Application No: Proposed Development:

N/09/008181FUL Erection of Secondary School, Additional Support Needs Secondary School, Community Facilities, External Playing Fields, Associated Road Access and Parking

Site Address:

Drumpellier Country Park Townhead Road Townhead ML5 1RX

Date Registered:

22nd July 2009

Applicant: Agent: Council JM Architects Schools & Centres 21 64 Queen Street Learning & Leisure Services Edinburgh Municipal Buildings EH2 4NA Kildonan Street Coatbridge ML5 3BT

Application Level: Contrary to Development Plan: Major Yes

Ward: Representations: 006 Coatbridge North And 582 letters of representation received. Anthony Clarke, Martin McWilliams, William Shields, Peter Sullivan

Recommendation: Approve Subject to Conditions

Reasoned Justification:

Whilst contrary to the District Local Plan 1991, by virtue of Green Belt and Open Space Policy, the proposed development can be justified as having a specific locational need and having substantial social benefits. The proposed School campus can also be accommodated with an acceptable level of impact in the local environment, without undue impact on the Green Belt function of the Country Park and without any unreasonable impact on residential amenity. In this instance, there are material considerations that carry sufficient weight to support the application.

Note to Council:

As the site is under the ownership of the Council and the application is deemed significantly contrary to the Monklands District Local Plan 1991, the application must be notified to Scottish Ministers in line with the Town and Country Planning (Notification of Applications) (Scotland) Direction 2009 C10#100818rFUL North Lanarkshire Council Drumpellier Country Park Tomhead Road Coatbridge Erection of Secondaly School, Additiond k-J2rp---,~=;7v ?aF-L”d ze:A%z.=3,- L.EF-w- Support Needs Secondary School, Cornunity Facillities, ..l..rCk,.3..*-.”. .*A I Edernal Plwing Fields, Associated Road Access and Parking L%?r&cs%ir - :::::s +- Proposed Conditions:-

1. That the development hereby permitted shall be started within three years of the date of this permission.

Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.

2. That except as may otherwise be agreed in writing by the Planning Authority, the development shall be implemented in accordance with drawing numbers:- Site Plan, PL(0)OOlO Rev A, PL(0)OOll Rev A, PL(0)0012 Rev A, PL(0)0013 Rev A, PL(0)0014 Rev A, PL(0)0015 Rev A, PL(0)0016 Rev A, PL(0)0017 Rev A, PL(0)0021 Rev A, PL(0)0022 Rev A, PL(0)0023 Rev A, PL(0)0024 Rev A, PL(0)0030 Rev A, PL(0)0031 Rev A, PL(0)0032 Rev A, PL(0)0033 Rev A, PL(0)0034 Rev A and PL(0)0035 Rev A.

Reason: To clarify the drawings on which this approval of permission is founded.

3. That BEFORE the development hereby permitted starts, full details of the facing materials to be used on all external walls, roofs, glazing units and plant shall be submitted to, and approved in writing by the Planning Authority and the development shall be implemented in accordance with the details approved under the terms of this condition.

Reason: To enable the Planning Authority to consider these aspects, in order to ensure that materials are visually acceptable in a local context.

4. That BEFORE the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority. For the avoidance of doubt, all fencing should be designed and coloured in such a way as to minimise visual impact (for example, dark green coating).

Reason: To enable the Planning Authority to consider these aspects.

5. That BEFORE the development hereby permitted starts, a scheme of landscaping, including boundary treatment and footpath provision, shall be submitted to, and approved in writing by the Planning Authority, and it shall include:-

(a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (c) identification of any trees to be retained and their protection in the course of development. For the avoidance of doubt any mature trees lost shall be replaced with trees of a suitable age and species. (d) a timetable for the completion of these works contemporaneously with the development. (e) details of footpathlcycle provision through the site, which shall demonstrate the potential to retain draft Core Path 183.

Reason: To enable the Planning Authority to consider these aspects.

6. That before the development hereby permitted is brought into use, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 5 above, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased within two years of completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: In the interests of the environmental amenity of the area.

7. That before the development hereby permitted starts, tree protection measures in accordance with British Standard BS 5837 shall be erected along the drip line of the trees to the south of the application site and these measures shall not be removed without the approval in writing of the Planning Authority.

Reason: To protect the existing tree cover

8. That no trees within the application site shall be lopped, topped or felled and no shrubs or hedges, shall be removed from the application site, without the written approval of the Planning Authority, other than those detailed on the approved plans.

Reason: In the interests of the conservation value of the site and the visual amenity of the site and the adjacent residents.

9. That BEFORE the development hereby permitted starts, unless otherwise agreed in writing with the Planning Authority, full details of the proposed surface water drainage scheme shall be submitted to and for the approval of the said Authority. For the avoidance of doubt the drainage scheme must comply with the requirements of the publication titled ‘Drainage Assessment: A Guide for Scotland’ and any other advice subsequently published by the Scottish Environment Protection Agency (SEPA) or the Sustainable Urban Drainage Scottish Working Party (SUDSWP). The post-development surface water discharges shall ensure that the rate and quantity of run-off to any watercourse are no greater than the pre-development run-off for any storm return period unless it can be demonstrated that a higher discharge is necessary to protect or improve the aquatic habitat. SUDS shall still be provided even where discharges are proposed to public sewers notwithstanding any conditions imposed by Scottish Water.

If the area of ground illustrated on Drawing No. NLC-STA-DRG-C-101 T03; for the SUDS is inadequate for the purpose, a revised layout drawing for this part of the proposed development shall be submitted to and for the approval of the Planning Authority prior to any works of any description being commenced on the application site, unless otherwise agreed in writing with the said Authority.

Reason: To ensure that the drainage scheme complies with best SUDS practice to protect adjacent watercourses and groundwater and in the interests of the amenity and wellbeing of existing and future residents adjacent to and users within the development site.

10 That the SUDS compliant surface water drainage scheme required under Condition 9 above shall be implemented contemporaneously with the development in so far as is reasonably practical. Within three months of the construction of the SUDS and before the development hereby permitted is brought into use, a certificate (signed by a Chartered Civil Engineer experienced in drainage works) shall be submitted to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant ClRlA Manual and the approved plans.

Reason: To safeguard adjacent watercourses and groundwater from pollution and in the interests of the amenity and wellbeing of existing and future residents adjacent to and users within the development site.

11. That before the development hereby permitted starts, unless otherwise agreed in writing by the Planning Authority, the applicant shall provide written confirmation to the Planning Authority that all the requirements of Scottish Water have been fully met in respect of providing the necessary site drainage infrastructure to serve the development. Reason: To ensure the provision of satisfactory site drainage arrangements.

12. That before the development hereby permitted starts, details of existing and proposed site levels shall be submitted to and approved in writing by the Planning Authority. Once approved, the levels agreed as part of this condition shall be adhered to through the course of the development, unless otherwise agreed in writing with the Planning Authority .

Reason: To ensure satisfactory control over levels in the interest of the amenity of the area.

13. That before the development hereby permitted is brought into use, all the pedestrian accesses, footways, parking and manoeuvring areas, including bus bays, drop off and servicing areas shown on the approved plans, shall be levelled, properly drained, surfaced in a material which the Planning Authority has approved in writing before the start of surfacing work and clearly marked out, and shall, thereafter, be maintained for the approved purpose.

Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities.

14. That the construction traffic route, the site compound and material storage shall be implemented in accordance with drawing CLBl0725/003 unless otherwise agreed in writing with the Planning Authority. Details of any site compound offices shall first be submitted to and approved in writing with the Planning Authority.

Reason: To ensure control over construction traffic and site compound in the interest of the amenity of the area.

15. That before development hereby permitted starts, final details of the proposed roundabout and works to the public road network at Townhead Road and the access into the site shall be submitted to and approved in writing by the Planning Authority. For the avoidance of doubt, these details shall reflect the memo from Traffic and Transportation dated 26'h March 2010. Thereafter, the roundabout, road works and access shall be constructed in accordance with the details approved under the terms of this condition and be completed to the satisfaction of the Planning Authority before the development comes into use.

Reason: To allow the Planning Authority to consider those aspects in detail and in the interests of vehicular and pedestrian safety.

16. That BEFORE any works of any description start on the application site, unless otherwise agreed in writing with the Planning Authority, a consolidated site investigation report shall be submitted to and for the approval of the said Authority. The investigation must be carried out in accordance with current best practice advice, such as BS 10175: 'The Investigation of Potentially Contaminated Sites' or CLR 11. The report must include a site specific risk assessment of all relevant pollution linkages and a conceptual site model. Depending on the results of the investigation, a detailed Remediation Strategy may be required

Reason: To ensure the suitability of the site for the proposed development.

17. That any remediation works identified by the site investigation required in terms of Condition 16 shall be carried out to the satisfaction of the Planning Authority. A certificate (signed by a Chartered Environmental Engineer) shall be submitted to the Planning Authority, prior to the completion of the development, confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy.

Reason: To ensure the suitability of the site for the proposed development. 18. That should 6 months or more elapse between the timing of the most recent ecological surveys (dated February 2010), and any development starting, a further survey shall be undertaken on the site to determine the presence of any statutorily protected species, particularly for bats and badgers. The said survey shall thereafter be submitted to and approved in writing by the Planning Authority before any development starts. Should any mitigation measures be required for the protection of any protected species, this shall be implemented in accordance with a timetable agreed in writing with the Planning Authority in consultation with Scottish Natural Heritage.

Reason: To ensure compliance with The Conservation (Natural Habitats & c.) Amendment (Scotland) Regulations 2007 and the Protection of Badgers Act 1992.

19. That notwithstanding the terms of condition 18 above, no development shall start within 30 metres of the southern boundary of the site until all appropriate licences are obtained from Scottish Natural Heritage in respect to Badgers. In addition, all works must be carried out in accordance with the requirements of those licences. Further notwithstanding the terms of condition 18 above, no development shall start until the trees 920 and 921 have been re-checked by a licensed bat worker for the presence of bat roosts immediately prior to their felling. Should any roost be found, mitigation measures shall be agreed in writing with the Planning Authority in consultation with Scottish Natural Heritage

Reason: To ensure compliance with The Conservation (Natural Habitats & c.) Amendment (Scotland) Regulations 2007 and the Protection of Badgers Act 1992.

20. That before any works start on site, unless otherwise agreed in writing with the Planning Authority, a comprehensive air quality assessment shall be submitted to and for the approval of the said Authority. The assessment must be carried out in accordance with current best practice advice.

Reason: To ensure that the proposed development will not result in unacceptable levels of air quality.

21. That any mitigation works identified by the comprehensive air quality assessment in terms of condition 20 above shall be carried out in accordance with the terms of the air quality assessment; to the satisfaction of the Planning Authority.

Reason: To ensure that the proposed development will not result in unacceptable levels of air quality.

22. That notwithstanding the terms of this consent, the north eastern multi-purpose grass pitch shall not be formally let between 9pm and 9am.

Reason: To protect the amenity of the nearest residents

23. That the development hereby permitted shall not start until a Notice of Initiation has been submitted to the satisfaction of the Planning Authority.

Reason: To monitor the development, to enable the Planning Authority to retain effective control.

24. That within 4 weeks of the development becoming occupied, a Notice of Completion shall be submitted to the satisfaction of the Planning Authority.

Reason: To monitor the development, to enable the Planning Authority to retain effective control.

25. That for the duration of the construction works one or more Site Notices, printed on durable material, shall be displayed in a prominent place at or in the vicinity of the development such that it is readily visible to the public; the Notice must accord with Schedule 7 of the Planning etc (Scotland) Act 2006 and must give details of the approved development, its address, details of the planning permission and information on where further information about the development can be obtained.

Reason: To accord with the provisions of the Planning etc (Scotland) Act 2006.

26. That before the development hereby permitted starts, Construction Method Statements (CMSs) shall be submitted to and approved in writing by the Planning Authority, and thereafter be adhered to for the duration of the works. The CMSs shall address potential impacts of all construction works and any ground stabilisation measures on the surrounding environment and local population, and shall include a Site Construction Environmental Management Plan and measures to control, and protect where appropriate:

Noise Impact, Dust Impact, Light Impact, Air Quality, Odour, Construction Traffic, Ecology, Protected Species and Designated Sites, Watercourses and Ground Water, and, Public Access.

Reason: To safeguard the amenity of the local environment and nearby communities.

27. That before any works start in relation to external lighting and floodlighting to be used throughout the development, full details of all such lighting shall be submitted to and approved in writing by the Planning Authority. The lighting shall be designed to minimise the upward spread of light near to and above the horizontal. Glare shall be kept to a minimum by ensuring that the main beam angle of all lights directed towards any potential observer is not more than 70". Once agreed, the lighting shall be implemented in accordance with the details approved under the terms of this condition.

Reason: To safeguard the amenity of the local environment and nearby communities. Background Papers:

Representation Letters

Letters from Townhead Community Council, Clo 102 Townhead Road, Coatbridge, ML5 2HU received lgthAugust and 12'h November 2009 and gth February 2010 Letter from Councillor Martin McWilliams, Civic Centre, Windmillhill Street, , MLI 1AB, received 1gth August 2009 Letter from Margaret Mitchell MSP, 104 Cadzow Street, Hamilton, ML3 6HP, reyFived 28'h August 2009 Letter from Harry Jack, 92 Townhead Road, Coatbridge, ML5 2HU, received 30 July 2009 Letter from Mary Jack, 92 Townhead Road, Coatbridge, ML5 2HU, received 30thJuly 2009 Letter from Lorna McAllister, 51 Townhead Road, Coatbridge, ML5 2HT received 31'' July 2009 Letter from Gerard Marshall, 78 Townhead Road, Coatbridge, ML5 2HU, received 1"August 2009 Letter from Catherine Marshall, 78 Townhead Road, Coatbridge, ML5 2HU, received 1" August 2009 Letter from Mr J Ambrose, 100 Townhead Road, Coatbridge, ML5 2HU, received ??''July 2009 Letter from Mr Liam Turley, 47 Townhead Road, Coatbridge, ML5 2HT, received 4 August 2009 Letter from Miss Allana Turley, 47 Townhead Road, Coatbridge, ML5 2HT, received dhAugust 2009 Letter from Mrs Maria Turley, 47 Townhead Road, Coatbridge, ML5 2HT, received 4'h August 2009 Letter from Tom and Marjorie Malloy, 37 Townhead Road, Coatbridge, received !jthAugust 2009 Letter from Mrs Jayne Bennett, The Orchard, 53 Townhead Road, Coatbridge, ML5 2HT received 5'h August 2009 Letter from Mr Peter Bennett, The Orchard, 53 Townhead Road, Coatbridge, ML5 2HT received 5'h August 2009 Letter from Mr Steven Ramage, 74 Bellrock View, , G33 3HX, received 5'h August 2009 Letter from Julie McAnulty, 12 Lugar Street, Coatbrisge, ML5 3JS received 6'h August 2009 Letter from Antoinette Boyce, 45 Townhead Road, Coatbridge, ML5 2HT, received 7'h August 2009 Letter from Kevin Boyce, 45 Townhead Road, Coatbridge, ML5 2HT, received 7'h August 2009 Letter from Mrs J Brown, 33 Mosspark Road, Coatbridge ML5 2HG, received lothAugust 2009 Letter from J. Gartshore, 35 Mosspark Road, Coatbridge, ML5 2HG, received 1lth August 2009 Letter from A. Gartshore, 35 Mosspark Road, Coatbridge, ML5 2HG, received 20thAugust 2009 Letter from Helen M MacEachen, 34 Greenside Street, Coatbridge, ML5 2AX, received 17'h August 2009. Letter from John Cushley, 102 Townhead Road, Coatbridge, ML5 2HU, received 25'h Augu:; 2009 Letter from Catherine L. Cushley, 102 Townhead Road, Coatbridge, ML5 2HU, received 24 August 2009 Letter from Robert Bell, 9 Muirdyke Road, Coatbridge, ML5 2HQ, received gthSeptember 2009. Letter from Chancellor Cassidy, Diocese of Motherwell, Coursington Road, Motherwell, MLI 1PP, received 1'' September 2009 Letter from Mrs M Livingstone, 72 Drumpellier Avenue, Coatbridge, ML5 1JS received 2ndOctober 2009 Letter from Bernard Fagan (Former Head Teacher of St Ambrose), 18 Mote Hill, Hamilton, ML3 6EF received 1Oth September 2009 Letter from Frances Kerr, 46a Lefroy Street, Coatbridge, ML5 1NB received 28'h August 2009 Letter from James M Bell, North Lodge, Cairnhill Road, Airdrie ML6 9RJ received 2!jth November 2009 Online comments by Mrs Debbie Marcuccilli, 15 Mount Vernon Avenue, Coatbridge Online comments by Mr Derek Andrew, 22 Peel Place, Coatbridge, ML5 5RB Online comment by Mr Sandy McCann, 32 High Burnside Avenue, Coatbridge, ML5 1HZ Online comment by Mr John Findlay, 28 Crinan Crescent, Coatbridge, ML5 2LF Online comment by Mrs Grace Findlay, 28 Crinan Crescent, Coatbridge, ML5 2LF Online comment by Mr John Campbell, 14 Carrick Drive, Coatbridge, ML5 1JZ Online comment by Mrs Moira Cartwright, 25 Conistone Crescent, Garrowhill, Glasgow, G69 7LG Online comment by Ms J M Leonard, 1 Finlaystone Street, Coatbridge, ML5 1NA Online Comment by Mrs Anne McAnally, 10 Cayton Gardens, Ballieston, Glasgow, G68 7LF Online comment by Mr James Watt, 46 Lefroy Street, Coatbridge, ML5 1NB Online comment by Mrs M Watt, 46 Lefroy Street, Coatbridge, ML5 1NB Online comment by Miss C Watt, 46 Lefroy Street, Coatbridge, ML5 1NB Online comment by Mrs Marcia Bremner, 21 16 West Barry Avenue, Unit 1, Chcago 60618 Online Comment by Mr Ken Simpson, 10 Shepford Place, Coatbridge, ML5 IRS Online comment by Mr John Hughes, 9 Deanbank Road, Coatbridge, ML5 IRY Online comment by Mrs Rosemary McGinnes, 29 St Andres Drive, Coatbridge, ML5 IAB Online COt'nment by Mrs Anne Cannon, 55 Buchanan Street, Baillieston, Glasgow, G69 6DY Online comment by Mrs Linda Ward, 76 Springcroft Crescent, Ballieston, G69 6SB Online comment by Mr Brian Heraty, 7 Rosewood Place, , G69 7UD Online comment by Mrs Anne Marie Donald, 19 Parkway Place, Coatbride ML5 IJA Online comment by Mrs Karen Burke, 32 Loch Brora Crescent, Coatbridge, ML5 IE Online comment by Mr Gerard Campbell, 2 Mayberry Crescent, Sandyhill, Glasgow, G32 OEN

509 individual pro-forma letters of objection and 16 notes of support (via e-planning) have also been received between July 2009 and March 201 0

10 letters of representation to the inclusion of the site in the emerging North Lanarkshire Local Plan have been received by the Council.

Consultation Responses:

Consultation responses from SEPA dated 1 IthSeptember 2009 and 22ndFebruary 2010 Consultation response from Scottish Power dated 14'h August 2009 Consultation response from Scottish Water dated 1st August 2009 Consultation responses from SportScotland dated 21" August and 17'h March 2010 Consultation responses from Scottish Natural Heritage dated 25ithAugust 2009 and 1'' February and lgthMarch 2010

Memo from Traffic and Transportation dated 26'h March 2010 Memo from Geotechnical Team Leader dated 26thJune 2009 and 25'h March 2010 Memos from Greenspaces Team dated 8'h September 2009 and 24'h February 201 0 Memos from Protective Services dated 31'' August, 7'h October 2009 and gth, 17'h March 201 0

Contact information:

Any person wishing to inspect these documents should contact Gordon Liddell at 01236 616437

Report Date:

26th March 2010 APPLICATION NO. N/09/00818/FUL

REPORT

1. Site Description

1.1 Planning permission is sought for the erection of a joint community-use school campus on land at Drumpellier Country Park, off Townhead Road, Coatbridge.

1.2 The site extends to approximately 14 hectares and comprises grassed open space and sports pitches. In respect to adjoining land uses, the site is bounded by Townhead Road and houses to the north, while Drumpellier Country Park (locally comprising a wooded area and open space) is located to the south. To the west is an area of open space, golf course and a golf driving range. To the east is an existing Community Centre and Pavillion on Mosshead Road, with a further residential area beyond. There are some trees located around the site boundary while a path/desire line crosses the grounds accessing the sports pitches from the Pavilion. Other paths are located adjacent to the site providing links to the Country Park and beyond. The site generally declines in level from Townhead Road, levelling out at its southern section.

1.3 The wider park covers a much larger area (550 acres) and comprises two natural lochs, lowland heath, mixed woodlands, a footpath network, the Monklands Canal and open grassland. Together with the golf course and driving range this provides a significant area for ecology and habitat, recreation, leisure and community use within Coatbridge.

2. Proposed Development

2.1 The proposed campus consists of St Ambrose RC and Drumpark Additional Support Needs High Schools. The building has a floor area of approximately 19,500 sq metres over two and three stories. In broad terms, the building is designed with a long frontage to Townhead Road, comprising two storey features (including a glazed central hub) and a two storey games hall section at its eastern end. The mid-section of the building is three storeys, with three storey legs extending out from the southern elevation towards to the wooded area within the Country Park. The building is set back from Townhead Road by 190m at its closest point and 250m at its furthest and is located directly to the front of the wooded area described earlier. The building is of contemporary design, using modern materials and glazing and had been developed to compliment local topography, set back from Townhead Road where ground levels are lower with a backdrop of the wooded area beyond.

2.2 Several sports pitches are incorporated as part of the proposals. Located between Townhead Road and the school building are four pitches, including two synthetic pitches, one grass football pitch and one grass football/rugby/gaelic football multi- purpose pitch. The synthetic pitches would be fenced and floodlit. The grass pitches may incorporate some ball-stop fencing but would retain open access and be unlit. A further two synthetic pitches are proposed beyond the rear of the building, located at the south eastern corner of the site. These would also be fenced and floodlit. All pitches would be for both school and community use.

2.3 Access to the site would be taken from a new roundabout at Townhead Road. This would be located to the west of numbers 45 - 53 Townhead Road, with a leg onto Leven Road. Within the site, the vehicular layout has provisions for coachlmini-bus parking and turning, a detached service access to the rear of the building, drop-off facilities as well as dedicated parking provision to the front of the building. Also proposed are pedestrian and cyclist linkages into the site from the surrounding area.

2.4 Landscaping is proposed throughout and a habitat zone for school use is proposed at the site’s western boundary. Courtyard space is also incorporated between the legs extending from the southern elevation. Internally, the school has evolved as a bespoke design reflecting modern educational requirements.

2.5 It is also notable that the school would operate as a joint community facility. The community provision within the building has its own identifiable entrance and is designed to be able to operate in a self contained manner. It is also noted that through the implementation of a planned lock-down arrangement, the community can be afforded access to the internal changing and sports facilities, both during and outwith school hours. Classroom and social spaces within the school (assembly, dining area etc) also have the potential to be used for community use at appropriate times. Externally, the lock-down approach is from the school building itself to the associated amenity space and pitches to the rear. Open access remains to the front of the building and around the pitches adjacent to Townhead Road.

3. Backaround

3.1 This application forms part of the Schools and Centres 21 Programme which aims to have all schools upgraded by 2021 to create the best learning environment for all young people in North Lanarkshire. The programme also aims to provide enhanced facilities and access for the community, to improve lifelong learning and to create educational opportunities post school years. A fundamental objective is also to create a valuable community resource, pivotal to community life by providing a facilities that can be used extensively for leisure and community activities.

3.2 Both schools are currently in poor physical condition with facilities that do not meet the needs of the modern curriculum. The range of problems across both schools include substandard building condition, high energy and maintenance costs, poor heating, cooling and ventilation, limited classroom size and storage, restricted opportunity to offer flexible curriculum, poor social facilities, inadequate specialist facilities, poor access, remote playing fields and restricted playground and outdoor space. In educational terms there is a clear identifiable need to replace these educational centres.

3.3 A site selection process has been undertaken by NLC Learning and Leisure which has concluded that this site is the best available in the catchment area to meet the requirements in replacing both Schools.

4. APRliCant’S Sucmottinn Information

4.1 Included as part of the application is the following: Planning and Access Statement, Transport Assessment and Travel Plan, Flood Risk Statement, Archaeological Report, Habitat Survey, Tree Survey, Noise Assessment and Site Investigation Reports. Through the assessment of the application, additional information has been submitted relating to some of these matters.

5. Site Historv

5.1 There is no planning history relevant to this application. It is noted that the site was utilised for landfill from 1945 - 1972.

6. DeveloDment Plan

6.1 The proposed development raises no strategic issues and this application will be considered in relation to policies within the Monklands District Plan 1991. Policy GBI (Restrict Development in the Green Belt) applies in this case with a restriction on non- conforming uses.

7. Consultations

7.1 SEPA have no objection to the application. Comments are given in respect to drainage and a condition is required to ensure appropriate drainage systems are utilised. As SUDS are to be used, the condition is also required to ensure adequate protection is afforded to the local water environment (including ground water and watercourses). The same applies for any stabilisation works and contamination issues. General comment is given in respect to flood risk information. Scottish Power have no objection to the application. Scottish Water have no objection to the application and make comment in respect to their interests. SportScotland have no objection to the application on the basis of dual school- community use. Scottish Natural Heritage have no objection to the application providing the impact on any protected species is satisfactorily addressed and mitigated where necessary. In particular, there are specific requirements and licence issues relating to badgers and bats. Comments are given in respect to controlling dust to protect the local environment and nearby sensitive sites, Comments are also given to ensure consideration is given to the appropriateness of the proposed use in relation to the Country Park. Traffic and Transportation raise no objection to the application and reflect evolution of the proposed roundabout design and associated infrastructure requirements in their comments. Comments are given in respect to parking, drop off and bus facilities within the site. Geotechnical Team Leader has commented in respect to flooding and drainage. In respect to drainage, it is noted that outstanding matters can be addressed by conditions. Greenspaces Team have given comments in respect to protected species. It is noted that licences will be required for work in the vicinity of badger sets. Some further survey work is also noted as being required where any tree workslfelling is to take place, both for bats and nesting birds. Recommendations are given in respect to landscaping and enhancement for biodiversity, including tree retention where possible and the use of native species. Due to the location of the site, best practice measures are detailed to safeguard wildlife throughout construction as well as tree protection measures. Finally, concern is expressed in regard to the loss of a draft Core Path and due to the loss of free public access across the site, it is recommended that the developer improves access paths located around the school site, to encourage sustainable travel use for people accessing the school and to improve access to the outdoors for local residents. Protective Services have no objection to the application. Standards to control nuisance during construction are provided, as are recommendations in respect to lighting. An air quality impact has been requested, while a noise assessment of the impact of the development on the surrounding area has been submitted and verified. Comments are given in respect to contaminated land (gas monitoring and site investigations) and an adequate level of information has now been provided to demonstrate that there are no implications that would prevent planning permission from being granted.

8. Representations

8.1 582 letters of representation have been received. Of these 509 are pro-forma letters of objection. 32 detailed letters of objection (including detailed objections made via eplanning) have been received from local residents, Townhead Community Council, Cllr Martin McWilliams and Margaret Mitchell MSP. There has been a request for a site visit and hearing.

25 letters of support (including detailed objections made via eplanning) have been received from local residents, the Diocese of Motherwell, parents, teachers and a former Head Teacher of St Ambrose.

10 letters of objection have also been submitted in response to the sites inclusion in the emerging North Lanarkshire Local Plan.

All these representations are summarised as follows:

0biections

Adverse impact upon and loss of community facilities, including a designated Country Park, sports pitches and informal recreation provision. Unacceptable impact upon rights of access, including free access across open space and rights of way. Proposal is contrary to Green Belt policy (local, regional and national) and the council has consistently rejected other proposals within the Green Belt. Proposal is contrary to the emerging North Lanarkshire Local Plan. Loss of amenity and well-being to local residents in the form of visual intrusion, increase in traffic, general disturbance, vandalism and noise and light pollution from the floodlit pitches. The proposal represents overdevelopment, visually detrimental to the amenity and outlook currently enjoyed by local residents. Alternative and more appropriate sites are available and the needs case has not been demonstrated. Unacceptable impact on road safety due to access arrangements, traffic generation and parking (vehicular and pedestrian), exacerbated by existing heavy traffic on Townhead Road. Concern over the availability of safe walking routes to school. Query regarding the re- opening of a pedestrian access directly from Muirdyke Road. Unsuitable site conditions. Concerns over site contamination and former landfill. Cost of remediation will damage the ability to deliver proposed scheme. The proposal will result in an unacceptable impact upon wildlife, protected species and the natural environment. Concern over the timing and outcome of the application and EIA screening exercise. Furthermore, concern over lack of public meeting. Inaccurate and misleading site description in the application form. Development will set a very dangerous precedent. The park was ‘gifted’ to the people of Coatbridge for specific purposes and the Council does not have the ability construct a school on this site. Proposal does not represent Best Value. Application constitutes an infringement on human rights. Problems accessing previous comments online.

SUDDOrt

U) Council assurances over remedial work is accepted. v) Current schools are in extremely poor condition and new modern schools are urgently needed. w) The application site is the most appropriate of all options in terms of learning, teaching and health and safety (split campus would have its own problems with a lack of on-site facilities, site size and dangerous road crossings). x) The enhanced facilities will be available to the schools and local community. y) Current pitches are the in very poor condition. z) Concern over the delay in starting work 9. Planning Assessment

9.1 Section 25 of the Town and Country Planning (Scotland) Act 1997 requires that planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. The proposed development is not considered to be strategic and can therefore be assessed in accordance with the local plan.

Development Plan

9.2 Monklands District Local Plan -1991: The site is covered by policy GBI (Restrict Development in the Green Belt). This policy restricts development in the Green Belt to exceptional circumstances related to forestry, agriculture and uses which specifically require a rural location. It is accepted that this proposal does not constitute such a use and is therefore contrary to the Local Plan. Exceptional justification for the application is discussed in paragraphs 9.13 and 9.14 below.

9.3 Other policies within the Local Plan are also applicable. The site is covered by policy LR9 (Develop Drumpellier Country Park). This policy notes that the Council will continue to develop the Country Park as a major outdoor leisure and recreation facility and identifies specific projects. This application does not compromise any of those projects and the community element of the application modernises and improves upon the quality of the sports facilities currently available. While there is a net reduction in numbers of pitches, the quality is superior and with the introduction of synthetic pitches and floodlighting, the capacity has the potential to increase. As a joint school-community facility, this improves outdoor sports and recreation from an educational perspective, with high quality on-site facilities for pupils as well as enhancing facilities currently available for the community. On this basis, SportScotland (the statutory consultee on such matters) has no objection to the application. Notwithstanding the formal sports provision, it is acknowledged that the application does result in a loss of passive open space.

9.4 Policy LRI 1 (Improve Public Open Space) aims to protect existing public open space from inappropriate development and to upgrade large areas of public open space. The site is also subject to the Parks and Open Space Action Plan (part of the North Lanarkshire Biodiversity Action Plan) which aims amongst other things to protect and enhance open space through the planning process. The improvement to existing sports provision and community use is discussed in paragraph 9.3 above. It is acknowledged that the overall development does result in the loss of passive open space. Exceptional justification for the application is discussed in paragraph 9.13 and 9.14 below.

9.5 Policy TO6 (Develop Drumpellier Country Park for Tourism) aims to further promote the wider Country Park for tourism. Despite a loss of passive open space, it is considered that the application does not prejudice those aims. This site is located on the existing playing fields with the loss of those facilities mitigated as discussed above. Given the scale and attributes of the remaining Country Park it is considered that the potential for tourism will not be unacceptably impacted.

9.6 The site is zoned LI1 (High Quality Landscape). This zoning notes that except where specific development opportunities have been identified, development should be directed elsewhere. The guidance does however note that where the Council is disposed to grant permission for an appropriate development, it will give careful consideration to landscape and design. In this instance, the development has evolved to best fit the landscape with the school building set back from Townhead Road at lower ground levels, with a backdrop of the wooded area and Country Park beyond. The layout has developed with sports pitches to the front of the site with a further substantial band of open space to Townhead Road. Whilst general open space is lost through the development, this layout does maintain a substantial open aspect to the site and maintains a green corridor when entering Coatbridge from the west. Aside fencing around the synthetic pitches, the front of the campus is to remain open. The building scale, design and materials have also evolved with consideration to the landscape and appropriate landscaping can be ensured through the use of conditions. Notwithstanding exceptional Green Belt justification, the siting, design and landscape impact of the proposal is considered acceptable.

9.7 Policy NAT2 (Protect ‘Key’ Nature Conservation Sites) recognises key conservation sites and aims to ensure that the relevant statutory body and interested bodies are consulted. There are no nature conservation designations within the application boundary. It is however acknowledged that the site is adjacent to one SlNC and woodland and is within 2km of two SSSl designations (Woodend and Bishop Lochs). It is accepted that the site has linkages to the wider area and habitat value of the Country Park. Consultation has been carried out with SNH and the Greenspaces Team and this has raised no objection. Further investigations have been carried out in respect to protected species. Due to the proximity of badger sets to the development and a requirement for some trees to be felled, protection plans and appropriate licensing procedures are required. This matter has however been satisfactorily resolved and can be addressed via conditions. While a small number of mature trees will be lost due to the development, this impact is marginal and the wider wooded areas within the Country Park remain unaffected. Offsetting fences to provide suitable buffers, replacement tree planting, landscaping and the provision of a habitat zone within the site are all attributes of the scheme that can help mitigate the general development impact. Overall, impact on nature conservation is considered to be acceptable subject to conditions.

9.8 Policy CU/1 (Safety Restraint Areas) reflects the site’s former use as a landfill site. This aims to ensure that any development is safeguarded from landfill gas. Detailed site investigations have been submitted and assessed as part of the application. Following on-going investigation into this matter and general site investigation requirements it has been concluded that there are no landfill gas or site contamination implications that would prevent planning permission from being approved. Subject to conditions to ensure appropriate remediation and mitigation, both Protective Services and SEPA have no objection to the application. Conditions are therefore recommended ensuring that all these matters may be finalised.

9.9 To conclude consideration of the Local Plan, it is accepted that the proposal does not technically comply with policies relating Green Belt and protected open space. Other requirements in regard to replacement recreational provision, tourism, landscape impact, nature conservation and site conditions can however be satisfied. In respect to Green Belt zoning and loss of open space, the planning system does however offer an opportunity to identify any material considerations that would justify a departure from policy.

Material Considerations

9.10 Scottish Planning Policy (SPP). Although the proposed development does not meet the threshold of development considered strategic, supporting national policy does offer assistance in assessing whether there are material considerations that would render this application acceptable, despite the Green Belt zoning.

9 .I1 SPP details that the key objectives of Green Belt policy are to direct growth to the most appropriate locations and support regeneration, to protect and enhance the character, landscape setting and identity of towns and to protect and give access to open spaces. The policy goes on to note that Green Belt designation can be used to prevent coalescence of settlements and to provide outdoor recreation and education. It also notes that development not normally consistent with Green Belt policy may still be considered acceptable where there is an established need and if no other suitable site is available. 9.13 In this case, as detailed in Section 3 of this report, there is a clear demonstrable need to replace both schools. This exercise has afforded the Education Authority an opportunity to provide new schools that reflect modern educational requirements and aspirations. This includes schools of a certain size and design, schools with shared resources and a range of high quality on-site facilities such as sports provision. The schools programme also affords the Education Authority the opportunity to develop modern facilities that also have strong community dual-use and benefits. This facility would serve the community in terms of post school education and act as a community hub with public use of sports and school facilities. The exercise for choosing this site is detailed in Section 3. Notwithstanding the zoning of the site, from an education and operational perspective, it is noted that this site has been established as the best option in the catchment area by the Education Authority and it is accepted that a justifiable locational need has been demonstrated.

9.14 Turning to the aims of Green Belt and open space policy, it is noted that although located in the Green Belt, this site is semi-urban, consisting primarily of managed open space and sports pitches. For a significant section of the site, this use is retained due to dual community use and inclusion of substantial sports pitch provision. This is supported through the position of SportScotland. It is also noted that two grass pitches to the front of School are to remain open, providing passive open space when not in use. In land-use terms this continuing element of the site is considered justifiable under Green Belt policy. It is noted that the remaining footprint of the school building and associated lock-down area is only a small proportion of wider Country Park (550 acres) and its associated recreation facilities. This limited impact is considered acceptable in light of the wider benefits of the scheme and amount of remaining open space. In respect to protection of the character of the town and the prevention of co-coalescence, for the reasons detailed in paragraph 9.6 above, the site layout is considered to be acceptable and the impact on these aims can be mitigated to a satisfactory level. It is considered that the wider Green Belt function of the site is not unacceptably damaged in physical terms. Finally, in respect to other justification, while a locational need has been demonstrated, it is also considered that this application offers substantial social benefits, from the perspective of local education, the quality of the school and its location for future pupils and the quality of new community facilities promoting life-long learning, community life and sport. On balance it is considered that justification does exist for a departure from policy.

9.15 Finalised Draft North Lanarkshire local Plan: The site is designated HCF2C Community Facilities in the emerging Local Plan. This policy through its related schedules actively promotes certain schemes, including the School campus subject of this application. The emerging Local Plan and latest statement of planning policy by the Council therefore actively supports the application and the broader Green Belt and open space issues become redundant. It is acknowledged that the inclusion of the site in the emerging local plan is however subject to unresolved objections and limited weight can be afforded to the plan at this time. The North Lanarkshire Local Plan goes onto assess developments under policies DSP3 and 4 (Impact and Quality of Development) and for the reasons detailed in this report, these assessment criterion are satisfied.

9.16 Residential Amenity: In terms of design and visual impact, the proposed scheme is considered acceptable as detailed in paragraph 9.6. In respect to noise impact, an assessment has been submitted and verified by Pollution Control demonstrating that noise impact will be within acceptable levels. A condition is required restricting evening opening hours for one pitch to 9pm. In any case, it is noted that this pitch is not floodlit and would have reduced evening usage. Impact from floodlights can also be adequately controlled via conditions.

9.17 Traft7c and Transportation: The Traffic and Transportation Team have no objection to the application. Comments are given in respect to the proposed roundabout and access into the site. This includes a requirement for particular geometry, stopping up requirements at Doune Terrace, visibility splays, footway provision, pedestrian crossings and road re-alignment. These final details can be confirmed via a planning condition, with separate requirements outwith the planning permission (stopping-up) highlighted in an advisory note in any decision notice. Comment is also given in respect to parking and internal drop-off and bus facilities within the site. Overall, it is considered that transportation matters are satisfactorily addressed in the layout with final details relating to the roundabout and access into the site able to be addressed by condition.

Consultations: In respect to consultation responses not already covered throughout the report the following consideration is relevant. Concern from the Greenspaces Team regarding the loss of access through the site are noted. Some open access will be lost over the area of the School building and lock-down grounds, as well as over the fenced pitches. It is noted however that when in operation, the existing pitches would also have had access limitations. The aspirations of draft Core Path 183 can still be realised through the layout. The concept and dual community use of the school and related open aspect to the front allows the potential for this pedestrian linkage to be retained, as will general access to the two grass pitches. Other comments from the Greenspaces Team and SNH, particularly in regard to protected species and the nesting birds can be addressed through conditions and advisory notes on any future decision notice.

Comments from SEPA, Scottish Water and the Geotechnical Team in regard to drainage, flooding and groundwater can be addressed through conditions. It is noted that the Geotechnical Team has commented that although Scottish Water have agreed to connection, the related Development Impact Assessment notes the potential for some limited sewer flooding. Scottish Water have however subsequently confirmed that this potential is marginal and within the tolerance levels of such modelling. As such it is considered that there are no flooding matters that would prevent approval of planning permission. Comments from Pollution Control relating to construction nuisance can be addressed by condition as can the requirement for an air quality assessment.

Representations: In response to representations the following comments is given:

Objections

The proposal will result in an unacceptable impact upon and loss of community facilities, including a designated Country Park, sports pitches, as well as formal and in formal recreation pro vision. The proposal will result in an unacceptable impact upon rights of access, including free access across open space and rights of way which will be lost as a result of the school campus and associated fencing. The proposal is contrary to Green Belt policy within the adopted Local Plan, Structure Plan and national policy and the council has consistently rejected other proposals within the Green Belt. There is no justification or exceptional circumstances for a departure from this policy. The surrounding housing forms a defined urban edge and this site falls outwith the urban area. Other development in the park (pavilion and community centre) have suitable justification. The proposal is contrary to the emerging North Lanarkshire Local Plan. The proposal will result in a loss of amenity and well-being to local residents in the form of visual intrusion, increase in traffic, general disturbance, vandalism and noise and light pollution from the floodlit pitches. This includes a lack of fencing around properties located on the southern side of Townhead Road. The proposal is considered to be over-development and is visually detrimental to the amenity and outlook of adjoining neighbours. There are other more suitable sites available such as the Alexander Hospital Site. The proposal will have an unacceptable impact on road safety due to the position of the access, redesign of Townhead Road and extra traffic numbers, pedestrians and parking in the vicinitv. This would be exacerbated bv the heavv road traffic and haulage businesses that currently use the road. This has been identified as currently being unsuitable and it would be dangerous to introduce additional school traffic.

Comment: For the above points refer to planning assessment. In regard to point C, every application is assessed on its individual merits. In regard to point E, open access already exists behind the rear of these properties. It is recommended that an advisory note be included in any decision notice highlighting that the applicant may consider some measures at this location to help alleviate any concerns.

i) The proposal does not benefit from safe walking routes and access. Furthermore, concern has been expressed about re-opening an pedestrian access from Muirdyke Road.

Comment: It is noted that there are no objection from Traffic and Transportation. A new access from Muirdyke Road into the site is not included as part of this application.

j) The proposed site is unsuitable as it is unstable with undermining and excessive levels of peat.

Comment: It is the responsibility of the developer to ensure ground conditions are fit for purpose.

k) The proposed site is unsuitable as it is heavily contaminated, generates methane gas and is on the site of a former landfill. The reports carried out are not conclusive to demonstrate that the site can be safeguarded from contamination both in respect to the final use and due to construction and remediation works for contaminated material. Concern is expressed regarding the potential impact on human health (residents and future users of the site), ground water and nearby lochs. A recent High Court ruling concerning Corby Borough Council is cited.

I) The cost of remediation will render the school undeliverable.

m) There are mineshafts on the site. The costs of site remediation are such that the final facility will be negatively impacted, become third rate and contrary to the aims of best value.

Comment: Refer to paragraph 9.8. The cost of remediation is not material to planning assessment of the wider proposals.

n) Concern is expressed over the timing and outcome of the application and EIA screening exercise. It is considered that the application was submitted prior to new legislation coming into force to ensure no formal community consultation was required. Furthermore, assurances over a public meeting on the scheme have never been realised.

Comment: The application has been assessed in line with statutory requirements. A presentation was given to the local Community Council and the EIA Screening carried out in line with statutory requirements. The Council’s position that no EIA was required was subsequently endorsed by Scottish Ministers.

0) The description within the application form is inaccurate and misleading. The site is more than ‘recreational playing fields’ but lies entirely within the Country Park.

Comment: Statutory procedures on notification are considered to have been satisfactorily followed. Furthermore, information and plans relating to the application have been widely available, including via the internet. p) Allowing development in the Country Park would set a very dangerous precedent.

Comment: Every application is assessed on its individual merits. q) The park was ‘gifted’ to the people of Coatbridge for specific purposes and the Council does not have the legal ability to construct a School on this site.

r) The proposal does not represent ‘Best Value’

s) The application constitutes an infringement on Human Rights.

Comment: The application has been assessed in line with statutory requirements and assessed against relevant planning policy.

t) There have been problems accessing comments made online.

Comment: It is acknowledged that there has been ongoing technical difficulties viewing some representations made online (both in objection to and in support of the application). All such representations have however been taken into account in the assessment of the application and detailed as part of this report. The assessment process is not considered to have been prejudiced.

U) Council assurances over remedial work is accepted. v) Current schools are in extremely poor condition and new modern schools are urgently ne ed ed. w) The application site is the mosf appropriafe of all options in terms of learning and teaching and health and safety (split campus would have its own problems with a lack of on-site facilities, site size and dangerous road crossings). x) The enhanced facilities will be available to the schools and local community. y) Current pitches are the in very poor condition. z) Concern over the delay in starting work

Comment: Representations in support of and highlighting the need for the proposed development are noted. Refer to planning assessment.

10. Conclusion

10.1 In conclusion and drawing all these factors together, it is considered that despite being located in the Green Belt and on protected space (forming part of the wider Drumpellier Country Park) and therefore being technically contrary to the Local Plan, in this instance there are material considerations that merit a departure from policy. The proposal can be justified in terms of a specific locational need, continues and improves upon existing sports provision currently within the site and has significant community benefits due to the quality of the school and dual community use. It is also considered that this can be achieved without undue adverse impact on the Green Belt, the wider Country Park or surrounding residential area. As such it is recommended that planning permission be approved subject to conditions. It is noted that as this application is significantly contrary to the Development Plan and the Council has an interest, it must be notified to Scottish Ministers. It is also noted that a request for a site visit and hearing has been received.