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Report by Executive Director of Development and Regeneration Services Contact: Ms L Pasi Phone: 0141 287 6029 (NOT FRI)

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Report by Executive Director of Development and Regeneration Services Contact: Ms L Pasi Phone: 0141 287 6029 (NOT FRI) PLANNING APPLICATIONS COMMITTEE Report by Executive Director of Development and Regeneration Services Contact: Ms L Pasi Phone: 0141 287 6029 (NOT FRI) APPLICATION TYPE Full Planning Permission RECOMMENDATION Grant Subject to Condition(s) APPLICATION 08/02859/DC DATE VALID 27.11.2008 SITE ADDRESS 9 - 17 Partick Bridge Street Glasgow PROPOSAL Erection of public house (Monday to Thursday and Sunday 1200 to 2300 and Friday to Saturday 1200 to 0100) APPLICANT Bardowie Homes Ltd AGENT CRGP Limited 9 - 17 Partick Bridge Street The School House Glasgow 101 Portman Street G11 6PN Glasgow G41 1EJ WARD NO(S) 12, Partick West COMMUNITY 02_020, Partick COUNCIL CONSERVATION LISTED AREA ADVERT TYPE Bad Neighbour Development PUBLISHED 12 December 2008 CITY PLAN REPRESENTATIONS/ CONSULTATIONS Land and Environmental Services (Environmental Health) - no objection (conditions). Land and Environmental Services (Cleansing) - no objections (conditions). Three letters of objection have been received from nearby residents [inclusive of one from the Western Gate Proprietors’ Association]. The following concerns have been expressed: - the proposed building height is out of scale with the prevailing building heights. Response: any increased height would be prejudicial to the residential amenity of the existing residents within the Dumbarton Road tenement [refer to previous residential refusal outlined in the report conclusion]. - the increased vehicular, pedestrian and servicing traffic. PAGE 2 08/02859/DC Response: the site is located within a Controlled Parking Zone and any increase in pedestrian traffic would not be on such a scale as to present any issues of concern with regard to residential amenity. - the proposed external seating area will give rise to disamenity issues. Response: the previously proposed external seating area has been deleted from the proposal. - the area is already well served with public houses and this proposal represents over provision. Response: the 20% threshold with regard to the provision of public house and hot food carry out uses, as specified with in Policy SC 9 Part [b] [i], has been breached. Please refer to the report conclusion. - Increased noise generation. Response: the previously proposed external seating area has been deleted from the proposal. A semi enclosed smoking zone has been designed into the building, thus mitigating against noise pollution. Standard noise conditions have been attached. Any noise which is generated and is considered problematic can be dealt with by Environmental Protection Services and, ultimately, the Licensing Board when the licence comes up for renewal. SITE AND DESCRIPTION Full planning consent is sought for the erection of a 2-storey public house on the cleared site of a single-storey, former glaziers business located at 9-17 Partick Bridge Street, which is within Council ownership. The application site lies immediately to the south of a 4-storey, red sandstone tenement at the corner of Dumbarton Road and Partick Bridge Street. This tenement has a public house at ground floor level, the ‘Three Judges’. To the south and directly opposite is the Western Gate residential development which forms part of a reconfigured Partick Cross. Immediately to the south of the application site, at 19 Partick Bridge Street, is a 7- storey residential building comprising 10 residential flats over a ground level public house, which replaces the previous ‘Memories Bar’ which occupied the site. Work on this building is currently nearing completion. Partick Bridge Street was realigned in the past and is stopped up at Dumbarton Road. The road is managed by an existing Traffic Regulation Order and is part of a Controlled Parking Zone. Consent is sought for the erection of a public house on the cleared site of the former single-storey glaziers building. In terms of architectural form, the proposed building comprises a simple 2-storey, glazed pavilion, framed in black granite. The southern portion of the building is finished in translucent laminated glazing which reads as a backdrop to a partially enclosed smoking zone which falls within the building’s footprint. The previously proposed external seating area on Partick Bridge Street has been deleted from the proposal. When the application was initially lodged, consent was sought for the erection of a bar/restaurant, however, with no kitchen facilities being proposed, the application was changed to a public house only. The applicant, who is also developing the adjacent building at 19 Partick Bridge Street, envisages possibly amalgamating the unit with the ground floor at number 19 and forming an extended bar/restaurant in the longer term. Such a proposal would require a further application for planning consent. The Western Gate development, located immediately to the west of the application site, extends southwards from Partick Cross to the River Kelvin and includes some 203 residential units. A public house currently operates from the ground and mezzanine levels of this property. Committee is advised that, although approval for a restaurant was originally granted in 1999, the developer was unable to secure an operator and the unit remained vacant. Accordingly, a change of use to public house use was subsequently granted, with the mezzanine level remaining as a restaurant (d.a. 01/00403/dc refers). The mezzanine level was also eventually changed to public house use in 2007 (d.a. 07/01214/dc refers). PAGE 3 08/02859/DC PLANNING HISTORY Full planning consent for the erection of a new build residential development with ground floor commercial unit, was refused on 26 June 2008 (d.a. 08/00253/dc refers). It was considered that, due to the configuration of the site, the proposed 7-storey building would have led to an unacceptable loss of privacy, overshadowing and loss of natural daylighting. The development would have resulted in an unacceptable diminution of residential amenity for those residents living in the Dumbarton Road tenement which is located immediately to the rear. POLICIES Glasgow and the Clyde Valley Joint Structure Plan 2006 (Third alteration); no policy implications. Glasgow City Plan 2003: Dev 1: Quality and Design Dev 4: Town Centre Des 2: Urban Design Des 3: Building Design and Materials SC9: Food and Drink ASSESSMENT AND CONCLUSIONS Section 25 of the Town and Country Planning (Scotland) Act 197 requires that where an application is made under the Planning Acts, it shall be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The Development Plan comprises the Glasgow and the Clyde Valley Joint Structure Plan and the adopted Glasgow City Plan 2003. The principal issues to be addressed with regard to the consideration of the application are considered to be: - whether the proposal is appropriate, having regard to the relevant policy provisions of the Development Plan; - whether any consultations/representations received are material considerations in the assessment of the proposals. The Development Plan comprises the 2006 Glasgow and The Clyde Valley Structure Plan (third alteration) and the 2003 Glasgow City Plan. The Structure Plan contains no policy considerations which would have a bearing on the determination of the planning application. With regard to the Glasgow City Plan 2003, the following policies are of relevance: Dev 1: Quality and Design, is the overarching policy applicable throughout the City, relating to quality and design. Where any development is proposed, irrespective of its size, it shall meet high standards of design and use quality materials. The proposed building has been the subject of pre and post application discussion. The design has been modified and material palette altered, resulting in a dynamic, 2-storey pavilion which is considered both innovative and responsive to its immediate context. Proposal Complies. PAGE 4 08/02859/DC Dev 4: Town Centre. The areas designated ‘Town Centre’ are the City’s main retailing and commercial centres outside the City Centre that serve surrounding residential districts. Their designation is based on the size and range of their retail function, their accessibility by public transport, and their importance as principal community focal points. They generally also support residential populations living both within and on the edge of, the centres. Under the sequential approach to site selection, they are, together with the City Centre and local centres, the preferred location for retail development and, together with the City Centre, the preferred location for commercial leisure development. In considering proposed development, the Council will give priority to: improving the quality of the environment in town centres - enhancing the vitality and viability of their retailing function and protecting the amenity of their residents. The proposed commercial development complies with the broad sentiment of the Town Centre designation. Proposal Complies. Des 2: Urban Design. A high quality urban environment results from the complex inter relationships of a range of factors, including building form, urban grain, architectural style, etc. The Council expects high standards of urban design. All new development proposals should seek to create successful, meaningful and memorable buildings and spaces. Whilst, in townscape terms, a building of tenemental scale would be more appropriate, as previously explained and reinforced by the earlier refusal in 2008, it would be prejudicial to the residential amenity of existing residents on Dumbarton Road.
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