Albert Square Environmental Improvements

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					Application No 05/00403/FUL                             Item 18                                                Page 75
KEY INFORMATION
Ward         Tay Bridges


Proposal
Environmental
Improvements to external
landscaping

Address
McManus Galleries
Albert Square
Meadowside
DUNDEE

Applicant
Scottish Enterprise Tayside
Enterprise House
45 North Lindsay Street
Dundee
DD1 1HT


Agent


                              Albert Square Environmental
Page/Park Associates
49 Cochrane Street
Glasgow



Registered    29 April 2005
                              Improvements
Case Officer G S Reid         The proposed environmental improvements are RECOMMENDED FOR APPROVAL. Report by
                              Director of Planning and Transportation



RECOMMENDATION                SUMMARY OF REPORT
The proposed                  •   Planning permission is sought for environmental improvements to the area around
development is                    McManus Galleries, Albert Square, Dundee.
considered to be in
accordance with the           •   It is considered that the proposed environmental improvements raise issues for
policies and proposals of         consideration in terms of the Built Environment Policies and Proposals of the Dundee
the development plan.             Local Plan 1998 and Policy 55 of the Finalised Dundee Local Plan Review.

The application is            •   A single letter of objection was received to the proposed environmental improvements.
recommended for                   The main concern was the loss of the existing mature trees and the planting beds.
APPROVAL subject to           •   It is considered that the proposed environmental improvements are in accordance with
conditions                        the Built Environment Policies and Proposals of the Dundee Local Plan 1998 and
                                  Policy 55 of the Finalised Dundee Local Plan Review. It is considered that there are
                                  no material considerations that would warrant refusal of the application.




Dundee City Council Development Quality Committee                                                        27 June 2005
Page 76                                                                                  Application No 05/00403/FUL
DESCRIPTION OF PROPOSAL                       Non Statutory Statements of                environmental improvements.      The
                                                                                         main concerns raised was the loss of
Planning permission is sought for
                                              Council Policy                             the existing mature trees and the
                                                                                         planting beds.
environmental improvements to the             There are no non statutory Council
area around McManus Galleries,                policies relevant to the determination     Lloyds TSB had some initial concerns
Albert Square, Dundee.                        of this application.                       with the potential affect on their
                                                                                         business.    These however were
SITE DESCRIPTION                              LOCAL AGENDA 21                            resolved after discussion with the
                                                                                         applicant.
The application site is area around           Key Theme 13 is of relevance to the
McManus Galleries, Albert Square.                                                        Copies of the letters of objection are
                                              consideration of this application. This
The area is currently the immediate           Key Theme seeks to ensure that places,     available in the Members Lounges and
grounds of the gallery which are laid         spaces and objects combine meaning         the concerns raised will be addressed
out in landscaping including grassed                                                     in the "Observations" section of this
                                              and beauty with utility.          It is
areas, trees and flower beds. There are       considered      that   the     proposed    report.
also some areas of hard landscaping           environmental improvements achieve
and fencing. The site also includes           the aims of this Key Theme.                 CONSULTATIONS
some of the surrounding roads.
                                                                                          No adverse comments were received
POLICY BACKGROUND                                                                         from any of the stautory consultees.

Dundee and Angus Structure                                                                OBSERVATIONS
Plan 2001-2016                                                                            In accordance with the provisions of
There are no policies relevant to the                                                     Section 25 of the Act the Committee
determination of this application.                                                        is required to consider:
                                                                                          a     whether the proposals are
Dundee Local Plan 1998                                                                          consistent with the provisions of
The following      policies      are     of                                                     the development plan; and if not
relevance:                                                                                b     whether an exception to the
Built Environment       Policy         BE1:                                                     provisions of the development
Design Quality.                                                                                 plan is justified by other
                                                                                                material considerations.
Built Environment       Policy         BE2:
Townscape Quality.                                                                        The Development Plan
Built Environment Policy BE3: Use of                                                      The provisions of the development
Materials.                                                                                plan relevant to the determination of
Built Environment Proposal BEN1                                                           this application are specified in the
City     Centre     Environmental                                                         Policy background section above:
Improvements.                                                                             The proposals under consideration are
                                                                                          for        major         environmental
Dundee Urban Nature                                                                       improvements to the area surrounding
Conservation Subject Local Plan                                                           McManus Galleries in Albert Square.
                                                                                          The improvements will involve the
1995                                                                                      removal of the existing soft and hard
There are no policies relevant to the                                                    landscaping    and     trees.      The
determination of this application.            SITE HISTORY                               improvements will also extend into
                                                                                         existing roads and footways. The
Finalised Dundee Local Plan                   There is no site history of relevance to   environmental improvements have
                                                                                         been designed to provide a much
Review                                        the consideration of this application.
                                                                                         improved setting for McManus
There are no policies relevant to the         PUBLIC PARTICIPATION                       Galleries and make the area more
                                                                                         accessible and useable by pedestrians.
determination of this application
                                              The applicant carried out the statutory    The area of the application is part of a
Policy 55: Urban Design.                      notification of neighbours and the         larger area identified in the Local Plan
Scottish Planning Policies, Planning          application was advertised in the          for environmental improvements.
Advice Notes and Circulars                    "Dundee Courier and Advertiser" on         Built Environment Proposal BEN1
                                              the 17 May 2005 as affecting the           applies and seeks to implement a
There    are    no     statements  of         setting    of   the    Central     Area    phased programme of environmental
Government policy relevant to the             Conservation Area.                         improvement works to include the
determination of this application.
                                              A single letter of objection was           upgrading of Albert Square amongst
                                              received   to     the    proposed          other areas in the Central Area.

Dundee City Council Development Quality Committee                                                            27 June 2005
Application No 05/00403/FUL                                                                                    Page 77
The Local Plan also seeks to ensure
through Built Environment Policies
                                           ground coverings are to be introduced.
                                           This will allow for greater access to all
                                                                                       Reasons
BE1-3 that the highest quality of          areas around the galleries for              1    To comply with Section 58 of
composition, design and materials are      pedestrians and people wishing to                the Town and Country Planning
achieved in new developments.              utilise this area. It is considered that         (Scotland) Act 1997
                                           the loss of the mature trees and
The     proposals       continue     the                                               2    To ensure that the visual
                                           planting beds would not warrant
environmental improvement works                                                             appearance of the proposed
                                           refusal of the application.
already undertaken in other parts of the                                                    development is to an acceptable
Central Area. The quality of design,       It is concluded from the foregoing that          quality.
composition and materials is of a good     there are no material considerations
                                                                                       3    To ensure that the visual
standard and builds on those used          such as to justify the refusal of
                                                                                            appearance of the proposed
elsewhere in the Central Area. The         planning permission contrary to the
                                                                                            development is to an acceptable
proposal will significantly change the     provisions of the development plan. It
                                                                                            quality.
design of the landscape setting to         is therefore recommended that
McManus Galleries. It is considered        planning permission be granted with
that the changes will significantly        conditions.
improve the setting to the Galleries and
improve access and use of the area for     Design
pedestrians.
                                           The design and materials of the
It is considered that the proposals are    environmental      improvements     are
in accordance with Built Environment       considered to be of a high quality and
Policies BE1-3 and Built Environment       will significantly enhance the setting
Proposal BEN1 of the Dundee Local          of McManus Galleries and the visual
Plan 1998.                                 appearance of the surrounding area.

                                           CONCLUSION
It is concluded from the foregoing that
the proposal complies with the
provisions of the development plan.
                                           It is considered that the proposed
                                           environmental improvements are in
                                           accordance with the Built Environment
Other Material Considerations              Policies and Proposals of the Dundee
                                           Local Plan 1998 and Policy 55 of the
The other material considerations to be
                                           Finalised Dundee Local Plan Review.
taken into account are as follows:         It is considered that there are no
Policy 55 Urban Design of the              material considerations that would
Finalised Dundee Local Plan Review         warrant refusal of the application.
is of relevance. This Policy seeks to
place emphasis on the quality of design    RECOMMENDATION
of new developments. In addition, it       It is recommended that planning
highlights that all development should     permission be GRANTED subject to
respect the setting of listed buildings.   the following conditions:-
It is considered that the proposals pay
due regard to the listed status of         1      The      development     hereby
McManus Galleries and will enhance                permitted shall be commenced
the area significantly.       Given the           within five years from the date
design and materials proposed it is               of this permission
considered that the proposal is in         2      Samples of all finishing
accordance with Policy 55.                        materials shall be submitted to
A single letter of objection was                  the Council for approval prior
received to the proposed development.             to the commencement of
The letter was from an individual                 development and if approved
raising concerns regarding the loss of            the proposed development shall
the existing mature trees and planting            be carried out using only the
beds. It is accepted that the planting            approved finishing materials.
beds and mature trees do contribute to     3      A detailed landscaping scheme
the setting of the building at present.           shall be submitted to the
However, the new concept for setting              Council for approval prior to
of the building does include                      the      commencement       of
replacement trees.       These are in             development and if approved
different locations to fit in with the            the proposed development shall
design composition for improving the              be carried out only in full
area. In terms of the planting beds               accordance with such approved
these will not be replaced. However,              details.
low level hedging and alternative
Dundee City Council Development Quality Committee                                                       27 June 2005

				
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Description: Albert Square Environmental Improvements