Planning & Traffic Management Committee

Wednesday 7 June 2006 at 3.00 pm

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

Chair:  Councillor Forbes presided.

In attendance:  Mr H McNeilly (for Solicitor to the Council), Head of Planning Services and Mr R Graham (Acting Head of Transportation and Roads Service).

Apologies: Councillor Fyfe.

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

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PLANNING APPLICATION SUBMITTED FOR CONTINUED CONSIDERATION

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Alterations and Extension to Dwellinghouse:

22 Carnoustie Avenue, Gourock (IC/06/026)

There was submitted a report dated 26 May 2006 by the Head of Planning Services on an application by Dr D Foster for alterations and extension to the dwellinghouse at 22 Carnoustie Avenue, Gourock (IC/06/026), consideration of which had been continued from the meeting held on 3 May 2006 for a site visit. 

Decided:  that planning permission be granted.

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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)

Erection of Double Garage, Entrance/Boundary Walls and Entrance Gates:

“West Knockbuckle”, Knockbuckle Lane, Knockbuckle Road, Kilmacolm (IC/06/108R)

Decided:  that planning permission be granted.

(b)

Construction of 88 Flats with Associated Car Parking and Landscaping:

Victoria and East India Harbours, Greenock (IC/05/458)

Construction of 10 Car Parking Spaces Including Associated Roadway and

Service Strips:

East India Harbour, Greenock (IC/06/167)

Decided:

(a) that planning permission be granted for application IC/05/458 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 the first of the flatted dwellings hereby permitted shall not be occupied until the works required by conditions (3)-(11) of planning permission IC/05/309 are carried out, to ensure that issues of concern to Transport Scotland in respect of the safe use of and connections to the trunk road are adequately addressed;

(3)      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;

(4)      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;

(5)      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;

(6)      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;

(7)      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;

(8)      that prior to the first of the dwellings in each building hereby permitted being occupied, the roads, footways and car parking spaces serving the building shall be finished to sealed base course level. Materials shall accord with the approved ADF Masterplan Design Guidelines Revision A, dated 9 September 2005;

(9)      that prior to the last of the dwellings in each building hereby permitted being occupied, the roads, footways and car parking spaces serving the building shall be finished to final wearing course level. Materials shall accord with the approved ADF Masterplan Design Guidelines Revision A, dated 9 September 2005, conditions (8) and (9) being imposed to ensure the provision of adequate pedestrian and vehicular access facilities for each stage of the development;

(10)  that a Drainage Impact Assessment and details of surface water drainage be submitted to and approved in writing by the Head of Planning Services prior to the start of development on the site;

(11)    that all surface water drainage from the site be treated in accordance with the principles of the sustainable urban drainage systems manual for Scotland and Northern Ireland (CIRIA 2000), conditions (10) and (11) being imposed to control drainage of water from the site to help prevent flooding;

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(12)    that planting of the soft landscaping areas shown on the approved plans be completed within one year of occupation of the last of the flatted dwellings hereby permitted.   Any plants that die, are removed, become damaged or diseased within five years of planting shall be replaced within the following year with others of a similar size and species.   For the avoidance of doubt the species mix shall accord with that approved under the terms of planning permission IC/05/309 in the interests of visual amenity and to ensure continuity in development of the site;

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(13)    that no development shall take place within the development site as outlined in red on the approved plan until the developer has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Head of Planning Services. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Head of Planning Services in agreement with the West of Scotland Archaeology Service, to allow for the recording and recovery of antiquity;

(14)    that samples of facing materials to be used be submitted and approved in writing by the Head of Planning Services before their use. Materials shall accord with the approved ADF Masterplan Design Guidelines Revision A, dated 9 September 2005, to allow for detailed assessment of the suitability of facing materials;

(15)    that before development starts, full details be submitted to and approved in writing by the Head of Planning Services of a management and maintenance scheme for all the soft and hard 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;

(16)    that an “as built” level survey is to be conducted on completion of construction of the flatted dwellings hereby permitted (or at a stage of the development to be agreed with the Head of Planning Services) to confirm that the safe access and egress routes conform to drawing no SK060522-02; and

(17)    that the safe routes referred to in condition (16) above are demonstrated to be included within the grounds management and maintenance (factoring) arrangements and that the route is appropriately signed, all prior to occupation of the first of the flatted dwellings hereby permitted, conditions (16) and (17) being imposed in the interests of public safety in the event of flooding; and

(b) that planning permission be granted for application IC/06/167 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 prior to the first of the dwellings permitted by planning permission IC/05/458 being occupied, the road, footways and car parking spaces hereby permitted be finished to sealed base course level.  Materials shall accord with the approved ADF Masterplan Design Guidelines Revision A, dated 9 September 2005; and

(3)      that prior to the last of the dwellings permitted by planning permission IC/05/458 being occupied, the road, footways and car parking spaces hereby permitted be finished to final wearing course level; materials shall accord with the approved ADF Masterplan Design Guidelines Revision A, dated 9 September 2005, conditions (2) and (3) being imposed to ensure the provision of adequate pedestrian and vehicular access facilities for each stage of the development.

(c)

Erection of Canopy (in retrospect):

The James Watt, 80-92 Cathcart Street, Greenock (IC/06/132 & LB/06/011)

Decided:  that planning permission and listed building consent be refused as the canopy structure is erected in a position which does not respect or take into account the architecture of the building and the design and materials are inappropriate to the detriment of the character and special architectural interest of the listed building; cumulatively, the extended canopy above the rear entrance and further associated works to the walling around the beer garden contribute to the erosion of the character and special architectural interest of the listed building.  As such the proposal is contrary to the guidance, the proposed extension would have an unacceptable impact on the character and special architectural interest of the listed building; as such the proposal is not in accordance with policy HR14 of the Inverclyde Local Plan 2005, Historic Scotland’s Memorandum of Guidance on Listed Buildings and Conservation Areas and NPPG 18.

(d)

Extension to Balcony:

5A Rosemount Place, Gourock (IC/06/024)

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 59 of the Town and Country Planning (Scotland)  Act 1997; and

(2)       that prior to the balcony being brought into use, details of the side screens shall be submitted to and approved by the Head of Planning Services in writing and shall be erected on site, the screens shall thereafter be retained in perpetuity, to ensure appropriate screens are put in place to eliminate any potential additional overlooking to neighbouring properties caused by the increase in size of the balcony.

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PLANNING APPEAL - 172B DUNLOP STREET, GREENOCK

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There was submitted a report dated 10 May 2006 by the Head of Planning Services advising that following the decision of the Committee at the meeting held on 5 April 2006 to refuse planning permission to change the use of a sunbed salon to a hot food takeway at 172B Dunlop Street, Greenock (IC/06/060), an appeal against the refusal of planning permission had been made to the Scottish Ministers.

Noted

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PLANNING APPEAL - CAIRNCURRAN COTTAGE, AUCHENFOIL ROAD, KILMACOLM

456

There was submitted a report dated 10 May 2006 by the Head of Planning Services advising that following the decision of the Head of Planning Services to refuse the Certificate of Lawful Existing Use for the erection of an agricultural workers house at Cairncurran Farm, Kilmacolm (CL/05/018) an appeal against the refusal had been made to the Scottish Ministers.

Noted