)      as the proposal is in a location identified for business, industrial and other employment generating development in Policy B2 of the Inverclyde Local Plan, First Review, Final Draft; and

(3)      as the proposal will have an adverse impact on the supply of land for business, industrial and employment generating development and, as such, is unacceptable with reference to Policy B10 of the Inverclyde Local Plan, First Review, Final Draft.

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PLANNING APPLICATIONS

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

(a)

Formation of Timber Decking and Erection of 1.8 metre high Timber Screen

(in retrospect):

11 Fir Terrace, Gourock (IC/05/418)

Decided:  that planning permission be granted subject to the condition that the proposed side screen shall be erected within 28 days of the date of this approval, to prevent direct overlooking from the decking of the adjacent rear garden at 12 Fir Terrace.                                                                                                                 

(b)

Variation to Condition 3 of Planning Permission IC/03/470 to allow

Hot Food Take Away to Open Until 22.00 hours seven days per week:

44 Murdieston Street, Greenock (IC/05/423)

Decided:  that planning permission be refused as the proposed increase in hours of operation beyond 21.00 hours would have a detrimental impact on the established amenity of the nearby residential properties by virtue of the potential generation of noise, disturbance and nuisance.

(c)

Mixed Use Development, Associated Car Parking and Landscaping, etc (in outline):

Victoria and East India Harbours, Greenock (IC/05/245)

Infilling of Finger Dock, Partial Infilling of Dry Dock at East India Harbour,

Construction of New Pedestrian Bridge over Entrance to Scotts Basin, etc:

Victoria and East India Harbours, Greenock (IC/05/309)

During the course of discussion, Members noted that separate legal discussions were to take place relative to the ease of removal of the pedestrian bridge over the entrance to Scotts Basin.

Decided:

(a)      that planning permission be granted in outline for application IC/05/245 subject to the following conditions:-

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(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:-

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

(b)      details of the access arrangements;

(c)      details of the landscaping; and

(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 development on the site shall follow the general guidance, including phasing, contained within the approved ADF Masterplan Design Guidelines Revision A, dated 9 September 2005, but shall comply with the specific amendments to the masterplan detailed below:

(a)      blocks shall be a maximum of 5 storeys with vertical features of not more than 6 storeys in key locations;

(b)      that the flatted block adjacent to Custom House shall not exceed the height of Custom House;

(c)      as viewed from the riverside, the proposed flatted dwellings shall be no closer to Custom House than the existing flatted dwellings to the west of Custom House;

(d)      no commercial building shall exceed two storeys in height;

(e)      that the “view corridor” between the flatted blocks shall be no less than 20 metres wide, and, between the commercial buildings, including between the flatted blocks and commercial buildings, no less than 40 metres wide;

(f)  that no retail unit or retail part of any unit, shall exceed 100 square metres;

to ensure an appropriate design, layout and environment is achieved, to control massing in the interests of visual amenity, to protect the setting of Custom House, to draw an appropriate relationship between the residential and commercial components of the development, to control the impact of retail developments and to ensure that views across the river are maintained for passers-by;

(5)      that details of the lighting within the site shall be submitted for the approval of the Head of Planning Services, after consultation with the Scottish Executive Enterprise, Transport and Lifelong Learning Department - Trunk Roads Network Management Division (SEETLLD-TRNMD);

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(6)      that adequate screening shall be provided between the road and the development to the satisfaction of the Head of Planning Services, after consultation with the SEETLLD-TRNMD, conditions (5) and (6) being imposed to ensure that there will be no distraction or dazzle to drivers on the trunk road and that safety of traffic on the trunk road will not be diminished;

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(7)      that there shall be no drainage connections to the trunk road drainage system, to ensure the efficiency of the existing drainage network is not affected;

(8)      that an entry and exit arrangement shall be clearly signed at all times, all to the satisfaction of the Head of Planning Services, after consultation with the SEETLLD-TRNMD, to ensure the movement of traffic and pedestrians is confined to the permitted means of access thereby lessening the danger of interference with the free flow of traffic on the trunk road;

(9)      that the residential element of the proposed development shall be limited to 288 flatted dwellings, to restrict the scale of the development to that assessed within the Clydeport Transportation Assessment, dated December 2004, and minimise interference with the safety and free flow of traffic on the trunk road;

(10)    that modifications to the existing A8(T) Rue End Street/Dellingburn Street traffic signal controlled junction (generally but not exactly as set out in DBA drawing 04005/SK/03 and titled “Proposed Access Layout”) shall be implemented in accordance with the plans approved by the Head of Planning Services, in consultation with the SEETLLD-TRNMD, prior to occupation of the development taking access from that junction;

(11)    that modifications to the existing A8(T) Rue End Street/Virginia Street traffic signal controlled junction (generally but not exactly as set out in DBA drawing 05078(09)01 and titled “Finishes Plan”) shall be implemented in accordance with the plans approved by the Head of Planning Services, in consultation with the SEETLLD-TRNMD, prior to occupation of the development taking access from that junction;

(12)    that modifications to form an exit only to the A8(T) Rue End Street (generally but not exactly as set out in DBA drawing 04005/SK/03 and titled “Proposed Access Layout”) east of the existing A8(T) Rue End Street/Dellingburn Street traffic signal controlled junction, shall be implemented in accordance with the plans approved by the Head of Planning Services, in consultation with the SEETLLD-TRNMD, prior to occupation of the development taking access from that junction, conditions (10), (11) and (12) being imposed to minimise interference with the safety and free flow of traffic on the trunk road, to ensure that the standard of access layout complies with the current standards and that the safety of the traffic on the trunk road is not diminished;

(13)    that a visibility splay shall be provided and maintained (within the applicant’s control) on each side of the proposed access such that there will be no obstruction to visibility above a height of 1.05 metres measured from the adjacent carriageway level (and/or the access road level) within the area defined below:

(a)      a line 4.5 metres long measured along the access road from the nearside edge of the trunk road carriageway;

(b)      a line 70 metres long measured along the nearside edge of the trunk road carriageway from the centre of the access road in both directions;

(c)      a straight line joining the terminations of the above two lines;

to ensure that drivers of vehicles leaving the site are enabled to see and be seen by vehicles on the trunk road carriageway and join the traffic stream safely, to ensure that vehicles exiting the development can undertake the manouevre safely and with minimum interference with the safety and free flow of traffic on the trunk road;

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(14)    that prior to the first of the dwellings in each building hereby permitted being occupied, the roads and footways serving the building shall be finished to sealed base course level;

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(15)    that prior to the last of the dwellings in each building hereby permitted being occupied, the roads and footways and parking bays serving the building shall be finished to final wearing course level;

(16)    that prior to each of the non-residential buildings hereby permitted being brought into use, the roads and Dfootways and parking bays serving those buildings shall be finished to sealed wearing course level, conditions (14),  (15) and (16) being imposed to ensure the provision of adequate pedestrian and vehicular access facilities for each stage of the development;

(17)    that notwithstanding the terms of condition (1) above, parking provision for the flatted dwellings hereby permitted shall be provided at the ratio of 1.65 spaces per 2/3 bedroom flat, unless a variation to this figure is agreed by the Head of Planning Services in association with the Head of Transportation & Roads Service, to ensure adequate parking provision for the flatted dwellings hereby permitted;

(18)    that a Drainage Impact Assessment shall be submitted to and approved in writing by the Head of Planning Services prior to the start of development on the site, to control drainage of water from the site to help prevent flooding;

(19)    that  prior to the commencement of any site works, a comprehensive contaminated land investigation shall be submitted to and approved in writing 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 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;

(20)    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;

(21)    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;

(22)    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;

(23)    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 within the site is dealt with;

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(24)    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;

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(25)    that all finished floor levels shall be a minimum of 5.5 metres above ordnance datum, to help ensure future site occupiers are protected from coastal flooding;

(26)    that in order to protect otters, details shall be submitted to and approved in writing by the Head of Planning Services prior to the start of development as to how the applicant intends to minimise disturbance near the shore areas and avoid obstructing or hindering any movement by otters along the Clyde Green Corridor, as proposed in the Environmental Statement;

(27)    that notwithstanding the terms of condition (26) above, a ledge or other place of shelter shall be provided at an appropriate location on the Harbour wall, to be agreed in writing with the Head of Planning Services, prior to the start of development;

(28)    that  in order to minimise disturbance or loss of habitat for the Black Guillemot, the following shall be observed during development of the site:

(a)      no work to be carried out in the docks during the bird breeding season;

(b)      birds shall be excluded through the removal of suitable habitats;

(c)      excessive disturbance shall be avoided in the larger docks during the bird breeding season;

(d)      a compensation habitat shall be created within the other harbour walls within the site;

(e)      all scrub and building habitat shall be removed outwith the breeding season;

(f)       building material or piles of debris shall not be left on the site during the bird breeding season;

conditions (26), (27) and (28) being imposed to ensure the protection of these species in the interests of promoting biodiversity; and

(29)      that before development starts, full details shall be submitted to and approved in writing by the Head of Planning Services of a management and maintenance scheme for all the hard and soft landscaped areas within the application site, to ensure that the appearance of the site is maintained to a standard appropriate to visual amenity;

(b)        that planning permission for application IC/05/309 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 on the site shall follow the general guidance, including phasing, contained within the approved ADF Masterplan Design Guidelines Revision A dated 9 September 2005, to ensure an appropriate design, layout and environment are achieved;

(3)      that details of the lighting within the site shall be submitted for the approval of the Head of Planning Services, after consultation with the Scottish Executive Enterprise, Transport and Lifelong Learning Department - Trunk Roads Network Management Division (SEETLLD-TRNMD);

(4)      that adequate screening shall be provided between the road and the development to the satisfaction of the Head of Planning Services, after consultation with the SEETLLD-TRNMD, conditions (3) and (4) being imposed to ensure that there will be no distraction or dazzle to drivers on the trunk road and that safety of traffic on the trunk road will not be diminished;

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(5)      that there shall be no drainage connections to the Trunk Road drainage system, to ensure the efficiency of the existing drainage network is not affected;

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(6)      that an entry and exit arrangement shall be clearly signed at all times, all to the satisfaction of the Head of Planning Services, after consultation with the SEETLLD-TRNMD,  to ensure the movement of traffic and pedestrians is confined to the permitted means of access thereby lessening the danger to the interference with the free flow of traffic on the trunk road;

(7)      that the residential element of the proposed development shall be limited to 288 flatted dwellings, to restrict the scale of the development to that assessed within the Clydeport Transportation Assessment dated December 2004 and minimise interference with the safety and free flow of traffic on the trunk road;

(8)      that modifications to the existing A8(T) Rue End Street/Dellingburn Street traffic signal controlled junction (generally but not exactly as set out in DBA drawing 04005/SK/03 and titled “Proposed Access Layout”) shall be implemented in accordance with the plans approved by the Head of Planning Services, in consultation with the ‚SEETLLD-TRNMD, prior to occupation of the development taking access from that junction;

(9)      that modifications to the existing A8(T) Rue End Street/Virginia Street traffic signal controlled junction (generally but not exactly as set out in DBA drawing 05078(09)01 and titled “Finishes Plan”) shall be implemented in accordance with the plans approved by the Head of Planning Services, in consultation with the SEETLLD-TRNMD, prior to occupation of the development taking access from that junction;

(10)    that modifications to form an exit only to the A8(T) Rue End Street (generally but not exactly as set out in DBA drawing 04005/SK/03 and titled “Proposed Access Layout”) east of the existing A8(T) Rue End Street/Dellingburn Street traffic signal controlled junction, shall be implemented in accordance with the plans approved by the Head of Planning Services, in consultation with the SEETLLD-TRNMD, prior to occupation of the development taking access from that junction, conditions (8), (9) and (10) being imposed to minimise interference with the safety and free flow of traffic on the trunk road, to ensure that the standard of access layout complies with the current standards and that the safety of the traffic on the trunk road is not diminished;

(11)    that a visibility splay shall be provided and maintained (within the applicant’s control) on each side of the proposed access such that there will be no obstruction to visibility above a height of 1.05 metres measured from the adjacent carriageway level (and/or the access road level) within the area defined below:

(a)      a line 4.5 metres long measured along the access road from the nearside edge of the trunk road carriageway;

(b)      a line 70 metres long measured along the nearside edge of the trunk road carriageway from the centre of the access road in both directions;

(c)      a straight line joining the terminations of the above two lines, to ensure that drivers of vehicles leaving the site are enabled to see and be seen by vehicles on the trunk road carriageway and join the traffic stream safely, to ensure that vehicles exiting the development can undertake the manouevre safely and with minimum interference with the safety and free flow of traffic on the trunk road; 

(12)    that a Drainage Impact Assessment shall be submitted to and approved in writing by the Head of Planning Services prior to the start of development on the site;

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(13)    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), conditions (12) and (13) being imposed to help minimise the risk of flooding;

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(14)    that prior to the commencement of any site works, a comprehensive contaminated land investigation shall be submitted to and approved in writing 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 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;

(15)      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;Ó

(16)    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;

(17)    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;

(18)    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 within the site is dealt with;

(19)    that in order to protect otters, details shall be submitted to and approved in writing by the Head of Planning Services prior to the start of development as to how the applicant intends to minimise disturbance near the shore areas and avoid obstructing or hindering any movement by otters along the Clyde Green Corridor, as proposed in the Environmental Statement;

(20)    that notwithstanding the terms of condition (18) above, a ledge or other place of shelter shall be provided at an appropriate location on the Harbour wall, to be agreed in writing with the Head of Planning Services, prior to the start of development;

(21)    that in order to minimise disturbance or loss of habitat for the Black Guillemot, the following shall be observed during development of the site:

(a)      no work to be carried out in the docks during the bird breeding season;

(b)      birds shall be excluded through the removal of suitable habitats;

(c)      excessive disturbance shall be avoided in the larger docks during the bird breeding season;

(d)      a compensation habitat shall be created within the other harbour walls within the site;

(e)      all scrub and building habitat shall be removed outwith the breeding season;

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(f)       building material or piles of debris shall not be left on the site during the bird breeding season;

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conditions (19), (20) and (21) being imposed to ensure the protection of these species in the interests of promoting biodiversity;

(22)    that before development starts, samples of all surface materials, handrails and lighting shall be submitted to and approved in writing by the Head of Planning Services, to allow for assessment of the quality of these items; and

(23)    that before development starts, full details shall be submitted to and approved in writing by the Head of Planning Services of a management and maintenance scheme for all the hard and soft landscaped areas within the application site. The approved scheme shall thereafter be implemented unless approval is given in writing by the Head of Planning Services for any variation, to ensure that the appearance of the site is maintained to a standard appropriate to visual amenity.

(d)

Residential Development (in outline):

Duchal Street/Auchenfoil Lane, Port Glasgow (IC/05/369)

The report recommend that planning permission be refused as the residential use of the site would jeopardise its future use for industry by reducing the supply of industrial and business land for both existing and new operators thus undermining the future viability and vitality of Port Glasgow Industrial Estate, as such the proposal is not in accordance with policies Ih and Ik of the Inverclyde Local Plan and Policies B1, B5, B6 and B10 of the Inverclyde Local Plan, First Review, Final Draft.

The Head of Planning Services referred to a letter from the applicant’s agents requesting that the application be continued to allow discussions to take place with a view to resolving the outstanding issues regarding industrial land supply and capacity.

Decided:  that planning permission be refused as the residential use of the site would jeopardise its future use for industry by reducing the supply of industrial and business land for both existing and new operators thus undermining the future viability and vitality of Port Glasgow Industrial Estate, as such the proposal is not in accordance with policies Ih and Ik of the Inverclyde Local Plan and Policies B1, B5, B6 and B10 of the Inverclyde Local Plan, First Review, Final Draft.

(e)

Residential Development (in outline):

Auchenleck Lane/Montrose Avenue, Port Glasgow (IC/05/370)

The report recommended that planning permission be refused as the residential use of the site would jeopardise its future use for industry by reducing the supply of industrial and business land for both existing and new operators thus undermining the future viability and vitality of Port Glasgow Industrial Estate, as such the proposal is not in accordance with Policies Ih, Ii and Ik of the Inverclyde Local Plan and Policies B1, B5, B6 and B10 of the Inverclyde Local Plan, First Review, Final Draft.

The Head of Planning Services referred to a letter from the applicant’s agents requesting that the application be continued to allow discussions to take place with a view to resolving the outstanding issues regarding industrial land supply and capacity.

Decided:  that planning permission be refused as the residential use of the site would jeopardise its future use for industry by reducing the supply of industrial and business land for both existing and new operators thus undermining the future viability and vitality of Port Glasgow Industrial Estate, as such the proposal is not in accordance with Policies Ih, Ii and Ik of the Inverclyde Local Plan and Policies B1, B5, B6 and B10 of the Inverclyde Local Plan, First Review, Final Draft.

(f)

Proposed Alterations to Roof to Form Dormer Openings with Balconies:

Fir Cottage, Glenmosston Road, Kilmacolm (IC/05/411)

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 & Country Planning (Scotland) Act 1997; and

(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 the Head of Planning Services gives his prior written approval to any alternatives, to ensure a choice of materials sympathetic to Fir Cottage and this part of the Kilmacolm Conservation Area.

(g)

Erection of Timber Decking (in retrospect):

Cottage 9, Quarriers Village (IC/05/408)

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

After discussion, Councillor Forbes moved that planning permission be refused for the reasons detailed in the report.   As an amendment, Councillor Hunter moved that planning permission be granted.   On a vote 1 Member voted for the amendment and 6 for the motion which was declared carried.

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

(1)      as the decking is detrimental to the visual and architectural integrity of the building and is not of a style that conserves the character of the Quarriers Village Conservation Area and, as such, is contrary to Policy DCm of the Inverclyde Local Plan and Policies HR10 and HR11 of the Inverclyde Local Plan, First Review, Final Draft; and  

(2)      as the decking, due to its failure to have proper regard to the architectural design of the house, is contrary to the advice set out in the Council’s Planning Practice Advice Note 15 on garden decking.