14

Application No. C/97/00366/nn Date Registered 19 August 1997 APPLICANT HEADWAY DEVELOPMENTS, 82/88 MUIR STREET, HAMILTON, ML3 6BJ

Agent None DEVELOPMENT RESIDENTIAL AND RETAIL DEVELOPMENT AND ERECTION OF A COMMUNITY CENTRE LOCATION ROAD/GLENMAVIS ROAD, GLENMAVIS

Ward No. 45 Grid Reference 275100 - 667155

File Reference GMC52O/GB/md

Site History The site has had a number of previous planning applications relating to it. In the 1980s there were a number of proposals relating to the properties which have subsequently demolished on Coatbridge Road. In 1995 the field to the south was the subject of an application by the current applicant for residential development. This application, however, was never determined and subsequentlywithdrawn.

Development Plan Policies ECON8/2, HGlO and GB1 of the adopted District Local Plan e 1991.

Policies GBlA, RESlA, RES4, RES6 of the Strathclyde Structure Plan 1995

Contrary to Development Plan Yes c

CONSULTATIONS

Objection None No Objection NLC Director of Education, Scottish Environment Protection Agency, The Coal Authority, NLC Director of Protective Services Conditions NLC Leisure Services, West of Scotland Water Authority No'Reply None

REPRESENTATION

Neighbours Newspaper 116 Objections, 16 letters of support. Advertisement

COMMENTS The application, whilst a complete package, can be divided into two components. Firstly the redevelopment of the village centre and secondly a residential development to the south of the village centre.

Within the village centre, at the junction of Coatbridge Road and Glenmavis Road, the proposal is to redevelop the derelict site on the south of Coatbridge Road with a mixhue of flats, terraced houses and shops, along with a new Community Centre. The development of the new Community Centre would facilitate the demolition of the existing Community Hall on the north side of Coatbridge Road and a small flatted development would take its place.

On the field immediately to the south the proposal is to take a new access from Glenmavis Road and construct a development of 53 new houses. Forty One of these new houses would be in an area currently designated as Green Belt. The remainder

of the develoament (36 houses and flats) is within the villageY enveloae. 15 .

A further aspect of the development is a traffic calming scheme for the entire village of Glenmavis. This would be provided in addition to the development and would be covered by a legal agreement between the Council and the developers.

I consider that on balance the overall benefits of the wider development can justify a release of Green Belt land provided the proposed boundary treatment protects the long term Green Belt edge. I therefore recommend that planning permission be granted with an Agreement under Section 69 of the Local Government (Scotland) Act 1973. Lfgranted, this application will require to be referred to the Secretary of State in accordance with Development Contrary to Development Plan procedure and also because the application site includes land which is currently under Council ownership. Further details on the application and detailed consideration can be found within the attached report.

RECOMMENDATION

Grant planning permission subject to an Agreement under Section 69 of the Local Government (Scotland) Act 1973 and the following conditions. e LIST OF BACKGROUND PAPERS Application form and plans received on 19 August 1997 Letters of objection from:

Mary Ewan, 47 Coatbridge Road, Glenmavis; M. Watt 49 Coatbridge Road, Glenmavis; Sheena Prentice, Coatbridge Road, Glenmavis; Mrs C.A Mutch, 64 Coatbridge Road, Glenmavis; Owner/Occupier, 66 Coatbridge Road, Glenmavis; Cook, 67 Coatbridge Road, Glenmavis; More, 69 Coatbridge Road, Glenmavis; Mrs A. Cavanagh, 70 Coatbridge Road Glenmavis; Owner/Occupier, 73 Coatbridge Road, Glenmavis; Pauline Waite, 77 Coatbridge Road, Glenmavis; Mr J. Glen, 4 Cleddans View, Glenmavis; Mrs E. Shanks, 5 Cleddans View, Glenmavis; Cussak, 16 Cleddans View, Glenmavis; Mr & Mrs D.Wilson, 17 Cleddans View, Glenmavis; RPanton, 22 Cleddans View, Glenmavis; Mr D. Lowe, 26 Cleddans View, Glenmavis; Mr & Mrs F. Higgins, 28 Cleddans View, Glenmavis; Mr & Mrs M. Stewart, 29 Cleddans View Glenmavis; OwnedOccupier, 32 Cleddans View, Glenmavis; Mr & Mrs K. Whyte, 33 Cleddans View, Glenmavis; Bennett, 34 Cleddans View Glenmavis; Mr J. Higgins, 7 Waddell Avenue, Glenmavis; Mr A. Sneddon, 9 Waddell Avenue, Glenmavis; Veronica Harkin, 9 Waddell Avenue, Glenmavis; Mr H. Coyle, 1 Waddell Avenue, Glenmavis, Myra Prentice, 17 Waddell Avenue, Glenmavis, Nan Watson, 44 Waddell Avenue, Glenmavis; Owner/Occupier, 25 Condorrat Road, Glenmavis; Mr & Mrs J. Black, 2 1 Condorrat Road, Glenmavis; Hunter, 7 Glenwell Street, Glenmavis; Owner/Occupier, 8 Glenwell Street, e Glenmavis; Mr & Mrs J. Cook, 1 Granton Gardens, Glenmavis; Mr & Mrs C. Mathieson, 14 Baachory Avenue, Glenmavis; Mr E. Murdoch, 16 Rydenmains Road, Glenmavis; Mr & Mrs A MacPherson, 24 Rydenmains Road, Glenmavis; Mr & Mrs G. Ferguson, 28 Rydenmains Road, Glenmavis; Smith, 36 Rydenmains Road, Glenmavis; Margaret Frame, 58 Rydenmains Road, Glenmavis; June Cox, 56 Rydenmains Road, Glenmavis; Isobel Marling, 62 Rydenmains Road, Glenmavis; Downie,207 Rydenmains Road, Glenmavis; Owner/ Occupier, 1 Rydenmains Road, Glenmavis; Owner/Occupier, 2 Rydenmains Road, Glenmavis; Mr & Mrs M. Carmichael, 5 Rydenmains Road, Glenmavis; OwnedOccupier, 17 Rydenmains Road, Glenmavis; Mr & Mrs M. Mills, 29 Rydenmains Road, Glenmavis; Mathieson, 3 1 Rydenmains Road, Glenmavis; Grace Shanks, 34, Rydenmains Road, Glenmavis; Margaret Thomson, 41 Rydenmains Road, Glenmavis; Mr & Mrs J. Lyndsay, 46 Rydenmains Road, Glenmavis; Owner/Occupier, 47 Rydenmains Road, Glenmavis; Mr & Mrs J. Black, 5 1 Rydenmains Road, Glenmavis; Mrs Mooney, 53 Rydenmains Road, Glenmavis; Owner/Occupier, 61 Rydenmains Road, Glenmavis; Mr J. Gilson, 63 Rydenmains Road, Glenmavis; McGraw, 66 Rydenmains Road, Glenmavis; Mr J. Haggis 68 Coatbridge Road, Glenmavis; Mr J. Craig, 146 Coatbridge Road, Glenmavis; Janette Magilton, 152 Coatbridge Road, Glenmavis; Blades, 158 Coatbridge Road, Glenmavis; Mr & Mrs T. Feely, 15 Glenview Street, Glenmavis; McAuley, 29 Glenview Street, Glenmavis; Sandra Campbell, 301 Glenview Street, Glenmavis; McLean, 33 Glenview Street, Glenmavis; Owner/Occupier, 34 Glenview Street, Glenmavis; Mr & Mrs R McCormick, 35 Glenview Street, Glenmavis; O’Neill, 38 Glenview Street, Glenmavis; W. Johnson, 42 Glenview Street, Glenmavis; 16 L

Mr & Mrs W. Stevenson, 50 Glenview street, Glenmavis; Margaret Johnstone, 40 Glenview Street, Glenmavis; Owner/Occupier, 48 Glenview Street, Glenmavis; Mr F. Conwell, 1 Meldrum Mains, Glenmavis; Mr & Mrs A. Lumsden, 4 Meldrum Mains, Glenmavis; Mr B. Fleming, 5 Meldrum Mains, Glenmavis; Murdoch, 6 Meldnun Mains, Glenmavis; J. Hood, 7 Meldnun Mains, Glenmavis; Mr G. Biggart, 10 Meldrum Mains, Glenmavis; Ms L. & A. Biggart, 10 Meldrum Mains, Glenmavis; Mr & Mrs I. McFie, 14 Meldnun Mains, Glenmavis; Mr & Mrs R. Stewart, 15 Meldrum Mains, Glenmavis; Mr Jas McCormick, 29 Meldrum Mains, Glenmavis; Mr John McCormick, 29 Meldrum Mains, Glenmavis; Owner/Occupier, 33 Meldrum Mains, Glenmavis; Joan Wright, Meldrum Mains, Glenmavis; David Rankin, 225 Glenmavis Road, Glenmavis; A,J Partland, 86 Coatbridge Road, Glenmavis.

Twelve letters of objections were received with no address indicated on them.

Letters of support from:

Miss Jacqueline Oldroyd, Mr Austin Oldroyd & Mrs Janice Oldroyd, 72 Waddell Avenue, Glenmavis; Mrs Nan Watson, 47 Waddell Avenue, Glenmavis; Margaret Scott, 45D Waddell Avenue, Glenmavis; Mrs C. Young, 90 Waddell Avenue, Glenmavis; Robert, Elizabeth, David and Craig Johnston, 66 Waddell Avenue, Glenmavis; M Beresford, 84 Rydenmains Road, Glenmavis; John Marshall, 111 Rydenmains Road, Glenmavis; Mr & Mrs W. Ray, 37 Quarryside Street, Glenmavis; Mr & Mrs Main, 21 Quarryside Street, Glenmavis; M, W & G Stewart, 23 Quarryside Street, Glenmavis; Mrs L. Watson, 2A MacArthur Avenue, Glenmavis; Alison Johnston, 18 Kirkstyle Place, Glenmavis; John B. Johnston, 22 Balmoral Avenue, Glenmavis; Thomas Clarke, 7 Windsor Drive, Glenmavis; Owner/Occupier, 17 Crathie Drive, Glemavis; Nancy and Peter Kelly, 20 Dunvegan, Glenmavis

Letter fIom Mrs Helen Coyle, 1 Waddell Avenue, Glenmavis, withdrawing her original objection. Letter from Mr & Mrs McFie, 14 Meldrum Mains, Glenmavis, withdrawing their original objection.

Any one wishing to inspect the above background papers should telephone Coatbridge 812374 and ask for Mr Brown. ADDITIONAL OBJECTORS OUTWITH MAP: I Meldrum Mains (91,Rydenmains Road (20), Condorrat Road (2), Coatbridge Road (4), Cleddans View (lO), ...... Granton Gardens...... (1)...... Banchory ...... Ave ...... (1)...... I ADDITIONAL SUPPORTERS OUTWITH MAP:

Reproduced from Ordnance Survey with N APPLICATION NO: C/97/0036G/FUL the permission of the Controller of Her PROPOSAL/SITE: ERECTION MIXED DEVELOPMENT NORTH ? OF 1: 2500 Majesty's Stationery Oftice 0 Crown COMPRISING RETAIJJRESIDENTLAL AND COMMUNITY HALL SCALE Copyright. Unauthorised reprodudion *OBJECTORS itifiinges Crown Copyriglit and may lead to c AT COATBRIDGE ROAD/GLENMAVIS ROAD, GLENMAVIS OSUPPORTERS prosecution or civil proceedings. North Council Licence number LA0904IL 18

CONDITIONS ATTACHED TO APPLICATION No C/97/366

1. That the development hereby permitted shall be started within 5 years of the date of this permission.

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

2. That no development shall take place on the greenfield development site, accessed from Glenmavis Road and outlined in orange on the approved location plan, until the proposed traccalming which forms part of the proposal has been completed.

REASON : In order to ensure the completion of the major element of planning gain within the development and to ensure the appropriate phasing of the development.

3. That prior to any work starting on site the applicants shall submit detailed plans, showing external finishing materials and the internal layout of the proposed Community Centre for the consideration and written approval of the Planning Authority.

REASON : In order to assess the details of the proposal which have yet to be submitted in the interests of the amenity of the surrounding area and to ensure the adequate provision of facilities within the proposed Community Centre.

4. That prior to any work starting on site the applicants shall submit details of the proposed structural landscaping at the southern boundary of the site and outlined in green on the approved location plan. This submission shall be in the form of a detailed tree planting scheme shown on a layout plan to a scale of 1500, indicating the following:

(a) details of tree species, planting sizes and planting distances, (b) details of fencing and boundary treatments for the tree planting area, (c) details of all protection for the tree planting area during the development of the site.

The planting shall include a mixture of deciduous species such as oak, ash, beech, birch, alder, and willow, and evergreen species such as Scots pine and larch. Planting sizes shall also be mixed between standard trees to provide an early visual impact and bare root whip planting to ensure the long term viability of the woodland belt.

Once approved the planting scheme shall be implemented, including the fencing and protection of the planting, within the first planting season (late wintedearly spring) following the start of the development on site.

REASON : In order to ensure the provision of the structured landscaping at the southern boundary of the site, in the interests of reinforcing the Green Belt edge of Glenmavis and reducing the visual coalescence of Airdrie and Glenmavis, and in the interests of the visual amenity and semi rural character of the Green Belt as a whole. 19

5. That before development starts, a Woodland Management and Maintenance Scheme, covering the area hatched, green on the approved plans, shall be submitted to, and approved by the Planning Authority and shall include:-

(a) proposals for the continuing care, maintenance and protection of the trees, shrubs and hedges, including details of the timing and phasing of all such works, and (b) details of the number, variety and size of trees and shrubs to be planted, and the phasing of such works.

REASON : To enable the Planning Authority to consider these aspects in detail. In order to protect the visual amenity of the surrounding area.

6. That the houses built in the greenfield part of the development shall not be occupied until the tree planting proposals have been implemented.

REASON : In order to ensure the provision of the tree planting proposals before the completion of the development in the interests of the reinforcement of the Green Belt edge and the overall amenity and semi-rural character of the surrounding area. 1IE 7. That before development starts, full details andor samples of the facing materials to be used on all external walls and roofs shall be submitted to, and approved by, the Planning Authority.

REASON : To ensure that the premises revert to their existing use when the special circumstances relating to the proposed use no longer apply. In order to safeguard the property itself and the amenity of the surrounding area.

8. That before the development hereby permitted is completed, or brought into use, all off-street parking spaces shall be provided within the site, as described in the approved plans and shall, thereafter, be maintained as parking and manoeuvring areas.

REASON : In the interest of traffic safety and to safeguard the amenity of the surrounding area.

9. That before the dwellinghouses hereby approved are occupied, two car parking spaces, or a garage and one parking space shall be provided with the curtilage of each plot and out with the site access road and footway.

REASON : In the interest of traffic safety and to safeguard the amenity of the surrounding area.

10. That a visibility splay of 4.5 metres by 90 metres, measured from the road channel, shdl be provided on both sites of the vehicular access and before the development hereby permitted is completed, or brought into use, everything exceeding 1.05 metres in height above the road channel level shall be removed from the sightline areas and, thereafter, nothing exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or allowed to grow, within these sightline areas.

REASONS: In the interests of traffic safety at the locus. In the interests of public safety.

11 That no fences, or walls, shall be erected and no trees and shrubs shall be planted within the 2.0 metre public utility strip, which runs parallel to the rear of the kerb defining the edge of the road.

REASON : In order to protect statutory undertakers apparatus. 20

12. That before the development hereby permitted is completed, or brought into use a 2.0metre wide footway shall be constructed within the area hatched brown on the approved plans, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the Roads Authority.

REASON : In the interests of traffic safety at the locus.

13 All redundant footway crossings shall be removed and the footway reinstated to the standard acceptable to the Planning Authority before completion of the development.

REASON : In the interest of traffic safety and to safeguard the amenity of the surrounding area.

14 That no dwellinghouse shall be occupied until the access roads and footways leading thereto from the existing public road shall be constructed to basecourse standard.

REASON : In the interests of traffic safety at that locus.

15. Detailed plans showing satisfactory provision for the access, circulation and egress of disabled persons in accordance with BS5810: 1979 shall be submitted to the Planning Authority and written approval obtained prior to the commencement of work.

REASON : In the interests of traffic safety at the locus.

16 That for the avoidance of doubt the use of the new shop premises shall be Class 1 (Shops) as defined by the Town and Country Planning (Use Classes) (Scotland) Order 1997. One unit shall be designated as being used for a hot food takeaway, Class 3 under the above Order. this unit shall be identified by the applicant prior to work starting on site.

REASON: To ensure the use of the properties are retained as local convenience shops for the benefit of the local community.

17. That before de\.elopment starts, details of the design and location of all fences and walls to be erected on the site. shall be submitted to, and approved by, the Planning Authority.

REASON : These details have not been submitted.

18. That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no gates, fences, walls, or other means of enclosure, shall be erected between the front of the dwellinghouses and the adjoining road.

REASON: To safeguard the amenity of future residents. In order to protect the visual amenity of the surrounding area.

19 That before the flatted dwellinghouse hereby permitted is occupied, or brought into use, a 1.8 metre high close boarded, stained timber screen fence, shall be erected along the boundaries marked yellow on the approved plans.

REASON : To safeguard the amenity of future residents. In order to protect the visual amenity of the surrounding area. 21

STANDARD PLANNING ADVISORY NOTES

1. The applicant has agreed to enter into an agreement in terms of Section 69 of the Local Government (Scotland) Act 1973 in respect of the following:

(i) To ensure the construction of the new community centre, before any development starts of the greenfield housing development. (ii) To ensure the tr&c calming is provided. (iii) To control the phasing of the development.

The planning consent should not be issued until these matters have been concluded.

2 Lf granted, this application will require to be referred to the Secretary of State for Scotland in accordance with the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997. 22

ADVISORY NOTES TO APPLICANT

1 Any proposed temporary banicades should be fitted with wooden fillets to prevent fly-posting, The barricades should be painted and maintained in good condition for the duration of their use.

2. Before the start of any works affecting the public road, the developer must obtain from the Planning and Development Department, a Road Opening Pennit, granted under the terns of Section 56 of the Roads (Scotland) Act 1984.

3. Before the start of the development, the developer constructing the road must obtain from the Planning and Development Department, a Cons&uction Consent, granted under the terms of Section 21 of the Roads (Scotland) Act 1984.

4. If building works are to be undertaken before roads are completed the developer must agree a bond, guaranteeing the cost of constructing the roads, with the Planning and Development Department, under the terms of Section 17 of the Roads (Scotland) Act 1984.

5. The applicant should contact the West of Scotland Water (Melford Road, Rigghead Industrial Estate, Tel. 01698 740570) so that details of the drainage layout may be approved and the necessary consents obtained in terms of the Sewerage (Scotland), Act 1968.

The applicant should contact the Environmental Services Department concerning this proposal in respect of legislation administered by that Department which is likely to affect this development. 23

I

APPLICATION No. C/9n000366/E*uL

REPORT

1. THE APPLICATION SITE AND ITS LOCATION

1.1 The application site is situated on the south side of Coatbridge Road and the west side of Glenmavis Road in Glenmavis. It comprises the derelict area of land that fronts onto Coatbridge Road and a green field behind the current row of houses on Glenmavis Road. It will also incorporate the area of open space directly adjacent to the junction of Coatbridge Road and Glenmavis Road and the current site of the Community Hall.

2. DESCRIPTION OF PROPOSAL

2.1 Planning permission is sought for a mixed development of residential, retail and a new Community Centre in the centre of Glenmavis. In detail the development will comprise of the erection of 5 retail units with 8 flatted properties above. Connected to this development will be a new Community Centre. A further 18 flats are proposed on Coatbridge Road, with ten terraced houses accessed also from Coatbridge Road. This part of the development will take place within the village envelope around the village centre at the junction of Coatbridge Road and Glenmavis Road.

2.2 The remainder of the development will be for 53 houses on the green field to the south of the village, with a new access taken from Glenmavis Road. Forty one of these houses will be located in the designated Green Belt between Glenmavis and Airdrie.

2.3 A further aspect of the proposal is the “traffic calming” of the village. This will include clearer road markings and speed limit signs, pedestrian crossing islands and new junction arrangements at the junction of Coatbridge Road and Glenmavis Road and at Coatbridge Road and Condorrat Road.

2.4 The development of the green field site will be enclosed at its southem end by a tree belt. This would have the effect of defining the southern edge of Glenmavis and redefining the area of Green Belt and thus preventing any further ribbon development along Glenmavis Road towards Airdrie. A further benefit would be to increase the visual barrier between the two settlements.

3. CONSULTATIONS

3.1 There were no objections from any of the consultees although West of Scotland Water and the Council’s Leisure Services Department have asked that some conditions apply to the development. e 3.2 West of Scotland Water have indicated that there is a main sewer running through the site and the developers will be required to maintain its integrity as part of their development. The Head of Leisure Services has asked that suitable planning conditions are imposed to cover the implementation of the landscaping proposals.

4. POLICY CONTEXT

4.1 The application site is covered by two policies of the adopted Monklands District Local Plan 1991; namely ECON 8/2 and GBl

4.2 Policy ECON 8/2 allocates the site as a General Urban Area where “Theprinciple of a mixture of uses will be accepted”. Part of the application site which is currently derelict is specifically allocated as a development opportunity.

4.3 Approximately 35% of the application site is covered by policy GBl which allocates the area as Green Belt. This policy restricts the development of new houses to those that are specifically required for agriculture or forestry. 24

The proposal is also affected by four policies of the Strathclyde Structure Plan 1995; GBlA, RESlA, RES4 and RES6. The relevant sections of these policies are outlined below:

GBlA, “Proposalsfor development within the Greenbelt shall require to be justified against the following criteria,

(a) economic bene$t, (b) specifk locational need, (c) in$%z.vtructure implications, and (4 environmental impact. ’’

RES LA, “Proposals to extend the ‘greenfeld’ supply of land for residential development shall require to be justified against the following criteria,

(a) clear evidence of a shortfall in effective housing land supply in the relevant housing market area; (b) the evidence of need for social or rented housing established in the relevant local authority’s approved housing plan, (c) accessibility to the public transport network and town cenfres, (4 inj?astructure implications, and (e) impact on environmental quality and on policy for the Greenbelt, Greening the Conurbation or Countryside Around Towns. ’’

RES4, ‘

RES6, “Local Plans shall exploit the residential potential of vacant, derelict and uncommitted land. ’’

4.4 National Planning Policy Guidance (NPPG) 3, Land for Housing.

5 REPRESENTATIONS

5.1 This application has received a substantial number of representations

5.2 When the application was initially submitted it was advertised in the local paper as being contrary to the statutory development plan. As a result of the newspaper advert and the neighbour notification 116 letters of objection to the proposaI were submitted. The vast majority of these objections were submitted on a proforma and commented on the loss of the existing Community Hall building which is viewed as forming part of the traditional fabric of Glenmavis; the development encroaching on the Green Belt and the loss of amenity to the village in general.

5.3 Consequently the proposal was amended and a further advert was posted in the local paper and the applicant carried out neighbour notification once more. This time 16 letters supporting the development were submitted one further letter of objection

6 ASSESSMENT OF THE PROPOSALS

6.1 This comprehensive proposal can be divided into two main elements; the redevelopment of the village centre of Glenmavis and the development of the green field site to the south of Coatbridge Road and to the west of Glenmavis Road. The applicant has included the development of a Community Centre and the provision of tr&c calming within the village. 25

6.2 National Guidance

A section in National Planning Policy Guidance (NPPG) 3, ‘Land for Housing’, deals with the concept of extending existing settlements. The current proposal entails a physical extension to the current built up area of Glenmavis. Paragraph 35 of NPPG 3 states that where brownfield and infill sites are not able to meet the full range of housing requirements then the release of some greenfield sites adjoining existing towns and built up areas may be necessary.

6.3 At present there is one site in Glenmavis that is allocated for housing which remains undeveloped. This lies to the east of the current application site and is accessed from Glenwell Street. This site extends to an area of 1.19 hectares and would accommodate up to 2 1 houses. It has been the subject of -planning applications in the past but the site is substantially undermined and does not appear to be able to accommodate the required amount of houses to offset the cost of the underground grouting works. This site will be reviewed in the new Airdrie & Coatbridge Area Local Plan as it has remained undeveloped for at least 10 years, and is not considered effective by the Housebuilders. It is therefore likely that this site will be returned to the Green Belt.

6.4 Further to this the Secretary of State granted planning permission for seventy houses in the Green Belt on the north east of the village at Pinwhinnie. These houses were to be luxury homes attached to a golf course development. At the time of the appeal in 1994 the Secretary of State stated that “there was a need for this fype of housing within the former Monklands area and in particular.the north

Airdrie area. ” The housing development was approved with the proviso that the golf course development be substantially completed first. Consequently the Scottish Housebuilders have agreed that as an allocated housing site this particular development is what is termed as non-effective. In essence the requirement to provide the golf course before the housing is seen as an onerous restriction and therefore the overall development of the Pinwhinnie site is seen at best as extremely unlikely and currently not expected to materialise within the near future. This means that housing choice and opportunity is extremely limited, if not non-existent in Glenmavis.

6.5 In housing land supply terms the adopted Monklands District Local Plan has been successful and the majority of housing sites allocated within the area have either been developed or are taken up with options to develop. It could therefore be argued that there is now an metdemand for new housing in central . In Glenmavis, of the two sites which were deemed suitable, one is substantially undermined and development is prohibitively expensive, the other is reliant on the provision of a golf course. Both are agreed as non-effective housing sites by the Council and the Housebuilders. 0. 6.6 The site currently under consideration therefore provides an opportunity to meet the local demand for new housing within the village. Taken as a whole the development will provide a total of 76 new residential units as a mixture of flats, terraced houses, semi-detached and detached houses. Just over 50%, 41 in total, of the new residential units are within the Green Belt and this is considerably less, (30 units), than was granted under appeal by the Secretary of State at Pinwhinnie. Further to this the Council are progressing a new Local Plan for the Airdrie and Coatbridge areas for the year 2000. This gives an obvious opportunity to re-examine the question of housing provision in the area. If the Council grant planning permission for this development the opportunity to remove the other allocated site in the 1991 Local Plan is presented.

6.7 Consequently, the proposal conforms with the spirit of National Planning Policy Guidance.

6.8 Development Plan

The proposal is for a complex package of measures encompassing urban renewal, improvements to the social, commercial and infrastructure fabric of the village and a small expansion of the village into the Green Belt. The relevant Development Plan policies are contained in the Strathclyde Structure Plan 1995 and the adopted Monklands District Local Plan 1991. 26

6.9 Strathclyde Structure Plan 1995

The relevant Plan for assessing the very limited amount of Green Belt release involved is the Strathclyde Structure Plan 1995. The proposal can be justified against the following policies:

GB 1A (a) Economic Benefit: There would be an economic benefit in providing a commercial and social focus to Glenmavis.

(b) Specific Locational Need:Both existing housing sites in Glenmavis area are confumed as non-effective. This proposal would satisfy the specific need to provide a suitable housing choice and opportunity in Glenmavis.

(c) Infrastructure Implications: The traffic calming measures included within the package would address serious concerns raised by the villagers over many years and recognised by the Council relating to the B803. Parking provision within the development will remove the need for on street parking.

(d) Environmental Impact: The proposed package would remove an environmental eyesore within the village centre. It will also provide the opportunity to give Glenmavis a clear distinct edge on the southern boundary, given the appropriate tree planting scheme. This will result in an enhancement of the visual separation of the village from Airdrie.

RESlA (a) There is evidence of a shortfall of effective housing sites in Glenmavis, putting it at a disadvantage in terns of housing mix and choice.

(b) This refers to public sector housing stock and is therefore not relevant to this proposal.

(c) The site is accessible to the local public transport network and includes the provision of additional village shopping facilities.

(d) The tr&c calming measures included in the package would address serious concerns raised by the villagers over many years and recognised by the Council relating to the B803. Parking provision within the proposal will remove the need for on street parking.

(e) The proposal would allow for Glenmavis to be visually separated from Airdrie and for provision of a strong defensible edge, subject to an appropriate boundary planting scheme. This would also result in an overall improvement in the environmental quality of this part of the Green Belt.

RES4 There are no effective housing sites in Glenmavis.

6.10 Urban Renewal

The part of the package which involves regenerating the derelict site to the south west of the junction of Glenmavis Road and Coatbridge Road and the subsequent upgrading of the social and commercial facilities are in accord with the policies in both Structure and Local Plans

RES6 The proposal would exploit the residential potential of vacant, derelict and uncommitted land. 27

6.1 1 Monklands District Local Plan 1991

The proposal can be justified under policies ECONS and ECONS/2 of the Local plan

ECON8 Identifies sites where a mixture of urban uses, such as residential and commercial, is acceptable.

ECON8/2 Identifies a specific site at Coatbridge Road for a mixed use development.

6.12 The redevelopment of the village centre is to be welcomed. In detail it is proposed to demolish the existing two shop Units that sit in the middle of the derelict site on the south side of Coatbridge Road. These would be replaced along with the construction of another three shop units on the open space at the corner of Coatbridge Road and Glenmavis Road to give a total of five. This will provide a new street frontage to both of these roads and remove the current unsightly dereliction from the immediate area.

6.13 As part of this element of the development the applicants propose to construct 8 flats over the five shops. This is also welcomed as it will provide further low cost housing within the central area of Glenmavis and also provide the necessary security and supervision of the shopping parade in the evening. It will return a traditional balance to the street with ground floor shops and upper floor housing and will improve the overall visual appearance of the centre of the village.

6.14 At the west side of the site on Coatbridge Roadthe existing property at 98 Coatbridge Road will be demolished and replaced by part of a further residential element to the development with one block of eight and one block of four flats and ten terraced houses, accessed from Coatbridge Road. Again I am happy to encourage this as a redevelopment of the village centre and an improvement of the visual appearance of this part of the village.

6.15 The final part of this section of the development is the demolition of the existing Community Hall on the north side of Coatbridge Road and the construction of a new Community Centre on the south side of the road. The site of the existing Community Hall will be developed for six flats with associated parking. At present the Council has a major ongoing expense in maintaining the existing Community Hall. A new building with modem facilities and an outdoor play area for the local playgroup is therefore also to be welcomed. Following completion of the new Community Centre, its ownership would transfer to the Council.

6.16 I therefore have no objections to this part of the development. It complies with the terms of the Local Plan and will remove an area of derelict land to a development that will provide low cost housing and e community facilities. 6.17 As for the part of the proposal afTecting the greenfield land another factor in addition to judgement against policy for consideration is the provision of the Community Centre and the “traf€ic calming” of the village. In the current economic climate it is unlikely that the Council would be able to provide the new Community Centre in Glenmavis and this development presents the opportunity to have one provided. There is also a programme currently ongoing where traffic calming is being provided within the rural villages in North Lanarkshire. Glenmavis will eventually be included in this programme, but at present there is no time scale for the works. By allowing the development the traffic calming would be provided in the short term at little or no expense to the Council. This is particularly significant as levels and speed of tracpassing through the village has been a concern of the local community for some time.

6.18 It should, however, be noted also that the proposal does not accord with policies GBl and HGlO of the adopted Monkland District Local Plan 1991. As these relate to development in the Green Belt they are taken as being subordinate to the policies of the Structure plan in this instance. It has been outlined how the proposed package can be justified in terms of both it limited impact on the Green Belt and its improvements to the social commercial and infrastructure fabric of Glenmavis. 6.19 In addition, the part of the site situated on the north side of Coatbridge Road is also covered by policy c CU1/3 of the Local Plan. This generally restricts development which is within 400m of a high pressure gas pipeline. There is a pipeline running alongside Glenmavis for the gas storage and transmission station on the north of the village. However in view of the infill nature of the r development on the north side of the Coatbridge Road I do not view this as a determining factor in the application.

6.20 Taking all these matters into account I consider that the Council can reasonably jusw granting planning permission for the development subject to the various agreement s and condition restricting the timing of the development and ensuring the various elements of planning gain.

7 TIMING OF DEVELOPMENT

7.1 The final consideration is the timing of each element of the development. The tr-c calming will be provided on land that is not controlled by the applicant. An agreement under the terms of Section 69 of the Local Government (Scotland) Act between them and the Council is therefore necessary to ensure that the Community Centre and the tr&c calming are provided, and to cover the timing of the various elements of the development as I consider that it is necessary to restrict the development of the green field site until the Community Centre has been provided. A negative planning condition would also allow the Council to prevent development on the site to the south without work on the traflic calming having been carried out. Further to this the substantial area of tree planting which will form its structured landscape at the southern end of the site requires to be provided before the houses on the new housing development are occupied in order to address any Green Belt boundary issue.

7.2 Ethe Council are minded to approve the application it is then obliged to refer to matter to the Secretary of State for Scotland due to the current Departure from Development Plan procedures. the Secretary of State would then have a 28 day period to determine whether or not to “call-in” the application and call for a public inquiry.

8 CONCLUSIONS

8.1 It is important to view this application as containing a package of proposals and to look at the wider benefits in addition to the future integrity of the Green Belt in Glenmavis.

8.2 The wider benefits of the proposal include:

(a) the redevelopment of the currently derelict site within the centre of the village, on the south side of Coatbridge Road; (b) the provision of a new Community Centre; (c) the provision of a range of new shops; (d) traflic calming within and on the approaches to the village; (e) the provision of a range of housing types within the village, from flats, terraced housing to semi- detached and detached homes; (f) the provision of a housing site within Glenmavis as an alternative to the two housing sites at Glenwell Street and Pinwhinnie which are agreed by the Council and the Housebuilders as being non-effective, and; (g) meeting a recognised deficiency in the local housing market.

8.3 There is, however, the issue of the Green Belt. Whilst the loss of some Green Belt land is regrettable the site can be appropriately treated to ensure a long term defensible edge to Glenmavis without sigmficantly affecting the Green Belt wedge between the village and Airdrie. Moreover the structural tree planting on the southern boundary of the site will reduce the visual coalescence of Airdrie and Glenmavis. Bearing in mind the unique set of circumstances set out above, I am not concerned that this proposal, if approved, would have set an undesirable precedent for other breaches of green belt policy.

8.4 I therefore recommend that planning permission be granted subject to an Agreement under Section 69 of the Local Government (Scotland) Act and the required conditions.