289

 

 

PLANNING & TRAFFIC MANAGEMENT COMMITTEE -  4 OCTOBER 2006

 

Planning & Traffic Management Committee

 

 

 

 

 

Wednesday 4 October 2006 at 3.00 pm

 

 

 

 

 

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

 

 

 

 

 

Chair:  Councillor Forbes presided.

 

 

 

 

 

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

 

 

 

 

 

Apologies: Councillor Stewart.

 

 

 

 

 

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

 

 

 

 

 636

PLANNING APPLICATIONS SUBMITTED FOR CONTINUED CONSIDERATION

636

 

 

 

 (a)

Formation of Parking Area and Erection of a Garden Shed:

9 Minto Street, Greenock (IC/06/220)

 

 

 

Decided:

 

 

 

 

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

 

 

(3) that details of the proposed parking area construction be submitted to and   approved by the Head of Planning Services prior to the commencement of work on site, and that the work shall be implemented in full prior to the parking area coming into use, for the avoidance of doubt the first 2 metres of driveway length from the roads boundary shall be formed in impervious material, in the interests of road safety to prevent the overspill of water or loose materials onto the public road.

 

 

(b)

Alterations to Dwellinghouse:

Dalliefour, Barclaven Road, Kilmacolm (IC/06/252)

 

 

 

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 no permission is granted for the occupation of the bedsit as a separate residential unit, as the creation of a further residential unit may result in an intensification of the use of the property, resulting in additional traffic generation, to the detriment of road safety on Barclaven Road.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  637

PLANNING APPLICATIONS

 

          637

 

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)

Proposed Residential Development (in outline):

Levan Farm, Gourock (IC/01/03)

 

 

 

The Head of Planning Services advised the Committee that the reference to the number of representations should be forty four rather than fifty four as stated in the report.

 

 

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 under mentioned matters hereby  reserved before any development is commenced:

 

 

(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 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 may be 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 shall proceed substantially in accordance with Landscape                          Strategy Plan 600.362.100D and Levan Farm Master Plan 5458/PR/2002                       Revision B.  

 

 

The above plans shall be amended to incorporate -

 

 

(a) the recommendations of a golf course architect to be appointed by the applicant to advise on what landscaping or other measures should be incorporated into any reserved matters application for that part of the development which lies adjacent to the golf course, the said recommendations of the golf course architect shall be submitted for the written approval of the Head of Planning services prior to the commencement of work on site and implemented prior to the occupation of any houses identified by the golf course architect as being likely to be affected by stray golf balls;

 

 

(b)      (b) the provision of a public access route along the line of Levan Burn, details of which shall be submitted to and approved by the Head of Planning Services prior to the commencement of work on site, to ensure the provision of a quality setting for the housing layout, to prevent the use of Gourock Golf Course being curtailed and to ensure compliance with the Council’s Strategic Core Path Network; and

 

 

 

  637

(c) the provision of public access routes from within the site to the countryside adjoining the southern and western boundaries, details of which shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of work on site;

637

 

 

 

 

(5) that no development shall commence until all of the road network within Levan Farm Phase 1 constructed by Cala Homes, Persimmon Homes and Charles Church and including the link road for emergency vehicles between Finbracken Drive and Tantallon Avenue has been adopted by Inverclyde Council, to ensure that the development is accessed by publicly adopted and maintained roads and is provided with a publicly adopted and maintained alternative link road for emergency vehicles as required by Outline Planning  Permission IC/95/35;

 

 

   

 

 

 

(6) that development shall be executed in accordance with the Key Mitigation Recommendations of Ironside Farrar’s Bat & Bird Impact Assessment November 2005, to comply with the requirements of SNH and in the interests of nature conservation;

 

 

(7) that no development shall commence until flood attenuation proposals have been submitted to and approved in writing by the Head of Planning Services in                        consultation with SEPA: development thereafter shall proceed in accordance                  with the approved flood attenuation measures, to prevent harm from flooding outwith the site and to accord with the requirements of SEPA;

 

 

 

 

 

 

(8)                                                                                                                                        that no development shall commence until noise attenuation proposals to protect  the industrial development at Faulds Park from noise complaints have been                    submitted to and approved in writing by the Head of Planning Services in                        consultation with the Head of Environmental & Consumer Services, the                         approved scheme of noise attenuation shall be completed prior to any houses                being occupied, to prevent industrial operations at Faulds Park being curtailed by noise                           complaints;

 

 

 

 

 

 

(9) that the site shall be landscaped substantially in accordance with the Landscape Strategy Plan 600.362.100D as amended by the requirements of condition (4) and shall incorporate an equipped play area in accordance with the Levan Farm Master Plan 5450/PR/2002, the approved scheme of planting and play area shall be completed within 3 years of the development commencing;

 

 

(10) that no development shall commence until details of the future maintenance of the approved landscaping and play area scheme have been submitted to and approved by the Head of Planning Services in writing;

 

 

(11) that no development shall commence until the applicant has lodged with the Council a bond to cover the cost of the implementation of the approved landscaping and play area scheme, the value of the bond to be agreed in writing with the Head of Planning Services, conditions (9)-(11) being imposed to ensure the provision of a sustainable and quality landscaping and play  areas scheme;

 

 

(12) that no development shall commence until samples of all external materials have been submitted to and approved in writing 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 continuity of building materials;

 

 

(13) that the development shall contain no more that 150 houses and shall be designed in accordance with the Council’s Planning Practice Advice Note No.3, to ensure the provision of a quality and low density development and to accord with Schedule 7.1 in the 2005 Inverclyde Local Plan; and

 

 

(14)  that details of any areas proposed for exclusion from statutory access rights, and the justification for this, shall be submitted to and approved in writing by the Head of Planning Services prior to the commencement of work on site, to assist in the implementation of the Land Reform Act.

 

 

   

  637

(b)

Erection of a 1.8 metre high Garden Fence (in retrospect):

9 Reservoir Road, Gourock (IC/06/293)

 

637

 

Decided:  that planning permission be granted.

 

 

 

 

 (c)

Proposed Erection of 20 Flats:

Inverkip Road, Greenock (IC/06/136)

 

   

 

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

 

 

After discussion, Councillor Hunter moved that planning permission be granted subject to the conditions detailed in the report.  As an amendment, Provost Rebecchi moved that planning permission be refused as (1) the proposal would generate additional traffic to the detriment of road safety on an already busy road; (2) the number of flats proposed would result in over development of the site; and (3) the level of car parking is insufficient for the numbering of flats proposed.   On a vote, one Member voted for the motion and five for the amendment which was declared carried.

 

 

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

 

 

(1) as the proposal would generate additional traffic to the detriment of road safety on an already busy road;

 

 

(2) as the number of flats proposed would result in over development of the site; and

 

 

(3) as the level of car parking is insufficient for the number of flats proposed.

 

 

 

 

(d)

Proposed Erection of 11 Houses:

Earnhill Road, Greenock (IC/06/183)

 

 

 

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 of the date of this permission, to comply with Section 58 of the Town & Country Planning (Scotland) Act 1997;

 

 

(2) that no development shall commence until a drainage impact assessment has been submitted to and approved in writing by the Head of Planning Services in consultation with the Head of Transportation & Roads Service, any requirements arising from the approved drainage impact assessment shall be completed prior to any of the houses being occupied, to prevent harm from flooding;

 

 

(3) that a footway shall be provided to link from the development into the existing footway on Fife Road and a designated crossing point provided on Earnhill Road prior to any of the houses being occupied and all subject to the prior written approval of the Head of Planning Services in consultation with the Head of Transportation & Roads Service, in the interests of road safety on Earnhill Road;

 

 

(4) that all foul drainage shall be connected to the public sewer and surface water treated in accordance with the principles of the SUDS Manual for Scotland & Northern Ireland;

 

 

 

 

 

(5) that no development shall commence until the written approval of the Head of Planning Services in consultation with the Head of Environmental & Consumer Services is given to an environmental risk assessment and, if required, an appropriate remediation strategy is submitted by the applicant;

   

 

 

 

 

(6) that no houses shall be occupied until any remedial works required as a result of the remediation strategy have been completed. Any significant variation of contamination and/or ground conditions that consequently require the development of, or changes to, the remediation strategy shall be submitted to and agreed in writing by the Head of Planning Services in consultation with the Head of Environmental & Consumer Services;

 

 

 

  637

 

 

 

(7) that no houses shall be occupied until a completion report and certificate in respect of the remediation strategy have been submitted to and approved in writing by the Head of Planning Services in consultation with the Head of Environmental & Consumer Services, conditions (4)-(7) being imposed for the protection of human health, water environment, property and ecosystems; and

637

 

 

   

 

 

 

 

 

 

 

(8)  that no development shall commence until samples of all external materials have been submitted to and approved in writing 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 continuity of building materials in this part of Greenock.                                                                                       

 

 

 

 

 

(e)

Proposed Installation of Flues:

16 Grey Place, Greenock (IC/06/304)

 

 

 

Councillor Snoddy was present as Ward Councillor and with consent spoke on the matter.

 

 

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 the flues shall be painted in a colour, to be submitted for the prior written approval of the Head of Planning Services, within one month of their erection, to ensure a continuity of colour with the rendered wall to which the flues are to be affixed and in the interests of visual amenity.

 

 

(f)

 

 

Proposed Erection of 10 Houses:

Chapelton, Birkmyre Avenue, Port Glasgow (IC/06/237R)

 

 

 

 

 

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

 

 

(1) that the development hereby approved shall be begun within 5 years from the date of this permission, to comply with Section 58 of the Town & 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 in writing, 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 continuity of materials in this part of Port Glasgow;

 

 

(3) that no development shall commence until a fully detailed landscaping scheme has been submitted to and approved in writing by the Head of Planning Services;

 

 

(4) that the approved landscaping scheme shall be implemented in the first planting season following completion of the development and any specimens which in the subsequent 5 years die, become diseased or are damaged shall be replaced in the next planting season with a similar specimen unless the Head of Planning Services gives his prior written approval to any alternatives, conditions (3) and (4) being imposed to ensure the provision of a sustainable and quality landscape setting for the development; and

 

 

(5) that none of the houses and flats shall be occupied until the approved parking layout detailed in docquetted drawing 0604-05c has been completed, to prevent obstructive parking on Birkmyre Avenue.

 

 

 

 

  637

(g)

(g)

Construction of a Bungalow:

Parkhill Farm, Old Greenock Road, Port Glasgow (IC/06/201)

 

637

 

 

 

 

 

 

Decided:   that, subject to a Section 75 Agreement in terms of the Town and Country Planning (Scotland) Act 1997 being concluded, restricting occupancy of the dwellinghouse to a person actively engaged in the equine business at Parkhill Farm and revoking the existing planning permission for a dwellinghouse on the adjacent site, planning permission be granted subject to the following conditions:-

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

(2) that samples of the facing materials to be used on the dwellinghouse hereby permitted shall be submitted to and approved in writing by the Head of Planning Services prior to their use, to ensure the finished appearance is appropriate to a countryside setting; (3) that all surface water drainage from the site shall be treated in accordance with the principles of the sustainable urban drainage systems and manual for Scotland and Northern Ireland (CIRIA 2000), to protect adjacent properties from the effects of flooding, and

(4) that the landscaping shown on plan 640.LA2 shall be completed within one year of occupation of the dwellinghouse hereby permitted, in the interests of visual amenity.

 

 

 

   

   

  638

 

PLANNING APPEAL – RAMADA JARVIS HOTEL,  CLOCH ROAD, GOUROCK

 

638

 

There was submitted a report by the Head of Planning Services advising that following the decision of the Committee at the meeting held on 1 March 2006 to refuse outline planning permission for the redevelopment of the site of the Ramada Jarvis Hotel, Cloch Road, Gourock (IC/05/340) and outline planning permission for the development of the tennis courts to the west of the Ramada Jarvis Hotel (IC/05/436), appeals against the refusal of planning permission had been made to the Scottish Ministers.

 

 

Noted

       

 

 

 

   639

 

PLANNING APPEAL – 65C UNION STREET, GREENOCK

639

 

 

 

 

There was submitted a report 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 for the installation of replacement windows at 65C Union Street, Greenock (IC/06/028), an appeal against the  refusal of planning permission had been made to the Scottish Ministers.

Noted

 

      

 

 

 

 

 

 

 

 

PLAN-04OCT06