PLANNING DECISION NOTICE

Transcription

1 Page 1 of 10 PLANNING DECISION NOTICE Full Planning Permission GRANTED SUBJECT TO CONDITION(S) IN RESPECT OF APPLICATION 15/00010/DC Demolition of existing school and erection of new school, associated landscaping, all weather floodlit pitch and relocation of electrical sub-station. AT Broomhill Primary School 57 Edgehill Road Glasgow G11 7HZ AS SHOWN ON THE FOLLOWING APPROVED PLAN(S) AND IN CONDITION 01 AL (00)003 AL (00)004 AL (01)010 AL (01)020 AL (01)030 Roof Plan as Proposed AL (02)001 AL (02)002 AL (02)003 AL (02)004 AL (03)001 AL (03) A This consent is granted subject to the following condition(s) and reason(s): 01. The development shall be implemented in accordance with drawing number(s) AL (00)003; AL (00)004; AL (01)010; AL (01)020; AL (01)030; Roof Plan as Proposed; AL (02)001; AL (02)002; AL (02)003; AL (02)004; AL (03)001; AL (03)002; & A, as qualified by the undernoted condition(s), or as otherwise agreed in writing with the

2 Page 2 of 10 planning authority. Reason: As these drawings constitute the approved development. 02. Before any work on the site is begun, a comprehensive site investigation for ground contamination shall be submitted to and approved in writing by the planning authority. 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" (BS10175:2001). The investigation report shall include a risk assessment of all relevant pollutant linkages, as required by Planning Advice Note PAN 33 Revised 2000 Development of Contaminated Land. Where a risk assessment identifies any unacceptable risk or risks, it shall include a detailed remediation strategy. The approved remediation works shall be carried out prior to the commencement of development. Reason: To ensure the ground is suitable for the proposed development. 03. On completion of the approved remediation works (as appropriately required by Condition 02) and prior to occupation of the development, a verification report confirming that the works have been carried out in accordance with the approved remediation strategy shall be submitted to and approved in writing by the planning authority. Reason: To ensure the ground is suitable for the proposed development. 04. Noise from or associated with the completed development (the building and fixed plant) shall not give rise to a noise level, assessed with windows closed, within any dwelling or noise sensitive building in excess of that equivalent to Noise Rating Curve 35 between 0700 and 2200, and Noise Rating Curve 25 at all other times. Reason: To protect the occupiers of dwellings or noise sensitive buildings from excessive noise. 05. Before any work on the site is begun, a noise survey demonstrating the impact of the proposed development on dwellings/noise sensitive premises and carried out by a method agreed with the planning authority shall be submitted to and approved in writing by the planning authority. Where the survey predicts an adverse impact on residential/noise sensitive premises, details of mitigation measures shall be specified in the survey report. The approved mitigation measures shall be completed before the use of the development commences. Reason: To protect the occupiers of dwellings or noise sensitive buildings from excessive noise. 06. Before any work on the site is begun, a noise survey demonstrating the impact of the proposed sports pitch on dwellings/noise sensitive premises adjacent to the site shall be submitted to and approved in writing by the planning authority. Reference shall be made to the World Health Organisation Community Noise Guidelines, including those for outdoor living areas. The survey shall assume windows open for ventilation. Where the survey predicts an adverse impact on residential/noise sensitive premises, details of mitigation measures shall be specified in the survey report. The approved mitigation measures shall be completed before the use of the development commences. Reason: To protect the occupiers of dwellings or noise sensitive buildings from excessive noise. 07. Disposal of Cooking Odours/Fumes (a) (b) All cooking smells, noxious fumes or vapours from the premises shall be disposed of by means of a duct carried up the building and terminating at a point 1 metre above eaves level. The duct shall be free from any obstruction such as a plate, cowl, cap or any other deflection at its termination point. A ventilation and filtration system incorporating at least the following elements shall be installed and operational before the use commences. The elements to be included

3 Page 3 of 10 are: (i) Canopies - A canopy (or canopies) shall be located above all cooking appliances. (ii) (iii) (iv) Air Flow - The canopy face velocity shall be not less than 0.5 m/s. Primary Grease Filtration - Labyrinth (baffle) grease filters shall be installed within the canopy or canopies. Air Input - An air input system shall be provided by means of a pleated inlet filter, supplying clean filtered air equivalent to at least 80% 'make-up' of the extracted air. (c) (d) A maintenance/management scheme for the ventilation and filtration system, including all aspects referred to in (a) and (b) above shall be submitted to and approved in writing by the planning authority before the use commences and shall be implemented as approved for the duration of the use. Mechanical and electrical installations shall be arranged to ensure that the ventilation system is in operation during periods when the premises are open for the preparation and/or cooking of food. Reason: To protect local residents from nuisance resulting from the disposal of cooking odours. 08. Before any work on the site is begun, details of refuse and recycling storage areas and bins shall be submitted to and approved in writing by the planning authority. These facilities shall be completed before the development/the relevant part of the development is occupied. Reason: To ensure the proper disposal of waste and to safeguard the environment of the development. 09. With the exception of tree works detailed in the approved application, existing trees on the site shall not be lopped, topped, felled or removed without the prior written approval of the planning authority. Details of such trees and the proposed operations on each of them shall be submitted to the planning authority. Any proposals for felling or removal shall include proposals, including a programme, for replacement tree planting. Reason: To maintain the contribution of existing trees to the landscape quality and biodiversity of the area. 10. Before any work on the site is begun, a detailed plan which shows the location and details of a method of tree protection to comply with BS 5837:2012 Trees in relation to design, demolition and construction - Recommendations, shall be submitted to and approved in writing by the planning authority. The approved protection shall be in place prior to the commencement of any work on the site and shall be retained in place until completion of the development. Reason: To maintain the contribution of existing trees to the landscape quality and biodiversity of the area. 11. The minimum depth of topsoil shall be 150mm for grass areas, 450mm for shrub areas and 900mm for trees on clean subsoil free from builder's rubble and other deleterious materials. Topsoil shall be free from pernicious weeds and shall have a ph value of approximately 7.0. Reason: To ensure that favourable conditions are created for survival of the planting. 12. Before any work on the site is begun, a maintenance schedule for the landscaping scheme/open space, and details of maintenance arrangements, including the responsibilities of relevant parties, shall be submitted to and approved in writing by the planning authority. Reason: To ensure the continued contribution of the landscaping scheme/open space to the landscape quality and biodiversity of the area.

4 Page 4 of Any trees or plants which die, are removed or become seriously damaged or diseased within a period of five years from the completion of the development shall be replaced in the next planting season with others of similar size and species. Reason: To ensure the continued contribution of the landscaping scheme/open space to the landscape quality and biodiversity of the area. 14. Topsoil, subsoil and overburden shall be carefully stored in separate heaps so as to preclude mixing. Topsoil mounds shall not exceed 2 metres in height. Subsoil mounds shall not exceed 3 metres in height. Overburden mounds shall not exceed 6 metres in height. Topsoil, subsoil and overburden shall be re-laid over the site in their natural sequence. Reason: To ensure that favourable conditions are created for survival of the planting. 15. Before any work on the site is begun, a programme for the implementation/phasing of the landscaping in relation to the construction of the development shall be submitted to and approved in writing by the planning authority. Reason: To ensure that the landscaping of the site contributes to the landscape quality and biodiversity of the area. 16. Before any work on the site is begun, a scheme of landscaping shall be submitted to and approved in writing by the planning authority. The scheme shall include hard and soft landscaping works, boundary treatment(s), details of trees and other features which are to be retained, and a programme for the implementation/phasing of the landscaping in relation to the construction of the development. All landscaping, including planting, seeding and hard landscaping, shall be completed in accordance with the approved scheme. Reason: To ensure that the landscaping of the site contributes to the landscape quality and biodiversity of the area. 17. External materials shall be facing brick, concrete cladding and aluminium curtain walling. Samples shall be submitted to and approved by the Planning Authority in writing in respect of type, colour and texture. Written approval shall be obtained before the materials are used on site. Reason: In order to safeguard the property itself and the amenity of the surrounding area. 18. Before any work on the site is begun, details of hard landscaping treatments/materials, and all architectural lighting proposals shall be submitted to and approved in writing by the planning authority. Reason: To enable the Planning Authority to consider this/these aspect(s) in detail. 19. The sports pitch, hereby approved, shall be constructed and operational within two years of the commencement of development, unless otherwise agreed in writing with the planning authority in conjunction with SportScotland. Reason: To promote sports facilities in relation to this development. 20. The hours of operation for the sports pitch shall be seven days a week. Reason: In order to safeguard the amenity of the surrounding area. 21. Notwithstanding the submitted information, details of all proposed floodlighting in association with the proposed sports pitch shall be submitted for the written approval of the planning authority. The proposed floodlighting scheme shall demonstrate the impact of the floodlighting on sensitive buildings within the area and provide details of any/all mitigation measures which may be required. This information shall be submitted for approval prior to the installation of the lighting system. Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.

5 Page 5 of An amended layout shall be provided demonstrating an appropriate drop off / pick up area for school trip buses. Reason: In the interests of traffic safety at the locus. 23. Appropriate street lighting levels shall be maintained on Edgehill Road and Elmwood Avenue. Reason: In the interests of traffic safety at the locus. 24. A pedestrian guardrail shall be installed across the two pupil entrances on Edgehill Road and Elmwood Avenue. Reason: In the interests of pedestrian and vehicular safety. 25. Clear delineation between the publicly adopted footway/private areas shall be provided by means of a flush heel kerb to the rear of the public footway. Reason: In the interests of pedestrian safety. 26. The proposed electrical substation shall be repositioned. Details of the revised location shall be submitted for the written approval of the planning authority, prior to the operation of the new school. Reason: In the interests of pedestrian and vehicular safety. 27. Robust monitoring measures to encourage sustainable non-car travel to and from the new school shall be addressed as part of an updated School Travel Plan. Reason: To ensure that necessary public transport infrastructure is put in place near to this site to assist in providing sustainable transport outcomes. 28. Safe, sheltered and secure cycle parking shall be provided in accordance with Policy TRANS 6 of Glasgow City Plan 2. Reason: To ensure that cycle parking is available for the occupiers/users of the development. 29. Unless otherwise agreed in writing by the Planning Authority, a detailed plan showing a provision for off street parking within the playground shall be submitted for the written approval of the planning authority prior to the commencement of the operation of the school. This off street parking provision shall be for use outwith the operation of school hours and shall be used to accommodate visitor parking associated with the use of the pitch and other community / school events. Reason: To protect residential amenity of the surrounding area. 30. Copies of the drainage drawings as approved by Scottish Water, shall be copied to the planning authority for information prior to the commencement of any works on site. Any layout changes required by the final drainage layout shall be approved in writing by the planning authority before works start. Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.

6 Page 6 of 10 Reason(s) for Granting this Application 01. The proposal was considered to be in accordance with the Development Plan and there were no material considerations which outweighed the proposal's accordance with the Development Plan. Dated: 2 June 2015 for Executive Director Development and Regeneration Services Glasgow City Council

7 Page 7 of 10 THIS DECISION NOTICE SHOULD BE READ WITH THE ATTACHED ADVICE NOTES IMPORTANT NOTES ABOUT THIS GRANT OF PLANNING PERMISSION IT IS YOUR RESPONSIBILITY TO SATISFY YOURSELF WITH REGARD TO THE MATTERS LISTED BELOW PRIOR TO IMPLEMENTATION OF THE WORKS WHICH ARE THE SUBJECT OF THIS CONSENT. CONDITIONS OF THIS NOTICE By this notice Glasgow City Council, as planning authority, has approved this proposal subject to conditions which the Council consider necessary to ensure the satisfactory implementation of the proposal. It is important that these conditions are adhered to and the Council will actively monitor the implementation of the development to ensure this. Failure to comply with conditions may result in enforcement action being taken. DURATION OF PLANNING PERMISSION This permission lapses 3 years from the date on this notice unless the development is begun before then and unless this notice specifies a longer or shorter period. Where there is such a specification, the permission lapses the specified number of years from the date on this notice unless the development is begun before then. RIGHTS OF APPEAL If you are not satisfied with the conditions which have been imposed you may appeal to the Scottish Ministers within three months of the date on this notice. A notice of appeal must be lodged in writing on a form supplied by the Scottish Ministers and the grounds of appeal must be clearly stated. Appeal form P/PPA can be obtained by writing to: Directorate for Planning and Environmental Appeals 4 The Courtyard Callendar Business Park Callendar Road FALKIRK FK1 1XR Tel: Fax: DPEA@scotland.gsi.gov.uk The appeal form should be accompanied by copies of this notice, the application forms, plans and any other documents submitted along with the application. Copies of all these documents should, at the same time, be submitted to Glasgow City Council, Development and Regeneration Services, Development Management, 231 George Street, Glasgow G1 1RX. You are required to indicate whether you wish the appeal to be determined on the basis of written submissions or whether you wish a public local inquiry to be held. In most cases an appeal will be dealt with by a person appointed by the Scottish Ministers called a Reporter and the decision which is reached will be final, subject to the right to apply to the Court of Session and petition for judicial review on legal grounds. NOTICES OF INITIATION AND COMPLETION Under Section 27A of the Act, the person undertaking the development is required to give the planning authority written notification of the date on which it is intended to commence the development. Failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of the Act, which may result in enforcement action being taken. A proforma is attached to this decision which can be used for this purpose.

8 Page 8 of 10 As soon as practicable after the development is complete, the person who completes the development is obliged by Section 27B of the Act to give the planning authority written notice of that position. A pro-forma is attached to this decision which can be used for this purpose. OWNERSHIP OF THE SITE This consent only grants permission to develop on land of which you are the owner or have obtained the necessary consents from the owners of land or buildings. If permission to develop land is granted subject to conditions, and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonably beneficial use by the carrying out of any development which has been or would be permitted, he/she may serve on the planning authority a purchase notice requiring the purchase of his/her interest in the land in accordance with the provisions of Part V of the Town and Country Planning (Scotland) Act BUILDING WARRANT This permission does not exempt you from obtaining a Building Warrant under the Building (Scotland) Acts. For further information, please contact Building Control within Development and Regeneration Services, 231 George Street, Glasgow, G1 1RX on ROADS CONSTRUCTION CONSENT This permission does not exempt you from obtaining a Roads Construction Consent under the Roads Scotland Act For further information please contact Roads and Transportation, within Land and Environmental Services, 20 Cadogan Street, Glasgow, G2 7AD on DISABLED ACCESS You are reminded that in providing premises (including university and school buildings, offices, shops, railway premises, factories and toilets) which are open to the public, you should make provision, where reasonably and practicable, for the means of access and parking to be designed to meet the needs of disabled people. This should include appropriate signposting indicating the availability of these facilities. Your attention is specifically drawn to the BSI Code of Practice on Access for the Disabled to Buildings (BS 5810:1979) which explains the manner in which appropriate provision can be made for the needs of disabled people in the design of buildings. For further information please contact Building Control on WORK INVOLVING GROUND EXCAVATION The attention of any applicant proposing works involving ground excavation is drawn to the DIAL BEFORE YOU DIG website at This provides access to information regarding the location of services to prevent damage to plant from uninformed ground excavation.

9 Page 9 of 10 SMALL FORMAT POSTERS The City Council acknowledges the contribution that tourism, cultural, leisure and entertainment activities including film and theatre, music and dance, make to the economy and vitality of the City. Such activities tend to be advertised in small poster format (flyposting) which, if uncontrolled, can seriously detract from the appearance of the City. The City Council is working with the postering industry to prevent this, whilst accommodating the aspirations of the industry. It has approved a report stating that, where developments incorporate site screening panels prior to or during building operations, developers are encouraged to be receptive to approaches by the postering industry to accommodate an element of posting, in a controlled way, on the screen panels. It should be noted that any such posting will require separate Express Consent, usually sought by the advertiser, from the City Council to ensure that an acceptable standard of display is achieved. Developers are invited to assist the Council s initiative with the postering industry by making suitable sites available, as indicated above. COMMUNITY BENEFIT Glasgow City Council (GCC) has developed a policy on Community Benefit to ensure that Glasgow secures the maximum economic and social benefit for residents and businesses from planned investment being made in the city. The policy introduces measures to encourage: - the targeted recruitment and training of those furthest from the job market, the long-term unemployed and individuals leaving education - the advertising of sub-contracted business opportunities - dedicated support for small to medium sized businesses (SMEs) and social enterprises (SEs) to build capacity. These elements have been included in the development of the Commonwealth Arena, the Commonwealth Games Athletes Village and the Hydro Arena at the SECC, among others, with significant success to date. The Council is now working with Private Sector developers to maximise the impact of their investment in the City, for example Land Securities, developer of Buchanan Galleries. Significant assistance is available from various Public Sector agencies to achieve these outcomes and the support private contractors. Should you wish to discuss these opportunities in more detail, please contact the Council s Community Benefit Programme Manager on Further background information on the Community Benefit model can be found at; ADVISORY NOTES TO APPLICANT 01. Prior to implementation of this permission, the applicant should contact Development and Regeneration Services (Transport) at an early stage in respect of legislation administered by that Service which is likely to have implications for this development. 02. Before the ventilation system for the disposal and treatment of cooking odours from the premises is installed, the applicant should submit certification from a member of the Heating and Ventilating Contractor's Association, or other suitably qualified person, to the planning authority, confirming that the proposed system will satisfy the requirements of sections (a) and (b) of the condition relating to the disposal of cooking odours/fumes.

10 Page 10 of Before the use commences, the applicant should, following the testing of the installed ventilation system, submit certification from a member of the Heating and Ventilating Contractor's Association, or other suitably qualified person, to the planning authority, confirming that the installation meets its design specification. 04. Construction and/or demolition work associated with this development should conform to the recommendations/standards laid down in BS5228 Part 1: 1997 "Noise and Vibration Control on Construction and Open Sites". Best Practicable Means as defined in Section 72 of the Control of Pollution Act 1974 should be employed at all times to ensure noise levels are kept to a minimum. 05. In order to protect local residents' amenity, noise associated with construction and demolition works in residential areas should not occur before 0800 or after 1900 Monday to Friday, and not before 0800 or after 1300 on Saturdays. Noise from construction or demolition works should be inaudible at the site's perimeter on Sundays and public holidays. The planning authority should be notified of necessary works likely to create noise outwith these hours. 06. Commercial waste from the premises requires to be disposed of in accordance with the Duty of Care requirement under section 34 of the Environmental Protection Act Waste transfer notes require to be obtained for the disposal of such waste and retained for a period of two years. 07. It is recommended that the applicant should consult with Building Services Operations and Safety (Development and Regeneration Services) as a Building Warrant may be required for the development. 08. The primary responsibility for safeguarding land or property against flooding remains with the owner. Approval of this application does not imply the absence of flood risk. Development at risk of flooding may face difficulties with the cost or availability of insurance and the applicant may wish to seek the views of insurers at an early stage. 09. The applicant should liaise with LES Traffic to promote the required TRO, with all costs associated with promotion, advertising, signing and lining recharged to the applicant. 10. The applicant should seek agreement with LES Traffic on an updated School Travel Plan. 11. All SUDS / drainage systems should not connect to the surface water sewer / drainage system without written permission from Scottish Water. The applicant is advised that it is not permissible to allow water to drain from a private area onto the public road and to do so is an offence under Section 99 (1) of the Roads (Scotland) Act The Council would recommend a bat roost survey be under taken prior to the demolition of the existing school.

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