DANESTONE MARKET GARDENS, (OFF LAUREL AVENUE)DANESTONE
REMOVAL OF 44M SECTION OF THE NORTH BOUNDARY WALL AND 30M
SECTION OF THE SOUTH BOUNDARY WALL
For: Aberdeen City Council
Application Ref. : P100150 Advert : Listed Building Application Date : 01/02/2010 Advertised on : 17/02/2010 Officer : Lucy Greene Committee Date : 17/02/2011 Ward: Dyce/Bucksburn/Danestone(R Clark/B Community Council : No comments Crockett/M McDonald/ G Penny)
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Playground n t t 2 4
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Sports Centre t 0 7
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B A D 2 8 t 7 I N o 3 d M U 6 y 22.9m L E O 0 6 I C C N 2 Elec tri city L K W t o 1 9 to 2 L H ' S a Seaton Park 7 Sub Sta tio n 7 Outfall r 9
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2 T C 9 S E B S Cistern P 4 d T 1 t o 7 2 N R t & 1 M T 2 y R E 1 n s y 4 6 O o d 1 P E B 2 t o Well T G R M C t a I L o s L C C n 3 t O U o W 2 h El R T W h C 2 i v a g A r d r e ( u 1 to 72 u El Sub Sta Sub Sta B 14.7m B V
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Playground o
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27.0m 9 L 6
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7 7 8 2 P 7
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7
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2 6 5 o 5 I GREAT NORTHERN ROAD 6 9 5 4 D L
4 6 8 33.3m 1 E L G t o 8 D 7 0 2 N 0 A R R Donbank Primary School Posts
0 El Sub Sta T I O Posts O I D 2 L K Shelter R A
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r y 5 n S 7 9 a 2 A o 6 9 9 8 D Station House T il lydro ne Cou rt D C Playing Field 8 8 i m A C P PH 1 r O o P 1 P R o 2 C 6 7 Community Centre 37.7m N o t 8.0m
Hall 8 O 1 n s W
1 T 1 2 t
6 2 O A D
43.7m 8 2 3 Y to & H A Y ' S R
to A t a L O R D 5 7 2 3
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4
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5
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4
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4
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a o R Posts
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9
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7 t 2 1 1 1 4 0
Allotment Gardens A E E 1 l
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1 6 7
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1 3 0 4 C
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4
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1
1
5 C Benholm's Lodge
9 1
4 C 5 S 1 N Car Park Y 4 5 2 ta E Seaton Park
3
known as the 1
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4 4 E 1 I 12.3m W
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7 4 4
7
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T 3 8 t o 5 4 G Wallace Tower o E 4 4 to t O
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Allotment Gardens P 9 H 3 C
1
Post 7 0
4 2 1 2 to 18 3 A
Cadet Force 8 41.6m A 7 3 3
2
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M 2 4 L
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Stone 3 8 2 1 3
W 1
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8 to 3 5 4 E 5 l R A A u R c h
S 3 2 a l D N 1 6 U 4 H T s House A
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3 0 8 to Q s i L 3 1 4 N a E 3 i s T A E Post M E C l
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7 32.3m 8
A Woodside 1 R
1
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6 1
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Primary School 1 t
TCB N 4 s
t o 1
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4
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0
N D R I V E 3 o El Sub Sta
1
8 El Sub Sta 35.2m t
8 E 7 Police Station 8 9 1
6
3 Subway C PH A 6 67.6m 66.3m 6 t h
1 42.6m R D P a 9
5 6 R A 2
Shelter 1 1 4 E R O
6 1 7
C 1 1 T
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0 4
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o
3 I 14.0m
t 1
T Library 2 N N 1 7
1 3 3 7
O Hall A O 2 3 3 1 to
3 C T 5
1 N 3 5 6 8 6 E X i l l y d r C R 2 1 to
3 8 L L o d g e s o n 8 Posts Primary School
R 4 e R 6 9
1 4 7 9
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2
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2 n s t Chanonry Port 9 9 TCB
3 7 3 El Sub Sta R A 7 B d y
9 5 2 3 4 D 4 1 7
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5 PH
3 7 6 R O R N A M R
5 3 4 3 N G H 9
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2 t o 8 2 t T 6
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1 n o o 0 4
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to U H R
1 1
Allotment Gardens 8 U R A (site of)
1 3 5 0
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3 X 1
4 1 A 1
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3
1 1 7 8 El St Machar 0 N A
L 0 5 8 5 2 St Machar 19.0m 6 S 3 1 0 1 O D 4 6 3 T 2 Sub Sta 2 t D
0 4 o 3 Primary School
Primary School P 9 0
4 7
3 2 St Machar's 6 3
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1 9
6 t 4 2
3
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M 7 Cathedral 8 1
4 C 1 3 (site of) 0 4 I D 9 5
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6
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RECOMMENDATION: Willingness to Approve, Subject to referral to Scottish Ministers as the application relates to a Category B listed structure
DESCRIPTION The application site extends from the roundabout junction of the Parkway A90(Trunk Road) with Whitestripes Avenue and Fairview Street, southward across open space just to the east and parallel with the edge of Danestone.
The site includes an approximately 27.5m wide section through the Category B listed Danestone Walled Gardenth and runs to the east of Grandholm. The walled garden dates from the 18 century and currently consists of walls on three sides with associated buildings to the east side, including a glazed lean to on the wall to east. The garden is roughly rectangular in shape. The walls consist of 1.9m high and 3.6m high stretches of wall, in red brick, around the north and west sides of the garden; and, 1m high stone wall to the south side.
The site crosses the River Don to join up with Gordon’s Mills Road and Tillydrone Avenue in Tillydrone and includes a strip of land centred on but wider than the existing roads. The southern most extremity of the site is the roundabout at the junction of Tillydrone Avenue, St Machar Drive and Bedford Road and short lengths along St Machar Drive. The site varies in width between 25m and approximately 120m adjacent to the River and 75m to the east of Grandholm.
The site includes open space adjacent to residential areas, a Category B listed walled garden, the River Don and residential land in the form of gardens and a disused house, as well as existing roads.
The Category A listed Grandholm Mill lies approximately 85m from the edge of the application site.
From the point where Tillydrone Road meets Tillydrone Avenue, close to Benholm’s Lodge, known as the Wallace Tower, the properties on the east side of Tillydrone Avenue lie within the Old Aberdeen Conservation Area.
PROPOSAL
An application (reference 100135) for full planning permission to develop an additional crossing of the River Don, together with a new stretch of road to join the new bridge to the existing road network to the north of the Don is also on the agenda for this meeting.The existing roads to the south of the River would be altered to be slightly realigned, upgraded and cycle paths added. An Environmental Impact Assessment has been carried out and an Environmental Statement submitted in relation to the abovementioned planning application.
The proposed road would cut through the Category B listed wall to the Danestone Walled Garden, with the octagonal summerhouse or dovecote remaining on the west side of the road and the existing building remaining on the eastern side of the road. Access would be provided from the proposed road to the house and buildings to the east. Almost the entire length of the two side walls would be demolished, including the north west corner and part of the end wall.
The proposal involves the removal of most of walls to the garden, with only the southern corner and partial lengths of wall to the west and south sides of the garden remaining, along with a length of wall near to the buildings in the north corner.
The walled garden would essentially no longer remain if the application works were to be implemented.
The Environmental Statement (ES) submitted in respect of the planning application includes looking at the impact on listed buildings. Most notably of these is the Category B listed Danestone walled garden, most of which would be removed if the proposal were to be implemented. The ES refers to mitigation works to the octagonal tower / dovecote.
REASON FOR REFERRAL TO SUB-COMMITTEE The application accompanies the planning application (100135) also on the agenda for this Sub-Committee.
CONSULTATIONS
ROADS SECTION – No comments ENVIRONMENTAL HEALTH – No comments COMMUNITY COUNCIL – No comments HISTORIC SCOTLAND – Confirm in respect of the planning application, that they are content with the principle of the partial demolition of the Category B listed Danestone Walled Garden, which is accepted on the grounds of public benefit.
REPRESENTATIONS
One letter of objection has been received. This is on the grounds that the proposal would destroy an area of Danestone which has great character and probably historic interest. The wall is stated as being part of a conservation area that houses many species of birds, animals and protected trees.
Removal of the wall have a disastrous effect on the conservation area. The objector also refers to the planning application proposal for the new road, as having a disastrous effect on the conservation of the area, to the detriment of the quality of life of the residents.
PLANNING POLICY
The planning authority has a statutory duty to have special regard to the desirability of preserving listed buildings, their setting, or any features of special architectural or historic interest which they possess.
In the Aberdeen City and Shire Structure Plan, the objective relating to the quality of the environment is to make sure that new development maintains and improves the region’s important built and cultural assets.
One of the objectives of the structure plan is to encourage economic growth, while at the same time improving the essential strategic infrastructure necessary to allow the economy to grow over the long term.
In the adopted Aberdeen Local Plan 2008, paragraph 3.10.1 states that it is important that alterations do not destroy the features of the buidling that make it worthy of listing.
EVALUATION
The application proposal would destroy the character of the Category B listed walled garden, although some of the structure, including the octagonal summerhouse, would remain, it would be out of context and not part of a coherent built form.
Historic Scotland accept the partial demolition of the listed garden walls, as being justified by the public benefit of the proposed road and Third Don Crossing. The economic and traffic benefits of the Third Don Crossing are described in detail in the report on the planning application and the proposal is included in the Aberdeen City and Shire Structure Plan and the local and regional transport strategies.
The proposal would not accord with the aims of the structure plan, or adopted local plan in terms of listed buildings. However, the structure plan also has economic growth as one of its objectives and this therefore needs to be balanced against the desire to preserve historic buildings. It is considered that the granting of listed building consent is justified on the basis of public benefit from the wider development. It is therefore considered that the granting of any consent should be conditional upon the demolition being required as part of the road scheme.
RECOMMENDATION: Willingness to Approve, subject to referral to the Scottish Ministers and the following conditions:
(1) That the proposal that is the subject of this listed building consent, for the partial demolition of the Category B listed garden walls, should be implemented only as part of a wider scheme for the development of the Third Don Crossing (approved under application reference 100135, or other such application subsequently approved). That development shall not take place unless there has been submitted to, and approved in writing by, the planning authority a scheme showing the phasing of development. Thereafter the proposal shall be implemented in complete accordance with the scheme as so agreed – in the interests of a listed building
(2) That no development shall take place unless there has been submitted to, and approved in writing by, the planning authority, details of works to the listed octagonal tower in order to preserve its structural integrity. These shall take place in complete accordance with the scheme as so agreed, within 6 months of the new road being brought into use - in the interests of preserving a listed building
Dr Margaret Bochel Head of Planning and Sustainable Development.