Planning Statement

Marshalls plc

Meetings Industrial Estate Yieldshields Road, , ML8 4QG

25th February 2021

INDEX

1. INTRODUCTION

2. THE SITE

3. THE APPLICANT

4. THE PROPOSAL

5. PLANNING POLICY

6. PLANNING ASSESSMENT

7. CONCLUSION

1. INTRODUCTION

This Planning Statement has been prepared by DM Hall chartered surveyors to accompany two Detailed Planning Applications for “Ground remodelling and creation of hardstanding for use for outside storage and distribution and related surface water drainage” on behalf of Marshalls plc at their plant at Carluke.

As explained further below, it is one of two Applications being submitted simultaneously, and with the same descriptions of development. This approach has been discussed with Mr Ian Hamilton Planning Officer (Clydesdale Area) as part of a pre-application consultation (ref: ML8 Marshalls, Carluke). The remainder of the pre-application consultation with Mr Hamilton focused on the technical documents that should be submitted with the Application.

Each Planning Application is accompanied by the following drawings and documents:

 Location Plan;  Landscape General Arrangement;  Landscape Detailed Proposals;  (this) Planning Statement;  Transport Statement;  Preliminary Geo-Environmental Desk Study;  Flood Risk & Drainage Assessment;  Noise Impact Assessment; and  Ecological Appraisal.

In total, the two Applications will extend the hardstanding by 0.97 hectares (Application 1) and 1.15 hectares (Application 2).

Application 1 involves the creation of an area of hardstanding on the north east side of the existing Carluke plant, and includes ground remodelling and the creation of a bund that will be landscaped. The hardstanding itself will be formed of an imported base level that will be finished with porous paviors manufactured by Marshalls plc. This Application also includes the surface water drainage proposals for the site comprising of a new swale. The first Application has a total site area of 1.99 hectares thus rendering it a Local development.

Application 2 involves the creation of an area of hardstanding on the North West side of the existing Carluke plant, and includes ground remodelling and the creation of a bund that will be landscaped. It will also involve a connection to the surface water drainage proposals included in Application 1. The second Application has a total site area of 1.99 hectares thus rendering it a Local development.

2. THE SITE

The Marshalls Carluke plant is located on the south east edge of Carluke, just to the north of the A721. Accesses to the site, of which there are two, are from the B7056 Yieldshields Road.

The plant covers an area of c. 6.2 hectares. It currently comprises offices, productions buildings for the manufacture of paviors, and hardstanding areas for parking, servicing and the storage of materials and finished product.

2 The nearest neighbours to the plant are other commercial and industrial uses that occupy premises on Yieldshields Road, with the nearest residential properties being houses on General Roy Way, Boghall Road and that front the A721. The nearest of these is c. 230 metres from the nearest point of the proposed new hardstanding proposed by the first Application, and about 100 metres for the second Application.

The existing plant is well screened from the A721 at its western end by trees, although is a little more visible as you approach the junction with Yieldshields Road where there are only occasional trees. This part of the site is more open because it used to be a display area for product, although it is no longer used for that purpose. The site can also be seen from further to the north from Yieldshields, and from Stonedyke Road between Yieldshields and Carluke where is it seen at a lower level framed against housing to the rear off Boghall Road. From Yieldshields Road, you can see the plant, although much of the view is screened by a long office building that fronts the road.

The accesses into the main part of the plant lie immediately south and north of the office building.

The plant itself has 8 main buildings, with the main manufacturing buildings sitting in a line towards the rear of the plant.

3. THE APPLICANT

Marshalls is the UK's leading hard landscaping manufacturer, and has been supplying products to the construction, home improvement and landscape markets since the 1890s.

The company has owned the plant at Carluke following its acquisition of Paver Systems (Carluke) Limited and Jamestown Stone and Concrete Company Limited in November 2005.

The Carluke plant has the ability to operate 24 hours a day, 7 days a week, and principally manufactures paviors that are used for a multitude of purposes across the construction sector, with Carluke being the principle plant that serves .

At present, the products it manufactures are part distributed directly from the plant, but are mainly then transported to Marshalls site at Dollar Industrial Estate, Falkirk, where they are then delivered out to wholesales and construction sites. It is this part of the business that will soon be transferring to Carluke, and for which the extended hardstanding is required, as the Falkirk site will soon be closing, with Carluke becoming both the manufacturing and distribution hub for Marshall’s business in Scotland.

At present, there are 45 staff employed at Carluke, with the intention that this will grow to 63 as the plant expands. This will include new employees and relocated staff from Falkirk.

4. THE PROPOSAL

The proposal has been described above. It involves the import of inert material to allow the formation of a new area of hardstanding that will be at the same level at the existing plant.

The imported material will comprise 29 HGV loads per Application phase (or 58 movements per phase) and will come from Abington Quarry, ML12 6SQ.

3 The hardstanding will then be finished with Marshalls paviors, mainly seconds that are deemed not suitable for sale. Some of those seconds are already being stored on site in preparation for their use.

Because of the difference in level between the existing site and the adjoining land, all of which is owned by Marshalls, there will be a need to create a new slope and bund to support the hardstanding, which will be landscaped. Further details on the landscaping can be found on the landscaping drawings

The first Application also includes the majority of the surface water drainage proposals, comprising a swale feature, which is further detailed in the Flood Risk & Drainage Assessment

5. PLANNING POLICY

Section 25 of the Town and Country Planning (Scotland) Act 1997 as amended requires all applications to be determined in accordance with the development plan unless material considerations indicate otherwise. In this case, the development plan comprises the approved Glasgow and the Clyde Valley Strategic Development Plan 2017 (GVCSDP), the adopted South Local Development Plan 2015 (SLLDP) and associated Supplementary Guidance. Other material considerations that are relevant include Scottish Planning Policy and the new Local Development Plan 2 (LDP2), which has been examined and will shortly be adopted.

The approved GCVSDP is a high level document that sets out the future development priorities at a strategic level. Its relevance to the current Application is, therefore, limit albeit it supports expansion of existing business and the creation of new jobs. It is thus considered to support the current proposals.

The SLLDP was adopted in 29 June 2015 and contains the following policies against which the proposal should be assessed:-

• Policy 1: Spatial Strategy • Policy 4: Development management and placemaking • Policy 7: Employment • Policy 16: Travel and Transport • Policy 17 Water Environment and Flooding

On 17 August 2020, the Directorate for Planning and Environmental Appeals issued its report of the Examination of the proposed LDP2. For the purposes of determining planning applications, the Council is continuing to assess proposals against the policies contained within the adopted Local Development Plan and those within the proposed South LLDP2 alongside the Reporters recommendations. This will change shortly once LDP2 is adopted

In this instance, the following policies are relevant:-

• Policy 1 Spatial Strategy • Policy 5 Development Management and Placemaking • Policy 8 Employment • Policy 15 Travel and Transport • Policy 16 Water Environment and Flooding

As the policies are largely the same in both Plans, the discussion below concentrates on the adopted policies.

4 In the SLLDP and LDP2, the Carluke plant, and the entirety of the land proposed to be included in the first and second Applications is identified as a Core Industrial and Business Area. In that regard, the proposals already, therefore, accord with Policy 1 Spatial Strategy and Policy 7/8 Employment in both Plans and so no further discussion of these policies are included below. Scottish Planning Policy (SPP), published in 2020, is relevant to these proposals only inasmuch as it sets out the Scottish Government’s desire that the planning system helps meet the needs and opportunities of indigenous firms and inward investors. Also in SPP there is a presumption in favour of development that contributes to sustainable development, with the planning system supporting economically, environmentally and socially sustainable places by enabling development that balances the costs and benefits of a proposal over the longer term. Policies and decisions should give due weight to net economic benefit, respond to economic issues and make efficient use of existing capacities of land, buildings and infrastructure, and also have due regard to the principles of sustainable land use.

Policy 4 Development Management and Placemaking is the main policy at issue with these proposals and requires the following:

“All development proposals will require to take account of and be integrated with the local context and built form. Development proposals should have no significant adverse impacts on the local community and where appropriate, should include measures to enhance the environment as well as address the six qualities of placemaking (as detailed in Appendix 1 of the DMPDSG).

When assessing development proposals, the Council will ensure that:- i. There is no significant adverse impact on adjacent buildings or streetscape in terms of layout, scale, massing, design, external materials or amenity; ii. There is no significant adverse impact on landscape character, built heritage, habitats or species including Natura 2000 sites, biodiversity and Protected Species nor on amenity as a result of light, noise, odours, dust or particulates; iii. The proposed development is accessible for all, provides suitable access and parking, encourages active travel and has no adverse implications for public safety; iv. The proposal includes appropriate integrated and accessible infrastructure, open space, green infrastructure and landscape provision; v. Sustainability issues are addressed through energy efficient design, layout, site orientation and building practices; vi. The development does not result in any significant adverse impact on the water environment as required by the Water Framework Directive and related regulations and as appropriate, mitigation to minimise any adverse effects is provided; and vii. There are no significant adverse effects on air quality (particularly in and around Air Quality Management Areas), or on water or soil quality and, as appropriate, mitigation to minimise any adverse effects is provided; and viii. Risks to new development from unstable land resulting from past mining activities are fully assessed and, where necessary, mitigated prior to development.

Development proposals must also accord with other relevant policies and proposals in the development plan and with appropriate supplementary guidance.”

5 Policy 16 Travel and Transport states that:

“New development proposals must consider, and where appropriate, mitigate the resulting impacts of traffic growth, particularly development related traffic, and have regard to the need to reduce the effects of greenhouse gas emissions and at the same time, support and facilitate economic recovery, regeneration and sustainable growth.

Development of walking, cycling and public transport networks which provide a viable and attractive alternative to car travel, thus reducing the effects of transport on the environment, will be supported. In addition, existing and proposed walking and cycling routes will be safeguarded, including former railway lines which can provide walking, cycling and horse riding opportunities.

Development proposals must also accord with other relevant policies and proposals in the development plan and with appropriate supplementary guidance. In particular proposals must conform to the Local Transport Strategy, Core Path Plan and the Council Guidelines for Development Roads.”

Policy 17 Water Environment and Flooding states that:

“Any development proposals which will have a significant adverse impact on the water environment will not be permitted. This includes engineering works such as culverting. In determining proposals consideration shall be given to water levels, flows, quality, features, flood risk and biodiversity within the water environment. The use of buffer and no development zones will be introduced to protect the riparian zone. These measures have been identified as having a key role to play in ensuring that protection and improvement of the water environment in accordance with the Water Framework Directive (WFD) and the underling aims of the River Basins Management Plans (RBMPs).

The avoidance principle of flood risk management as set out in SPP must be met. Within areas identified as functional floodplain the Council will not support any development proposals except where a specific location is essential for operational reasons and appropriate mitigation measures can be taken that meet the principles of flood risk management.

Sites where flood risk may be an issue (due to the breeching of watercourses, surface water and run off and impact of the proposal on groundwater) shall be the subject of a local flood risk management assessment. Any development where the flood risk cannot be appropriately managed to prevent a significant adverse increase in the risk of flooding, either on the site or elsewhere, will not be permitted.

The plan will take a precautionary approach to managing flood risk by considering flooding from all sources and working towards sustainable flood management.

Development proposals must also accord with other relevant policies and proposals in the development plan and with supplementary guidance.”

6. PLANNING ASSESSMENT

Based upon the above policies, the following issues are considered most relevant to the current proposals.

Landscape and Townscape Character The site is situated on the edge of Carluke and forms part of an existing industrial estate. The site is not that visible from further afield and, from where it is visible, is seen in the context of Carluke behind. With appropriate landscaping, as proposed, it is considered that the proposal will be

6 suitable for its context, and will have no significant impact on the townscape character of Carluke, or the local landscape character. Any impact will anyway be mitigated by proposed planting as shown on the on the Landscape General Arrangement and Landscape Detailed Proposals plans.

Biodiversity An Ecological Appraisal has been carried out and the conclusions of that are set out in full on pages 25-27 of the report.

No significant impacts on habitats or species will result from the development taking place, although a number of mitigations are suggested, including the production of an Ecological Construction Environment Management Plan (EcoCEMP).

Residential Amenity The nearest residential properties to the site are the other side of the A721. The occupiers of these properties will not really be able to see the new hardstanding from where they are, and the only impact that the use could have is by way of noise. This has been considered in a Noise Assessment, which concludes that “projected activities likely in the yard extension will have a neutral noise impact upon receptors”.

Traffic and Transport A Transport Statement has been prepared, which concludes that there will be no undue impacts on the local highway network.

The Statement also sets out the basis for a Commercial Travel Plan for the site, which will contribute towards enhancing the sustainability of the overall development.

Mining/Ground Conditions A Preliminary Geo-Environmental Desk Study has been prepared, and concludes that ground conditions are suitable for the proposed development with mitigation.

In relation to mining specifically, the report concludes as follows:

“The proposed development area is indicated to be located outside of any zones of influence of probable unrecorded shallow workings or past shallow mine workings (defined by the Coal Authority as <30m below ground level). Therefore, the proposed development area is not considered to lie within a Development High Risk Area as defined by the Coal Authority. The Consultants Coal Mining Report indicates a workable Raesgill Ironstone seam to outcrop within the wider site and surrounding area, although its location has not been specified. Past underground mining of Raesgill Ironstone has been noted within the general vicinity of the wider site with a minimum depth recorded of 27m at an extraction thickness of 150cm. There are no recorded mine entries within the proposed development area or within the wider site.”

Flood Risk and Drainage A Flood Risk & Drainage Assessment has been prepared and concludes as follows:

1. “The proposed development includes a yard extension to allow for additional stocking. 2. The site is considered to be at low risk of flooding from all sources. 3. The existing site falls towards the site’s western boundary

7 4. There are no water features located within the site boundary, Yieldshields Burn flows west 100m north of the site. 5. It is proposed to drain surface water runoff from the site to Yieldshields Burn. It is proposed to restrict the runoff rates from the combined yard extensions to 7.8 l/s. 6. The 1 in 200 year event plus 55% climate change allowance will be mostly retained within the sub-base of the proposed permeable block paving and swale. A small volume of exceedance flows will be retained within the surface by the kerbline. 7. The proposed drainage system will be maintained by Marshalls.”

Other Material Considerations Economic benefit - The proposal allows for the expansion of the Carluke plant, which will protect existing jobs, create 18 new jobs, and will generate direct and indirect investment in the local economy both during construction and subsequently during operation.

There are no other material considerations that weigh against planning permission being granted.

7. CONCLUSION

Based upon the above, it is considered that the proposals comply with all relevant policies in the adopted Local Development Plan, and no material considerations indicate that planning permission should not be granted. Indeed, the economic benefit of the proposal points in favour. Therefore, in accordance with Section 25 of the Town and Country Planning (Scotland) Act 1997 as amended it is considered that planning permission can be granted for each Application.

Yours faithfully

Paul Houghton BSc (Hons), LLB (Hons), MA, MRTPI Director and Head of Land Development and Planning Chartered Town Planner For DM Hall LLP