1
North Lanarkshire Council
DEPARTMENT OF PLANNING AND ENVIRONMENT
Planning Applications for consideration of Planning and Environment Committee
Committee Date : 18th August 1999
Ordnance Survey maps reproduced from Ordnance Survey with the permission of HMSO Crown Copyright reserved 2 APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 18TH AUGUST 1999
Page No. Application No. Applicant Development/ Locus Recommendation
7 N/99/007 12/FUL Taywood Homes Ltd Residential Development (1 20 Dwellings) Grant (Construction Rate of 60 Dwellings Per Year) Former Colliery Site, Cardowan Road Stepps
17 Nl99/007 14/FUL Mercury One 2 One Erection of a 15m Telecommunications Grant Monopole, Antenna And Compound, Whitehill Farm, Whitehill Farm Road Stepps G33 6BT
42 N/99/00765lADV Shell UK Ltd Erection of Replacement 5.9m Sign to Refuse Rear of Garage, McCashins Garage, 38 Main Road, Condorrat, Cumbernauld G67 4DZ
47 Nl99/00770/FUL Persimmon Homes Substitution Of House Types On Plots Grant 93,96-100,119, 126, 127 & 122-125 Area 6C, Craigmarloch, Cumbernauld
52 Nl99/00825/FUL Mr G McIntyre Erection Of Office Building Refuse 5-7 Station Road, Stepps G33 6HB
58 NI9 9/00 829a Mercury One 2 One The Erection Of A 15m Telecommunications Grant Monopole, Antenna And Compound - Drumglass Farm, Croy, G65 9TP
68 N/99/00974/FUL Orange PLC Limited Proposed Rooftop Installation Of One Grant 1200mm Microwave Dish - 1 Tay Walk, Town Centre, Cumbernauld
72 C199/00261 LBC Gilchrist & Lynn Conversion and Extension to School Grant to form 11 Flats with Associated Car Parking, 24 Academy Street, Coatbridge
77 C199/00263/FUL Gilchrist & LYM Conversion and Extension to School Grant to form 11 Flats with Associated Car Parking, 24 Academy Street, Coatbridge
82 C/99/00316/FUL Mohammed Hussain Change of Use From Builders Yard to Grant (P) Car Sales and Repairs, 52 Waverley Street, Coatbridge
86 C/99/00345/FUL Tilbury Douglas Homes Erection of 32 Dwellinghouses, 8 Flats, Access Grant Ltd Road and Associated Landscaping, Phase Ib, Brandon Street, Coatbridge
91 c/99/00397/FuL Mr J Tsang Change of Use from Solicitors Office Grant to Restaurant including Rear Extension and External Alterations, 171 Bank Street, Coatbridge
94 CI99/00457/FUL E G Ireland Extension to Dwellinghouse and Part Grant Change of Bed & Breakfast Accommodation to Residential - Blairmains Farm, Harthill, Shotts
97 CI99/0046O/FUL Mr & Mrs Miller Erection of Conservatory (In Retrospect) - Grant 36 Burnside Walk, Coatbridge
100 c/99/00497/0uT Mr W A Pettigrew Erection of Dwellinghouse for Grant (P) Agricultural Worker, Faskine Farm, Airdrie
104 C/99/00578/0uT Mrs Mary McCaffer Erection of Dwellinghouse (In Outline) - Refuse Land to the rear of South Lodge, Glenmavis, Airdrie I:\DATA\COMMAWORDPLAI 8-AUG.DOC 3 APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 18TH AUGUST 1999
Page No. Application No. Applicant DeveloprnentlLocus Recommendation
109 C/99/006 1O/FUL Mr J McNaim Demolition of Existing and Erection of Refuse Commercial Garage with Dwellinghouse - Upper Floor, 4 Woodneuk Street, Chapelhall, Airdrie
114 C/99/006 18/FUL Mary Walker Erection of Extension to Dwellinghouse - Grant 4 Shawhead Cottages, Coatbridge
119 C/99/00673/FUL Mr G McCarron Erection of Double Garage at ‘Belair’, Grant Drumbathie Road, Airdrie
123 C199/00689/FUL Mrs Dunlop Erection of Conservatory to Rear of Dwellinghouse Grant 14 Maybole Place, Coatbridge
Erection of Garage to Rear of Dwellinghouse Grant ~ 126 C/99/00690/FUL George Milne/Sylvia Porter - 19 Centenary Avenue, .4irdrie
130 C/99/00733/FUL Douglas Myles Alteration to Garage to increase Roof Grant Pitch - 10 Dewshill Cottages, Salsburgh, Shotts
133 C/99/0075 lFUL Elim Family Church Erection of Extension to Church, Grant Elim Church, 21 King Street, Coatbridge
136 C199/00816/AMD S Mahoney Amendment to Planning Permission Grant for Erection of 2 Semi-Detached Houses - 6-12 Donaldson Place, Airdrie
141 C/99/008 18/FUL Kish Kebab Change of Use to Hot Food Takeaway - Refuse 72 Stirling Street, Airdrie
146 C/99/00819/FUL CA Estate Agency Change of Use of Class 1 Shop to Grant Amusement Centre and Installation of New Shop Front and Roller Shutter, 74 Main Street, Coatbridge
152 S/96/00173/0UT Mr Hilton Proposed Dwellinghouse - Refuse (P) Site Adjacent to Heathfield, Gillhead, Waterloo
Grant L 59 S/96100598/FUL Mr & Mrs Graham Construction of Dwellinghouse 178 Main Street Stane, Shotts
166 S198/01556/0UT W Wightman Construction of Dwellinghouse Grant Kirklee Cottage Kirklee Road Mossend
172 SI98101557/OUT W Wightman Construction of Dwellinghouse Grant Kirklee Cottage Kirklee Road Mossend
Grant (P) 178 S/98/01558/FUL C Luchini Construction of Two Dwellinghouses South of Braefoot Cottage Carlisle Road (A73) Bellside, Cleland
185 Allied London and Scottish Erection of 10 Pin Bowling Alley and Grant Properties PLC BarRestaurant - Land south of Macdonalds Restaurant, Glasgow Road, Wishaw 4 APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 18TH AUGUST 1999
Page No. Application No. Applicant Developrnent!Locus Recommendation
189 S/99/00 127/FUL S Crawford Construction of Dwellinghouse - Summerhill, land Refuse (P) adjacent to Lodge Hill, Davisdyke Road, Allanton
194 S/99/0019 1RUL Mohammed Boota Alterations to Existing Shop Front Grant 21 Range Road Motherwell
198 Lanarkshire Development Agency Change of Use of Offices to Grant Marketing/Educational Centre - Ravenscraig Works, Motherwell
202 Lanarkshire Development Agency Erection of Marketing Centre to Include Grant Associated Car Parking and Landscaping - Ravenscraig Works Motherwell
206 S/99/00425/FUL Scot Trout & Salmon Ltd Mounded Landscaping of site - Grant Pit Road, Motherwell Food Park, Bellshill
21 1 S/99/00447FUL M & R White Alterations to Filling Station - Grant Circular Filling Station, Edinburgh Road, Newhouse
215 S/99/00466/FUL Mr Fisher Construction of single storey side extension, Grant 1.5 storey rear extension to dwellinghouse and detached garage - 4-6 Charlotte Street, Shotts
219 S/99/005 14/FUL Summit Healthcare (LAW) Ltd Residential Accommodation For Hospital Grant Staff - New Hospital Site, Netherton Street, Wishaw
224 S/99/00603/FUL The Church Of Jesus Christ Erection of New ChurchMeeting House - Grant of Latter Day Saints Land West of 484 Orbiston Street, Motherwell
230 S/99/00621/0UT New Brannock Ltd Residential Development (in outline) Refuse (P) Torrance Park, Legbrannock Road Motherwell
240 S/99/0063lRUL Fullwood Holdings Construction of 9 Dwellinghouses and 2 Flats - Grant Land west of 162-172 Coronation Road, New Stevenson, Motherwell
247 S/99/00633/FUL Taywood Homes Ltd Construction of 64 Dwellinghouses with ancilliary Grant roads and landscaping- Greyhound Track, Byresknowe Lane, Carfin
255 S/99/00635/FUL VAMW Erection of Two Storey Training Complex/Offices Grant Land North of 88-90 Glencairn Street, Motherwell
261 S/99/00655/FUL Lanarkshire Development Agency Change of Use from Former Domestic Tip Grant and Opencast Site to Nature Park Greenhead Moss Nature Park Overtown Road, Waterloo Wishaw 5 APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 18TH AUGUST 1999
Page No. Application No. Applicant DevelopmentJLocus Recommendation
268 S/99/00662/FUL Lanarkshire Development Agency General EngineeringLandscape Advance Grant Works to Create Gateway to Ravenscraig Northern Entrance, Merry Street Motherwell
272 S/99/00672/FUL Mr G Gilmour Extension to Dwellinghouse - Grant 6 Lashley Grove, Overtown, Wishaw
276 S/99/0068 1FUL Tilbury Douglas Homes Ltd Erection of 102 Dwellinghouses - Grant Horatius Street and Comelia Street Motherwell
283 S/99/00683/FuL J Walker Refurbishment and Extension to Public Bar - Grant Georgio Browns - 344 Main Street, Wishaw
286 S/99/00688/FUL Braidhurst Development Ltd Construction of 12 Flats amnd associated car Grant parking - 77-79 Motherwell Road Bellshill
S/99/00698/FUL P Bird Erection of Detached Garage Grant 25 The Loaning, Motherwell
296 S/99/00747/FUL Club Taxis Ltd Change of Use of Shop to Taxi Radio Base and Grant Erection of Aerial - 5 Carfin Street, New Stevenson
299 S/99/00749/AMD Hydrachrome Ltd Extension to Area of Excavation Within Grant Opencast Site - land west of Momingside Road, Newmains
307 S/99/00776/FUL J & L Harrison Extension to Existing Garage Grant 6 The Cuillins Tannochside
312 S/99/00779/FUL Mossend Surgery Extension to Surgery Grant 494 Main Street Mossend
317 S/99/00780/FUL Mr & Mrs MacGillivray Construction of Dwellinghouse and Stables - Refuse (P) Fortissat House, Newmill and Canthill Road, Shotts
323 S/99/00 784lOUT F Smith Erection of Dwellinghouse - Grant Land adjacent to 198 Bonkle Road, Newmains, Wishaw
327 S/99/00803/FUL Atlantic Telecom Ltd Erection of Telecommunications Mast and Grant Ancillary Equipment - land at Mossend Sidings, Main Street, Mossend
332 S/99/00843/FUL Miss E A Jamieson Change of Use of Detached Conservatory Grant to Hairdressing Salon 4 Coltness Road, Wishaw
337 S/99/00845/FUL National Transcommunications Ltd Erection of 75 Metre Television Transmitter Tower Grant Lanarkshire Media Centre, Hartwood Hospital Hartwood Road, Hartwood 6 APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 18TH AUGUST 1999
Page No. Application No. Applicant Development/Locus Recommendation
342 S/99/00870/NID North Lanarkshire Council Demolition of Building and Erection of 2 Grant (P) Storey Homeless Persons Unit Incorporating Area CCTV Monitoring Scheme 28 West Hamilton Street Motherwell
349 S/99/00888/FUL Gordon Millar Erection of Fence Grant 34 Annan Grove Motherwel I
352 S/99/00903/NID North Lanarkshire Council Environmental Improvements including repair to Grant Housing Manager walls, stairs, footpaths, car parking area and new fencing, tree and shrub planting - 1-105 Grange Tower Shields Drive. Motherwell
(P) C/99/00316/FUL If Approved, Section 75 to be concluded C/99/00457FUL If Approved, Revocation Order to be promoted C/99/00497/0UT If Approved, Section 75 to be concluded S/96/00173/0UT If Approved, application to be referred to The Scottish Ministers S/98/01558/FUL If Approved, application to be referred to The Scottish Ministers S/99/00127/FUL If Approved, application to be referred to The Scottish Ministers S/99/00621/OUT If Approved, application to be referred to The Scottish Ministers S/99/00870/OUT If Approved, application to be referred to The Scottish Ministers 7
Application No: N/99/00712/FUL
Date Registered: 25th May 1999
APPLICANT: TAYWOOD HOMES, TAYWOOD HOUSE, BUCHANAN BUSINESS PARK, STEPPS
Agent: HLM Architects, Riverside House, 260 Clyde Street, Glasgow G1 4JH
DEVELOPMENT: RESIDENTIAL DEVELOPMENT (120 DWELLINGS) (CONSTRUCTION RATE OF 60 DWELLINGS PER YEAR)
LOCATION: FORMER COLLIERY SITE (AREA 1) CARDOWAN ROAD, STEPPS
Ward No: 70 Grid: 266905668260 File Reference: MD Site History: P/PPA/SL/841: Residentianight Industrial Development (Outline) - Approved on appeal April 1993. TP/94/268 (94/00420/PL): Construction of access road from Colliery Site to the M80 Crowwod Roundabout - Approved November 1998. TP/96/114: Time Extension for residential / light industrial development (Outline) - Approved August 1996. N/97/00334/FUL: Residential Development (Erection of 76 Dwellings at Phase 1 and 60 Dwellings at Phase 2); Formation of revised Access onto Cardowan Road; Related Decontamination / Consolidation Earth Works; and Related Drainage Works - Approved September 1998 N/98/01727/AMD: Removal of Pre-determined Upper Construction Limit of 60 Dwellings per Year - Refused February 1999.
Development Plan: Strathkelvin District (Southern Area) Local Plan 1983: Zoned as Industrial Site (IND 4), Greenbelt (E.PRO2) (part site), and unaffected by specific proposals (E.PR06) (part site) Northern Corridor Local Plan Consultative Draft 1998: Housing development opportunity (HG1/24)
Contrary to Development Plan: Yes
CONSULTATIONS:
0b j ec tion : No Objection: The Coal Authority, Education Department, West of Scotland Water No Reply: Conditions: Rail track 8
Produced by RESIDENTIAL DEVELOPMENT AT FORMER COLLl ERY SITE, NORTH Depamenl of Planning 8 Emrmmtnt Northan DMom CAR DOWAN, STEP PS. LANARKSHIRE Comcil Offws. Bron Way, NS6769 CUMBERNAULD G671DZ ReuDaYcmnmineormmce 9me/mwngwan A mepBmllYmc4lhe Cmtolsrotner~arrr Telephone 01236616~~0FU OITJ~ 61~420 REFERENCE: N/99/00772/F'JL salmeol mce 00- EWgnl 1: 12000 Lhl~nM~dI.uDaY~Mmnng.rCrnmcowrmr Th~scopy has been produced speflficallyfa Plannlng and Buildlng Ccntrol purposes Only ~am*~BwiopiosBcuIDnD,cI*ll ue(ea110 os Licence LA W041L No furlher copies may be made 9
REPRESENTATIONS:
Neighbours: None Newspaper Advert: Not Required
COMMENTS : The application is for the erection of 120 houses at Area 1, Cardowan Colliery Site, Cardowan Road, Stepps. It is also proposed that there be a dwelling completion rate of up to 60 units per year for Area 1.
Careful consideration has been given to the details of the residential development and its relationship with the full site. Planning conditions have been drafted to ensure that all the infrastructure, planting etc is put in place at an appropriate time.
A maximum 60 dwelling construction rate per year has been applied for for this specific phase which is in accordance with the outline consent which was granted for 440 houses. It should be noted however that any further proposal submitted may result in the 60 per year being exceeded.
There are no objections to the proposals from local residents or from consultees other than the Education Department who point out that there is no spare capacity in local primary schools.
It is considered that the Area 1 housing development and the potentially accelerated house building rate are acceptable and it is therefore recommended that planning permission be granted.
RECOMMENDATION: Grant subject to the following conditions
1) The development hereby permitted shall be started within five years of the date of this permission.
Reason: To incorporate the provisions of the Town and Country Planning (Scotland) Act 1997.
2) That housebuilding at the application site shall not start prior to the completion to adoptable standard of the road link from the site to the M80 Crowwood Roundabout.
Reason: To ensure the early completion of the link road fiom the site to the M80 Crowwood Roundabout.
3) That the development shall comply with the terms of planning permission N/97/00334/FUL for development at the Cardowan Colliery site in relation to land gas, decontamination and consolidation requirements. 10
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Reason: In the interests of public safety and amenity, in relation to gas, contamination and consolidation.
4) That before the residential development hereby permitted starts, full details and/or samples of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects - in detail.
5) That before the residential development hereby permitted starts, full details of the design and location of all fences and features to be erected on site shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects in detail.
6) That before any of the dwellinghouses hereby permitted, situated on the site upon which a fence or wall is to be erected are occupied, the fence, or wall as approved under the terms of condition 5 above, shall be erected.
Reason: To safeguard the amenity of the future residents.
7) That notwithstanding the provisions to the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, integral garages shall not be altered for use as habitable rooms without the prior written consent of the Planning Authority.
Reason: To enable the Planning Authority to retain effective control and to ensure the provision of adequate parking facilities within the plots.
8) That residential development shall not commence until a scheme of landscaping for all Cardowan land, a habitat and species survey, and nature conservation proposals are submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and the landscaping scheme shall include:-
a) details of any earth moulding and hard landscaping, grass seeding and turfing; 11
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a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted.
an indication of all existing trees, hedgerows and other habitats and species plus details of those to be retained, and measures for their protection in the course of development.
details of the phasing and timings of these works.
Reason: In the interests of the landscape setting of the site and the Cardowan area.
9) That all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting approved under the terms of condition 8 above shall be completed and any trees, shrubs or areas of grass which die, are removed, damaged or become diseased shall be replaced within the following year with others of a similar size and species or such other scheme as is to the satisfaction of the Planning Authority; the above shall take place within one year of the occupation of the last dwelling house within the development hereby permitted for landscaping within the application site and within the time period approved under condition 8 above for all other landscaping within the Cardowan development site.
Reason: In the interests of the landscape setting of the site and the Cardowan area.
10) That before the residential development hereby permitted starts, a scheme, for the provision of equipped play areas within the application site shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required, as this shall include:-
a) details of the type and location of play equipment, seating and litter bins to be situated within the play areas;
b) details of the surface treatment of the play areas, including the location and type of safety surface to be installed;
c) details of the fences to be erected around the play areas.
d) details of the phasing of these works. 12
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Reamn: to ensure the provision of adequate play facilities within the site.
11) That before the occupation of the last 5 dwellinghouses within the application site hereby permitted all the works required for the provision of the equipped play area in Area 1 included in the scheme approved under the terms of condition 10 above shall be completed.
Reason: To ensure the provision of adequate play facilities within the site.
12) That residential development shall not commence until a management and maintenance scheme within the full Cardowan development site is submitted to, and approved in writing by the by the Planning Authority, including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of-
a) the proposed footpaths; b) the proposed parking areas; c) the proposed play areas; d) the proposed grassed planted and landscaped areas; e) the proposed fences to be erected along the boundaries; f) the proposed watercourse and ponds.
Reason: To ensure effective future maintenance.
13) That within the timescale referred to within condition 8 above, the management and maintenance scheme approved under the terms of condition 12 above shall be in operation.
Reason: To ensure effective future maintenance.
14) That the residential development hereby permitted shall not commence until details of the design, location, construction and phased completion of the proposed footpaths/cyleways within the full Cardowan development site are submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects in detail.
15) That all the footpathlcycleway works shall be completed in accordance with the details approved under the terms of condition 14 above. 13
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Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings.
16) That all accesses, roads and parking areas shall be designed and constructed to an adoptable standard to the satisfaction of North Lanarkshire Council as Planning and Roads Authority.
Reason: To ensure satisfactory and safe vehicular and pedestrian provision.
17) That no dwellinghouse shall be occupied until the access roads and footways leading from the existing public road to that dwellinghouse have been constructed to base course level.
Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwelling.
18) That before the last dwellinghouse permitted is occupied all roads and footways referred to within conditions 16 and 17 above shall be completed to final wearing course.
Reason: In the interests of traffic safety and to ensure satisfactory road circulation within the site.
19) That there shall be no vehicular access from the temporary access serving the showhouses to the internal residential core road; Prior to the showhouses being brought into use a 1.8 metre high timber screen fence shall be erected and thereafter maintained for the operational period of the showhouses within the position shown in purple on the approved plan; Upon the residential occupation of plots 7, 8 or 9, the fencing and temporary access shall be removed; Thereafter the area of the temporary access shall be landscaped in accordance with the scheme to be submitted under the terms of condition 8 above.
Reason: To ensure safe temporary and permanent vehicular provision in the vicinity of the showhouses.
20) That drainage works shall be to the satisfaction of the Planning Authority, West of Scotland Water and the Scottish Environmental Protection Agency.
Reason: In the interests of amenity and public health in relation to drainage. 14
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21) That before the residential development hereby permitted starts full details of works to the watercourse, including ponds, within the full Cardowan development site shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required; no works shall take place which will alter the quality and quantity of the waterflow draining from the site.
Reason: In the interests of water habitat amenity and water quality.
22) That any alterations to statutory undertakers apparatus shall - be carried out to the satisfaction and requirements of the respective statutory undertakers.
Reason: To protect statutory undertakers apparatus.
23) That construction within the application site shall take place at a maximum rate of 60 dwellings per year.
Reason: In order to partially control the rate of development and as requested by the Applicants.
List of Background Papers:-
Application form and plans Strathkelvin District Southern Area Local Plan 1983 Northern Corridor Local Plan Consultative Draft 1998 Consultation Letters from The Coal Authority, Rail Track, Scottish Environment Protection Agency (response to previous application N/97/00334/FUL), West of Scotland Water Consultation Response from Director of Community Services (response to previous application N/97/00334/FUL), Education Department
Any person wishing to inspect these documents should contact Martin Dean on 01236-616459. 15
APPLICATION NO : N/99/00712/FUL
1 PROPOSAL AND SITE
1.1 The application is for the erection of 120 houses at Area 1, Cardowan Colliery Site, by Stepps. It is proposed that there be a construction rate of up to 60 dwellings per year in the residential area covered by this application
1.2 The development proposed in this application consists of detached dwellings with a central equipped play area. There have been minor alterations to the layout to allow for such matters as improved footpath links, alterations to visitor parking areas and the introduction of traffic calming measures.
1.3 There are significant areas of public open space immediately adjacent to the residential area which are covered by this permission.
It is a requirement that a planning application be submitted in the near fimre covering all open space in the Cardowan site along with features such as footpaths and cycleways.
2 BACKGROUND
2.1 Outline planning permission exists for the residential development under the terms of appeal permission (Ref P/PPA/SL/841) granted in April 1993 and renewed in August 1996 (Ref TP/96/114).
2.2 It should be noted that this current application site covers part of the residential site previously approved in April 1998 under the terms of planning permission N/97/00334/FUL. Although the new application reflects current development proposals the developers could in theory revert to the previous permission which is still valid.
2 CONSULTATIONS AND REPRESENTATIONS
3.1 Summaries of consultation responses are as follows :-
3.2 The Coal Authority : The property is within the likely zone of influence from three seams of coal workings and one shallow seam of fire clay. Ground movement from these past workings should by now have ceased. One mine entry is within 20 metres of the property. A prudent developer would seek appropriate technical advice before undertaking work on site.
3.3 Railtrack : No objections in principal. Appropriate development conditions are provided.
3.4 Scottish Environmental Protection Agency : (Comments from previous application N/97/00334/FUL) A meeting has been held with the developer at which issues were discussed including the disposal of foul and surface water, the inclusion of Best Management Practices with regard to surface water treatment and disposal, the possible impact on the Bishop Loch and Gamgirk Moss, earth movement during the construction phase including the re-contouring of existing bings and disposal of waste from the site. Provided that the above issues are properly addressed there are no objections to the development proposal.
3.5 West of Scotland Water : No objections 16
3.6 Director of Community Services : (Comments from previous application N/97/00334/FUL) The site and existing landscape can only be improved by the development. Recommendations are provided concerning limits to earth moving in the vicinity of Sites of Importance for Nature Conservation, the best use of existing and potential wetlands habitats, the need for satisfactory sediment traps in the drainage water course, the need for further approval for water course details and appropriate planting. There is a need for play areas within residential sites.
3.7 Education Department : There is concern at any new house building in the Cardowan area as there is no spare capacity in the two local primary schools. Additional children would be educated via busing but it is acknowledged that this will not meet the aspirations of local parents.
3.8 There are no objections from the Transportation Manager subject to the appropriate planning conditions.
3.9 No objections have been submitted by local residents or others.
4 OBSERVATIONS AND CONCLUSIONS
4.1 There are no objections to the house types which are all detached and mainly two storey. The layout takes account of such requirements as the need for appropriate landscape strips, footpath links through the site and to adjacent bus stops, appropriate equipped play area and public open space provision and a satisfactory road system. It is important to ensure that the residential development relates properly to the overall landscaping provision and infrastructure. It is disappointing that there has not as yet been a planning application submitted for those elements which cover the full site. A range of planning conditions have therefore been imposed to ensure that matters such as footpathlcycleway links, watercourse development and landscaping are covered by a planning submission and that appropriate features, including a landscape maintenance agreement, are in place prior to dwellings being occupied. It is a requirement that the road link to the M80 Crowwood Roundabout be in place prior to house building commencing.
4.2 Whilst the granting of this application which proposes a limit of 60 dwellings per year will not be contrary to the terms of the outline planning permission the implementation of any existing consent or any further residential development for which permission may be sought is likely to result in an increase in the building rate. It is argued that a 60 dwelling per year construction rate limit on the application site (and consequently a potentially higher rate for the full Cardowan site) will allow a residential character to be established at the open eastern end of the site as soon as possible. It is now proposed that development commences at the east and progresses westwards towards Cardowan. This, it is argued, will require less integration with Cardowan which is the reasoning for the existing house construction limit. It has also been pointed out that due to a number of house builders being potentially involved at Cardowan it would be difficult and onerous to continue with the outline permission requirement for a maximum 60 dwelling per year construction rate for the full site. It should also be noted that part of the outline site lies within the Glasgow City Council area, and it has agreed to remove the limit of 60 dwellings per year.
4.3 It is considered that the above arguments have merit. It is important that the site quickly take on the character of a residential development rather than the previous degraded colliery site or the current construction site. To this end it is considered appropriate that there be a relaxation in the dwelling construction rate. It should be noted that as there are no vacancies in local schools the busing of school children will almost certainly be required regardless of any construction rate.
4.4 Taking account of the above it is considered that the proposed development is satisfactory and it is recommended that planning permission be granted. 17
Application No: N/99/007 14FUL
Date Registered: 8 June 1999
APPLICANT: MERCURY ONE 2 ONE IMPERJAL PLACE BOREHAMWOOD WD6 1EA
Agent: A.P.T. Unit 64 Sir James Clark Building Abbey Mill Business Centre Paisley
DEVELOPMENT: THE ERECTION OF A 15 METRE TELECOMMUNICATIONS MAST WITH ANTENNA, CABIN AND COMPOUND LOCATION: WHITEHILL FARM, WHITEHILL FARM ROAD, STEPPS. Ward No: 70 Grid Reference: 265585 668729 File Reference: MT
Site History:
Development Plan: Strathkelvin District(S0uthern Area) Local Plan 1983 Policy E.PRO 2 - Green Belt Northern Corridor Local Plan (Consultative Draft) 1998 Policies ENV 8-14 - Green Belt Areas Policy ENV 32 Telecommunications
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: Health and Safety Executive, National Radiological Protection Board Conditions: No Reply:
REPRESENTATIONS: Neighbours: 374 letters of representation and a petition containing 291 signatories. Objectors included Councillor Brian Wallace, two MSP’s and Stepps Community Council. Newspaper Advert: Yes
COMMENTS: The application under consideration proposes the erection of a monopole telecommunications mast and associated works adjacent to Wtehill Farm, Stepps.
Within the Strathkelvin District (Southern Area) Local Plan the application site lies within the designated greenbelt. The policy wordmg however dates from 1983 and as such makes no explicit reference to telecommunications apparatus. The policy presumes against any development not in the interests of agriculture forestry or outdoor G67 1DZ 19 recreation. The site is also located within the greenbelt in the replacement local plan, the consultative draft of the Northern Comdor Local Plan. The greenbelt policy in this case maintains a presumption against new development but recognises telecommunications as an exception. Policy ENV 32 sets out the criteria for assessing telecommunications development: i) the need for the development to be on the application site i.e. the availability of alternative sites and the possibility of sharing facilities, ii) environmental and visual impact;and iii) economic benefit.
In this instance the applicant has confirmed that there are no other alternative sites which are suitable and that furthermore, the sharing of facilities is not possible. In this instance, the environmental and visual impact is also acceptable. In terms of economic benefit there is no economic benefit at this green belt site that could not apply to sites outwith the greenbelt, however kshas to be reconciled with the fact that the applicant has identified no suitable site within the built up area. Accordingly this criterion is satisfied.
The proposal is therefore considered to satisfy the criteria listed wih Policy ENV 32 and would accordingly be consistent with the terms of the emerging local plan.
A significant number of representations has been received in respect of the proposal. The objections refer to two issues. Firstly possible health concerns and secondly, the possible adverse landscape impact. The question of public safety is the subject of regulation under other statutory powers and other than in the most exceptional circumstances there is no reason for planning authorities to take such issues into account. There is no indication that such circumstances exist in this case.
The concerns regardmg landscape impact has been addressed above. The main issue to be assessed is whether the application accords with local plan policy. In ksinstance the application is in accordance with local plan policy.
All in all the development as proposed is acceptable and accordingly permission should be granted.
RECOMMENDATION: Grant subject to the following condition:-
1. That the development hereby permitted shall be started wihfive years of the date of hs permission.
Reason: To accord with the provision of the Town and Country Planning (Scotland) Act 1997
2. That before the development starts, full details andor samples of external materials to be used on the development hereby approved ( i.e. the mast, antennae, microwave dish, fence and equipment cabin) shall be submitted to, and approved by, the Planning Authority.
Reason: To allow the proper consideration of these details.
3. That before the development of the site commences, a scheme of landscaping for the area shown in green shall be submitted to and approved by the Planning Authority ; the scheme shall include:-
2 20 a) details of a scheme of earth moulding and hard landscaping, grass seeding and turfing;
b) a scheme of tree and shrub planting, incorporating details of the number, variety and size of trees and shrubs to be planted;
c) details of the phasing of these works;
Reason: In order that the visual impact of the proposal is minimised as far as practicable.
4. That prior to the development hereby permitted being brought into use, all planting, seeding, turfing and earth moulding included in the schemes of landscaping and planting, approved under the terms of condition 3 above, shall be completed and any trees, shrubs, or areas of grass which die, are removed, damaged, or dseased, within 5 years of the completion of the development, shall be replaced in the next planting season with others of a similar size and species.
Reason: To ensure that the landscaping works are undertaken timeously thereby minimising the impact of the proposal upon the greenbelt.
5. That before the development starts, details of the surface fhsh of the access road within the area shown in blue on the approved plan shall be submitted to and approved by the Planning Authority.
Reason: To allow consideration of these details and to ensure that the materials maintain the quality of the greenbelt..
6. That the applicant shall ensure that there is no increase in the existing background noise level at the nearest dwellings from (a) fixed plant and equipment associated with the completed development, and, (b) within the completed development
Reason : To protect occupants of nearby housing from noise and disturbance thereby ensuring that the develepment does not detract from established levels of residential amenity.
7. That notwithstandmg the requirements of condition 6 above, before development starts a scheme for protecting nearby dwellings from stationary noise sources associated with the developent hereby approved shall be submitted to, and approved by, the Council as Planning Authority. Any works which form part of the scheme shall be completed before the development is brought into use and thereafter maintained to the satisfaction of the Council as Planning Authority.
Reason: To protect occupants of nearby housing from noise and disturbance thereby ensuring that the develepment does not detract from established levels of residential amenity.
Background Papers: Application Form and Plans Strathkelvin District(Southem Area) Local Plan 1983. North Lanarkshre Council Northern Comdor Local Plan Consultative Draft 1998. Letters of representations and a petition - See Appendix.
Any person wishing to inspect these documents should contact Moray Thomson at 01236 616463.
3 21
APPLICATION NO. N/99/00714/FUL
1.0 PROPOSAL AND SITE
1.1 The application under consideration proposes the erection of a 15 metre hgh telecommunications mast and associated equipment includmg 2Smetreantennae, microwave dishes and a compound on land adjacent to Whrtehll Farm, Whrtehill Farm Road, Stepps.
1.2 The Southern Area Local Plan remains, for the present, the adopted local plan. The application site is located within the designated green belt at th~slocation. The wording of Policy E.PRO 2 is clear and requires two tests to be satisfied before the presumption against development may be overcome. The first is that the proposal is in the interests of agriculture, forestry or outdoor recreation, the second refers to the impact upon rural amenity. The policy however pre-dates the growth in telecommunications equipment and was adopted before the current government guidance was issued on the subject. Its relevance to the determination of the current application is therefore limited.
1.3 The North Lanarkshre Council Northern Corridor Local Plan (Consultative Draft) of 1998 maintains the greenbelt designation for the site. The policy in this case maintains a presumption against new development but recognises telecommunications as an exception. Policy ENV 32 sets out the criteria for assessing all telecommunications applications. It indicates that applications may be acceptable provided that i) there is a specific locational need for the development having regard to the availability of alternative sites and the possibility of sharing facilities; ii) the environmental and visual impact is acceptable; and iii) economic impact.
1.4 The terms of N.P.P.G. 1- The Planning System states that “detenninations on individual planning applications should be made on planning grounds. Planning powers should not normally be used to secure objectives which can be achieved under other legislation.”
1.5 Also relevant to telecommunication equipment is Scottish Office Circular 25/1985. This clearly states that it is government policy to facilitate the growth of telecommunications and that the planning system should encourage and not hmder the development of new telecommunications systems. The Circular explicitly states in respect of the health issues raised by telecommunications that the radiated power output of radio installations is subject to stringent health and safety limits.
1.6 In December 1998 the Scottish Office issued a draft consultation document on Land Use Planning and Electro Magnetic Fields(EMF’s). Thls document gave guidance to planning authorities on drawing up development plan policies, determining planning applications for development giving rise to EMF’s(such as telecommunications masts) and development proposed in the vicinity of EMF’s.
2.0 CONSULTATIONS AND REPRESENTATIONS
2.1 Summaries of consultation responses are as follows:-
Councillor Brian Wallace: The structure is being proposed within an area of policy control adjacent to residential properties and would be encroachmg into the green belt. In addition, the visual impact of the structure and compound are unacceptable and would set an undesirable precedent for other similar developments. Environmental Services: No response. Health and Safety Executive No observations.: National Radiological Protection Board (NRPB) :No specific comments regarding the application but general NRPB information in respect of transmitters for mobile telephones was enclosed. The information advises that the NRPB Advisory Group has reviewed research into a possible association between exposure to electro-magnetic fields, includmg radio waves and cancer. It concluded that the 4 22 current evidence for such an association is weak and no persuasive biological mechanism has been established for such an effect. Leisure Services : No response Stepps and District Community Council :Objection on the grounds that the structure detracts from the Area of Special Control, from the environment and the greenbelt policies of the consultative draft local plan. The Community Council also raise concerns regardmg potential health implications of masts and refer to the Council’s decision not to accept further telecommunications apparatus upon its buildings.
2.2 A considerable number of representations have been submitted in respect of the proposals all of which contain objections to the proposal. In total 374 letters have been received Lqcluding one from Councillor Brim Wallace, two from Members of the Scottish Parliament and one from Stepps and District Community Council. A petition containing 29 1 signatures has also been received.
2.3 The objections are made on the following grounds:- l).Concem that the proposal will give rise to health dangers such as leukaemia due to microwave and other radio emissions. In this respect, the site is adjacent to a building which accommodates most local children’s groups, while the general area also contains many children and elderly people. 2) Although there is no concrete proof that these transmitters cause cancer, there is enough evidence to convince many Local Authorities to ban these masts from being sited near schools and residential areas 3) Transmitters should be sited out in the countryside. 4) The structure represents a dlscordant feature in the landscape. 5) Recent research suggests that there are health risks associated with masts. While these masts are a relatively new phenomenon and long-term consequences for those who live in close proximity to them as yet unavailable, planners should proceed with caution. 6) Value of homes would be depreciated. 7) There is no requirement for a hrther mast in the area as there is currently full signal coverage. 8) The proposal represents an incursion in the green belt and introduces a danger of noise pollution. 9) Mast could adversely affect wildlife in the area.
2.4 Comments upon the objections are as follows: 1) Although almost all of the letters of objection refer to health fears, it nonetheless remains the position that these matters are covered by separate legislation and the National Radlological Protection Board is the Government’s statutory advisor on radiological protection. The NRPB require mast operators to comply with agreed standards. The Board has stated that there is no firm evidence that electromagnetic fields cause cancer. Guidance with regard to telecommunications planning policy with regard to health and safety matters is contained in the Scottish Development Department Circular 25/1985. This states that the radiated output from base stations such as that under consideration, is subject subject to stringent safety limits and is well wibinternationally accepted standards. Consequently, other than in the most exceptional circumstances, there is no reason for planning authorities to take such issues into account. There is no suggestion from the terms of the consultation response from the NRPB that exceptional circumstances exist in this case.
2) The decision by many authorities including North Lanarkshre not to enter into further leases with telecommunications operators, represents a policy decision as landowner. It does not represent a blanket ban on such equipment. Such an approach would in fact be unlawful denying as it would the opportunity for applicants to have their proposals considered on their individual planning merits. Any decision by North Lanarkshire Council as a landowner must be seen as such and not confused with its obligations as planning authority.
3) Local Plan policy provides the basis against whch any proposal will be assessed. This necessarily includes balancing technical requirements of the operators and minimising iisual intrusion and landscape impact.
4) The overall height of the mast is such that it would be visible from a number of public viewpoints However, the issue to be addressed is whether the structure materially affects the character of the adjacent area of policy control or the greenbelt in which it is sited. The siting of the mast and 5 23 compound to the north of the farm will mitigate its visual impact. The compound and cabin will for example be screened by farm buildings within the steading thereby sigmficantly reducing the impact of any base clutter from within the adjacent residential area. In addition, when viewed from the M80 the mast and compound will be seen against the backloth of the buildings which delineate the northern boundary of Stepps thereby minimising overall impact. In view of its height the mast itself will remain visible from within the residential area to the south however this is likely to be restricted to the upper portion only. The “slim line” profile of the mast and its location will mitigate its impact and ensure that its does not have a significantly detrimental effect on the amenity of the adjacent residential properties. In addition, the structure would not be particularly intrusive in terms of landscape impact.
5) There is currently a perception amongst sections of the general public that there are certain health issues associated with the proposals for telecommunications masts and their associated electro-magnetic fields. Strictly speaking, health considerations in cases such as this are matters outwith the scope of planning control and should be dealt with by the Health and Safety Executive. The National Radiological Protection Board (NRPB) is the Government’s Statutory advisor on radiological protection matters. It sets out the guidance on limiting exposure to Electro-magnetic Fields(EMF’s) current advice is that so long as the guidelines are adhered to there is no proven risk to health from such developments. However recent draft guidance indicates that public perception of danger can be a valid planning consideration when assessing proposals for this type of development although it has to be weighed against other land-use considerations.
6) Property values are not a material planning consideration.
7) The question of the need for the facility is properly a matter for the applicant. In this case the applicant has confirmed that the mast is required in order to enhance coverage.
8) The proposal occupies a greenbelt location however, in terms of emerging local plan policy, telecommunications equipment is recognised as an appropriate greenbelt use subject to criteria being satisfied. In hscase the criteria have been satisfied and as such the proposal is not contrary to greenbelt policy or at odds with its objectives. The issue of noise can be addressed by means of a condition.
9) There is no evidence that the mast would adversely affect wildlife within the area.
3.0 DISCUSSION AND CONCLUSION
3.1 It is considered that the proposals under consideration are in accordance with policy within the emerging local plan.
3.2 The emerging Local Plan, the Northern Comdor Local Plan maintains a presumption against new developments within the designated greenbelt. The policy recogruses telecommunications as an exception. Policy ENV 32 sets out the criteria for assessing all telecommunications applications. It indicates that applications may be acceptable provided that i) there is a specific locational need for the development having regard to the availability of alternative sites and the possibility of sharing facilities; ii) the environmental and visual impact is acceptable; and iii) economic impact.
3.3 In hsinstance the applicant has confirmed that alternative sites were considered and found to be unsuitable. In addrtion, the sharing of facilities has also been considered and discounted. With regard to the environmental and visual impact the proposal is considered to be acceptable. While the overall height of the mast is such that it would be visible from a number of public viewpoints, the siting of the mast and compound to the north of the farm will mitigate its visual impact. The compound and cabin will be screened by farm buildings significantly reducing the impact of any base clutter from within the adjacent residential area. In addrtion, when viewed from the M80, the mast and compound will be seen against the backloth of the buildings which delineate the northern boundary of Stepps thereby minimising overall impact. The mast itself will remain visible from wihthe residential area to the south however this is likely to be restricted to the upper portion only. The “slim line” profile of the
6 24 mast and its location will mitigate its impact and ensure that its does not have a significantly detrimental effect on the amenity of the adjacent residential properties. In addition, the structure would not be particularly intrusive in terms of landscape impact and accordingly the environmental and landscape impact criteria of Policy ENV 32 in the emerging local plan.. In terms of the final criterion, there is no economic benefit at this green belt site that could not apply to sites outwith the greenbelt. However, this has to be reconciled with the fact that the applicant has identified no suitable site within the built up area. Accordingly this criterion is also satisfied. The proposal is therefore considered to satisfy the criteria listed within Policy ENV 32 and would accordingly be consistent with the terms of the emerging local plan. The development as proposed is acceptable and notwithstanding the terms of the representations considered above, it is recommended that permission should be granted subject to the conditions attached.
3.4 The representations received referring to health and safety implications demonstrate a significant public perception of danger associated with the proposal, however the weight that can be attached to this must reflect the government guidance which has been issued to planning authorities. This guidance states that there is no reason for planning authorities to take such issues into account except in exceptional circumstances. No exceptional circumstances have been identified in this case.
3.5 It is considered therefore that the public perception of danger associated with the proposal does not outweigh the land use considerations and that the permission should be granted subject to the conditions . attached.
7 25
Address uWhitehil1 Farm Whitehill Farm Road Stepps Glasgow G33 6BT L B h Proposal [Erection of a 15m Telecommunications Monopole, Antenna And Compound 1 ...... Letter for selected Objectors [OBJACK] [Acknowledge objection 1 Batch print of letter done (Y/N) [Y] Date of Last Batch Print [27.07.19991 Name Address [Mr Douglas Keith 1 [22 Whitehill Farm Road 1 Stepps Glasgow G33 6BT [Mr John Pencovitch 1 [34 Whitehill Avenue 1 Stepps Glasgow G33 6BN [Mrs Gillian McCallum 3 [87 Cumbernauld Road 1 Stepps Glasgow G33 6EP [Mr A Hunter 1 [18 Whitehill Farm Road 1 Stepps Glasgow G36 6BT [Mr & Mrs F.C. Dominy 1 [30 Alexandra Avenue 1 Stepps Glasgow G33 6BP [The Occupier 1 [16 Alexandra Avenue 1 Stepps Glasgow G33 6BP [G H Baird 1 [88 Cardowan Drive 1 Stepps G 1as gow G3 3 [Mr & Mrs C Stewart 1 [10 Whitehill Farm Road 1 Stepps Glasgow G33 6BT [Mr & Mrs M Rooney 1 [ 1 2 Alexandra Avenue 1 Stepps Glasgow G33 6BP [Christina Kemphill 1 [55 Whitehill Avenue 1 Stepps Glasgow G33 6BN [The Occupiers 1 [10 Alexandra Avenue 1 Stepps Glasgow G33 6BP [Robert Henery 1 [ 1 2 West Avenue 1 Stepps Glasgow G33 6ES [T Brockman 1 [3 Lenzie Road 1 Stepps Glasgow G33 6DY [Mr. Robert Pringle 1 [15 Lenzie Road 1 Stepps Glasgow G33 6DU [The Occupier I [24 Whitehill Avenue 1 Stepps Glasgow G3 3 [Peter Martin And Stella Gibsonl [47 Whitehill Avenue I Stepps Glasgow G33 6BN [Mr & Mrs D Beveridge 1 [9 Whitehill Farm Road 1 Stepps Glasgow G33 6BW [Vivien J Macleod 1 [15 Cardowan Road 1 Stepps Glasgow 26
G33 6HE [E E Boon ] [2 Whitehill Avenue 3 [Yl Stepps Glasgow G33 [Mrs I Gault ] [58 Whitehill Avenue 1 [Yl Stepps Glasgow G3 3 [Eric Stewart Hood I [31 Whitehill Avenue 1 [Yl Stepps Glasgow G33 6BN [The Occupier ] [Elmgrove 1 [Yl 9 Lenzie Road Stepps Glasgow G33 6DU [The Occupier ] [20 Whitehill Farm Road 1 [YI Stepps Glasgow 633 6BT [Mr & Mrs McNish ] [3 Alexandra Avenue 1 [YI Stepps Glasgow G33 6BP [Mr & Mrs J Smith ] [10 Parkview Drive Stepps G33 6DL [A Crawford ] [8 Parkview Drive Stepps G33 6DL [Mr Brian Wallace ] [11 Campsie View Stepps G33 6BE [Caroline F Glasgow ] [School Road Stepps Glasgow G33 6HN [Mr & Mrs Pettigrew ] [Langmuirhead Farm Lenzie Glasgow G66 5LE [Michele MacDonald 1 [Stepps Lawn Tennis Club Lenzie Road Stepps Glasgow G33 6DX [J McBride 1 [25 Blenheim Avenue 1 [YI Stepps Glasgow G33 6DJ [Lorna A Sullivan 1 [24 Blenheim Avenue 1 [YI stepps Glasgow G33 6DP [Mrs Morag Wright 1 [16 Blenheim Avenue 1 [YI Stepps Glasgow G33 6DP [Mr John McLean 1 [ 16 Whitehill Farm Road 1 [YI stepps Glasgow G33 6BT [J McLauchlan 1 [20 Whitehill Farm Road 1 [YI stepps Glasgow [Mr & Mrs A Summerhill 1 [6 Whitehill Farm Road 1 [YI Stepps Glasgow G33 6BT [Hazel Hunter 1 [18 Whitehill Farm Road 1 [YI stepps Glasgow G3 3 [Mrs C Skinner I [Treasurer 1 [Yl Stepps Friends Of Guiding Whitehill Farm Road Glasgow G3 3 [Fiona Ward 1 [2 Whitehill Farm Road 3 [YI 27
Stepps Glasgow G33 6BT [Mr Ian MacDonough 3 [8 Whitehill Farm Road 1 [YI Stepps Glasgow 633 6BT [Anne Close 3 [7 Whitehill Farm Road 1 [Yl Stepps Glasgow G33 6BU [Mr Charles Stewart 3 [113 Cumbernauld Road 1 [Yl Stepps G3 3 [Dr Sean & Sr. Maura T Kennedy 1 [148 Cumbernauld Road 1 [YI Stepps Glasgow G33 6HA [Mr P Lennon 3 [162 Cumbernauld Road 1 [YI Stepps Glasgow G3 3 [Mr & Mrs Mullan I [179 Cumbernauld Road 1 [YI Stepps Cumbernauld G33 6EZ [Louise Quadrelli ] [125 Cumbernauld Road 1 [YI Stepps Glasgow G33 6EY [J Sambrook 3 [117 Cumbernauld Road 1 [YI Stepps Glasgow G33 6EX [A & E Ceresa Ltd ] [140 Cumbernauld Road 1 [YI Stepps Glasgow G33 6HA [Robert Houston 3 [121 Cumbernauld Road 1 [YI Stepps Glasgow G33 6EX [Susan MacDonald 3 [95 Cumbernauld Road 1 [YI Stepps Glasgow G33 6EP [ Irene Henery 3 [30 Victoria Road 1 [Yl Lenzie Glasgow G66 5AN [Fiona M O'Hara ] [29 Victoria Road 1 [YI Stepps Glasgow G33 6ET [Mr & Mrs S Walker ] [25 Victoria Road 3 [YI Stepps Glasgow G33 6ET [Lorna McMillan 3 [27 Victoria Road 1 [Yl Stepps Glasgow G33 6ET [David Mitchell ] [27 Victoria Road 1 [YI Stepps Glasgow G33 6ET [M Higgins ] [10 Drimnin Road 1 [Yl Stepps Glasgow [Doreen Mackie ] [24 Drimnin Road 1 [Yl Stepps Glasgow [Mr & Mrs McGeachey ] [28 Drimnin Road 1 [Yl Stepps Glasgow G3 3 [M Anderson 3 [30 Drimnin Road 1 [YI Stepps Glasgow [Kenneth Stewart 3 [8 Drimnin Road 1 [YI Stepps 28
Glasgow [Stephen Maxwell 3 [32 Drimnin Road I [Yl Stepps Glasgow [C Jolly ] [40 Drimnin Road 1 [Yl Stepps Glasgow [ W McGoldr ic k 3 [52 Drimnin Road 1 [Yl Stepps Glasgow [W Groden ] [54 Drimnin Road 1 [YI Stepps Glasgow G33 6AT [Mary Dunipace ] [56 Drimnin Road Stepps Glasgow G33 6AT [J Coyle ] [17 Drimnin Road Stepps Glasgow G3 3 [G Caldwell 3 [25 Dorlin Road Cardowan Stepps Glasgow [Mr & Mrs Walker ] [ 38 Dorlin Road Cardowan Stepps G33 6AP [ J Maxwell ] [29 Dorlin Road Cardowan Stepps G3 3 [Mrs R Gemmell 3 [44 Dorlin Road Cardowan Stepps G3 3 [R Brownlee [42 Dorlin Road Cardowan Stepps G3 3 [Mr & Mrs Lyons 1 [18 Drimnin Road Cardowan Stepps Glasgow G33 6AT [George Guy 1 [20 Drimnin Road 1 tY1 Cardowan Stepps Glasgow G33 [E Thomson 3 [33 Dorlin Road 1 [Yl Cardowan Stepps Glasgow G3 3 [A Slavin 1 [17 Dorlin Road 3 [Yl Cardowan Stepps Glasgow G3 3 [William Creek 1 [48 Dorlin Road 1 [Yl Cardowan Stepps Glasgow G33 6AP [John K Shaw [30 Dorlin Road 1 tY1 Cardowan St epps Glasgow G33 6AP [John Short [32 Dorlin Road I [YI Cardowan Stepps Glasgow G3 3 [Isabel Shaw ] [30 Dorlin Road 3 [Yl Cardowan Stepps Glasgow 29
G3 3 [Marcella Hughes 3 [20 Dorlin Road 1 [Yl Cardowan S tepps Glasgow G33 [Mrs Irene Hughes I [37 Dorlin Road 1 [YI Cardowan Stepps G 1as gow G33 [E Cameron I [36 Lochearnhead Road 1 [YI Stepps G33 6LH [Eleanor M Patrick ] [31 Lochearnhead Road 1 [YI Stepps Glasgow G33 6LQ [Campbell Provan ] [13 Alexandra Avenue 1 [Yl Stepps Glasgow G33 6BP [Mrs A Cook ] [6 Alexandra Avenue 1 [YI Stepps Glasgow G33 6BP [E Ashmole ] [2 Alexandra Avenue 1 [YI Stepps Glasgow G3 3 [Mr J Forbes 3 [ 17 Alexandra Avenue Stepps Glasgow G3 3 [Mr & Mrs Cooper 3 111 Alexandra Avenue 1 [YI S tepps Glasgow G3 3 [Mr P Noonan J [7 Alexandra Avenue 1 [YI Stepps Glasgow G3 3 1 [YI [Mr & Mrs Stones J [9 Alexandra Avenue Stepps Glasgow G3 3 [B Watson ] [33 Alexandra Avenue Stepps Glasgow G3 3 [D G Tarbet 3 [l Alexandra Avenue Stepps Glasgow G33 6BP [M Moffat I [27 Alexandra Avenue Stepps Glasgow G3 3 [YI [J & D O'Brien ] [26 Alexandra Avenue 1 Stepps Glasgow G33 6BP [YI [P & E Adams 3 [8 Alexandra Avenue 1 Stepps G 1as gow G33 6BP 1 [Yl [Mr & Mrs Muir 3 [20 Alexandra Avenue Stepps G 1asgow G33 6BP [Mr & Mrs Muir 3 [ZO Alexandra Avenue 1 [Yl Stepps Glasgow G33 6BP [YI [Mr & Mrs Campbell ] [35 Alexandra Avenue 1 S t epps G 1a sgow G33 6BP [Sheila Baird I [28 Alexandra Avenue 1 [YI Stepps Glasgow 30
G33 6BP [Iain Leckie 1 [22 Alexandra Avenue 1 Stepps Glasgow G33 6BP [Mrs Edith Harris 1 [ 31 Alexandra Avenue I Stepps Glasgow G33 6BP [Jenny MacKay 3 [ 23 Alexandra Avenue 1 Stepps G33 6BP [Mr & Mrs Wilson I [ 1 4 Alexandra Avenue 1 Stepps Glasgow G33 6BP [Douglas Robertson 1 [24 Alexandra Avenue I Stepps Glasgow G33 6BP [Mr & Mrs Marshal1 1 [2 Mount Harriet Drive I Stepps Glasgow G33 6DS [J Paul Noble 3 [68 Mount Harriet Drive 3 Stepps Glasgow G33 6DG [Dorothy McKellar 1 [15 Mount Harriet Avenue 1 Stepps Glasgow G33 6DH [Mr & Mrs D Black 1 [ll Mount Harriet Avenue 1 Stepps Glasgow G33 6DH [Mr & Mrs Robertson-Gregg I [38 Mount Harriet Drive 1 Stepps Glasgow G33 6DN [Mr & Mrs D Sinclair 1 [4 Mount Harriet Drive 1 Stepps Glasgow G33 6DS [Mr & Mrs Morgan I [73 Mount Harriet Drive 1 stepps Glasgow G33 6DD [Sheila Moodie 1 [l Mount Harriet Drive 1 Stepps Glasgow G33 6DB [Flora MacLean 1 [30 Mount Harriet Drive 1 Stepps Glasgow G33 [Mrs L M Flynn I [6 Mount Harriet Drive I stepps Glasgow G33 6DS [Mr Richard Thornton j [22 Mount Harriet Drive 1 St epps Glasgow G33 6DN [Mr & Mrs MacDiarmid 1 [4 West Avenue 1 Stepps Glasgow G33 6ES [Mr C D Scoular 1 [29 Whitehill Farm Road 1 Stepps Glasgow G33 6BW [S Leighton I [25 West Avenue 1 Stepps G 1as gow G33 [Mrs Alice Jackson 1 [23 West Avenue 1 s tepps Glasgow G33 6ES [Mr McCaughey 1 17 West Avenue 1 31
Stepps Glasgow G33 [Miss Benson I [8 West Avenue 3 [Yl Stepps Glasgow G33 [Mrs Sandra Lamont 1 [24 West Avenue Stepps Glasgow G33 6ES [Mrs J McKenzie 1 [ 1 6 West Avenue 1 [Yl Stepps G 1asgow G33 6GS [Mrs Elizabeth Thomson I [ 14 West Avenue Stepps Glasgow G33 6ES [Mr Thomas Robertson 1 [28 Whitehill Farm Road Stepps Glasgow G33 6BT [Mrs Janet Hyslop 1 [ 19 West Avenue 1 [Yl Stepps Glasgow G3 3 [Mr Wilson I [6 West Avenue 1 [YI Stepps Glasgow G3 3 [Mrs Forrester 1 [ 1 1 West Avenue 1 [YI Stepps Glasgow G33 [Mr J Cowan I [9 West Avenue Stepps Glasgow G33 [Mr A Gibson 3 [20 West Avenue 1 [YI Stepps Glasgow G3 3 [Dr Jean Horne 3 [ 1 2 West Avenue 1 E1 Stepps Glasgow G3 3 [G. H. I. Sutherland 3 [ 14 Whitehill Avenue, Stews, G33 6BL [James K. Begg 1 [ "Rosspark" 49 Whitehill Avenue, Stepps. G33 6BN [Sara & Chris Bell I [12 Whitehill Avenue, Stemsr G33 6BL [Ms. C. A. O'Donnell 3 [ 19 Whitehill Avenue, Stepps. Glasgow. [ Stews, G33 6BN [Alexis Reilly 3 [11 Whitehill Avenue, Stems, G33 6BL [Peter Reilly 3 [11 Whitehill Avenue, StepPS , G33 6BL [Helen B. Reilly I [11 Whitehill Avenue, StewsI G33 6BL [Michael & Sheila Stewart ] [57 Whitehill Avenue, Stepps. G33 6BN [Elizabeth Hayworth ] [53 Whitehill Avenue, StepPS, G33 6BN [John & Gillian Cochrane 3 [29 Whitehill Avenue, Stepps G33 6BN [Mrs. Margaret Robertson 3 129 Whitehill Avenue, St epps , G33 6BN [Sheila M. Kerr 3 [18 Whitehill Avenue, S t epps . G33 6BL [ James Delangy 1 [35 Whitehill Avenue, Stepps G33 6BN [Eric Jamieson 1 [33 Whitehill Avenue, Stepps. G33 6BN [Marion I McPherson 3 [64 Whitehill Avenue, Stepps. G33 6BN [Mr. J. Skinner 1 [21 Whitehill Avenue, Stepps. G33 6BN [M. Murray 3 [16 Whitehill Avenue, Stepps. G33 6BL [J.A. Bicket 1 [70 Whitehill Avenue, Stepps, G33 6BN [Jim Hope 3 ;50 Whitehill Avenue, Stepps G33 6BN [Ian S. Hyndman 3 [60 Whitehill Avenue, Stepps G33 6BN [Norman JH Girvan 1 [ 'Killochan', 13 Whitehill Avenue, Stepps G33 6BL [F.M. Hamill 3 [ 41 Whitehill Avenue , Stepps. Glasgow. [J. Hob 1 [SO Whitehill Avenue, StepPS I Glasgow. G33 6BN [Mrs. Debra MacLeod 1 [11 Lenzie Road, 1 [YI Stepps Glasgow [A. Harris 3 [4 Lenzie Road, 1 [YI Stepps G33 6DX [John Dunn 3 [37 Lenzie Road, 1 [YI Stepps. Glasgow [ Lewis Wi lson , 1 [43 Lenzie Road, 1 [Yl StepPS I G33 6BX [R. A. Legh 3 [51 Lenzie Road, 3 [Yl Stepps, Glasgow. [Rachel Larkins 3 [32 Lenzie Road, 1 [Yl StepPS, G33 6DT [Yl 1 3 [ 1 [David Rose 1 [34 Lenzie Road, 1 [Yl Stepps. 33 G33 6DA [Mrs. M. O'Brien ] [ 7 Lenzie Road, 1 [YI Stepps G33 6DY [C. McManus I [5 Lenzie Road, Stepps. G33 6DY [Mrs. M. Smith ] [29 Lenzie Road, Stepps. G33 6DY [Cameron Moir ] [33 Lenzie Road, Stepps G33 6BX [Clive Parker ] [35 Lenzie Road, Stepps Glasgow. [Sharon McGeagh ] [45 Lenzie Road, Stepps G33 6BX [M.M. & R. Bell ] [23 Lenzie Road, Atepps r G33 6DU [Jean & William MacKendrick ] [27 Lenzie Road, Stems, G33 6DU [Hazel McGeagh 3 [45 Lenzie Road, Stepps G33 6BX / [Roger McGeagh I [45 Lenzie Road, Stepps G33 6BX [Thomas & Elizabeth O'Shea ] ['Oakley', 6 Lenzie Road, StepPS G33 6DX [T. Harding 3 [20 Anniesdale Avanue, 1 [YI Stems G33 6DR [Emma Milby ] [22 Anniesdale Avenue, 1 [YI StewsI G33 6DR [Wendy Kelly 3 [l Anniesdale Avenue, 1 [YI Stepps. G33 6DR [Alison Kelly 3 [l Anniesdale Avenue, StemsI Glasgow. G33 6DR [Derek A. Pollacchi ] [14 Anniesdale Avenue, 1 [YI StewsI Glasgow. G33 6DR [Yl [Miss C. M. Pollacchi 3 [14 Anniesdale Avenue, 1 StemsI Glasgow. G33 6DR [Mrs. J.L. Pollacchi ] [14 Anniesdale Avenue, 1 [YI StemsI Glasgow. G33 6DR [Julie X.M. Pollacchi 3 [14 Anniesdale Avenue, Stepps Glasgow. G33 6DR [Iain Kelly ] [ 1 Anniesdale Avenue, 1 [Yl Stepps Glasgow. G33 6DR 1 [Richard Kelly ] [l Anniesdale Avenue, IYI Stepps. Glasgow. G33 6DR [Margaret Swart 3 [18 Anniesland Avenue, Stews G33 6DR [Hugh Kelly 3 [46 Dunalistair Drive, Stems, G33 6LX [Mr & Mrs. McLeish 3 [56 Dunalistair Drive, Stepps. Glasgow. 34 G33 6LX [The Owner/Occupier 3 186 Dunallstair Drive, 1 [YI StepPS I Glasgow. G33 6LX [Mrs. Elizabeth Verrecchia 1 [79 Dunalistair Drive, Stepps. G33 6LY [Mr. R. Spiers 1 [81 Dunallstair Drive, Stepps G33 6LY [S. Spiers 1 [81 Dunalistair Drive, StepPS I G33 6LY [Mr. James J. Fraser I [83 Dunalastair Drive, StepPS I Glasgow. G33 6LY 1 [Yl [S. O'Donnell 3 [3 Bothlyn Drive, StepPS I G33 6BY [YI [Mrs. Jean Donald, 1 [6 Bothlyn Drive, 1 StepPS I Glasgow. G33 6BY [C. McGuinness 1 [5 Bothlyn Drive, 1 [YI Stepps, Glasgow. 1 [Yl [G.W. Lang 1 [4 Bothlyn Drive, S t epps . 1 [Yl [M. Breakenridge 1 [l Bothlyn Drive, Stems I Glasgow. 1 [YI [Donald Lang 1 ["The Rowans" , 2 Bothlyn Drive, StepPS I Glasgow. G33 6BY [Mr. & Mrs Clark I [16 Clayhouse Road, Cardowan Glasgow. G33 6A.N [L. Tannock 1 [C/o 98 Clayhouse Road, StemsI Glasgow. [C Tannock 1 [98 Clayhouse Road, StepPS I Glasgow [ James Tannock 1 [98 Clayhouse Road, StepPS I Glasgow [Kim Dia 1 [93 Clayhouse Road, StepPS I Glasgow. [May Clark 1 [107 Clayhouse Road, StepPS Glasgow. [John Findlay 1 [97 Clayhouse Road, StepPS I Glasgow. [ George Hales 1 [99 Clayhouse Road, StemsI Glasgow. G33 6AG 1 [YI [George Hales 1 [99 Clayhouse Road, Stepps I Glasgow. G33 6AG 1 [YI [E. McCallum 1 [103 Clayhouse Road, Stepps I Glasgow 1 [Yl [ James McGougan 1 [117 Clayhouse Road, Stepps I Glasgow. G33 6AG 1 [YI [Mrs. Rose Callaghan 1 [109 Clayhouse Road, Stepps Glasgow. 1 [YI [Lyndsey Burns 1 [30 Clayhouse Road, Cardowan Stepps 35 [Owner/ Occupier 1 [115 Clayhouse Road, Stews, G33 6AG [Joan Gilmour 1 128 Clayhouse Road, StepPS I Glasgow [Betty Watt 1 [24 Clayhouse Road, StepPS, Glasgow. G3 3 [Kathleen Goodwin 1 [40 Clayhouse Road, Cardowan , G33 6AH [J. McGinnes 1 [36 Clayhouse Road, StepPS Glasgow. [John Callaghan 1 [42 Clayhouse Road, Stems , Glasgow. [M. Hunter 1 [2 Clayhouse Road, Stews I Glasgow. [David Browne 1 144 Clayhouse Road, StewsI G33 6AN [J. Morrison 1 [18 Clayhouse Road, Stems I Glasgow [Elizabeth McKenan 1 [20 Clayhouse Road, Stepps Glasgow. [Owner/Occupier 1 [48 Clayhouse Road, StepPS , Glasgow. [Mrs. A. Neilson 1 [8 Clayhouse Road, Stems I Glasgow [William Neilson 1 [6 Clayhouse Road, Stems I G33 6AN [Mrs. J. Stones 1 [12 Clayhouse Road, Stews I Glasgow. [Mrs. A. Cassidy 1 [4 Clayhouse Road, Stews Glasgow. [J. Everett 1 [70 Clayhouse Road, StepPS , Cardowan [M. Mackie 1 [72 Clayhouse Road, StepPS I Glasgow. [Anne McCluskey 1 [66 Clayhouse Road, Cardowan, Glasgow. [J. Keegan & D. McTaggart 1 [ 121 Clayhouse Road, Cardowan Glasgow [K. Armstrong 1 [E2 Clayhouse Road, Cardowan Glasgow. [George MacMillan 1 [ 105 Clayhouse Road, Stepps, Glasgow. G33 6AG [C. Corbett 1 [113 Clayhouse Road, Stews Glasgow. [Owner/Occupier 1 [ 11 1 Clayhouse Road, Stews I Glasgow. [R. Cooper 1 [119 Clayhouse Road, Stems 8 Glasgow. [J. Rathay 1 [26 Clayhouse Road, Cardowan Stepps [Lorna MacMillan 1 [ 12 Craigendmuir Road, StepPS, Glasgow. [Mrs. P. Brady 1 12 Craiendmuir Road, Cardowan StepPS I Glasgow. [Charles McCormick 1 [3 Craigendmuir Road, Cardowan Stepps [Owner/Occupier 1 [5 Craigendmuir Road, Cardowan Glasgow. [Margaret McManus 1 [ 11 Craigendmuir Road, Cardowan Glasgow. [Mary Gray 1 [4 Craigendmuir Road, Cardowan, StepPS I Glasgow [E. Donnelly 1 [9 Craigendmuir Road, 1 [YI Stepps Glasgow. [Mary Tannock 1 [10 Craigendmuir Road, 1 [YI Stepps Glasgow. G33 6AL [Margaret & John Hardie 1 [ 1 Craigendmuir Road, 1 [YI Stepps Glasgow. G33 6AL [J. McMillan 1 [ 5 Comedie Road, Stepps Glasgow. [Owner/Occupier 1 [4 Comedie Road, Cardowan , Glasgow. [A. F. Cassidy 1 [21 Comedie Road, Stepps Glasgow. G33 6AH [Mr. Eric Clyne 1 [6 Comedie Road, 1 [YI Cardowan Stepps. G33 6AQ [Mr. & Mrs. J. Nolan 1 [9 Comedie Road, 1 [YI Stepps Glasgow. G33 6AH [Mrs. M. McMillan 1 [27 Comedie Road, Cardowan Glasgow. [Lorraine Newson 1 [34 Comedie Road, Stepps Glasgow. [Wilma Smith 1 [33 Comedie Road, Cardowan Glasgow. [Mr & Mrs Young 1 [30 Comedie Road, Cardowan , Glasgow. [ Janette Grier 1 [39 Comedie Road, StepPS I Glasgow. [E. Robertson 1 [13 Comedie Road, Cardowan , Glasgow G33 6AH [Owner/Occupier 1 [32 Comedie Road, 1 [Yl Stems , Glasgow. [Christine Smith 1 [32 Comedie Road, 1 [Yl Cardowan Glasgow. [J. Dorlin ] [19 Comedie Rpad, 1 [YI Cardowan Glasgow. [Hugh O'Neill ] [33 Mossview Road, 1 [Yl Cardowan , St epps [George Tait ] [35 Mossview Road, 1 [YI Cardowan, Glasgow. [Mr. & Mrs. Gray & Family ] [3 Mossview Road, 1 [YI Cardowan 37 Stepps G33 6AZ [M. A. Shaw I [13 Ardtoe Place, Stepps. Glasgow. [W. Campbell 3 [l Ardtoe Place, Stepps Glasgow. [J. McVey ] [11 Ardtoe Place, StemsI Glasgow. [Steven Bsrrons I [4 Ardtoe Place, Cardown Stepps. [Owner/Occupier ] [12 Ardtoe Place, Stepps. Glasgow. [I McLachlan I [5 Ardtoe Place, Cardowan , Stepps [R. Neilson 3 [4 Ardtoe Place, Cardowan Stepps [S.Slaven ] [8 Ardtoe Place, Cardowan , Stepps. [Angus Mackay I [6 Ardtoe Crescent, Stepps. G33 6AU [James & Michael Sullivan ] [38 Ardtoe Crescent, Stepps Glasgow G33 6AU 1 [Yl [E. O'Donnell 3 [47 Ardtoe Crescent, Stepps Glasgow. 1 [Yl [Mr. & Mrs. John Shaw J [18 Ardtoe Crescent , Cardowan G33 6AU 1 [YI [Margaret Latimer 1 [ll Ardtoe Crescent, StepPS I G33 6AU 1 [YI [Sadie Ward 1 [ 1 3 Ardtoe Crescent , StepPS I Glasgow 1 [Yl [Mr. G. Russell 1 [46 Ardtoe Crescent, Stepps Glasgow. 1 [Yl [John McKerron 1 [ 12 Ardtoe Crescent , Cardowan Stepps G33 6AU 1 [Yl [The Phinn Family 1 [ 10 Ardtoe Crescent , Cardowan , Glasgow. 1 [Yl [C.Coyle 1 [30 Ardtoe Crescent, Stepps G33 6HU 1 [Yl [Andrea Donnelly 1 [5 Ardtoe Crescent, Cardowan Glasgow. G33 6AU 1 [Yl [ James Cosgrove 1 [51 Ardtoe Crescent, Cardowan , Glasgow. 1 [Yl [J. Findlay 1 [48 Ardtoe Crescent, Stems, G33 6AU 1 [Yl [Julie Anne McKerran 1 [9 Ardtoe Crescent, Cardowan, Glasgow. 1 [YI [Marie & John Pryde 1 [2 Ardtoe Crescent, Cardowan Glasgow. 1 [Yl [John Clark 1 [44 Ardtoe Crescent, Stems G33 6AU 1 [Yl [Miss Samantha Culbard i [ 49 Ardtoe Crescent , Cardowan , G33 6AU 1 [Yl [ Owner/Occupier 1 [45 Ardtoe Crescent, 38 StepPS r Glasgow. [Patricia A. Thomson 1 [53 1 Ardtoe Crescent, Cardowan Glasgow. [Anne Buchanan 3 [26 Ardtoe Crescent, [YI Cardowan Glasgow. [Margaret Donnelly 3 [79 Cardowan Road, tY1 Stepps Glasgow. G33 6AA 1 [A. Doran ] [93 Cardowan Road, StepPS I Glasgow. G33 6AW [Robt. M. Black ] [E9 Cardowan Road, 1 Stepps Glasgow [M. Haggarty 3 191 Cardowan Road, StepPS r Glasgow. G33 6AW [Michele & Ianin McDonald I [37 Cardowan Rpad, Stepps Glasgow G33 6HJ [Alison McLaughlin 3 [St. Joseph's Primary School Board, Cardowan Road, StepPS I Glasgow. G33 2AA 1 [Owner/Occupier 1 [ ' Lismore I 40 Cardowan Drive, Stepps Glasgow. G33 6HD 1 [Yl [Mr. W. G. Mouat ] [32 Cardowan Drive, StepPS r Glasgow. G33 6HD [Wendy & Graeme Shields 1 t27 Cardowan Drive, Stepps Glasgow. G33 6HE 1 [Yl [Lynne & Chris Howarth ] [ 16 Cardowan Drive, Stepps Glasgow. G33 6HD 1 [YI [F. McGowan I 15 Cardowan Drive, Stemsr Glasgow. G33 6HE 1 [YI [Owner/Occupier ] [l Cardowan Drive, S tepps r G33 6HE 1 [Yl [ Caroline F. Glasgow ] 186 Cardowan Drive, Stepps, Glasgow. G33 6HH 1 [YI [Francis Kerr ] [34 Frankfield Road, S tepps r Glasgow. G33 6AE 1 [Yl [S. Hepburn ] [65 Frankfield Road, Stemst Glasgow. G33 6AD 1 [Yl [Theresa Scott ] [EO Frankfield Road, Stems Glasgow. G33 6AE 1 [YI [ James McCabe ] [62 Frankfield Road, Stemst Glasgow. 1 [YI [John Moffat 3 [64 Fankfield Road, S t epps r Glasgow. G33 6AE 1 [YI [C. McCallum ] [50 Frankfield Road, 39 StepPS I Glasgow. G33 6AE [J. Martin [54 Frankfield Road, Cardowan Glasgow [Mr. & Mrs. Cambridge [58 Frankfield Road, Cardowan, Glasgow. [Kathleen Gibson [ 38 Frankfield Road, Stepps Glasgow. [R. Grant & Josephine Grant [70 Frankfield Road, Cardowan, Stepps. [Mr. & Mrs. J. Chalmers 1 148 Frankfield Road, Stepps I Glasgow. G33 6AE 1 [YI [Eliz. Barr 1 [84 Frankfield Road, StepPS I Glasgow. G33 6AE 1 [Yl [Owner/Occupier 1 [71 Frankfield Road, Cardowan, Glasgow. G33 6AY [Claire Middleton 1 [73 Frankfield Road, StemsI Glasgow. [Mrs. E. Smith 1 [ 81 Frankfield SRoad, Cardowan, Glasgow. [Mrs June Black 1 [55 Frankfield Road, StemsI Glasgow. G33 6AD [Helen Barrons 3 [43 Frankfield Road, StemsI Glasgow. [Robert Barr 1 [23 Frankfield Road, Stems, Glasgow. [John Sullivan 1 [25 Frankfield Road, Cardowa Glasgow. [James Burns 1 [27 Frankfield Road, Cardowan Glasgow. [Mr. & Mrs. D. Coyle 1 [7 Frankfield Road, Cardowan, Stepps [J. Simpson 1 [Frankfield Road, StemsI Glasgow - [Owner/Occupier 1 [2 Frankfield Road, Stepps Glasgow. [Mr & Mrs McLeod 1 [6 Frankfield Road, StepPS I Glasgow. [Anne Lindsay 1 [47 Frankfield Road, Cardowan Stepps [J. McCreadie 1 [8 Frankfield Road, StepPS I Glasgow. G33 6AE 1 [Yl [S. Steven 1 [10 Frankdield Road, StemsI Galsgow . G33 6AE [18 [Grace €iTom Davidson 3 Frankfield Road, StewsI Glasgow. [Jane McLean 1 [5 Frankfield Road, Cardowan , Stepps. [Alison Boyd 1 [ 71 Frankf ield Road, StepPS, Glasgow. 40 G33 6AY [J. McMinn 1 [ 14 Frankf ield Road, Stews Glasgow. G33 6AE [Kathleen Shields(Chairperson1 I [ P.T.A. Committee, St. Joseph's Primary School, Cardowan , Stepps [Dr. C.K. Graham & Mr. E.J. 1 [22 West Avenue, 1 [YI Graham , Stewsr Glasgow. G33 6ES [John L. King 1 134 Mt. Harriet Drive, 1 [YI Stews Glasgow. G33 6DN [Mr. & Mrs. P. Parsons 1 [16 Station Road, I [YI Millerston, Glasgow. G33 6NE [Mr. & Mrs. M. McVay & Family I [50 Drimmin Road, 1 [YI Cardowan, StemsI G33 6AT [Mrs. V. Cairnie [12 Whitehill Farm Road,Stepps, 1 [Yl Glasgow. G33 6BT [P. Thomson [Flat 6 , 1 [Yl Cala Sona Court, Wishaw, ML2 ODY [Tom Cairnie 1 112 Whitehill Farm Road, 1 [YI Stewsr Glasgow. G33 6BT [Rosemary Erickson 1 [School Board Vice Chairman, 1 Our Lady's High School Baord, Dowanfield Road, Cumbernauld G6 7 [ Tracey Grant 1 [ZOD Steppshill Terrace, Millerston, Glasgow. [Thomas Tracey 1 [61 Frankfield Road, Cardowan, Stepps. [Owner/Occupier [15 Ballaig Crescent, Stepps. Glasgow [Jane P. Callaghan 1 [29 Blenheim Avenue, StemsI Glasgow. G33 6BL [Nicole & Jenna I [16 Alexandra Avenue, 3 [YI Stews Glasgow. G33 6BP [Marianne Mills 1 [Chairperson, 1 [YI Stepps Friendship Group, 19 First Avenue, Millerston. G3 3 [Alan Osborne 1 [A.P.T. , 1 [YI Woodlands House, 11 Ashley Street, Glasgow. G3 6DR [Owner/Occupier [12 Drimmin Road, StewsI Glasgow. [Owner/Occupier [5 Drimmin Road, Stepps , Glasgow. [Owner/Occupier [9 Drimmin Road, Stewsr Glasgow [ Janette Glen 1 [38 Drimmin Road, Stews, Glasgow 41 [ Owner/Occupier 3 [42 Drimmin Road, 1 Stepps Glasgow [Michele Robison ] [44 Drimmin Road,Stepps, 1 Glasgow. G33 6AT [L. Turnbull 3 [23 Drimmin Road, I Cardowan Glasgow. [Owner/Occupier 3 [21 Drimmin Road, 1 Stems I Glasgow. G33 6AT [Owner/Occup ier 3 [19 Drimmin Road, I Stews I Glasgow. [Owner/Occupier 3 [13 Drimmin Road, 1 StepPS I Glasgow. [M. Stark 3 [31 Dorlin Road, I Stepps Glasgow. G33 6AR [Owner/Occupier 3 [27 Dorlin Road, 1 Stepps Glasgow. [Owner/Occupier 3 [36 Dorlin Road, I StepPS I Glasgow ' [Miss M. Jenkins 3 [15 Dorlin Road, 3 Stews I Glasgow. [Helen Meikle 3 [11 Dorlin Road, 1 StepPS I Glasgow. [Mr. & Mrs J. Goodwin 3 [34 Ardtoe Crescent, 1 Stems Glasgow. G33 6AU [F. & M. Fitzs mons 3 [23 Comedie Road, I StepPS I Glasgow. [Donald Gorrie MSP MP 3 [Scottish Parliament 1 Edinburgh EH99 1SP [Gil Paterson MSP 3 [Scottish Parliament 1 Edinburgh EH99 1SP [Staephanie Drew ] [15 Mossview Road 1 Glasgow G33 6AZ [Councillor Brian Wallace 3 [11 Campsie View I Stepps Glasaow 42 Application No: N/99/00765/ADV Date Registered: 21st June 1999 APPLICANT: SHELL UK LTD., SHELL MEX HOUSE,LONDON WC2R ODX Agent: Faithful1 and Gould, 77 Portland Place, London W1N 4JJ DEVELOPMENT: ERECTION OF A 5.9 METRE SIGN TO REPLACE EXISTING LOCATION: MCCASMNS GARAGE, MAIN ROAD, CUMBEFWAULD GLASGOW Ward: 63 : Condorrat North and Westfield Grid Reference: 273370 673200 File Reference: JR Site History: AD/22/89 - Erection of Signs - approved (one sign refused) AD/13/90 - Erection of a Free Standing Sign (Illuminated)- refuse AD/18/90 - Free-standing Sign (In Retrospect) (Illuminated)- refuse AD/91/49 - Erection of Free-standing Sign (in Retrospect) (Illuminated) -refused AD/91/104 - Erection of a Non Illuminated Pole Sign - approved 94/144/AD - Erection of Illuminated Pole Sign - approved 95/01 14/AD - Erection of 1 Illuminated Signboard- refused 95/01 19PL- Installation of Cash Machine- approved N/98/01190/ADV - Erection of 23 Illuminated and Non Illuminated Signs - approved Development Plan: Covered by Residential Policy HG4 in the Cumbernauld Local Plan. (Adopted) 1993 Contrary to Development Plan: No CONSULTATIONS: Objection: No Objection: Scottish Office Roads Department Conditions: No Reply: REPRESENTATIONS: Neighbours: 3 Letters of Objection, one of which contains 4 signatories Section 23: Not Required COMMENTS: This application has been submitted by Faithful And Gould, on behalf of Shell UK, for the erection of a 5.9 metre high, illuminated sign to the rear of the property at McCashins Garage, 38 Main Road, Condorrat, Cumbernauld. The sign which is the subject of this application lies to the north of 44 the garage forecourt and immediately adjacent to an established residential area. The height of the sign dominates the adjacent area and for this reason I would recommend that advertisement consent be refused for the conditions outlined below and in my accompanying report. RECOMMENDATION: Refuse permission for the following:- 1) The large illuminated sign is an obtrusive and dominant feature which adversely affects the amenity of the residents in the established residential area, contrary to the terms of Policy HG4 in the Cubernauld Local Plan (Adopted) 1993 2) In the interests of amenity in that should planning consent be granted for this development a precedent may be set which would make it difficult for the Local Authority to refuse similar applications. BACKGROUND PAPERS: Planning application form and plans dated 8th June 1999 Cumbernauld Local Plan 1993 Consultation response from Transportation dated 23 July 1999 Objection letter from Kirk Place dated 27 June 1999 and signed by Ms.E Sloan, 20 Kirk Place; Ms C. McPhail26 Kirk Place and Mr & Mrs Main 28 Kirk Place Objection letter from Mr W. Hope, 25 Kirk Place dated 27 June 1999 Objection letter from D. McKenzie 18 Kirk Place, dated 27 June 1999 Consultation response from The Scottish Executive Roads Division dated 29 July 1999 Any person wishing to inspect these documents should contact Jim Ravey at 01236 616479 45 APPLICATION REF. NO. NI99/00765/ADV REPORT 1.0 Site and Proposal 1.1 The proposal has been submitted by Faithful1 and Gould, on behalf of Shell UK, for the erection of a 5.9 metre high, illuminated sign at McCashins Garage, 38 Main Road, Condorrat, Cumbernauld. The existing premises is a filling station which also provides a range of additional facilities including a small convenience store, car wash and vacuuming facilities, an automated cash dispenser, car repair facilities and MOT testing. 1.2 The existing garage and associated facilities extends to approximately 0.45 ha. The property is accessed from Main Road, Condorrat, an east/west local distributor carriageway, on the southern boundary. 1.3 The site is surounded by established residential areas. The proposed sign would occupy an elevated position relative to the adjacent residential property on the eastern and northern boundaries. The site is at its most elevated on the northern boundary where the garage is some 2 metres higher than the adjacent residential dwellings. 1.4 The site is zoned HG4, residential, in the Cumbernauld Local Plan (Adopted) 1993. 2.0 Background 2.1 The site has been the subject of a number of applications, for both planning and advertisement consents. A number of advertisement applications have a bearing on the current request for advertisement consent. 2.2 An application was initially submitted in 1989 (ref AD/22/89/AD) for permission for a number of signs. The application was approved subject to a condition that an illuminated sign on the northern edge of the site did not form part of the approval. It should be noted that the sign refused permission is in a similar position and of a similar style to the subject of this application. The signs were implemented and contrary to Condition 3 of the Advertisement Consent Notice, a large illuminated sign was erected. Correspondance and telephone calls were exchanged, wherein the applicant claimed that the sign erected was a replacement advertisment for an established sign. No evidence existed of a previous application for the original sign and no documentary proof in the form of a photograph was produced by the applicant in support of his claim. 2.3 Enforcement proceedings were instigated Ref EN91/003 to ensure the removal of the unauthorised sign. The Enforcement Notice and refusal of Advertisment Consent were appealed by the applicant. The matter was referred to the Scottish Office who dismissed the appeal against the refusal of advertisment consent on the basis that the sign due to its height and location formed an obtrusive and dominant feature to the detriment of the residential amenity of the adjacent residential area. The appeal was also dimissed against the Enforcement Notice. 2.4 The same sign, but with different corporate livery, has been the subject of a number of applications:- i) AD/13/90 - Erection Of Freestanding Sign (In Retrospect) - Refused ii) AD/18/90 - Erection of Illuminated Free Standing Sign (In Retrospect) - Refused iii) AD/91/49 - Erection of Freestanding Sign (In retrospect) - Refused iv) AD/91/104 - Erection of Non Illuminated Pole Sign - Approved 46 The final submission AD/91/104 was recommended for refusal. However the application was granted at a meeting of the Planning and Building Control Committee of Cumbemauld and Kilsyth District Council dated 2 September 1991. 2.5 An application was submitted dated 25 August 1998 for the erection of 23 illuminated and non illuminated signs (N/98/0119O/ADV). The sign which is the subject of this application was not part of the application. The signage which was the subject of the application was acceptable and approved dated 8th October 1998, subject to conditions. 2.6 The 5.9 m sign was initially brought to the attention of my Department by correspondance submitted by a resident of Kirk Place, Condorrat. The agents representing Shell UK were contacted and asked to either remove the sign as it was not covered by the consent referred to in 2.5 above, or submit an application. 3.0 Consultation and Objections 3.1 No adverse responses were received from external consultees. 3.2 The advert generated two letters of objection and a further letter containing 4 signatures. The points raised within the correspondance concern the impact of the sign on the visual amenity of the area, the sign being a source of light pollution to the adjacent residential area and the adequacy of the sign at its present location for “attracting” custom from the A80. 3.0 Observations and Conclusions 3.1 As previously pointed out the advert which is the subject of this application is located to the north of the site and is well away from the existing vehicle access. From the adjacent local road network the sign performs no function in attracting business into the garage forecourt. If as the objectors allege the sign is being used to advertise the location of the garage from the A80 I can confirm that due to topogaphic conditions and foliage the sign cannot be viewed from the Glasgow bound traffic on the A80 and only fleetingly glimpsed by traffic travelling in the opposite direction. Once any potential customer has left the A80 they are faced with a journey of 2.5 km along a number of local roads. 3.2 The site upon which the sign is located lies some 2 m higher than the adjacent residential property. This in effect “adds” to the 5.9 m sign which accentuates the domination of the advertisment when viewed from the adjacent property. 3.3 The location of the sign almost immediately adjacent to the boundary with the residential property - would cause a certain amount of light to directly shine into the garden and adjacent windows. 3.4 Given that the sign is a dominant and obtrusive feature when viewed from the residential area, both during the day when no illumination is present and at night when the sign is illuminated, its remote location from its intended customers and the problems of light pollution onto the adjacent residential properties I would recommend that planning permission be refused. 47 Application No: Date Registered: 9th June 1999 APPLICANT: PERSIMMON HOMES, PERSIMMON HOUSE, 77 BOTHW'ELL ROAD, HAMILTON Agent: DEVELOPMENT: SUBSTITUTE OF HOUSE TYPES ON PLOTS 93, 96-100, 119, 126 AND 127 LO CAT1ON: CRAIGMARLOCH 6C, CUMBERNAULD Ward No: 56 - Balloch West, Blackwood and East Craigmarloch Grid: 274228 - 675838 '. File Reference: JR Site History: PA941106 Development Plan: Zoned HG5A Cumbemauld Local Plan (Adopted) 1993 Contrary to Development Plan: No CONSULTATIONS: Objection: No Objection: No Reply: Conditions: REPRESENTATIONS: Neighbours: 2 letters of objection Newspaper Advert: Not required COMMENTS: This application has been submitted by Persimmon Homes for the introduction of three new house styles onto 13 plots, within the area known as Craigmarloch 6C, Cumbernauld. The proposals have generated two letters of objection, and the points raised are dealt with in my accompanying report. RECOMMENDATION: Grant permission subject to the following 1. That the development hereby permitted shall be started within five years of the date of this permission. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before development starts full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To ensure that the dwellings hereby approved match the external appearance of the existing dwellings and thereby maintains the visual quality of the area. Produced by N199100770lFUL Planning and Development Department Persimmon Homes Nofihern Division Bron Way Substitution of House Types CUMBERMULD Craigmarloch 6C 067 1DZ Plots affected ._.._.____...__...... _. TI... . Telephone 01226 3616400 Fax. 01226 616420 Location of obiector 1:1250 This wpy has been produced spedfically for Planning and Building Control purposes only. OS Licence L4 09WlL No further wpies may be made 49 -2- List of Background Papers: Planning application form and plans Cumbernauld Local Plan Planning application ref: PA94/106 Letter of objection from Mr J. McLauchlin, 45 Glen Cova Drive, Craigmarloch, Cumbernauld, dated 2nd. July 1999 Letter of objection from Mr Still, 47 Glen Cova Drive, Craigmarloch, Cumbernauld, dated 20th. June 1999 Memorandum from transportation Section dated 27 July 1999 Any person wishing to inspect these documents should contact Jim Ravey on 01236-616479 50 APPLICATION NO: N/99/00770/FUL 1. SITE AND PROPOSAL 1.1 The site which is the subject of this application lies within the Craigmarloch area of Cumbernauld and extends to approximately 2.7ha. The Craigmarloch Area is residential and has been developed over the past 8 years by a number of different housing companies. All housing in the area had to conform to a design concept and development brief commissioned by Cumbernauld Development Corporation. 1.2 The area identified as Craigmarloch 6C was the subject of an application to Cumbernauld Development Corporation ref: PA94/106 for the erection of 30 detached and semi-detached dwellings and 8 flats. This application was approved dated 7th March 1996 subject to conditions. 1.3 Works commenced on the site in 1998 and building works are currently ongoing. 1.4 Persimmon Homes have indicated that they would wish to introduce three new house types onto 12 plots on the approved development. On one plot a four bedroom detached dwelling is replaced by two three bedroom semi- detached units, thus increasing the amount of dwellings to 31. The approved house types on the other plots are being replaced by house types of similar size, numbers of bedrooms, etc. 1.5 The site is covered by residential policy “HG5 - Sites for New Housing Development A: Auchenbee/Craigmarloch” in the Cumbernauld Local Plan (Adopted) 1993. 2. CONSULTATIONS AND OBJECTIONS 2.1 Consultation with various external bodies and internal Departments has produced no adverse replies. 2.2 Neighbour notification has produced two letters of objection. One objection lists a considerable amount of problems which have been experienced whilst the building works are being camed out. These problems range from damage to personal property, failure to comply with Health and Safety . Regulations, inadequate drainage causing flooding to existing property and anticipated intensification . of the above problems. Whilst I sympathise with the catalogue of problems being experienced by the objector none of the points brought to my attention can have a bearing on my considerations of this proposal, from a planning point of view. 2.3 The second objector raises the following points: i) They chose this estate because it was “better built, better looking and part of an overall development where house styles complemented one another, being finished to a very high standard in matching colours”. ii) The development was to be finished to give an impression of a village within the Craigmarloch area. iii) The Craigmarloch Development Plan does not allow a mix of house styles. 51 -2- 2.4 Given the above concerns I would wish to point out the following:- i) The development is still being implemented by Persimmon Homes. Any concerns regarding build quality, whilst again not a planning consideration, should be alleviated by the fact that Persimmon Homes are still building the estate. The proposed external finishings have yet to be finalised and I will ensure that great care is taken when materials are being submitted, to ensure continuity with the existing buildings. However submissions from Persimmon seem to point to the replacement house types being constructed, at least externally, with the same bricks, mortar and roof tiles that were used to construct the dwelling already built. This should ensure a visual continuity throughout the estate. Having also reviewed the replacement house style with the approved house style, a number of external elements including front door position, window fenestration and garage position are almost identical. ii) Given the replication of the external building materials and similar house style of the approved to the replacements, I would consider the “impression” of the Village not to be significantly affected. iii) Having reviewed the Craigmarloch Development Plan, I can find no mention of a mix of house styles being prohibited. While the introduction of a semi detached property onto a plot which contained a detached house type, does increase the number of houses, the design and layout of the property does not raise any concerns in respect of garden ground or the proximity of the adjacent (built) residential premises. 3. CONCLUSION 3.1 Having assessed the proposed house types and received the points of objection raised above, I would consider that the proposed substitution of house types by Persimmon Homes acceptable. I would therefore recommend that Planning Permission be granted subject to conditions. U .+I NORTH vcduced by ERECTION OF OFFICE BUILDING 'lanning and Development Department LANARKSHIRE 5-7 STATION ROAD, STEPPS. @I* 4omern Olnaon COUNCIL ym Way NS 6568 --- ,UMBERNAULD 371DZ N/99/00825/FU L F(ecmwa nom me ormm- suvey m~~lntm me pennil~MOIIW CoNmlierol berMqeSlVr A SBIOMVOI~CS ocmn mmn * LOCATION OF OBJECTORS rdephcneOl235 3615400 Fax 01236616420 1 :ZOO0 UIWmomM rspromcwnlnmgescmm mwon This copy has teen produced specdicallyfor Plannlng and Bulldlng Control purposes Only m may lead 10 PTOSWID~ oraw voceeaw X Licence LA 09041L NO further copies may te made 54 Letters of objection have been received from 6 local residents. The applicant has not been able to resolve the parking problem and as such has chosen not to address the buildmgs design shortcomings. It is considered that the proposal is unacceptable for the above mentioned reasons and it is therefore recommended that planning permission be refused. RECOMMENDATION : Refuse on the following grounds :- 1) In the interests of road safety in that the proposed office building has no off-street parking provision and would significantly intensify the vehicular use of a sub-standard private access road and junction. 2) In the interests of amenity in that the design of the proposed office buildmg is below the standard required for hsprominent site at the southern entrance to the Stepps village centre. 3) In the interests of amenity and the proper planning of the area in that the proposed office building is overdevelopment to the detriment of the application site and the character of the local area. 4) Should planning permission be granted for hsdevelopment a precedent may be set which would make it difficult for the planning authority to refuse other similar applications. List of Background Papers: Application Form and Plans Strathkelvin District (Southern Areas) Local Plan 1983 Northern Corridor Consultative Draft Local Plan 1998 Letters of Objection from:- I & M Duthie, 74 Nicolson Court, Stepps G33 6HY; Ms J Murray, 76 Nicolson Court, Stepps, G33 6HY; Mr K Kilpatrick, 80 Nicolson Court, Stepps, G33 6W; Ms A Adam, 82 Nicolson Court, Stepps, G33 6HY; Mrs P Smart, 92 Nicolson Court, Stepps, G33 6HY (2 Letters); and Ms A Fraser, 3 . Station Road, Stepps G33 6HB Any person wishing to inspect these documents should contact Martin Dean on 01236-616459 55 APPLICATION NO : N/99/00825/FUL 1 SITE AND PROPOSAL 1.1 The application is for a two storey office building at 5/7 Station Road, Stepps. There is an existing empty single storey building on part of the site which has been previously used as a hairdressers and a workshop. The proposed building occupies the full off-street application site and as such there is no parking provision other than 6 spaces shown on the narrow private road. Attempts by the applicant to buy land to the rear of the application site to accommodate parking have been unsuccessful. 2 CONSULTATIONS AND REPRESENTATIONS 2.1 Summaries of consultation responses are as follows :- 2.2 The Coal Authority : Ground movement from past underground workings should by now have ceased. 2.3 West of Scotland Water : No objections. 2.4 The Transportation Manager has recommended that planning permission be refused due to deficiencies in the private road access and the junction onto Cardowan Drive and due to the lack of parking. It is pointed out that the private road is sub-standard and the access joins Cardowan Drive in an uncontrolled area between the traffic signal stop line and the A80. This requires manoeuvring through the signals on an ad-hoc basis. There is an additional problem due to the difficult geometry of the access and its relationship with Cumbernauld Road. It is noted that there is no off-street parking provision. Six spaces would be required for the proposed size of development. 2.5 Seven letters of objection have been received from six local residents. The points of objection are as follows : - There is no dedicated parking provision for the office and no suitable nearby parking. It is feared that office workers and visitors will park at the adjacent Nicolson Court residential area which is totally unacceptable. There is a parking problem already in the area at school set dowdpick up times. - An office building with potentially thirty employees will unacceptably increase traffic on Cardowan Drive, Station Road and Nicolson Court, This will be a hazard to school children with local roads already being very busy especially at school set dowdpick up times. Station Road is narrow and only allows cars to pass one way at a time. - The proposal is excessive for the site and bears no relation to the existing building or the quiet residential character of the area. - There will be a loss of privacy due to office windows overlooking adjacent residential windows and gardens. The building will create overshadowing of adjacent properties. - There is existing available office floor space in Stepps at Buchanan Business Park. Any unlet offices in the proposed building will attract vandals. - The proposal is contrary to the Local Plan. - Building works will create disruption, danger and potential blockage of access. 56 - The applicants ownership of Station Road is disputed with Station Road being the access to adjacent residential properties. - There are no objections in principal to new building but parking is unacceptable. - It is unclear who will maintain a boundary fencelthe applicant supplied misleading information to a neighbour concerning the size of the development/two houses would be preferable. 3 OBSERVATIONS AND CONCLUSIONS 3.1 The application site has a number of previous uses including part railway goods yard, workshop and hairdressers. It is not therefore considered that there are any local plan policy or other planning objections to a modest office building ie the conversion of the existing building with small . extension. 3.2 It is however considered that the proposed two storey office building is unacceptable for lack of - parking, road safety, design and overdevelopment reasons. 3.3 Parking and Road Safety : The building takes up the full application site and as a consequence there are no off-street parking spaces. Under the terms of the Strathclyde Roads Guidelines as operated by this Council the proposed building would require either six or seven parking spaces depending on the extent of flooring of the upper floor. The applicant has submitted a plan showing six parking spaces running along one side of the private Station Road which he states he owns. These parking spaces are however considered to be unacceptable as they would make vehicular passage extremely difficult along this already narrow road. It is also considered to be an improper use of a road which is required for access to relevant properties. Although only six or seven parking spaces are required rather than the thirty spaces referred to in some objection letters the lack of any acceptable on-site parking may mean that office workers and visitors will use the nearest available parking area. This could lead to related parking at Nicolson Court. Such parking would be unacceptable as these parking spaces are required for residents. The applicant has been unsuccessful in buying land to the rear of the application site to accommodate parking. 3.4 The narrowness and lack of a turning area at the private Station Road would make it unsuitable for the significant extra traffic which would be generated by the proposed large office building. The Station RoadCardowan Drive junction is awkward and dangerous with it being inside the Cumbernauld RoadCardowan Drive traffic light stop lines and as such uncontrolled by the traffic lights. The closeness of the Station RoadKardowan Drive junction to the Cumbernauld Road/ Cardowan Drive junction can make certain manoeuvres difficult. 3.5 Road safety deficiencies make Station Road unsuitable for the level of traffic which would be generated by the proposed development. 3.6 Design : The proposed large building is poorly designed being bland and uninteresting and below the standard required for this prominent site. A high standard of design is necessary as the building will face directly onto Cumbernauld Road across Station Road and will be the southern entrance to Stepps village centre. The site requires an innovative quality design, or a low key reflection of the traditional buildings and materials within the village centre or an upgrading of the existing building. It has been stated by the applicant that the submitted design and materials reflect the 1980’s houses to the south and east of the site at Nicolson Court. These houses are however standard residential units which do not have the design or material characteristics required for a commercial building or for the needs of this site. 3.7 Over Development : The proposed two storey building takes up the full application site. As a consequence there is no off-street parking (as covered above) or any dedicated open space adjacent 57 to the building. The proposed maximum possible size of the building means that it is overbearing for the site and for this relatively quiet mainly residential area. Local residents have expressed fears about loss of privacy and overshadowing. Although there is some substance to these fears the actual window to window distances are just within the acceptable limits for the relevant angle of view as covered by the former building control regulations. 3.8 A grant of permission would set an undesirable precedent for developments which have inadequate parking, create road safety problems, are poorly designed or would be an overdevelopment of the site. 3.9 With respect to other relevant planning points of objection I would comment as follows. It is accepted that there is not a requirement for more local office space due to existing provision in Buchanan Business Park. Any building works inevitably causes some local nuisance but this would not be a reason to refuse permission. It is not considered that the principal of office use is contrary to the Local Plan due to the varied history of the site and the fact that the existing building has not been in retail use for a considerable period of time. It is not possible to determine through this application whether the applicant is correct in stating that he owns Station Road. 3.10 It is considered that the proposed office building is unacceptable for parking, road safety, design, overdevelopment and precedent reasons. It is therefore recommended that planning permission be refused. 58 Application No: N/99/00829/FUL Date Registered: 26 June 1999 APPLICANT: MERCURY ONE 2 ONE IMPERIAL PLACE BOREHAMWOOD WD6 1EA Agent: A.P.T. Unit 64 Sir James Clark Building Abbey Mill Business Centre Paisley DEVELOPMENT: THE ERECTION OF A 15 METRE TELECOMMUNICATIONS MAST WITH ANTENNA, CABIN AND COMPOUND LOCATION: DRUMGLASS FARM, CROY. Ward No: 64 Grid Reference: 272427675558 File Reference: MT Site History: Development Plan: Kilsyth Local Plan 1983 Policy E. 1- Green Belt Kilsyth Local Plan (Finalised Draft) 1996 Policy GB 2 -Greenbelt Policy CF 11 -Telecommunications Contrary to Development Plan: No CONSULTATIONS: Objection: No Objection: Health and Safety Executive, National Radiological Protection Board Conditions: No Reply: REPRESENTATIONS: Neighbours: 2 1 letters of representation includmg one from Andrew Wilson MSP. Newspaper Advert: No COMMENTS: The application under consideration proposes the erection of a monopole telecommunications mast and associated works adjacent to Drumglass Farm, Croy. Within the K~lsythLocal Plan the application site lies within the designated greenbelt. The policy wordmg however dates from 1983 and as such makes no explicit reference to telecommunications apparatus. The policy presumes against any development not in the interests of agriculture forestry or outdoor recreation. The site is located within the greenbelt in the replacement local plan, the finalised draft of the Kilsyth Local Plan 1996. The greenbelt policy in this case maintains a LC 60 presumption against new development but recognises telecommunications as an exception where a need for a greenbelt location can be demonstrated. Such proposals must also meet the criteria in policy CF 11 which include demonstrating that there are: i) no more satisfactory alternative sites available; ii) there is no reasonable possibility of sharing facilities; and iii) there is no reasonable possibility of erecting antennae on an existing building or other structure. In all cases developments should be sited and designed so as to minimise visual impact, subject to techcal and operational considerations. In this instance the applicant has confirmed that i) Dnunglass Farm represents the most satisfactory location due to its height advantage; ii) that there are no other masts within the coverage area which could be used for sharing; and iii) that there was no reasonable possibility of erecting the antenna on existing buildings or other structures. . The proposal is therefore considered to satisfy the criteria listed within policy CF 11 and there is therefore a presumption in favour of the development. The policy also requires that the development is sited to minimise visual impact. The design of the mast together with its siting adjacent to the steading should help to ensure that any intrusion is minimised. In addition, the fencing and compound can be screened with landscaping which should obscure all but the uppermost parts of the mast from the residential properties withm Taggart Road. The further requirement on minimising impact can therefore be satisfied. A significant number of representations has been received in respect of the proposal. The objections refer to two issues. Firstly possible health concerns and secondly, the possible adverse landscape/environmental impact. The question of public safety is the subject of regulation under other statutory powers and other than in the most exceptional circumstances there is no reason for planning authorities to take such issues into account. There is no indication that such circumstances exist in this case. The concern regarding landscape impact has been addressed above. The main issue to be assessed is whether the application accords with local plan policy. In ths instance the application is in accordance with local plan policy. All in all the development as proposed is acceptable and accordingly permission should be granted. RECOMMENDATION: Grant subject to the following condition:- 1. That the development hereby permitted shall be started within five years of the date of ths permission. Reason: To accord with the provision of the Town and Country Planning (Scotland) Act 1997. 2. That before the development starts, full details andor samples of external materials to be used on the development hereby approved ( i.e. the mast, antennae, microwave dish, fence and equipment cabin) shall be submitted to, and approved by, the Planning Authority. Reason: To allow the proper consideration of these details. 2 61 3. That before the development of the site commences, a scheme of landscaping for the area shown in green shall be submitted to and approved by the Planning Authority ; the scheme shall include:- a) details of a scheme of earth moulding and hard landscaping, grass seeding and turfing; b) a scheme of tree and shrub planting, incorporating details of the number, variety and size of trees and shrubs to be planted; c) details of the phasing of these works; Reason: In order that the visual impact of the proposal is minimised as far as practicable. 4 That prior to the development hereby permitted being brought into use, all planting, seeding, turfing and earth moulding included in the schemes of landscaping and planting, approved under the terms of condition 3 above, shall be completed and any trees, shrubs, or areas of grass which die, are removed, damaged, or diseased, within 5 years of the completion of the development, shall be replaced in the next planting season with others of a similar size and species. Reason: To ensure that the landscaping works are undertaken timeously thereby minimising the impact of the proposal upon the greenbelt. 5. That before the development starts, details of the surface finish of the access road within the area shown in blue on the approved plan shall be submitted to and approved by the Planning Authority. Reason: To allow consideration of these details and to ensure that the materials maintain the quality of the greenbelt.. 6. That the applicant shall ensure that there is no increase in the existing background noise level at the nearest dwellings from (a) fixed plant and equipment associated with the completed development, and, (b) within the completed development Reason : To protect occupants of nearby housing from noise and disturbance thereby ensuring that the development does not detract from established levels of residential amenity. 7. That notwithstanding the requirements of condition 6 above, before development starts a scheme for protecting nearby dwellings from stationary noise sources associated with the development hereby approved shall be submitted to, and approved by, the Council as Planning Authority. Any works which form part of the scheme shall be completed before the development is brought into use and thereafter maintained to the satisfaction of the Council as Planning Authority. Reason: To protect occupants of nearby housing from noise and disturbance thereby ensuring that the development does not detract from established levels of residential amenity. Background Papers: Application Form and Plans Kilsyth Local Plan 1983. Kilsyth Local Plan Finalised Draft 1996. Letters of representations and a petition - See Appendix. Any person wishing to inspect these documents should contact Moray Thomson at 01236 616463. 3 62 APPLICATION NO. N/99/00829/FUL 1.0 PROPOSAL AND SITE 1.1 The application under consideration proposes the erection of a 15 metre high telecommunications mast with antennae and associated equipment including microwave dishes and a compound on land adjacent to Drumglass Farm, Croy. 1.2 The Kilsyth Local Plan 1983 remains, for the present, the adopted local plan. The application site is located within the designated green belt at this location. The wording of Policy E 1 is clear and presumes against development not falling within one of the limited exceptions which are deemed to be appropriate within the greenbelt. The policy however pre-dates the growth in telecommunications equipment and was adopted before the current government guidance was issued on the subject. Its relevance to the determination of the current application is therefore limited. 1.3 The Kilsyth Local Plan (Finalised Draft) of 1996 maintains the greenbelt designation for the site. The policy in this case maintains a presumption against new development but recognises telecommunications as an exception. Within the Kilsyth Local Plan the application site lies within the . designated greenbelt. The policy wording however dates from 1983 and as such makes no expIicit reference to telecommunications apparatus. The policy presumes against any development not in the interests of agriculture forestry or outdoor recreation. The site is located within the greenbelt in the replacement local plan, the finalised draft of the Kilsyth Local Plan. The greenbelt policy in this case maintains a presumption against new development but recognises telecommunications as an exception where a need for a greenbelt location can be demonstrated. 1.4 Such proposals must also meet the criteria in policy CF 11 which include demonstrating that there are: i) no more satisfactory alternative sites available; ii) there is no reasonable possibility of sharing facilities; and iii) there is no reasonable possibility of erecting antennae on an existing building or other structure. In all cases developments should be sited and designed so as to minimise visual impact, subject to technical and operational considerations. 1.5 The terms of N.P.P.G. 1- The Planning System states that “determinations on individual planning applications should be made on plarning grounds. Planning powers should not normally be used to secure objectives which can be achieved under other legislation.” 1.6 Also relevant to telecommunication equipment is Scottish Office Circular 25/1985. This clearly states that it is government policy to facilitate the growth of telecommunications and that the planning system should encourage and not hinder the development of new telecommunications systems. The Circular explicitly states in respect of the health issues raised by telecommunicationsthat the radiated power output of radio installations is subject to stringent health and safety limits. 1.7 In December 1998 the Scottish Office issued a draft consultation document on Land Use Planning and Electro Magnetic Fields(EMF’s). This document gave guidance to planning authorities on drawing up development plan policies, determining planning applications for development giving rise to EMF’s(such as telecommunications masts) and development proposed in the vicinity of EMF’s. 2.0 CONSULTATIONS AND REPRESENTATIONS 2.1 Summaries of consultation responses are as follows:- Councillor Frances Griffin: Objection. Environmental Services: No objections. Health and Safety Executive No observations. 4 63 National Radiological Protection Board (NRPB) :No specific comments regardmg the application but general NRPB information in respect of transmitters for mobile telephones was enclosed. The information advises that the NRPB Advisory Group has reviewed research into a possible association between exposure to electro-magnetic fields, including radio waves and cancer. It concluded that the current evidence for such an association is weak and no persuasive biological mechanism has been established for such an effect. Leisure Services : No response Croy Community Council :Strong objections on both health and environmental grounds. Many local authorities have adopted precautionary approaches on the siting of masts based on the advice of all relevant agencies and not solely the National Radiological Protectiuon Board. The NRPB ignores much research which has been undertaken by leading scientists and a precautionary approach in this case is appropriate as there is no guarantee that there is no risk to health. To approve the application would result in the housing estate being sandwiched between two electro-magnetic fields, the other being created by the electricity pylon. The mast would be erected adjacent to a right of way and is environmentally unacceptable.. 2.2 A number of representations have been submitted in respect of the proposals all of which contain objections to the proposal. In total 2 1 individual letters have been received all of which are identical in content to that submitted by the Community Council. 2.3 The objections are made on the following grounds:- 1) Concern that the proposal will give rise to health dangers such as leukaemia 2) Although there is no concrete proof that these transmitters cause cancer, there is enough evidence to convince many Local Authorities to adopt a precautionary approach to the siting of further masts. 3) Recent research suggests that there are health risks associated with masts and a precautionary approach should be adopted as there is no guarantee that there is no risk. 4) The mast is to be located next to a right of way and is environmentally unacceptable intrusion in the greenbelt. 2.4 Comments upon the objections are as follows: 1) Although all of the letters of objection refer to health fears, it nonetheless remains the position that these matters are covered by separate legislation and the National Radiological Protection Board is the Government’s statutory advisor on radiological protection. The NRPB require mast operators to comply with agreed standards. The Board has stated that there is no firm evidence that electromagnetic fields cause cancer. Guidance with regard to telecommunications planning policy with regard to health and safety matters is contained in the Scottish Development Department Circular 25/1985. This states that the radiated output from base stations such as that under consideration, is subject subject to stringent safety limits and is well within internationally accepted standards. Consequently, other than in the most exceptional circumstances, there is no reason for planning authorities to take such issues into account. There is no suggestion from the terms of the consultation response from the NRPB that exceptional circumstances exist in this case. 2) The decision by many authorities including North Lanarkshire not to enter into further leases with telecommunications operators, represents a policy decision as landowner. It does not represent a blanket ban on such equipment. Such an approach would in fact be unlawfbl denymg as it would the opportunity for applicants to have their proposals considered on their individual planning merits. Any decision by North Lanarkshire Council as a landowner must be seen as such and not confused with its obligations as planning authority. 3) There is currently a perception amongst sections of the general public that there are certain health issues associated with the proposals for telecommunications masts and their associated electro-magnetic fields. Strictly speakmg, health considerations in cases such as this are matters outwith the scope of planning control and should be dealt with by the Health and Safety Executive. The National Radiological Protection Board (NRPB) is the Government’s Statutory advisor on radlological protection matters. It sets out the guidance on limiting exposure to Electro-magnetic Fields(EMF’s) current advice is that so long as the guidelines are adhered to there is no proven risk to health from such developments. However recent draft guidance indlcates that public perception of danger can be a valid 5 64 planning consideration when assessing proposals for this type of development although it has to be weighed against other land-use considerations. 4) While there is no formally recognised right of way in the vicinity of the mast, a path, the location of which has not been identified, is said to exist adjacent to the site. The overall height of the mast is such that it would be visible from a number of public viewpoints. However, the issue to be addressed is whether the structure materially affects the character of the greenbelt in which it is sited, the enjoyment of any footpath or amenity of residential properties to the south east of the site. Local Plan policy provides the basis against which any proposal will be assessed. This necessarily includes balancing technical requirements of the operators and minimising visual intrusion and landscape impact. In thls case the proposal occupies a greenbelt location however, in terms of draft local plan policy, telecommunications equipment is recognised as an appropriate greenbelt use subject to criteria being satisfied. In this case the criteria have been satisfied and as such the proposal is not contrary to greenbelt policy or at odds with its objectives. The siting of the mast and compound adjacent to the farm will mitigate its visual impact, the compound and cabin will for example being seen in the context of the stearling and its existing grouping of buildings. The impact could be further - mitigated if the land adjacent to the compound was subject to a landscaping scheme. Landscaping works would also help to soften the appearance of the structure and make it less obtrusive. It is acknowledged that for anyone walking adjacent to it the structure will remain visible, however a survey . of the vicinity of the site failed to reveal evidence of any public footpath adjacent to the site. In view of its height, the mast itself will be visible from within the residential area to the south east however the extent of any intrusion is significantly limited by the distance from the structure. The “slim line” profile of the mast and its location will mitigate its impact and ensure that it does not have a significantly detrimental effect on the amenity of residential properties, which are located some distance to the south east. The draft local plan identifies a housing site to the north of Taggart Road which also provides views of the structure, however the impact of the structure is considered acceptable. 3.0 DISCUSSION AND CONCLUSION 3.1 It is considered that the proposals under consideration are in accordance with policy withm the Kilsyth Local Plan (Finalised Draft). 3.2 The Kilsyth Local Plan (Finalised Draft) maintains a presumption against new developments withm the designated greenbelt however the policy recognises telecommunications as an exception. Such proposals must also meet the criteria in Policy CF 11 which include demonstrating that there are: i) no more satisfactory alternative sites available; ii) there is no reasonable possibility of sharing facilities; and iii) there is no reasonable possibility of erecting antennae on an eisting building or other structure. _. In all cases developments should be sited and designed so as to minimise visual impact, subject to technical and operational considerations. 3.3 In this instance the applicant has confirmed that i) Drumglass Farm represents the most satisfactory location due to its height advantage; ii) that there are no other masts within the coverage area which could be used for sharing; and iii) that there was no reasonable possibility of erecting the antenna on existing buildings or other structures. 3.4 The proposal is therefore considered to satisfy the criteria listed within policy CF 11 and there is therefore a presumption in favour of the development. The policy also requires that the development is sited to minimise visual impact. The design of the mast together with its siting adjacent to the steading should help to ensure that any intrusion is minimised. In addition, the fencing and compound can be screened with landscaping which should obscure all but the uppermost parts of the mast from the residential properties within Taggart Road. The further policy requirement on minimising impact can therefore be satisfied. 3.5 The representations received referring to health and safety implications demonstrate a significant public perception of danger associated with the proposal, however the weight that can be attached to th.~smust reflect the government guidance wluch has been issued to planning authorities. This guidance states 6 65 that there is no reason for planning authorities to take such issues into account except in exceptional circumstances. No exceptional circumstances have been identified in this case. 3.6 It is considered therefore that the public perception of danger associated with the proposal does not outweigh the land use considerations and that the permission should be granted subject to the conditions attached. 3.5 The development as proposed is acceptable and notwithstanding the terms of the representations considered above, it is recommended that permission should be granted subject to the condrtions attached. 7 66 Address UDrumglass Farm Croy Kilsyth Glasgow G65 9TP L d U Proposal [The Erection Of A 1% Telecommunications Monopole, Antenna And 3 Compound ...... Letter for selected Objectors [OBJACK] [Acknowledge objection I Batch print of letter done (Y/NI [Y] Date of Last Batch Print [23.07.19991 Name Address [Mr James McIntyre 1 [41 Taggart Road I Croy Glasgow G65 9JJ [Mr And Mrs Hugh Campbell I [9 Charleson Row 1 Croy Ki lsyth Glasgow G65 9JL [Mr And Mrs Henry Mooney I [10 Old Mill View I Croy Kilsyth Glasgow G65 9JB [Mr And Mrs Edward McBri.de I [ 35 Taggart Road 1 Croy Kilsyth Glasgow [The Occupier I [10 Barbegs Crescent 3 Croy Kilsyth Glasgow G6 5 [Mr And Mrs Francis Taggart I [l Charleson Row 1 Croy Kilsyth Glasgow G65 9JL [Mrs. M. Durick 1 [4 Charleston Row, 1 Croy I Cumbernauld , G65 9JL [Croy Community Council I [C/o 73 Constarry Road, I Croy . Cumbernauld. G65 9HT [Mrs & Mrs. Cullen 1 [9 Taggert Road, 3 Croy I Cumbernauld. G65 9JJ [Patrick McCann I [ 8 Weldon Place, 1 Croy Ki lsyth [ James McLaren 3 [10 Weldon Place, I Croy I G65 9JH [Hilda McLaren 1 [10 Weldon Place, I Croy . G65 9JH [Matthew Currie I [ 19 Taggert Road, I Croy I Kilsyth. G65 9JJ [Marion Kerr 1 [ 21 Taggart Road, 1 Croy I Kilsyth [Caroline Doherty 1 [29 Taggart Road, I Croy I Ki 1syt h [Mary Mulholland 1 [31 Taggart Road, I Croy I Kilsyth G65 9JJ [Kathleen Livingston 3 [25 Taggart Road, 1 Croy I Kilsyth. [John Nash 1 [ 27 Taggart Road, I Croy Kilsyth G65 9JJ 67 [Janice & Robert O'Donnell I [ 1 1 Taggart Road, Croy I Kilsyth. G65 9JJ [Thomas McCann I 115 Taggart Road, Croy I Ki lsyth. 68 Application No: N/99/00974/FUL Date Registered: 20th July 1999 APPLICANT: ORANGE PLC Agent: James Barr, 226 West George Street, Glasgow, G2 2LN DEVELOPMENT: PROPOSED ROOFTOP INSTALLATION OF ONE 1200MM MICROWAVE DISH LOCATION: 1 TAY WALK, TOWN CENTRE, CUMBERNAULD Ward No: 53 Grid: 275743674479 File Reference: JR Site History: N/99/00105/FUL - Installation of a rooftop 300mm microwave dish. Development Plan: Zoned SH1,8 in the Cumbemauld Local Plan (Adopted) 1993 Contrary to Development Plan: No CONSULTATIONS: Objection: No Objection: No Reply: Conditions: REPRESENTATIONS: Neighbours: None Newspaper Advert: Not Required COMMENTS: This application has been submitted for the installation of 1200mm microwave antenna at 1 Tay Walk, Town Centre Cumbernauld. The site is currently owned by Cumbemauld Centres Limited. The application is required as the permitted development rights of a ' structure allow only 2 microwave antennae. The apparatus which is the subject of this application will bring the number of antennae to four. My detailed observations on this proposal are contained in the accompanying report. I would deem that this proposal is acceptable and recommend that planning permission be granted. RECOMMENDATION:/ i/ss/joan/comapps99/9900974f 28th July 1999 6! 70 -2- RECOMMENDATION: Grant permission subject to the following condition 1. That the development hereby permitted shall be started within five years of the date of the permission Reason: To accord with the provisions of the Town and Country (Planning) Scotland Act 1997. List of Background Papers: Application Forms and Plans Cumbemauld Local Plan Consultation response from Protective Services dated 2 August 1999 Any person wishing to inspect these documents should contact Jim Ravey on 01236-616479 28th July 1999 71 APPLICATION NO: 1. SITE AND PROPOSAL, 1.1 This application has been submitted by James Barr, on behalf of Orange PLC, for the erection of a 1200mm microwave dish on the roof of Cumbemauld Town Centre. The existing Town Centre is a multi level facility providing car parking, commercial, civic and office functions for Cumbemauld. The site for the proposed antennae is a service tower which is believed to house elevator winding equipment and/or other essential plant for the functions at the lower levels. 1.2 The site is currently zoned “SH1,8 :- Shopping Centres - to be retained predominately in shopping uses; preferred location for new shopping” in the Cumbernauld Local Plan (Adopted) 1993. The proposed development does not conflict with the policies contained within said Plan. 2. CONSULTATIONS AND OBJECTIONS 2.1 Consultation and neighbour notification has generated no adverse responses. 3. OBSERVATIONS AND CONCLUSION 3.1 The proposed location on top of the existing Cumbernauld Town Centre cannot be viewed from any of the shopping malls or adjacent road network and is of sufficient height and distance from the adjacent office accommodation as not to be detrimental to the visual amenity of the areas.. 3.2 There is currently a perception amongst sections of the public that there are certain health issues associated with proposals for telecommunication masts, antennaes and their associated Electro Magnetic Fields (E.M.F. ’s). Strictly speaking, health considerations in cases such as this are a matter outwith the scope of planning control and should be dealt with by the Health and Safety Executive. 3.3 The National Radiological Protection Board (N.R.P.B.) is the Government’s Statutory advisor on radiological protection matters. It sets out guidance limiting exposure to E.M.F. ‘s and current advice from Central Government is that so long as the guidelines are adhered to, there is no proven risk to health from such developments. 3.4 However, recent draft guidance indicated that public perception of danger can be a valid planning consideration when assessing proposals for this type of development, although it has to be weighted against other land use considerations. 3.5 In this instance there have been no objections received from the adjacent notified neighbours or members of the public to the proposal. 3.6 Given that the proposal is not considered to be detrimental to the amenity of the area, and that there has been no objections submitted, it is recommend that planning permission be granted. 28th July 1999 . 72 Application No. C/99/0026 1iLBC Date registered 15 March 1999 APPLICANT GILCHRIST AND LYNN, HALLCRAIG STREET, AIRDRIE Agent Cullen, Lochhead and Brown, Cadzow House, 10 Auchingramomt Road, Hamilto DEVELOPMENT CONVERSION AND EXTENSION TO SCHOOL TO FORM 11 FLATS WITH ASSOCIATED PARKING LOCATION GARTSHERRIE ACADEMY, 24 ACADEMY STREET, COATBRIDGE Ward No. 34 Grid Reference 273200665280 File Reference CfPL/00220/0024/0/00O/CM/KH Site History 95235 LBC InternallExternal Alterations To Form Cinema Museum Refused 3 September 1996 95234 InternallExternal Alterations To Form Cinema Museum Refused 3 September 1996 94280 Demolition Of Outhouse (Play Shedsmoilets) (In Retrospect) Granted 9 December 1994 91578 Internal Alterations Granted 12 February 1992 Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policies:- EDUC 1 Protect and Improve Schools ENV 15 Conservation Area ENV 16 Conservation Area Improvements ENV 17 Protect Listed Buildings Contrary to No Development Plan CONSULTATIONS Objection No Objection The Scottish Civic Trust, The Architectural Heritage Society for Scotland, Historic Scotland Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper No Response Advertisement COMMENTS Listed Building Consent is being sought for the conversion of and extension to the former Gartsherrie Academy School Building (Grade B Listed Building) to form 11 residential flats. The proposal would involve the formation of 8 flats within the interior of the existing building with a further 3 flats provided within a three storey extension to the rear of the main school building. Each flat would consist of two bedrooms, lounge, bathroom and kitcheddining area. The former centrally positioned school assembly area would be retained as a communal circulation area R9900261 .DOC 74 and each of the flats would be accessed from ground floor and upper interior balconies. The main access would be via the front entrance door. Access to the extension area would be from a new doorway on the north elevation via a communal stairway. A link corridor would be provided between the extension and the existing building. All of the original external stonework features would be retained and the extension would be constructed in materials to complement the existing building. New double glazed timber windows would replace the existing single glazed metal frames but to similar proportions to the originals. The fenestration detaiI would be continued through to the extension block which would have a coloured render finish to external walls to match the sandstone of the existing buiIding. The exterior of the main building would be subject to comprehensive repair works including stonework repairs, repointing and re-slating works. In addition the exterior sandstone walls would be cleaned in accordance with advice from Historic Scotland. The former playground surrounding the school would be used as a car parking area to the north and private landscaped amenity space to the south of the main building. The former playground to the rear of the building would be developed as a single house plot. This aspect of the applicants proposal were considered separately. (Ref planning consent no. C/99/00315/OUT). The amended proposals are considered to be acceptable and there were no outstanding concerns expressed by the above noted external consultees. The proposals generally accord with the aims of the local plan policies and I consider the proposal could be implemented in a satisfactory manner. It is therefore recommended that Listed Building Consent be granted subject to conditions. RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects. 3. That before the development hereby permitted starts, a sample of the natural slate to be used for roofwork shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects. 4. That a one metre square sample panel of the proposed stonecleaning on an inconspicuous part of the building shall be prepared for inspection, to be approved in writing by the Planning Authority, including any modifications as may be required, before the start of the work. Reason: To enable the Planning Authority to consider these aspects. R9900261 .DOC 75 5. That a fully detailed schedule of the extent of stonework repairs necessary and details of the treatments proposed shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, before such work begins. Reason: To enable the Planning Authority to consider these aspects. 6. That the chimneyheads on both the north and south elevations shall be retained and/or restored to their original height and profile to the satisfaction of the Planning Authority. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 7. That no metal pots shall be visible above chimney copes and that the copes shall be topped by chimney pots of traditional appearance. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 8. That all gutters and downpipes shall be of cast iron or cast aluminium with a painted finish. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 9. That the replacement double glazed windows shall be timber framed, painted white or cream, the design of which shall accord with drawing no. TSR-99-119-2 as hereby approved. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 10. That no burglar alarms, balanced flue extracts, meter boxes or service pipes shall be installed on the elevations facing north, south or west. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 11. That within the central circulation space as noted on the plans hereby approved a replacement timber lined dad0 shall be provided to match the existing. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 12. That all new doors, complete with facings, shall match originals in all aspects of their design. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 13. That before the development hereby permitted is occupied, all the parking and manoeuvring 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 as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities within the site. 14. That before the development hereby permitted is occupied, the means of vehicular and pedestrian access shall be constructed in accordance with the approved plans. Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings. R9900261 .DOC 76 15. That before the development hereby permitted starts, a scheme of landscaping, for the area coloured green on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development, (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects. 16. That within one year of the occupation of the first flatted dwellinghouse within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 15 above, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: In the interests of amenity. 17. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of :- (a) the proposed footpaths, pedestrian access stairway and parking areas noted on the plans hereby approved; (b) the proposed grassed, planted and landscaped areas coloured green on the approved plan and (c) boundary walls, metal railings, flag pole and bin store. Reason: To enable the Planning Authority to consider these aspects. 18. That the proposed bin store boundary wall shall be rendered to match the extension Reason: In the interests of amenity of the building and the Conservation Area. List of Background Papers - Application Forms and Amended Plans - Adopted Monklands District Local Plan 1991 - Consultation Response from:- - Historic Scotland received 13 May and xx July 1999 - The Architectural Heritage Society received 6 April and 26 July 1999 - The Scottish Civic Trust received 4 June and 16 July 1999 Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Colin Marshall. R9900261 .DOC 77 Application No. C/99/00263/FUL Date registered 15 March 1999 APPLICANT GILCHRIST AND LYNN, HALLCRAIG STREET, AIRDRIE Agent Cullen, Lochhead and Brown, Cadzow House, 10 Auchingramomt Road, Hamilto DEVELOPMENT CONVERSION AND EXTENSION TO SCHOOL TO FORM 11 FLATS WITH ASSOCIATED PARKING LOCATION GARTSHERRIE ACADEMY, 24 ACADEMY STREET, COATBRIDGE Ward No. 34 Grid Reference 273200665280 File Reference CPL/00220/0024/0/00O/CM/KH Site History 95235 LBC InternalAZxtemal Alterations To Form Cinema Museum Refused 3 September 1996 95234 InternalAZxternal Alterations To Form Cinema Museum Refused 3 September 1996 94280 Demolition Of Outhouse (Play Shedsmoilets) (In Retrospect) Granted 9 December 1994 91578 Internal Alterations Granted 12 February 1992 Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policies:- EDUC 1 Protect and Improve Schools ENV 15 Conservation Area ENV 16 Conservation Area Improvements ENV 17 Protect Listed Buildings Contrary to No Development Plan CONSULTATIONS Objection No Objection The Scottish Civic Trust, The Architectural Heritage Society for Scotland, Historic Scotland Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper No Response Advertisement COMMENTS Planning permission is being sought for the conversion of and extension to the former Gartsheme Academy School Building (Grade B Listed Building) to form 11 residential flats. The proposal would involve the formation of 8 flats within the interior of the existing building with a further 3 flats provided within a three storey extension to the rear of the main school building. Each flat would consist of two bedrooms, lounge, bathroom and kitcheddining area. The former centrally positioned school assembly area would be retained as a communal circulation area R9900263.DOC 79 and each of the flats would be accessed from ground floor and upper interior balconies. The main access would be via the front entrance door. Access to the extension area would be from a new doorway on the north elevation via a communal stairway. A link corridor would be provided between the extension and the existing building. All of the original external stonework features would be retained and the extension would be constructed in materials to complement the existing building. New double glazed timber windows would replace the existing single glazed metal frames but to similar proportions to the originals. The fenestration detail would be continued through to the extension block which would have a coloured render finish to external walls to match the sandstone of the existing building. The exterior of the main building would be subject to comprehensive repair works including stonework repairs, repointing and re-slating works. In addition the exterior sandstone walls would be cleaned in accordance with advice from Historic Scotland. The former playground surrounding the school would be used as a car parking area to the north and private landscaped amenity space to the south of the main building. The former playground to the rear of the building would be developed as a single house plot. This aspect of the applicants proposal were considered separately. (Ref planning consent no. C/99/00315/OUT). The amended proposals are considered to be acceptable and there were no outstanding concerns expressed by the above noted external consultees. The proposals generally accord with the aims of the local plan policies and I consider the proposal could be implemented in a satisfactory manner. It is therefore recommended that planning permission be granted subject to conditions. RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects. 3. That before the development hereby permitted starts, a sample of the natural slate to be used for roofwork shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects. 4. That a one metre square sample panel of the proposed stonecleaning on an inconspicuous part of the building shall be prepared for inspection, to be approved in writing by the Planning Authority, including any modifications as may be required, before the start of the work. Reason: To enable the Planning Authority to consider these aspects. R9900263.DOC 80 5. That a fully detailed schedule of the extent of stonework repairs necessary and details of the treatments proposed shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, before such work begins. Reason: To enable the Planning Authority to consider these aspects. 6. That the chimneyheads on both the north and south elevations shall be retained and/or restored to their original height and profile to the satisfaction of the Planning Authority. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 7. That no metal pots shall be visible above chimney copes and that the copes shall be topped by chimney pots of traditional appearance. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 8. That all gutters and downpipes shall be of cast iron or cast aluminium with a painted finish. Reason: In the interests of visual amenity and to p:eserve the character of the Listed Building. 9. That the replacement double glazed windows shall be timber framed, painted white or cream, the design of which shall accord with drawing no. TSR-99-119-2 as hereby approved. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 10. That no burglar alarms, balanced flue extracts, meter boxes or service pipes shall be installed on the elevations facing north, south or west. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 11. That within the central circulation space as noted on the plans hereby approved a replacement timber lined dad0 shall be provided to match the existing. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 12. That all new doors, complete with facings, shall match originals in all aspects of their design. Reason: In the interests of visual amenity and to preserve the character of the Listed Building. 13. That before the development hereby permitted is occupied, all the parking and manoeuvring 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 as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities within the site. 14. That before the development hereby permitted is occupied, the means of vehicular and pedestrian access shall be constructed in accordance with the approved plans. Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings. R9900263.DOC 81 15. That before the development hereby permitted starts, a scheme of landscaping, for the area coloured green on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development, (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects. 16. That within one year of the occupation of the first flatted dwellinghouse within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 15 above, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: In the interests of amenity. 17. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of :- (a) the proposed footpaths, pedestrian access stairway and parking areas noted on the plans hereby approved; (b) the proposed grassed, planted and landscaped areas coloured green on the approved plan and (c) boundary walls, metal railings, flag pole and bin store. Reason: To enable the Planning Authority to consider these aspects. 18. That the proposed bin store boundary wall shall be rendered to match the extension Reason: In the interests of amenity of the building and the Conservation Area. List of Background Papers - Application Forms and Amended Plans - Adopted Monklands District Local Plan 1991 - Consultation Response from:- - Historic Scotland received 13 May and xx July 1999 - The Architectural Heritage Society received 6 April and 26 July 1999 - The Scottish Civic Trust received 4 June and 16 July 1999 Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Colin Marshall. R9900263.DOC 82 Application No. U991003 16RUL Date registered 16 April 1999 APPLICANT MOHAMMED HUSSAIN, 17 EARLSTON CRESCENT, CARNBROE, COATBRIDGE, ML5 4TY Agent DEVELOPMENT CHANGE OF USE OF BUILDERS YARD TO CAR SALES AND REPAIRS YARD LOCATION 52 WAVERLY STREET, COATBRIDGE Ward No. 33 Grid Reference 274020666255 File Reference CRL14 194010052/0/000/CM/KH Site History 87434 Change of Use of Sound Lab. to Builders Yard. Granted 3 October 1987 Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policies:- ECON2 Existing General Industrial Area Contrary to Yes Development Plan CONSULTATIONS Objection No Objection West of Scotland Water, Transco BG, Conditions No Reply S.E.P.A.(West), Scottish Power, REPRESENTATIONS Neighbours One Newspaper No Response Advertisement COMMENTS Planning permission is being sought in retrospect for a change of use of a vacant builders yard to a car sales and repair yard at 52 Waverly Street, Coatbridge. The application site is located to the east of Waverly Street within a predominantly industrial area and consists of a yard area measuring 18m x 42m. An existing vehicular access is taken from Waverly Street and a single storey service building is located to the rear. This building provides a small service area, two stores, office and toilet facilities. The applicant has provided 10 no. car parking spaces for staff and customers. The car sales area is restricted to the southern part of the site. Repair works would be minor and ancillary to the car sales use. The applicant has advised that sale cars are driven to and from the site and confirmed that no car transporters are used. The applicant would be willing to enter into a Section 75 Agreement with the Council to control the means of servicing the site. An objection to the development has been received from a neighbouring business, the McArthur Group Ltd, on the grounds of traffic safety. There were no adverse comments received from external consultees. Whilst the car sales use (ie retail) does not strictly conform to the terms of the above noted policy (ECON 2) the change of use would not represent a significant departure from the general policy aim of maintaining the industrial character of the surrounding area. The use is likely to attract occasional rather than regular visitors and provided that parking, turning and servicing arrangements are controlled then I consider in this instance the change of use would be acceptable. With regard to R99003 16.DOC NORTHBURNROAD .--. .-- +Depot I Produced by Department of Planning and Environment Planning Application No. 99/00316/FUL Change Use of Builders Yard Car CentralMunicipal Division Buildings of to Kildonan Skeet Sales and Repairs Yard. COATBRIDGE ML5 3LN 1 52 Waverly Skeet, Coatbridge Telephone: 01236812222 Fax: 01236 431068 * Location of Objector OS Licence U\ 09041 L I I 84 traffic safety issue raised by the objector it can be noted that the existing entrance to the site is situated on a road bend. However, the applicant has demonstrated that the site can accommodate satisfactory parking and turning facilities. Earlier traffic safety concerns over visitors parking on the roadway have been rectified through the posting of notices at the site entrance indicating that parking facilities are available within the site. As noted above the applicant has agreed to enter into a Section 75 Agreement with the Council to prohibit the use of car transporters. In conclusion it is my view that the change of use to car sales and repair would be acceptable and recommend that planning permission be granted subject to conditions and the satisfactory conclusion of a Section 75 Agreement. RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That a minimum number of 10 (ten) customer and staff car parking spaces shall be provided within the site, as described on the approved plans and shall thereafter be maintained as car parking spaces. Reason: To ensure the provision of adequate parking facilities within the site. 3. That the area shaded red on the plan hereby approved shall be kept clear of all vehicles at all times and all sale cars shall be kept within the curtilage of the site to the satisfaction of the Planning Authority. Reason: In the interests of traffic safety. 4. That the premises shall be used as a car sales or display area and for no other purposes (including any other purpose in Class 1 of the Schedule to the Town and Country Planning (Use Classes) (Scotland) Order 1997. Reason: To enable the Planning Authority to retain effective control. 5. That all sale cars shall be delivered to and driven away from the site under their own power. For the avoidance of doubt no car transporters are to be used to service or deliver sale cars to the site. Reason: In the interests of traffic safety. 6. That all car repair works shall be ancillary to the car sales area hereby approved. Only sale cars shall be repaired on site. Reason: To enable the Planning Authority to retain effective control, in order to prevent an over development of the site. R9900316.DOC 85 List of Background Papers - Application Forms and Amended Plans - Adopted Monklands District Local Plan 1991 - Consultation Response from Transco Bg received 4 May 1999 - Consultation Response from West of Scotland Water received 30 April 1999 - Letter of Objection from McArthur Group Ltd, Waverly Street, Coatbridge, received 10 March 1999 - Letter from Applicant received 18 June 1999. Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Colin Marshall. R99003 16.DOC . 86 Application No. C/99/00345/FUL Date registered 19 March 1999 APPLICANT TILBURY DOUGLAS HOMES LTD, PHOENIX HOUSE, PEGASUS AVENUE, PHOENIX BUSINESS PARK, PAISLEY Agent DEVELOPMENT ERECTION OF 32 DWELLINGHOUSES, 8 FLATS, ACCESS ROAD AND ASSOCIATED LANDSCAPING LOCATION PHASE lb, BRANDON STREET, COATBRIDGE Ward No. 40 Grid Reference 272050 663860 File Reference C/PL/05850/2000/2/00O/CMKH Site History None Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policy:- HG 9 Housing Policy for Existing Residential Areas Contrary to No Development Plan CONSULTATIONS Objection No Objection West of Scotland Water, British Gas (Transco), The Coal Authority, Scottish Power Conditions NLC Community Services. No Reply BT. NLC Education REPRESENTATIONS Neighbours None Newspaper Not Required Advertisement COMMENTS Planning permission is being sought for the erection of 32 dwellinghouses, 8 flats, access road and associated landscaping at a redevelopment site located at Brandon Street, Coatbridge. The site area extends to some 1.090 ha. (2.693 acres) and is bounded to the north by Cuparhead Avenue, to the east by the St James’s Primary School Grounds, to the south by Marshall Street and to the west by a Library. The proposal relates to Phase lb of Tilbury Douglas Homes participation in the wider redevelopment proposals for the Old Monkland Area. Members will be aware of the Old Monkland Regeneration Strategy which is supported by both public and private sectors. The site is currently occupied by 5 blocks of flats which would be demolished by the developer. These would be replaced by a mix of two storey semi-detached, terraced and two storey flatted dwellinghouses providing a mix of 2 and 3 bedroom units. A new link road would be constructed between Marshall Street and Brandon Street. Generally most of the housing units would have front and rear garden areas and off street parking facilities. An equipped children’s play area is also proposed. The house units would be finished in render with facing brick quoin features. All of the houses would have double pitched roofs finished in concrete tiles. The proposal generally conforms to the terms of the Councils design R9900345.DOC Produced by Planning Application N0. 99/00345/FU L .'.I ", Department of Planning and Environment NORTH Central Dwision Erection of 32 Dwellinghouses, 8 Flats, Access Municipal Buildings LANARKSHIRE Kildonan Street Road and Associated Landscaping .-.*.' ^C..\iCIL COATBRIDGEML5 3LN Phase 1b Brandon Street, Coatbridge Ign(ud hmb.w-* m=rm-l A "b --.ihc-n-afw Telephone 01236812222 Fax 01236 431068 1: 1 250 zzz~z::~~zz* No Objectors mrmpDlmn1e.d. W' m0.d rnrndU.8 OS Licene LA 09041L guidance for such proposals and no adverse amenity issues are envisaged. There were no significant concerns expressed by external consultees however the Director of Community Services has requested that any grant of planning permission should be conditional that all landscape works and play area provisions be subject to a written approval before works commence on site. The applicant has been made aware of this requirement. Following my consideration of the proposal it is my view that the development could be implemented in a satisfactory manner. It is therefore recommended that planning permission be granted subject to conditions. RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects. 3. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects. 4. That before the development hereby permitted starts, a scheme for the provision of one play area within the site, hatched green on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and this shall include:- (a) details of the type and location of play equipment, seating and litter bins to be situated within the play area; (b) details of the surface treatment of the play area, including the location and type of safety surface to be installed; (c) details of the fences to be erected around the play area, and (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects. R9900345.DOC 89 5. That before occupation of the last four dwellinghouses within the development hereby permitted, all the works required for the provision of equipped play area and, included in the scheme approved under the terms of condition four above, shall be completed. Reason: To ensure the provision of adequate play facilities within the site. 6. That within one year of the occupation of the last four dwellinghouses within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 3 above, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: To safeguard the residential amenity of the area. 7 That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include modifications for the continuing care, maintenance and protection of:- (a) the proposed play area hatched green on the approved plans; (b) all communal landscaped areas and areas of public open space Reason: To enable the Planning Authority to consider these aspects. 8. That, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no development shall take place within the curtilage of the application site, other than that expressly authorised by this permission. Reason: To enable the Planning Authority to retain effective control, in order to ensure no housing plot is overdeveloped. 9. That no dwellinghouse hereby permitted shall be occupied until the road and footpath adjacent to it have been constructed to basecourse standard and the road and footpath shall be maintained thereafter to the satisfaction of the Planning Authority during the construction phase. Reason: To ensure continuity in the development of the Estate. 10. 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 approval in writing of the Planning Authority. Reason: To enable the Planning Authority to consider these aspects in relation to the submitted landscape plan. List of Background Papers - Application Forms and Amended Plans - Adopted Monklands District Local Plan 1991 - Consultation Responses from:- - West of Scotland Water received 24 May 1999 - NLC Community Services received 19 May 1999 R9900345.DOC 90 - British Gas (Transco) received 12 April 1999 - The Coal Authority received 10 April 1999 - Scottish Power received 14 April 1999 Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Mr Marshal1 R9900345.DOC 91 Application No. C/99/00397/FUL Date registered 1 April 1999 APPLICANT MR J TSANG, 18 MITCHELL STREET, COATBRIDGE Agent Trainor Alston Solicitors, 18 Academy Street, Coatbridge DEVELOPMENT CHANGE OF USE FROM SOLICITORS OFFICE INCLUDING REAR EXTENSION AND EXTERNAL ALTERATIONS LOCATION 17 1 BANK STREET, COATBRIDGE Ward No. 36 Grid Reference 272580664808 File Reference Site History Planning application (Ref: P88164) for a change of use from a dwellinghouse to an office was approved by Monklands District Council in May 1988. Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the building is located within an area covered by the following policy:- HG9 Housing policy for existing residential areas Contrary to Development Plan No CONSULTATIONS Objection No Objection None Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement Yes COMMENTS The proposal involves the change of use of a solicitors office to a restaurant including a rear extension and external alterations. The proposal is not wholly consistent with Local Plan Policy HG9 as there is a presumption against development which is llkely to adversely affect the amenity of the residential area. However, in this instance, the site is located at the very edge of the surrounding residential area, with Blairgrove Shopping Centre being located directly north. Furthermore, immediately to the south of the property there are 3 storey flatted properties, the ground floor of which consists of a hairdressers and a dog grooming salon. Therefore, it is felt that the proposal is acceptable in policy terms in that there are commercial properties bounding the site to the north and south. Furthermore, due to the high presence of commercial activities in the area it is felt that the proposal will not create any adverse environmental impacts. It is for these reasons that I recommend that planning permission be granted. R9900397.DOC ,,-., ..9 I i .oduced by Ppartment of Planning and Environment ?ntralDivision Planning Application No. unicipal Buildings 99/00397/FUL ldonan Street Change of Use from Solicitors Office to Restaurant )ATBRIDGE -5 3LN 171 Bank Street, Coatbridge elephone: 01236812222 Fa:01236 431068 No Objectors S Licence LA 09041 L 93 RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started within five years of the date of this permission. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That the access onto Manse Street shall be a minimum of 5 metres wide, and be located south. Reason: To ensure the access accords with the car parking isle between the restaurant and parking. 3. That the dropped kerbs to be relocated in accordance with the specifications of the Planning Authority and as described in the Roads Guidelines. Reason: In the interests of traffic and pedestrian safety. 4. Access sightlines of a minimum of 2.5 metres x 20 metres shall be provided before the development hereby permitted is completed, inside which the wall shall being lowered to not higher than 900 m. Reason: In the interests of pedestrian and vehicular safety. 5. That before the development hereby permitted is begun, parking for a minimum of 12 vehicles shall be agreed with the Planning Authority. Reason: To ensure the provision of adequate parking facilities within the site. 6. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building. Reason: In the interests of visual amenity. List of Background Papers - Plans and application form submitted on 29 March 1999. - Monkland District Local Plan 1991. Any person wishing to inspect the above background papers should telephone Coatbridge 812382 and ask for Kisten Cairns. R9900397.DOC 94 Application No. C/99/00457/FUL Date registered 15 April 1999 APPLICANT E.G. IRELAND, BLAIRMAINS FARM, HARTHILL Agent None DEVELOPMENT EXTENSION TO DWELLINGHOUSE AND PART CHANGE OF BED AND BREAKFAST ACCOMMODATION TO RESIDENTIAL LOCATION BLAIRMAINS FARM, HARTHILL Ward No. 47 Grid Reference 286741 663983 File Reference CPLI 19860120001210001GBKH Site History There were a number of proposals in the 1960’s and 70’s for various proposals to change the use of the farm from a filling station to a truck stop and even a discotheque, all of which were refbsed planning permission. In 1989 the current applicant obtained planning permission to change the use of a byre to a house (App No. 89565) In 199 1 planning permission was granted for the conversion of the farm house and the remainder of the byre to bed and breakfast and for the erection of a farm produce shop (App No. 91266). The bed and breakfast element of this permission has been implemented but the farm shop has not. In view of this the planning permission remains valid. Development Plan Policies GB2, LR1012, CU1/2 and LI112 of the Monklands District Local Plan 1991. Contrary to Development Plan No CONSULTATIONS Objection None No Objection Scottish Executive (National Roads Directorate) Conditions None No Reply None REPRESENTATIONS Neighbours None Newspaper Advertisement Not Required COMMENTS The application proposes to extend an existing granny flat and increase the accommodation within it by changing one room of the existing bed and breakfast to a bedroom for the granny flat. The site also enjoys the benefit of a planning permission for a farm shop. The Scottish Executive National Roads Directorate (NRD) have expressed concern about an increase in traffic movements at the access to the site which is taken off the slip road to and from the M8 Motorway at Junction 5. R9900457.DOC MY LY:ofPiannlng and Environment APPLICATION NO. C/99/00457/FUL MbalDiwsiOn EXTENSION TO DWELLINGHOUSE AND PART Uuniopal Buildings It has therefore been agreed between the applicant and NRD that planning permission can be granted on the basis that the planning permission for the farm shop is removed. This is done by a Revocation Order. I therefore recommend that planning permission be granted subject to the promotion and recording of a Revocation Order in relation to the planning permission for the farm shop. RECOMMENDATION Grant, subject to the following conditions and a Revocation Order being recorded. 1. That the development hereby permitted shall be started within five years of the date of this permission. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To safeguard the amenity of the site and the surrounding area. List of Background Papers - Plans and Application Form submitted on 6 April 1999. - Monklands District Local Plan 1991. - Consultation response from Scottish Office Development Department dated 21 June 1999. Any person wishing to inspect the above background papers should telephone Coatbridge 8 12374 and ask for Graeme Brown. R9900457.DOC 97 Application No. C/99/0046O/FUL. Date registered 15th April 1999 APPLICANT MR & MRS MILLER, 36 BURNSIDE WALK, COATBRIDGE, ML5 1HX Agent Penicuik A W S, Eastfield Industrial Estate, Penicuik, EH26 8HA DEVELOPMENT ERECTION OF CONSERVATORY (IN RETROSPECT) LOCATION 36 BURNSIDE WALK COATBRIDGE LANARKSHIRE ML5 IHX Ward No. 36 Grid Reference 272040 664294 File Reference C/PL/06940/0036/0/000/DWB/SOH Site History House built as part of consent no. P88/038 for residential development of 94 houses granted on 24 March 1988. Development Plan Zoned HG9 Housing Policy for Existing Residential Areas in the Monklands District Local Plan 199 1 Contrary to No Development Plan CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours 1 Letter of objection Newspaper Not required Advertisement COMMENTS This application is for the erection of a conservatory at 36 Burnside Walk, Coatbridge in retrospect. The house is a detached property and the conservatory is to the rear. One letter of objection was received the details of which are included in the attached report. Although there is some loss of sunlight to the adjoining neighbours patio it is not consider that there is a significant loss of residential amenity. RECOMMENDATION Grant. List of Background Papers - Plans and application forms submitted on 12 April 1999 - Adopted Monklands District Local Plan 1991 - Letter of objection f?om Mr James McCormack, 34 Burnside Walk, Coatbridge dated 20 March 1999 Any person wishing to inspect the above background papers should telephone Coatbridge 812372 and ask for Mr Baxter R9900460.DOC rcduced by rpmentof Planning and Enviroment PLANNING APPLICATION: C/99/00460/FUL :entral Division N lunicipal Buildings ERECTION OF CONSERVATORY (IN RETROSPECT) LANARKSHIRE ildonan Street 36 BURNSIDE WALK COATBRIDGE COUNCIL OATBRIDGE A -- IL5 3LN elephm 012% 812222 Fax. 01236 431068 * Location of Objector This copy has been produced specifically for Planning and Building Control purposes only. IS ticerne LA 09041L No further copies may be made 99 APPLICATION NO. C/99/00460/FUL REPORT 1. THE SITE AND ITS LOCATION 1.1 This application is for the erection of a conservatory to the rear of 36 Burnside Walk, Coatbridge in retrospect. The house is a detached property built on land which slopes down from front to back. 2. POLICY CONTEXT 2.1 The site is located within an area zoned HG9 Housing Policy for Existing Residential Areas in the Monklands District Local Plan 1991. 3. LETTER OF OBJECTION 3.1 One letter of objection was received and indicated that: 1. The conservatory was built before he had the opportunity to comment on it; 2. The height of the conservatory has resulted in allowing overlooking and loss of privacy; 3. The conservatory causes shadowing of his patio; and 4. Loud music is often heard coming from the conservatory. 4. ASSESSMENT 4.1 The conservatory is 4.6metres high. This is unusually high due to the level of the ground falling away from the house. There is substantial underbuilding required in order to achieve the same floor level as the dining room which it adjoins. If the ground had been level then the conservatory would have been around 3 metres in height. The result of the additional height means that the conservatory permits some overlooking. This overlooking is considered similar to that possible from upper floor bedrooms and therefore does not constitute a significant loss of privacy. 4.2 The dining room of the adjoining house will not be affected by shadowing as a result of the conservatory. Although the patio area is affected by shadowing it does not significantly impact on the residential amenity of the adjoining neighbour. 4.3 Conservatories built to a standard industry specification should be relatively soundproof. As such the concerns raised about excessive noise should be dealt with by Protective Services and the Police. 5. CONCLUSIONS 5.1 Although there is some loss of sunlight to the adjoining neighbours patio and a degree of overlooking possible from the conservatory it is not considered that there is a significant loss of residential amenity. I, therefore, consider that there is insufficient reason for refusing the application. R9900460.DOC 100 Application No. C/99/00497/OUT Date registered 30 April 1999 APPLICANT WILLIAM ALLAN PETTIGREW, FASKINE FARM, CALDERBANK, AIRDRIE, ML6 9RF. Agent DEVELOPMENT ERECTION OF DWELLINGHOUSE FOR FARM WORKER LOCATION FASKIN FARM, CALDERBANK, AIRDRIE, ML6 9RF. Ward No. 47 Grid Reference 276015 663150 File Reference C/PL/OO550/203 1/2/000/CM/KH Site History Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policies:- GB1 Restrict Development in the Green Belt (Inner) LI 1/2 Good Quality Landscape Under the terms of the Approved Strathclyde Structure Plan 1995 the application site is located within an area covered by the following policies:- GBl/GBlA Restrict Development in the Green Belt Contrary to Yes Development Plan CONSULTATIONS Objection No Objection Transco (Bg), Scottish Power Conditions The Coal Authority, West of Scotland Water No Reply REPRESENTATIONS Neighbours No Response Newspaper No Response Advertisement COMMENTS Planning permission is being sought in outline for the erection of a farm workers dwellinghouse at Faskine Farm, Calderbank, Airdrie. As the application has been made in outline no details of the design of the dwellinghouse have been submitted however a plot of grazing land located west of the farm steading has been identified as a potential site. The applicant has provided supporting information from the Scottish Agricultural Collage which demonstrates that the farm operation could support an additional farm workers residence at Faskine Farm. This report supports the need to site the new dwellinghouse close to the existing farm. Although the existing farm steading has a number of adjoining buildings none are considered suitabIe for conversion due to an inability to ensure a reasonable amount of amenity space or due to the fact they are essential to the seasonal operation of the farm unit. Following consideration of these matters it is my view R9900497.DOC \ / \ "-I- \ \ \ n Produced by ...x..'..I.' /., y.. Department of Planning and Environment Planning Application No. 99/00497/OUT Centnl Division Municipal Buildings Erection of Dwellinghouse for Farm Worker Kildonan %eet Faskine Farm, Calderbank, Airdrie COATBRIDGE ML5 3LN Telephone: 012368lZm Fa:01236 431068 No Objectors OS Licence LA 09041L 102 that the applicant has provided sufficient information to justify the need for an additional residence at the farm. The applicant has agreed to enter into a Section 75 Agreement with the Council which would: -(1) restrict the occupancy of both the existing farmhouse and proposed dwellinghouse to a person and hisher dependents employed full-time in the farm business operating at Faskine Farm; - (2) prevent the sale of the existing and proposed dwellinghouse separately from the farm business and -(3) prevent the sub-division of either the existing farmhouse or proposed dwellinghouse. Following consideration of the above matters it is my view that the proposal would be acceptable and recommend that planning permission be granted in outline and subject to conditions and the satisfactory conclusion of a Section 75 Agreement. RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started, either within five years of the date of this permission, or within two years of the date on which the last of the reserved matters are approved, whichever is the later. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That within three years of the date of this permission, an application for approval of the reserved matters, specified in condition above, shall be made to the Planning Authority. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 3. That before development starts, a further planning application shall be submitted to the Planning Authority in respect of the following reserved matters:- (a) the siting, design and external appearance of all buildings and other structures; (b) the means of access to the plot; (c) the layout of the plot, including all amenity facilities, driveway, parking areas, bin storage; (d) the design and location of all boundary walls and fences; (e) details of the landscaping of the site; (f) the location of a septic tank and the provision of drainage works; (g) details of existing trees, shrubs and hedgerows; and (h) details of existing and proposed site levels. Reason: To enable the Planning Authority to consider these aspects. 4. That before the development hereby permitted starts, a report shall be submitted to the Planning Authority regarding the stability of the site for the development proposed and this report shall be based on a professionally supervised and regulated boring programme. Reason: To ensure the mineral stability of the area. 5. That the design and siting of the dwellinghouse hereby permitted on the site shall take cognisance of the rural location, with particular regard being paid to scale, massing, roof pitch, fenestration and materials; and shall be in accordance with the provisions of Planning Advice Note No. 36. Reason: In the interests of amenity and to preserve the rural character of the surrounding area. R9900497.DOC 103 6. That no part of the dwellinghouse hereby permitted shall exceed one and a half storeys in height and the dwellinghouse shall have a traditional double pitched roof. Reason: In the interests of preserving the rural amenity of the surrounding area. List of Background Papers - Application Forms ,Plans and Report by The Scottish Agricultural Collage dated 25 May 1999. - Letter of support from Scottish Agricultural Collage dated 9 June 1999. - Adopted Monklands District Local Plan 1991. - Approved Strathclyde Structure Plan 1995. - Consultation Response from the Coal Authority received 2 June 1999. - Consultation Response from West of Scotland Water received 1 June 1999. - Consultation Response from Transco (Bg) received 24 May 1999. - Consultation Response from Scottish Power received 19 May 1999. Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Colin Marshall. R9900497.DOC 104 Application No. C/99/00578/0UT Date registered 29 April 1999 APPLICANT MRS MARY MCCAFFER, SOUTH LODGE, GLENMAVIS ROAD, AIRDIUE Agent DS Winning Property Consultant, 25 Monks Road, Airdrie DEVELOPMENT ERECTION OF A HOUSE (IN OUTLINE) LOCATION SITE ADJACENT TO SOUTH LODGE, GLENMAVIS ROAD, AIRDRIE Ward No. 45 Grid Reference 275432 667156 File Reference C/PL/18390/20 10/3/00l/GB/KH Site History Planning permission was granted in 1990 (App No. 901053) for an extension to the existing house at South Lodge. Development Plan Policy GBVGBlA of the Strathclyde Structure Plan 1995 and policies GBI and LI1/1 of the Monklands District Local Plan 1991. Contrary to Development Plan Yes CONSULTATIONS Objection None No Objection West of Scotland Water Authority, Transco, Scottish Power Conditions Coal Authority No Reply REPRESENTATIONS Neighbours None Newspaper Advertisement None COMMENTS The application site lies within the Green Belt area between Glenmavis and Airdrie. The policies of the Structure Plan and Local Plan are designed to restrict development in the Green Belt and suggest specific criteria for permitting new development. No justification for the new house has been offered with the application in an attempt to justify the proposal against the criteria of the Structure Plan and Local Plan. This proposal for the erection of a house in this Green Belt location is therefore contrary to the terms of both the Structure Plan and Local Plan and I recommend that outline planning permission be refused for the following reasons. 1. The proposal, by nature of its location in an area identified as Green Belt, is contrary to policy GB1 of both the Strathclyde Structure Plan 1995 and the Monklands District Local Plan 199 1. R9900578.DOC \. '.. Golf Course 1 Produced by Depamenl of Planning and Environment APPLICATION No. C/99/00578/OUT CenVal Division Municipal Buildings ERECTION OF A DWELLINGHOUSE (IN OUTLINE) LANARKSHIRE Kildomn Street COATBRIDGE AT SITE ADJACENT TO SOUTH LODGE, MU3W GLENMAVIS ROAD, AlRDRlE RlpWmdhorn VI. OIMaIU Swrey mwq wth DH pm&n of me cmroikr of hcr M~I~VS Telephone 01236 81wZ Fax. 012% 431068 st.Uomr, mp. o cram amwm 12500 urn- IepWuoD" Inlingc.M*n Csplrnm .M may ima 10 plwtm 01 CIII P-~VIDI OS Licence LA OWIL No further coples may be made 106 List of Background Papers - Plans and Application Form submitted on 26 April 1999. - Strathclyde Structure Plan 1995. - Monklands District Local Plan 199 1. - Consultation response from West of Scotland Water Authority dated 17 May 1999. - Consultation response from Scottish Power dated 17 May 1999. - Consultation response from Transco dated 24 May 1999. - Consultation response from The Coal Authority dated 27 May 1999. Any person wishing to inspect the above background papers should telephone Coatbridge 812374 and ask for Graeme Brown. R9900578.DOC 107 APPLICATION NO. C/99/00578/OUT REPORT 1. THE APPLICATION SITE 1.1 The application site is locate on the east side of Glenmavis Road in an area of Green Belt between Glenmavis and Airdrie. The site is adjacent (on the south) to Airdne Golf Course and is equidistant from the clubhouse of the Golf Club, which forms the beginning of the built up area of Airdrie, and the residential properties on the south side of Glenmavis. 1.2 The site measures approximately 980m2 and lies directly behind (to the east) the existing bungalow at South Lodge. 1.3 Access to the site would be taken via a track which gives access to the existing house and also to the field to the east. 2. THE PLANNING APPLICATION 2.1 The applicant has sought outline planning permission for the erection of a house within the application site. Whilst the application only seeks to establish the principle of development on the site, they have submitted a suggested site layout showing a 1% storey house. 3. CONSULTATIONS 3.1 None of the servicing authorities consulted had any objections to the proposal. The Coal Authority, however, have indicated that the site is within an area where underground mining is believed to have taken place in the past. They suggest, therefore, that before building any developer should seek appropriate technical advice. ' 4. REPRESENTATIONS 4.1 The application was subject to the normal neighbour notification procedures. It was also advertised in the local press on 12 May 1999 as being contrary to the policies of the Structure Plan and Local Plan. No representations have been made as a result of these procedures. 5. POLICY CONTEXT 5.1 The application site lies in an area designated as Green Belt in both the Strathclyde Structure Plan 1995 and the Monklands District Local Plan 1991. Policy GB 1 of both Plans applies. 5.2 In the Structure Plan policy GBlA sets out the criteria for justifying any new development in the Green Belt. These are; economic benefit, specific locational need, infrastructure implications, and environmental impact. 5.3 Policy GBl of the Local Plan is more explicit in that it suggests that any new houses in the Green Belt should only be permitted for full time workers in agriculture or forestry. 5.4 Tne site is also within an area designated by the Local Plan as being High Quality Landscape; policy LI1/1. 6. ASSESSMENT 6.1 The assessment of this proilosal is clearly based on the policies of the Structure Plan and Local Plan, in that the proposal is contrary to policy GBl in both. 6.2 Taking the Local Plan first, policy GB1 requires that houses should only be for full time workers in agriculture or forestry. The applicant has offered no justification in the proposal to suggest that the new house is required for this purpose. R9900578.DOC 108 6.3 The Structure Plan sets out specific criteria in policy GBlA with which to assess such proposals. I do not consider there to be any economic benefit for the area that would result from the proposal, there is no specific locational need, there are, however, no infrastructure implications. There is an adverse environmental impact also, I believe. 6.4 The proposed site lies in a narrow wedge of Green Belt between Airdne and Glenmavis. The policies of the Structure Plan and Local Plan are designed to protect this to prevent coalescence of the settlements. 6.5 The proposal under consideration would result in additional house in the Green Belt with no justification in terms of current policies for Green Belt development. It would constitute the beginnings of the coalescence between Airdrie and Glenmavis however small a start, and should be resisted. 7. CONCLUSION 7.1 The proposal to erect a house at this Green Belt location cannot be justified under the terms of the Strathclyde Structure Plan 1995 and the Monklands District Local Plan 1991. It is contrary to policy GB 1 of both the Structure Plan and the Local Plan. I therefore recommend that outline planning permission be refused. R9900578.DOC 109 Application No. C/99/0061 O/FUL Date registered 23rd June 1999 APPLICANT MR J MCNAIRN, 8 1 BURNBANK STREET, COATBRIDGE Agent Mr G Muk, 26 Victoria Quadrant, Holytown, ML14XW DEVELOPMENT DEMOLITION OF EXISTING GARAGE AND ERECTION OF COMMERCIAL GARAGE WITH DWELLINGHOUSE ON UPPER FLOOR LOCATION 4 WOODNEUK STREET CHAPELHALL AIRDRIE LANARKSHIRE ML6 8RP Ward No. 51 Grid Reference 277785 6623 10 File Reference Site History Development Plan Zoned HG9 Housing Policy For Existing Residential Areas in the Monklands District Local Plan 1991 Contrary to Yes Development Plan CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neigh bows 6 Letters of Objection and 1 Petition Newspaper No Response Advertisement COMMENTS This application is for a erection of a commercial garage and dwellinghouse at 4 Woodneuk Street, Chapelhall. The application site is located within an area zoned HG9 in the Monklands District Local Plan 1991. The current building is being used as a bus garage and the applicant proposes to demolish this and replace it with a purpose built unit with a dwellinghouse above. There has been 6 letters and 1 petition received objecting to the proposal details of which are contained in the attached report. The proposed used is contrary to Development Plan policy and raises issues of trafic and pedestrian safety which cannot be resolved or accommodated on the site. RECOMMENDATION Refise for the Following Reasons:- 1. That the proposed development is contrary to Policy HG9 in the Monklands District Local Plan in that a commercial garage would result 1I a significant adverse impact on the residential amenity of the adjoining properties. 2. That the proposed development would adversely affect the road and pedestrian safety along Woodneuk Street. R990061 O.DOC uc Y E$tEtarPlarming and Environment PLANNING APPLICATION: 99/0061O/FUL Central Division N Muntapal Buildings DEMOLITION OF EXISTING GARAGE AND ERECTION OF LANARKSHIRE KildoMn S(r& COMMERCIAL GARAGE WITH DWELLINGHOUSE ON COATBRIDGE A MLS 3LN UPPER FLOOR AT 4 WOODNEUK STREET, CHAPELHALL Telephone 01236 812222 Fax 01236 431068 Location of Objectors # Location of Petitioners This copy has been produced specifically for Planning and Building Control purposes Only OS Licence !A 09041L NO further copies may be made 111 List of Background Papers Plans and application forms submitted on 29 April 1999 Adopted Monklands District Local Plan 1991 Letter of objection by Miss Susan Gemmel, 1le Raebum House, Woodneuk Street, Chapelhall dated 20 May 1999 Letter of objection by Thomas Kain, Viewfield, Woodneuk Street, Chapelhall received 21 May 1999 Letter of objection by Miss Angela Dunlop & Mr Eamon Gallagher, 1 Ib Raeburn House, Woodneuk Street, Chapelhall dated 20 May 1999 Letter of objection by Miss Jacqueline Dick, 1 Id Raeburn House, Woodneuk Street, Chapelhall dated 20 May 1999 Letter of petition by C & M Owens, 9a Woodneuk Street, Chapelhall dated 8 May 1999 Letter of objection by Mr Donald Clark, 1 lg Raeburn House, Woodneuk Street, Chapelhall dated 20 may 1999 Letter of objection by Mr George Campbell, 1 la Raeburn House, Woodneuk Street, Chapelhall dated 20 May 1999 Any person wishing to inspect the above background papers should telephone Coatbridge 812372 and ask for Mr Baxter. R9900610.WC 112 APPLICATION NO. C/99/0061 OFUL REPORT 1. THE SITE AND ITS LOCATION 1.1 This application is for a erection of a commercial garage and dwellinghouse at 4 Woodneuk Street, Chapelhall. The building is currently being used as a bus garage and the applicant proposes to demolish this and replace it with a purpose built unit with a dwellinghouse above. 2. POLICY CONTEXT 2.1 Zoned HG9 Housing Policy For Existing Residential Areas in the Monklands District Local Plan 1991 which indicates that: “(A) In existing residential areas, and in new housing areas, there will be a presumption against development which is likely to adversely affect the amenity of the area or is not clearly of a nature ancillary to housing.” 2.2 The proposed commercial garage is not considered an acceptable use within a residential area by nature of the possible hours of operation and potential noise and traffic generation. The proposal is therefore contrary to the Local plan policy. 3. CONSULTATIONS 3.1 The Roads Manager has hdicated in response to consultation that the application should be refused on traffic and pedestrian safety grounds as: 1. There is no provision for the turning of commercial vehicles within the site which would result in traffic reversing onto Woodneuk Street, which is a private road with no footpaths; 2. The garage doors are not set back far enough to allow commercial vehicles to wait while the doors are opened this would result on street parking and possible blockage of the road; 3. the commercial use of the site is not compatible in road safety terms with the residential nature of the road; and 4. There is no footway along the frontage of the site. 3.2 The Head of Protective Services has indicated that the potential for nuisance fiom noise/fumes to the occupants of the dwellinghouse fiom the adjoining commercial operations is high and should not be g-anted. 4. OBJECTIONS AND PETITION 4.1 There was six letters of objection and 1 petition received referring to the following points: 1. Evidence for the current operations would indicate that the bus garage would be run as a 24hr operation, with the busses returning late at night and leaving early in the morning and often buses engines left running overnight; 2. The proposed garage would result in hesfrom busses and spray painting and litter; 3. As the road is private residential road there should not be a commercial activity; 4. The application plans do not show ground levels; 5. The proposed balcony of the dwellinghouse would result in overlooking of adjoining rear gardens resulting in the loss of privacy; 6. The proposed development would result in disturbance fkom the demolition and construction works in terms of noise and dust; 7. The proposed development would adversely impact the value of the residential properties; 8. The proposed garage would result in obstruction of Woodneuk Street f7om vehicle parking and possible access problems for emergency vehicles; 9. The proposed garage is contrary to the local plan policies; and R9900610.DOC 113 10. The proposed garage might result in drainage problems fiom vehicles being valeted. Current activities have caused; Woodneuk Street to be iced over when busses are washed and the need for plumbers to be called out to clear blockages. 5. ASSESSMENT 5.1 The proposed development raises three issues. The first is that the use of a commercial garage in a residential area is contrary to the Local Plan Policy HG9 as it would adversely impact on the residential amenity through the introduction of noise and increased traffic. 5.2 The second issue is the lack of appropriate parking and manoeuvring facilities within the application site which would adversely affect traffic and pedestrian safety. 5.3 Thirdly, the proposed dwellinghouse although an acceptable use would result in overlooking adversely affecting residential amenity. 6. CONCLUSIONS 6.1 The proposed development is contrary to Development Plan policy and raises issues of traffic and pedestrian safety which cannot be resolved or accommodated on the site. I therefore consider that the application should be refused for the following reasons: 1. That the proposed development is contrary to Policy HG9 in the Monklands District Local Plan in that a commercial garage would result in a significant adverse impact on the residential amenity of the adjoining properties. 2. That the proposed development would adversely affect the road and pedestrian safety along Woodneuk Street R990061 O.DOC . 114 Application No. C/99/00618/FUL Date registered 26 May 1999 APPLICANT MARY WALKER, 4 SHAWHEAD COTTAGES, COATBRIDGE, ML5 4LW Agent Brain Praties, 7 Iain Drive, Bearsden, Glasgow, G61 4PD DEVELOPMENT ERECTION OF EXTENSION TO DWELLINGHOUSE LOCATION 4 SHAWHEAD COTTAGES, COATBRIDGE Ward No. 39 Grid Reference 273653 662989 File Reference C/PL/36800/0004/0/000/KC/KH Site History None Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policy:- HG9 History Policy for existing residential areas Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours One Newspaper Advertisement Not Required COMMENTS This application seeks planning permission for the erection of a rear extension to 4 . Shawhead Cottages, Coatbridge. In policy tenns the proposal is acceptable. Furthermore, in terms of scale, design and proposed materials it is also acceptable. It is therefore recommended that the application be granted permission subject to conditions. Details of my observations, especially in relation to the representation received are included in the accompanying report. RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started within five years of the date of this permission. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building. R9900618.DOC Produced by .~..:'..'.' Department of Planning and Environment ...... ,.:r.' Central Division Planning Application No. 99/00618/FUL NORTH Municipal Buildings LANARKSHIRE Kildonan Street Erection of extension to house COATBRIDGEML5 3LN 4 Shawhead Cottages, Coatbridge Telephone: 01236812222 Fa: 01238 431068 1 Objector OS Licence LA 09041 L 116 Reason: In the interests of visual amenity. List of Background Papers - Application form and accompanying plans registered on 26 May 1999. - Adopted Monklands District Local Plan 1991. - Internal Memorandum from Housing Department dated 12 May 1999. Any person wishing to inspect the above background papers should telephone Coatbridge 812382 and ask for Kirsren Cairns. R9900618.DOC 117 APPLICATION NO. C199/00618/FUL REPORT 1. APPLICATION SITE AND PROPOSAL 1.1 The application relates to the erection of a single storey rear extension at 4 Shawhead Cottages, Coatbridge. 1.2 The site is bounded to the north, south and east by the remainder of the Shawhead Cottages aged persons complex, and to the west by residential properties. 2. CONSULTATIONS None 3. REPRESENTATIONS 3.1 An internal memorandum was received from the Housing Department which outlined grounds of objection as follows:- House is designed for aged persons and should not be altered. All rear drying areas should remain open plan. The extension would restrict rear access to the resident next door at 3 Shawhead Cottages. The increased walking distance to rear entrance door would be a major inconvenience for disabled persons. The extension would result in poor access for refuse collectors. Possible increase in noise for neighbours. The proposal will restrict light in neighbours homes and drying areas. Residents purchasing premises with an extension could then resell to family resulting in the nature of the complex being changed from being for elderly residents only. 4. PLANNING OBSERVATIONS 4.1 The application site is located within an area identified in the Adopted Monklands District Local Plan 1991 as HG9 Housing Policy for existing residential areas. Therefore, in principle, applications for extensions to dwellinghouses are acceptable. 4.2 The proposed extension would have a floor area of just over 16 square metres and would be single storey in keeping with the existing dwellinghouse. 4.3 The objectors concern that the dwellinghouse should not be altered as it is for aged persons has been noted, however it does not constitute a valid objection in planning terms. 4.4 The second point made in relation to all drying areas remaining open plan has been noted. It is felt that while the proposal would alter the rear garden area, in essence, the gardens are still remaining open plan as there is no proposal to fence off the garden area of 4 Shawhead Cottages. 4.5 While the access to the rear of 3 Shawhead Cottages will not be as direct there will only be a slight deviation. 4.6 While it is accepted that the extension would increase the walking distance both around and within the property, the extension is small in scale and would not be too much of an inconvenience. 4.7 I.relation to the suggestion that the proposed extension would result in poor access for refuse collectors, I would admit that there will be slight inconvenience, however there is a path proposed R9900618.DOC 118 around the extension which joins the existing path behind next door at 3 Shawhead Cottages, thus resulting in adequate access to the application site and the remaining properties in the row. 4.8 It is conceded that there would be noise disturbance of some degree while the extension was being constructed. However, when constructed there would be no more noise than at present. 4.9 In relation to restriction of light within neighbours properties and drying areas I would state that the effect would be minimal. 4.10 The objectors concern that residents purchasing premises with an extension could then resell to a family resulting in the nature of the complex being changed is noted. However, this is not a valid planning objection. 5. CONCLUSION 5.1 The proposed rear extension is acceptable in both policy and design terms. The concerns of the objector are acknowledged, however having dealt with each issue in turn, I am of the opinion that each has been adequately addressed. 5.2 Having taken the above facts into account it is considered that the application is acceptable and it is recommended that the application be granted subject to conditions. R9900618.DOC 119 Application No. C/99/00673/FUL Date registered 2 June 1999 APPLICANT MR G MCCARRON, ‘BELAIR’, DRUMBATHIE ROAD, AIRDRIE Agent DEVELOPMENT ERECTION OF DOUBLE GARAGE LOCATION ‘BELAIR’, DRUMBATHIE ROAD, AIRDRIE Ward No. 43 Grid Reference 277053665762 File Reference C/PL/l3380/2008/2/000KCIKH Site History None Development Plan Under the terms of the Adopted Monklands District Plan 1991 the application site is located within an area covered by the following policy:- ENV15/2 Drumgelloch Conservation Area Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours One Newspaper Advertisement No Response COMMENTS Planning permission is being sought for the erection of a double garage within the rear garden area at ‘Belair’, Drumbathie Road, Airdrie. In this instance the materials, scale and design of garage are acceptable as they match the existing dwellinghouse. The proposal is also acceptable in policy terms. It is recommended that the application be granted subject to conditions. Details of representations and my observations are included in the accompanying report. RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started within five years of the date of this permission. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the dwellinghouse. R9900673.DOC / , , I I / __--'I I I ---.I I I BMXTracl I , ' , I I / , '\ I I I I \\ I1 \ \\ , I1 \ \ \4 I \ ----_ \ \ .-__---_< \ \ \ \ \ \ . . . '__--______-___------.. . .---______------______ roduced by .* :x. 1.i. epartment of Planning and Environment .,.., ...... entral Dwtsion Planning Application No. 99/00673/FUL NORTH unicipal Buildings LANARKSHIRE ildonan Street Erection of Double Garage OATBRlMjE L5 3LN Belair, Drumbathie Road, Airdrie slephone. 01236 812222 Fax 01236 431068 Location of Objector S Licence LA 0SU41L * 121 Reason: In the interests of visual amenity. List of Background Papers - Application Form and plans submitted on 19 May 1999. - Adopted Monklands District Local Plan 1991. - Letter of objection received on 1 July 1999. Any person wishing to inspect the above background papers should telephone Coatbridge 81 2374 and ask for Kirsten Cairns. R9900673.DOC 122 APPLICATION NO. C/99/00673/FUL REPORT 1. APPLICATION SITE AND PROPOSAL 1.1 The application relates to the construction of a double garage within the rear garden area of ‘Belair’, Drumbathie Road, Airdrie. 1.2 The site is located within the Drumgelloch Conservation Area. It is bounded to the north by Rawyards Park and elsewhere by dwellinghouses. 2. CONSULTATION 2.1 None 3. REPRESENTATIONS 3.1 1 letter of objection was received in relation to this application based on the following grounds- a) The proposed garage would affect the light levels in the dining room. 4. PLANNING OBSERVATIONS 4.1 The application site is located within an area covered by policy ENV15/2 (Drumgelloch Conservation Area) in the Monklands District Local Plan 1991. 4.2 The proposed garage shall be located at the north eastern side of the rear garden, close to the applicants rear garden wall and the boundary wall between the applicant and numbers 56 and 57 Drumbathie Road, Airdrie. In terms of scale, design and materials proposed the garage is acceptable. 4.3 The objectors concerns that the location of the proposed garage would restrict sunlight in their dining room has been investigated. The existing boundary wall is almost 2% metres at its highest point. The garage is 4 metres in height. Therefore, the garage will project 1% metres beyond the highest point of the wall. While it is acknowledged that there may be some loss of sunlight, the loss shall be minimal. 5. CONCLUSION 5.1 The proposed garage is considered to be acceptable in terms of the relevant local plan for the area, and in terms of siting, scale, design and materials proposed. 5.2 The concern of the objector has been acknowledged. However, having examined the proposal, I am of the opinion that the effect on the neighbours light shall be minimal. 5.3 Having taken the above factors into consideration it is felt that the proposed garage is suitable within the residential area. It is recommended that planning permission be granted subject to conditions. R9900673.DOC 123 Application No. C/99/00689/FLJL Date registered 26 May 1999 APPLICANT MRS DUNLOP, 14 MAYBOLE PLACE, COATBRIDGE, ML6 4UB. Agent DEVELOPMENT ERECTION OF CONSERVATORY TO REAR OF DWELLINGHOUSE LOCATION 14 MAYBOLE PLACE, COATBRIDGE, ML5 4UB Ward No. 35 Grid Reference 274860663458 File Reference C/PL/28430/001410/000/CM/KH Site History Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policies:- HG9 Housing Policy for Existing Residential Areas Contrary to No Development Plan CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours One Newspaper Advertisement Not Required COMMENTS Planning permission is being sought for the erection of a conservatory to the rear of a two storey semi-detached dwellinghouse located to the south of Maybole Place, Carnbroe, Coatbridge. The original design indicated that the conservatory would consist of a white coloured UPVC frame with red facing brick fire wall set back 500 mm from the boundary. A letter of objection was received from the neighbour who considered the conservatory fire wall would reduce the amount of daylight to a dining area. The objector was prepared to accept an alteration to the finishing materials from red coloured facing brick to a light coloured render as this would reflect daylight thereby minimising any loss of daylight. Following discussions with the applicant it has been agreed that the conservatory wall finish be amended to a light coloured render to match the existing dwellinghouse. I consider the amendment to be acceptable and recommend that planning permission be granted subject to conditions. R9900689.DOC ruduced by epartment of Planning and Environment .,:a, entnl Dwision Planning Application No. 99/00689/FUL NORTH lunicipal Buildings LANARKSHIRE ildonan Sueet Erection of Conservatory to Rear of Dwellinghouse OATBRICGE 14 Maybole Place, Carnbroe IL5 3LN I- :. ' 125 RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That the conservatory walls and fire wall shall be finished in a render to match the existing dwellinghouse. Reason: To safeguard the residential amenity of the area. List of Background Papers - Application Forms and Plans - Adopted Monklands District Local Plan 1999 - Letter of Objection from Mr Andrew Smith, 13 Maybole Place, Coatbridge received 7 June 1999 Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Colin Marshall. R9900689.DOC 126 Application No. C/99/00690/FUL Date registered 26 May 199 APPLICANT GEORGE MILNE AND SYLVIA PORTER, 19 CENTENARY AVENUE, AIRDRIE Agent DEVELOPMENT ERECTION OF GARAGE TO REAR OF DWELLINGHOUSE LO CAT10N 19 CENTENARY AVENUE, AIRDRIE Ward No. 41 Grid Reference 275022665279 File Reference C/PL/08860/0019/0/000/KC/KH Site History C/97/00424/FUL for erection of double garage and rear extension to dwellinghouse was granted permission. Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policy:- HG9 Housing policy for existing residential areas Contrary to Development Plan No CONSULTATIONS 0bj ection No Objection Conditions No Reply REPRESENTATIONS Neighbours One Newspaper Advertisement Not Required COMMENTS Planning permission is sought for the erection of garage within the rear garden area at 19 Centenary Avenue, Airdrie. It is proposed that the garage be erected onto the existing rear extension while the existing double garage to the side of the dwellinghouse shall be demolished. In terms of policy the proposal is acceptable. Furthermore, it is also acceptable in terms of scale, design and materials proposed. It is therefore recommended that the application be granted permission subject to conditions. Details of my observations especially in relation to the representation received are included in the accompanying report. R9900690.DOC 3 i 'roduced by kpartment of Planning and Environment kntral Division Planning Application No. 99/00690/FUL dunicipal Buildings tildonan Street Erection of Garage :OATBRIDGE 19 Centenary Avenue, Airdrie AL5 3LN 'elephone: 01236 812222 Fa:01236 431068 * Location of Objector IS Licence LA 09041 L 128 RECOMMENDATION Grant, subject to the following conditions. 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997 2. That the facing materials to be used for the external walls shall match in colour and texture those of the existing adjoining extension Reason: In the interests of visual amenity 3. That a turning facility be provided within the site that ensures vehicles both enter and exit in forward gear Reason: In the interests of traffic and pedestrian safety List of Background Papers - Application form and plans submitted on 2 1 May 1999. - Adopted Monklands District Local Plan 1991. - Letter of objection received on 17 June 1999. Any person wishing to inspect the above background papers should telephone Coatbridge 812382 and ask for Kirsten Cairns. R9900690.DOC 129 APPLICATION NO. C/99/00690/FUL REPORT 1. APPLICATION SITE AND PROPOSAL 1.1 This application relates to the erection of a double garage to a rear extension at 19 Centenary Avenue, Airdrie. There is an existing double garage to the side of the dwellinghouse that shall be demolished in order to make way for the proposal. 1.2 The site is bounded to the west and east by residential properties, to the north by Monklands General Hospital, and to the south by Centenary Park. 2. CONSULTATIONS 2.1 None 3. REPRESENTATIONS 3.1 One letter of objection has been received in relation to this application based on the following grounds:- a) The neighbour objected to the applicants previous application for a rear extension and erection of double garage, however, it was refused permission. b) The proposal shall block light and evening sun completely from the rear garden area as well as draught for drying clothes. c) If granted permission, there is no room for scaffolding unless one side is erected on the neighbours property. This happened previously. 4. PLANNING OBSERVATIONS 4.1 The application site is located within an area identified in the Adopted Monklands District Local Plan 1991 as HG9 - Housing for existing residential areas. Therefore in principle, such applications as this are normally acceptable. In this instance, the application is acceptable in design and scale and in relation to the materials proposed, which shall match the existing rear extension. 4.2 The objectors concern that the last application was granted even though an objection was submitted has been noted. However, this is not a valid objection in planning terms. 4.3 In relation to concerns over the blocking of light, evening sun and reduction in draught in the neighbours rear garden this has been investigated. In relation to light there will only be a very slight reduction in evening sun the area receives. While the reduction in draught would be minimal. The proposed garage would be flat roofed and just over 3 metres in height. The existing extension at its highest point is 51/2 metres, therefore, the design of the garage is such that its effect on the neighbours property will be minimal. 4.4 While it is noted that the objector would not wish any scaffolding to be erected on his property, this is not a valid planning objection. It is a legal matter. 5. CONCLUSION 5.1 The proposed garage is acceptable in terms of Council Policy, scale, design and materials proposed. The concerns of the objector are acknowledged. However, it is felt that any impact shall be minimal in nature. 5.2 Having taken the above factors into consideration it is felt that the proposal is acceptable and I therefore recommend that the application be granted permission subject to conditions. R9900690.DOC 130 Application No. c/99/00733mrL Date registered 7 June 1999 APPLICANT DOUGLAS MYLES, 10 DEWSHILL COTTAGES, SALSBURGH, ML7 4NX Agent DEVELOPMENT ALTERATION TO GARAGE TO INCREASE ROOF PITCH LOCATION 10 DEWSHILL COTTAGES, SALSBURGH Ward No. 47 Grid Reference 285480663765 File Reference Site History It was agreed at the Planning and Environment Committee on 23 June 1999 that enforcement action be taken to reduce the height and pitch of the garage roof to the original dimensions. Development Plan Policy GB2 Monklands District Council Local Plan 1991 Contrary to Development Plan No CONSULTATIONS Objection None No Objection Conditions No Reply REPRESENTATIONS Neighbours None Newspaper Advertisement Not Required COMMENTS The applicant has increased the roof height and pitch of an existing garage by 1 metre, to an overall height of 4 metres without the benefit of planning permission. While the increase in height increases the visual impact of the garage, it is consistent with other domestic garages in terms of both height and design. I therefore consider the proposal to be acceptable. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997 2. That the roof tiles match those of the adjacent dwellinghouse Reason: In the interests of visual amenity R9900733.DOC \ \ \ \ \ \ \ \ \ \ Produced by Department of Planning and Environment ..L.:iy*.'.., . .,..?. . Central Division Planning Application No. 99/00733/FUL NORTH Municipal Buildings +. LANARKSHIRE Alteration to garage to increase roof pitch ' , ?.-....,-I Kildonan Street .., ^... .. :,'.;;;:%,iL COATBRIDGE 10 Dewshill Cottages, Salsburgh ML5 3LN Telephone: 01236 812222 Fax: 01236 431068 No Objectors OS Licence LA 09041 L 132 List of Background Papers - Committee Report of 23 June 1999. - Planning Application Forms and Plans submitted on 27 May 1999. - Monklands District Council Local Plan 1991. Any person wishing to inspect the above background papers should telephone Coatbridge 812382 and ask for Kirsten Cairns. R9900733.DOC 133 Application No. C/99/0075 l/FUL Date registered 9th June 1999 APPLICANT ELIM FAMILY CHURCH, KING STREET, COATBRIDGE Agent W D Blair, Staff Cottage, 6 Fauldhouse Road, Longridge, West Lohan EH47 8AQ DEVELOPMENT ERECTION OF EXTENSION TO CHURCH LOCATION ELIM CHURCH 2 1 KING STREET COATBRIDGE LANARKSHIRE ML5 1JE Ward No. 32 Grid Reference 272465 664952 File Reference C/pL/23590/0021/2/000DWB/SOH Site History No previous applications Development Plan Zoned HG9 Housing Policy for Existing Residential Areas and ENV 15 Conservation Areas in the Monklands District Local Plan 1991 Contrary to No Development Plan CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours 1 letter of objection Newspaper No Response Advertisement COMMENTS . This application relates to the extension of the Elim Hall at the corner of Wood Street and King Street, Coatbridge. The extension is to the elevation fronting King Street and involves a lesser hall a kitchen and revised toilet provision. The site is zoned HG9 Housing Policy for Existing Residential Areas and ENV15 Conservation Areas in the Monklands District Local Plan 199 1. One letter of objection was received indicating that car parking was currently a problem in the area. The Transportation Manager has indicated that there is no off-street parking provision, however the proposed extension will not increase the peak use and therefore he has no objection to the proposal. The objector also noted that a boundary wall had been removed and rebuilt without planning permission. This will be addressed as a condition requiring redecoration of the existing building and walls. Although the Church is located withm the Blairhill and Dunbeth Conservation Area it is of a modem design. The extension is designed to match in with this and subject to a suitable redecoration scheme I consider that the proposal will not significantly affect the visual and residential amenity of the area. RECOMMENDATION Grant, subject to the conditions on the attached sheet. R990075 1 .DOC uc Y E$rtmZofplanning adEnvimnrnent PLANNING APPLICATION: 99/00751/FUL Sentral Division LANARKSHIRE Muniopal Bruldings ERECTION OF EXTENSION TO CHURCH Kidonan Sveet ELlM CHURCH, 21 KING STREET, COATBRIDGE COATBRIDGE 135 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects. 3. That before the development hereby permitted starts, details of a scheme for the redecoration of the existing property and boundary walls shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: In the interests of amenity of the building and the Conservation Area. 4. That before the development hereby permitted is completed or brought into use, all the works included in the redecoration scheme, approved under the terms of condition 3 above, shall be completed. Reason: In the interests of amenity of the building and the Conservation Area. List of Background Papers - Plans and application forms submitted on 2 June 1999 - Adopted Monklands District Local Plan 1991 - Letter of objection by Brain Muldoon 2 Wood Street, Coatbridge dated 6 June 1999 Any person wishing to inspect the above background papers should telephone Coatbridge 812372 and ask for Mr B axter . R990075 1 .DOC 136 Application No. Cl99/008 16IAMD Date registered 22 June 1999 APPLICANT S MAHONEY, 119B HALLCRAIG STREET, AIRDRIE Agent Construction Design Associates, 6 Church Street, Coatbridge DEVELOPMENT AMENDMENT TO PLANNING PERMISSION FOR ERECTION OF 2 SEMI- DETACHED HOUSES LOCATION 6- 12 DONALDSON PLACE, AIRDRIE Ward No. 43 Grid Reference 276509 665552 File Reference Site History In 1998 outline planning permission was granted for the erection of a house at the site (App No. 98/01059/0UT). In 1999 permission was granted for the erection of 2 semi-detached house on the same site (App No. C/99/00101/REM). Development Plan Policy ECONl3/5 and ECON9 of the Monklands District Local Plan. Contrary to Development Plan No CONSULTATIONS Objection None No Objection None Conditions None No Reply None REPRESENTATIONS Neighbours Four and One Petition Newspaper Advertisement Not required COMMENTS Planning permission was granted in January 1999 for the erection of two semi- detached houses on the site. The current proposal is to make them larger than was originally proposed, the width of the houses is increased by 1.Om. Having considered the points raised by the objectors I consider the proposal to be acceptable and recommend that planning permission be granted subject to suitable conditions. RECOMMENDATION Grant, subject to the following conditions. R9900816.DOC uc Y z$ge:t of Planning and Environment APPLICATloN No. c199/0081 6/AMD :entral Division AMENDMENT TO PLANNING PERMISSION FOR ERECTION OF LANARKSHIRE mluniupal Buildmgs 2 SEMI-DETACHED HOUSES AT :ldoMn Sweet --- COUNCIL ,OATBRIDGE 6-12 DONALDSON PLACE, AlRDRlE A 138 List of Background Papers - Plans and Application Form submitted on 18 June 1999. - Monklands District Local Plan 199 1. - Letter of objection from Mr Alex Anderson, 82b Johnston Street, Airdrie dated 21 June 1999. - Petition containing 7 signatories submitted by Mr Alex Anderson on 21 June 1999. - Letter of objection from Graham Weir, 1 Flowerhill Court, 82 Johnston Street, Airdrie. - Letter of objection from Jane W Bryson, 7 Flowerhill Court, Airdrie dated 22 June 1999. - Letter of objection from Mr Hugh Muray, Sweethill House, Bore Road, Airdrie dated 29 June 1999. Any person wishing to inspect the above background papers should telephone Coatbridge 812374 and ask for Graeme Brown. R99008 16.DOC 139 APPLICATION NO. C/99/00816/AMD REPORT 1. THE APPLICATION SITE 1.1 The application site is situated on land that was previously Donaldson Place. When the public car park at Hallcraig Street was constructed Donaldson Place was removed from the list of publicly adopted roads and became private property. The properties along Donaldson Place were all taken into the ownershp off 117 Hallcraig Street, some of the buildings were demolished and the site was used as a yard. 1.2 The application site therefore will have a direct frontage onto Johnstone Street. On the west it is bounded by Hallcraig Street car park, to the north by the residential properties at 117 and 119a Hallcraig Street and on the east by a commercial property which is used as a builders yard. 2. REPRESENTATION 2.1 Four individual letters have been received from neighbours of the site along with a petition collated by one of the neighbours. 2.2 The neighbour at 82b Johnston Street has indicated that he has no objections to the erection of one house'only on the site but that he objects to the development of the site for two houses. He has articulated his concerns as follows:- (i) a one and a half storey house on the north side of Johnston Street would be out of character with the surrounding area and that it would overlook neighbouring properties. (ii) that because the new houses would overlook his property he is concerned that it would devalue his own property and make it difficult to sell in the future. (iii) that the introduction of a three bedroomed house will change the demographics of the area and irreversibly change the residential environment. (iv) that the associated parking with the house will result in a loss of privacy and an increase in noise levels within neighbouring properties. (v) that the windows of the new house will look directly into his own property and will be less than 18.0m from his own flat. (vi) that the house should have an east-west orientation in line with the former Donaldson Place. Mr Anderson has also indicated that some excavation work has been undertaken on site and that he considers that the Council should reverse its previous decision and have the house re-oriented. He has also submitted a petition signed by 7 other neighbours expressing concern about the orientation of the houses. 2.3 One neighbour within Flowerhill Court has expressed concern about loss of privacy to his house as windows would face directly into his property, that as a result of the height of the new houses his house would suffer a loss of light and that Johnston Street is too narrow to accomodate this development. 2.4 The neighbour of the adjoining builders yard at 75 Johnston Street is concerned that the new houses will overshadow his property and make it difficult to market for a residential development should he choose to do so in the future. 2.5 Lastly one neighbour is concerned the work has started on site without the benefit of a Building Warrant having been approved. R99008 16.DOC 140 3. POLICY CONTEXT 3.1 Policies ECON 1315 and ECON9 reflect the previous use of the site as a yard promoting the “Improvement of Industrial Sites” and allocating it as being suitable for a mixture of uses. 4. ASSESSMENT 4.1 The concerns raised by the objectors all relate to the construction of the houses themselves. This matter was considered by the Planning and Development Committee at its meeting on 17th March 1999 and planning permission was granted. 4.2 I will, however, briefly respond to the concerns and revisit the assessment of the initial proposal. 4.3 Firstly, as can be seen from the attached location plan, the application site is not directly opposite the properties at 82 Johnston Street, but opposite the entrance to the parlung area for the properties. I therefore do not consider there to be a significant loss of privacy to these properties that merited refusing the previous application. 4.4 Likewise the application site is to the north of 82 Johnston Street. There will therefore be no overshadowing of these flats. 4.5 The area around Johnston Street is predominantly residential in character and the addition of further houses will not change significantly the demographic (the make up of the population) character of the area. 4.6 Donaldson Place is no longer a public road and there is an existing vehicular access to the site from Johnston Street. Therefore in design and streetscape terns it is more appropriate to have the new properties front Johnston Street. The new postal address of the site will be Johnston Street. 4.7 The planning application that is being considered makes a change to the size of the houses and as such the Council can only determine the merits of those amendments. The development of the site for two semi-detached houses has been considered and approved. Many of the points raised by the objectors are therefore irrelevant in the context of this planning application. 4.8 What is at issue is whether the amendments to the design of the houses will have an adverse affect on the layout of the site and the neighbouring properties. In this case the applicant has applied to amend the design to increase the width of both houses by 1.Om. The main effect of this will be to increase the height of the house by 0.25m and reduce the garden area by 1.Om. 4.9 I do not consider that the increase in the height of the house will have any adverse effect on the neighbouring properties in relation to the proposal which currently enjoys planning permission. 1 am, however, concerned about the loss of garden ground. As it stands the areas of garden ground associated with the houses are acceptable. However, if the residents of the properties chose to exercise their permitted development rights and extend their property up to 24m2 then the area of garden would be reduced to an unacceptable level. I therefore consider it is reasonable to allow the development to go ahead on the basis that the permitted development rights are removed. 5. CONCLUSIONS 5.1 Having assessed the proposal against the policies of the Local Plan, in terms of the previous outline and detailed planning permission and taking into consideration the objectors comments, I consider that the proposal is acceptable. R9900816.DOC 141 Application No. Cl99/008 18FUL Date registered 23rd June 1999 APPLICANT KISH KEBAB, C/O AGENT Agent Ian Keachie, 72 North Orchard Street, Motherwell, ML1 3JC DEVELOPMENT CHANGE OF USE TO HOT FOOD TAKEAWAY LOCATION 72 STIRLING STREET AIRDRIE LANARKSHIRE ML6 OAS Ward No. 41 Grid Reference 275972 665422 File Reference Site History Planning application P91186 for Erection Of Shopfront Canopy was refused on 15 August 1991 Development Plan The site is zoned ECON13 Improvement of Industrial Sites, ECON9 Secondary Core Area, ENV15 Conservation Area, and covered by COM10 Hot Food ShopRestaurants in the Monklands District Local Plan 1991. Contrary to No Development Plan CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours 3 letters of objection Newspaper 2 letters of objection Advertisement COMMENTS This application relates to the change of use of 72 Stirling Street, Airdrie to a hot food takeaway. The property is in an area covered by several policies in the Monklands District Local Plan details of which are covered in the attached report. 5 letters of objection have been received as a result of the neighbour notification and newspaper advertisement details of which are also included in the attached report. One of the objectors is located directly above the shop unit and could therefore stop the erection of the extraction flue. As a result under the terms of policy COM 10 in the Monklands District Local Plan the application should be refused on the grounds that there would be a significant impact on the amenity of the adjoining properties by virtue of inadequate dispersal of cooking odours and fumes. RECOMMENDATION Refuse, for the reason that the proposed development is contrary to policy COM10 Hot Food ShopRestaurants in the Monklands District Local Plan 1991 in that it would result in significant loss of amenity to adjoining properties by virtue of inadequate dispersal of cooking odours and fumes. R9900818.DOC J 143 List of Background Papers - Plans and application forms submitted on 16 June 1999 - Adopted Monklands District Local Plan 1991 - Letter of objection from Town Centre Initiatives Ltd dated 13 July 1999 - Letter of objection from Mr Thomas Ken, 80 Stirling Street, Airdrie dated 18 July 1999 - Letter of objection from Celicia Conwell, 70 Striling Street, Airdrie dated 18 July 1999 - Letter of objection from William Walker & Sons, 66-68 Stirling Street, Airdrie dated 19 July 1999 - Letter of objection from Bedroom? dated Any person wishing to inspect the above background papers should telephone Coatbridge 812372 and ask for Mr Baxter R99008 18.DOC 144 APPLICATION NO. C/99/00818iFUL REPORT 1. THE SITE AND ITS LOCATION 1.1 72 Stirling Street, Airdrie is located in a terrace of shops with residential properties above. The planning application seeks permission to change the use of an office, currently use by West of Scotland Water as a Customer Contact Centre, to a hot food cany out. 2. REPRESENTATIONS 2.1 The application was advertised by neighbour notification and in the local press. 5 letters of objection were received which made reference to the following points: 1. The proposed development is of concern to the Airdrie Town Centre Forum over the number of takeaways which may affect the vitality and diversity of the town centre; 2. The proposed development would result in noise fiom Iate hours operation; 3. The proposed development would result in odours affecting his house; 4. The proposed development would result in odours affecting the stock of commercial premises; and 5. The proposed development would result in litter outside the shop. 3. CONSULTATIONS 3.1 The Transportation Manager has no objections to the proposal. 3.2 The Head of Protection Services has indicated the need for an extraction flue, additional information on internal layout with respect to food preperation and storage and the legislation under which the proposed development would operate. 5. LOCAL PLAN CONTEXT 5.1 The site is covered by policies ECON13 Improvement of Industrial Sites, ECON9 Secondary Core Area, ENV 15 Conservation Area, and COMl 0 Hot Food ShopRestaurants in the Monklands District Local Plan 199 1. 6. ASSESSMENT OF THE PROPOSAL 6.1 The proposed use is not contrary to the sites zoning of ECON9 Secondary Core Area as the development would merely change the use from an office to a hot food take away. As there would be not loss of Class 1 retail floorspace within the town centre there would be no effect on the its viability or diversity. 6.2 The proposal does not affect the frontage of the building apart from a new sign which would be the subject of a separate planning application. The only effect therefore on the conservation area would be the erection of the flue to the rear of the property. The visual impact of the erection of this flue would be limited and as such I do not consider it to be sufficient to justify a ground for refusal. 6.3 Policy COMlO Hot Food ShopRestaurants states that where objections are received from occupiers of flatted property above the application site the proposal would be considered unacceptable because the applicant could not erect the ventilation duct and this would cause the development to be detrimental to the amenity of adjacent properties by virtue of inadequate dispersal of cooking odours and fumes. A letter of objection has been received from the property above. In addition adjoining properties have expressed concern regarding the impact of the cooking odours on their stock of fabrics and soft furnishings. I consider it unlikely that the applicant would be able to provide adequate flue extraction which would result in a significant loss of amenity. R9900818.DOC 145 6.4 The introduction of an additional late hours use within the Town Centre would not significantly increase the noise levels late at night. As the property above is residential a condition could be imposed limiting the hours of operation to reduce the impact of the development. 6.5 The objections which relate to litter would be monitored and dealt with under Environmental Health Legislation. 7. CONCLUSIONS 7.1 Having assessed the proposal against the poIicies of the Local Plan and taken account of the concerns of the neighbours, I consider that the proposed development could not proceed with appropriate flue extraction as consent would be required from the neighbour above. This would result in significant loss of amenity to adjacent properties by virtue of inadequate dispersal of cooking odours and fumes and in line with policy COMlO Hot Food ShopRestaurants should be refused. R99008 18.DOC 146 Application No. C/99/00819/FUL Date registered 23 June 1999 APPLICANT CA ESTATE AGENCY LTD 18 RENFIELD STREET, GLASGOW Agent Chesterton, 36 Castle Street, Edinburgh EH2 3HT DEVELOPMENT CHANGE OF USE OF CLASS 1 SHOP TO AMUSEMENT CENTRE AND INSTALLATION OF NEW SHOP FRONT AND ROLLER SHUTTER LOCATION 74 MAIN STREET, COATBRIDGE Ward No. 34 Grid Reference 273260 665050 File Reference C/PL/27540/0074/0/00O/CMKH Site History Although this particular site has no relevant planning history, Members should be aware of a grant of planning permission by the Secretary of State for Scotland following a sustained appeal against a refusal of planning permission for a similar change of use proposal for premises located at 72 Graham Street, Airdrie. (Refer to planning consent 95458). A further appeal was sustained for a change of use to Amusement Arcade for 46 Main Street, Coatbridge. (Refer to planning consent 95485). Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policy:- COM 3 Maintain Retail Core Area Contrary to Yes Development Plan CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper One Advertisement COMMENTS Planning permission is being sought for a change of use of a Class 1 Shop to an Amusement Centre at 74 Main Street, Coatbridge. The shop unit is located to the west side of the ‘Asda Mall’ shopping area and is currently occupied by a retailer selling small durable goods. The proposal would also involve the installation of a new shopfront and roller shutter. Further details are included in the following report. The proposal accords with national planning guidance NPPG 8 which advises local authorities to encourage a range of uses other that shopping in attempting to revitalise and refurbish existing town centres. A recent survey has indicated there is a heavy bias of retail uses within the core area (89%) and it is my view that the proposal would not represent a significant loss to the viability or retail function of the town centre. As such the proposal would be regarded as an acceptable departure from the terms of local plan policy COM 3. This would accord with two R99008 19.DOC Produced by Department of Planning and Environment Planning Application No. 99/00819/FUL Central Division Municipal Buildings Change of Use of Class 1 Shop to Amusement Centre LANARKSHIRE Kildonan Street and Installation New Shop Front and Roller Shutter COATBRIDGE of ML5 3LN 74 Main Street. Coatbridge A Telephone: 01236 812222 Fa:01236 431068 One Objector OS Licence LA 09041 L 148 previous appeal decisions on similar proposals for properties located in Coatbridge and Airdrie. The design of the shop front is considered to be acceptable and the use of the premises would be subject to strict management and planning controls. Overall there would be no significant impact on the town centre or loss of amenity as a result of the proposal. It is my view, that the proposal would be acceptable and I recommend that planning permission be granted subject to conditions. RECOMMENJIATION Grant subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That the closed back display windows of the premises shall at all times contain a display of retail goods available for sale by cash or by prize voucher, within the premises. Reason: In the interests of safeguarding the character of the surrounding shopping area 3. That the premises shall only be open for business between the hours of 9.00 am to 10.00 p.m. Reason: To safeguard the general amenity of the surrounding area. 4. That before the development hereby permitted starts, a sample of the perforated roller shutter to be erected on the shop front shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects. 5. That the use of the premises as an amusement centre shall not begin until there has been implemented a scheme of soundproofing, including the provision of self-closing doors and the treatment of any mechanical ventilation or air conditioning equipment, which shall have been submitted to and approved in writing by the Planning Authority. Reason: To safeguard the general amenity of the surrounding area. No gaming machines of any sort other than prize bingo and amusement-with-prizes shall be installed within the premises without the prior written consent of the Planning Authority. No games of a sessional nature shall take place at any time on the premises List of Background Papers - Application Forms, Plans and Supporting Statement. R9900819.DOC 149 - Adopted Monklands District Local Plan 1991 - National Planning Policy Guidance on Town Centres and Retailing (NFPG 8)(Revised 1998) - NLC Retail Floor Space Survey June 1999. - Scottish Office Inquiry Reporters Decision Letters on previous planning appeals dated 9 April 1996 -Letter of Objection from Coatbridge Town Centre Forum, c/o Town Centre Initiatives Ltd, Dalziel Workspace, Mason Street, Motherwell. - Letter from DPP, 21 The Crescent, Bedford MK40 2 RT Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Colin Marshall. R9900819.DOC 150 APPLICATION NO. C/99/00819/FuL REPORT 1. SITE DESCRIPTION AND PROPOSAL 1.1 Planning permission is being sought for a change of use of a Class 1 Shop to an Amusement Centre at 74 Main Street, Coatbridge. The shop unit is located to the west side of the ‘Asda Mall’ shopping area and is currently occupied by a retailer selling small durable goods. The proposal would also involve the installation of a new shop front and roller shutter. The frontage of the amusement centre would differ from a traditional amusement arcade in that a retail window display of glass and china goods for sale would be provided. A retail sales counter would occupy the front section of the centre and all gaming machines would be located to the rear of the premises. The amusement centre would operate the statutory age restriction to exclude all persons under eighteen years of age. Opening hours would be from 9.00 am to 10.00 p.m. 2. PLANNING POLICY/HISTORY 2.1 The National Planning Policy Guidance on Town Centres and Retailing (NPPG 8) is of relevance to my consideration of this proposal. Recent revisions to National Planning Policy Guidance (NPPG) on Town Centres and Retailing advises local authorities to encourage a range of uses other that shopping in attempting to revitalise and refurbish existing town centres. The guidance suggests that this may include commercial leisure developments such as that proposed. 2.2 Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policy:- COM 3 Maintain Retail Core Area 2.3 Although this particular site has no relevant planning history, Members should be aware of a grant of planning permission by the Secretary of State for Scotland following an appeal against a refusal of planning permission for a similar change of use proposal for premises located at 72 Graham Street, Airdrie. (Refer to planning consent 95458). A further appeal was sustained for a change of use to Amusement Arcade for 46 Main Street, Coatbridge. (Refer to planning consent 95485). Both matters were considered at a public local inquiry on 26 and 27 March 1996. 3. CONSULTATIONS 3.1 There were no external consultees involved in the consideration of this planning application. 4. REPRESENTATIONS 4.1 The Coatbridge Town Centre Forum objected to the proposal on the grounds that the further loss of a Class 1 shop unit would diminish the vitality of the town centre and that the proposed use would be detrimental to the amenity of the area. 4.2 A further letter was received from The Development Planning Partnership (DPP) who advised that an objection would be raised before or on the date of the next committee meeting. The consultants have requested that their comments be considered as a late representation. 5. CONSIDERATIONS 5.1 In response to the objection made by the Coatbridge Town Centre Forum I would offer the following comments. Recent revisions to National Planning Policy Guidance (NPPG) on Town Centres and Retailing advises local authorities to encourage a range of uses other that shopping in attempting to R99008 19.DOC 151 revitalise and refurbish existing town centres. The guidance suggests that this may include commercial leisure developments such as that proposed. The NPPG recognises that in restoring or protecting the vitality of shopping centres, local authority policies should not depend on protecting traditional retail uses but positively encourage more diversification. The general supposition is that visitors to town centres, for whatever reason, can lead to spin-off expenditure to other businesses. The current proposals accord with this general aim and as such I do not consider the proposed change of use would have a negative impact on the vitality of the town centre. 5.2 The design concept of new amusement centres are generally considered to be an improvement over the original arcade frontages. They are on the whole properly managed and maintained. The proposal has been advertised as a potential ‘bad neighbour’ development, (as required by the prescribed planning regulations), however in this instance there are no residential properties located within the vicinity of the application site and as such I do not consider the proposed use would be detrimental to the existing amenity of the surrounding area. It was noted by the Scottish Office Inquiry Reported that ’there is no evidence whatsoever that either directly, such as by noise, or indirectly, such as by attracting unruly groups to the streets outside, that amusement arcade’s would have any more adverse effect on amen@ than the average retail shop has ’. The existing amusement centres operating in both Airdrie and Coatbridge appear to function with no significant problems and as such I would agree with this opinion. This notwithstanding, I accept that some types of gaming machines may cause increases in internal noise generation that may affect neighbouring shops. However I consider such concerns can be addressed through appropriate conditions. The developer would be requested to provide or ensure that satisfactory sound insulation measures are in place. 5.3 Under the terms of section 18a of the Town and Country Planning (Scotland) Act 1972 an application must be determined in accordance with the terms of the development plan unless material considerations indicate otherwise. The proposal has been advertised as being contrary to the terms of policy COM 3(as revised) of the adopted local plan. This policy states that retail core areas should retain a minimum of 80% of Class 1 shops in the interests of protecting the basic retail function of the core area. Following a recent study of retail floor space (June 1999) it was noted that Coatbridge Town Centre still retains a heavy bias of Class 1 shop units, (73 units)(89%). Of these, 10 units (approximately 11%) are currently vacant. Given this predominance and availability of Class 1 shops, it would be my view that a change of use of this particular shop unit would not have a significant impact on the Councils aim of maintaining the retail function or attracting further Class 1 uses to the town centre. It is noted that the existing vendor would need to be relocated however this should not be considered significant as there are other vacant premises available. As such I consider there are sufficient material considerations that would justify a departure from the terms of Policy COM3. 5.4 Following my consideration of the above matters and having taken into account the terms of objection I would conclude as follows. The proposal generally accords with national planning guidance and would represent an acceptable departure from the terms of local plan policy COM 3. The design of the shop front is considered to be acceptable and the use of the premises would be subject to appropriate conditions. Overall there would be no significant impact on the town centre or loss of amenity as a result of the proposal. It is my view, that on balance, the proposal would be acceptable and I recommend that planning permission be granted subject to conditions. R9900819.DOC 152 Application No. S/96/00173/OUT Date registered 2 July 1996 APPLICANT MR R HILTON, 55 MARSHALL STREET, WISHAW Agent G Robertson, 36 Catherine Street, Motherwell ML1 2RN DEVELOPMENT PROPOSED DWELLINGHOUSE LOCUS SITE ADJACENT TO "HEATHFIELD" GILLHEAD, WATERLOO Estimated Cost ~120,000 Ward No. 15 Grid Reference File Reference S/PL/B/2/61 (4 1)/DMcF/AB Site History Outline consent for the erection of two dwellinghouses was refused in June 1989, application No. 104/89. Outline consent for the erection of a dwellinghouse and associated stables was refused in 1990, application No. 41 1/90 (Outline). A subsequent application for the siting of a residential caravan and extension to existing livery stables was granted on 5th June 1991 with conditions relating to agricultural employment on site. Application for the erection of a dwellinghouse and garage was refused consent on 1st December 1993 (application No. 407193) Development Plan Zoned Greenbelt on the Finalised Draft Southern Area Local Plan Contrary to Development Plan Yes CONSULTATIONS Objection No Objection SEPA, British Gas Conditions British Telecom, West of Scotland Water and Sewerage, Scottish Power, Strathclyde Joint Archaeology Service No Reply REPRESENTATIONS Neighbours 7 letters of objection Newspaper Advertisement Councillor Pentland has objected to the proposals COMMENTS The applicant proposes to erect a dwellinghouse to enable him to manage his adjacent riding school. The site is in the Greenbelt and has a history of applications for residential purposes which have been refused. More details are contained in the following report. Although the applicant has agreed to enter into a Section 75 Agreement with the Planning Authority to bind the use of the house to the stables, I do not consider that the applicant has provided sufficient justification to set :15: %&P NORTH Produced by Planning Application S/96/00173 OUT N @ LANARKSHIRE Dcpmment of Plsnnmg a04 Environment No. swmm DWWO~ Proposed Dwellinghouse .--. COUNCl L 303 srannden sneet MOTHERWELL Site Adjacent to "Heath field" Gillhead, Waterloo, Wishaw A ~epmdmdlmm !ha O~M~IU. Slrrrr mapplrul wnh MLl 1RS t~ pm0.1.m01 me cmtrnimr of mer ~a~cstfs Telephone01695 302100 Fiu 01698 3021012 1:2500 Smwm" Olfise QCrwm apyrbht U~uIhwsdRpmdWmn mlmges Cm*m =WWl OS bscnce L4 09MlL .k Location of Objector ,nd MY ihi10 pmWutmn 01 CWII pm-eiw 154 aside normal development control planning policies in the Greenbelt. A previous temporary consent for a static caravan was granted to assess the applicants need and was never implemented. In the meantime, the stables are continuing to operate successfully. I also consider that the road access is substandard and a further dwellinghouse would aggravate an already unsatisfactory situation. I therefore recommend that planning permission should be refused. RECOMMENDATION Refuse, for the following reasons:- 1. The proposed development would generate a significant increase in vehicular traffic entering and leaving the public highway to the detriment of highway safety. 2. The proposal is contrary to Policy GB1 of the Strathclyde Structure Plan which seeks to limit the spread of built up areas and the encroachment of development into the countryside. 3. The proposal cannot be justified when tested against the criteria listed within policy GBlA of the Strathclyde Structure Plan, which attempts to assess the impact of the development on greenbelt areas. 4. The proposal is contrary to policy RES1 of the Strathclyde Structure Plan which requires preference to be given to residential development on brownfield, infill or redevelopment sites within urban areas rather than greenfield sites. 5. The proposal is contrary to policy ENV6 Greenbelt on the Southern Area Local Plan Finalised Draft which maintains a presumption against development or change of use other than that directly associated with the needs of agriculture, forestry, outdoor leisure and recreation or other appropriate greenbelt uses. 6. The proposal is contrary to policy HSG 1 on the Southern Area Local Plan Finalised Draft which seeks to direct new residential development to brownfield sites in preference to the release of land in greenfield locations. List of Background Papers Applicatioii form and associated plans dated S/96/00 173/OUT Letter from applicant dated 13th June 1996 Letter from applicant dated 6th September 1996 Letter from applicant dated 9th February 1998 Letter froin applicant dated 29th April 1999 Southern Area Local Plan Finalised Draft Letter dated 3rd May 1996 from Strathclyde Joint Archaeology Service Letter dated 15th May 1996 from Strathclyde Joint Archaeology Service Letter dated 17th May 1996 from British Gas 155 Letter dated 20th May 1996 from Scottish Power Letter dated 28th May 1996 from West of Scotland Water Memo dated 18th June 1996 from S.R.C. Divisional Roads Manager Letter dated 27th July 1996 from British Telecom Letter dated 13th September 1996 from SEPA Letter dated 3rd April 1996 from J Jardine, 250 Wishaw Road,Wishaw Letter dated 13th May 1996 from Mr & Mrs Dale, “Rhiconich”, Gillhead, Wishaw ML2 8HD Letter dated 15th July 1998 from Alec Smith, 240 Wishaw Road, Wishaw ML2 8EZ Letter dated 20th July 1998 from J Jardine, 250 Wishaw Road, Wishaw Letter dated 22nd June 1998 from Owner/Occupier “Heathfield”, Gillhead, Waterloo, ML2 8EZ Letter dated 17th May 1999 from J Jardine, 250 Wishaw Road, Wishaw Letter dated 26th May 1999 from Mr T Quigley, 320 Wishaw Road, Wishaw Any person wishing to inspect the above background papers should telephone Motherwell 302 125 and ask for David McFarlane. NOTE 1. If 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. 156 APPLICATION NO. S/96/00 173/OUT REPORT 1. SITE AND PROPOSAL 1.1 The site is at present a field which lies between two existing residential properties at "Gillhead" Waterloo. The site is accessed from the A721 via a private road which has an unmade loose surface. The site has a history of applications for residential developments, all of which have been refused because there has been no acceptable rural justification submitted with the proposal. The site is zoned as Greenbelt on the Finalised Draft Southern Area Local Plan. 1.2 This proposal is Outline only and is seeking to erect a dwellinghouse on the application site. The proposal also involves the construction of an access road to connect the new house to the adjacent existing stables. Those stables and associated fields are owned by the applicant. The applicant has also stated that he would be willing to enter into a Section 75 Agreement which would tie the house to the stables such that the house can only be used as a residence for either the owner, manager or worker in the stables. 1.3 Although this proposal was originally submitted in 1996, there have been a number of changes to the application as the applicant has attempted to provide further information in support of the proposal. 2. CONSULTATIONS 2.1 No objections to the proposal were raised by the Scottish Environment Protection Agency and British Gas. Also no objections subject to conditions have been raised by British Telecom, West of Scotland Water, Scottish Power and the Strathclyde Joint Archaeology Service. In ternis of the site access, the visibility splays are poor, along with the orientation and topography of the road, all contributing to the sub standard nature of the existing access. The Road already serves 3 houses and a business which exceeds the Council's Roads guidelines, which recommends that no more than two residential units should be served off a private access roads. An additional house would also lead to further manoeuvres on a derestricted unlit rural road. 3. REPRESENTATIONS 3.1 The local member for the area, Councillor Pentland, has raised an objection to the proposal because of the Greenbelt zoning of the site in terms of the Local Plan. 3.2 Initially two letters of objection have been received, one of which queried whether the applicant o\vned the total area of the application site. The other objector was concerned about the sub standard nature of the access to the site. They also considered that the existing access road was already well used and that this development would only exacerbate an already difficult traffic situation. This heavy use was also contributing to a deterioration in the access roads surface. 3.3 Fiii-ther letters of objection have also been received. These latest comments reiterate the above points while highlighting the following further issues. - The site is zoned greenbelt. - High voltage electricity cables present a danger. - Septic tank provision will be required. - The stables are not being run as a business. 157 - The site could become one used as a travelling persons site. 4. CONCLUSIONS 4.1 The conditions recommended by British Telecom and Scottish Power relate to careful Investigation of their equipment on site. If approved, their plant and equipment may require relocation at the expense of the applicant. The conditions recommended by West of Scotland Water could be complied with if the proposal is granted. 4.2 The Strathclyde Joint Archaeology Service have indicated that the site may lie within the route of a former roman road. They have therefore asked that if granted, a condition be imposed which requires a watching brief. This would not interfere with the viability of the development but would ensure that the site is investigated with any find recorded and salvaged prior to development. 4.3 This proposal was received prior to the reorganisation of Local Government and as such the former Strathclyde Regional Council’s Roads Network Manager was consulted. His recommendation was that the proposal be refused. I consider his comments still to be valid and that the proposal would exacerbate the dangers associated with a sub standard access. 4.4 The objectors raised a number of issues, one of which was that the applicant did not own all of the site. The applicant has however submitted a revised proposal which encompasses his ownership only. 4.5 As indicated above I consider the objectors concerns relating to the substandard nature of the access to be valid. 4.6 Concerns relating to the provision of a septic tank and presence of electricity cables are details which can be addressed at a detailed stage if granted. No issues of principle have been raised on these issues by the consultees. 4.7 Comments relating to the site’s location in the greenbelt have also been raised by Couiicillor Pentland. I also consider the Greenbelt zoning of the site to be the principle basis upon which this proposal should be considered. 4.8 The finalised draft Southern Area Local Plan in terms of Policy ENV6 (Greenbelt) state that “The Council will safeguard the character and function of the Greenbelt as defined on the Proposals Map within which there will be a presumption against development or change of use other than that directly associated with and required for agriculture, forestry, outdoor leisure and recreation or other appropriate rural use. In this regard, whilst the applicant has stated his willingness to enter into a Section 75 agreement to bind the stable use to the dwellinghouse, I consider there has been insufficient justification provided to warrant the granting of planning permission. I consider that the site’s history demonstrates that the stables have been operating successfully for some time without the need for a residential unit. Indeed the applicant has in the past been given the opportunity of assisting in demonstrating any such need by the granting of planning consent for the siting of a residential caravan however this was never implemented. 4.9 If, as I consider to be the case, that this proposed dwellinghouse is not one which can be justified as being required in association with a valid Greenbelt use, then Local Plan Policy HSG 1 (Housing Strategy) also requires to be considered, HSGl seeks “to direct new residential clwelopment to brownfield sites within build up areas in preference to the release of land in 158 greenfield locations and in so doing will aim to encourage the process of urban renewal and regeneration, satisfy the majority of demand for private housing and widen housing choice. The proposed development, because it is not considered to be required in support of the stables should therefore be directed to the urban area. 4.10 I also consider the proposal would be contrary to policy GBI and RES1 of the Strathclyde Structure Plan which also seek to limit the spread of built up areas and encroachment of development in the countryside while directing such developments to infill or redevelopment sites within urban areas rather than greenfield sites such as this. 4.11 As can be seen from the above there can be no justification on policy grounds to recommend that planning permission be granted. In addition, I also consider that the substandard nature of the access is a further reason why planning permission should not be granted. I therefore recommend that planning permission should be refused. 159 Application No. S/96/00598/FUL Date registered 17 October 1996 APPLICANT MR & MRS K GRAHAM, 178 MAIN STREET, SHOTTS Agent W D Blair, Staff Cottage, 6 Fauldhouse Road, Longridge West Lothian EH47 8AQ DEVELOPMENT ERECTION OF DWELLINGHOUSE LOCATION 178 MAIN STREET SHOTTS Ward No. 17 Grid Reference File Reference S/P/BL/ 1715 6/GL/KW Site History Permission for 2 dwellinghouses refused in 1992. Permission granted in 1994 for the change of use of an outbuilding to small commercial kitchen. Development Plan Mixed land use on the Adopted Shotts Local Plan Contrary to Development Plan No CONSULTATIONS Objection No Objection West of Scotland Water, SEPA, The Coal Authority Conditions No Reply REPRESENTATIONS Neighbours Objection from Neighbouring Farmer Newspaper Advertisement Not Required COMMENTS This application proposes the erection of an additional dwellinghouse at a property at 178 Main Street, Shotts. Consideration of the application has been delayed for over two years, at the applicants request to allow him to investigate the ownershp of the access road to the property. The owner of the adjacent farm is not objecting to the proposal, but the tenant farmer is, on grounds of the conflict between the two adjacent uses. Having considered all the relevant matters in the attached report it is my recommendation that permission be granted for ths proposal. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission 161 Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. 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, including any modlfications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 3. That before the development hereby permitted is completed, all the fences, or walls, as approved under the terms of condition (2)above, shall be erected. Reason: To safeguard the privacy of the adjacent properties and future residents. 4. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 5. That before the dwellinghouse hereby permitted is occupied 2 car parking spaces shall be provided within the curtilage of the plot and outwith the public road or footway, and thereafter be maintained as parlung spaces. Reason: To ensure the provision of adequate parking facilities withm the site. 6. That before the dwellinghouse hereby permitted is occupied a turning facility shall be provided within the curtilage of the site to allow vehcles to enter and leave the site in forward gear. Reason: To ensure satisfactory vehicular access facilities to the dwellings 7. That notwithstandmg the details shown on the plans hereby approved construction of the dwellinghouse shall not commence until finalised drainage details have been submitted to and approved by the Planning Authority. Reason: To ensure the provision of adequate drainage facilities from the site. 8. That a cattle grid and stock proof gate shall be installed at the site access and within the application site. Reason: To prevent farm animals from entering the site and in the interests of animal and public safety. 162 List of Background Papers Application form and plans dated 17/10/96 Letter from applicants agents dated 24/6/99 Submissions from applicant dated 22/3/99 and 5/5/99 Adopted Shotts Local Plan Letter from West of Scotland Water dated 15/11/96 Letter from The Coal Authority dated 21/11/96 Letter from SEPA dated 20/12/96 Objection from Mr & Mrs Forsyth, Stane Farm dated 28/10/96 Letters from Mr & Mrs Forsyth’s agents dated 2811 1/97, 11/12/97, 29/4/99, 10/5/99, 25/5/99, 3 1/5/99, 26/7/99 Letters from Scottish Coal dated 13/12/96, 18/6/99 and 19/7/99 Any person wishing to inspect the above background papers should telephone Motherwell 302104 and ask for Mr Laing. 163 S/96/00598/FUL REPORT 1. SITE AND PROPOSAL 1.1 The application site is an area of garden ground at a property addressed as 178 Main Street, Shotts, but which is actually accessed from a stretch of private road which runs off Main Street, adjacent to Stane Farm. To the south and west of the farm are open fields, to the north east is Stane Farm and to the east is the private access and a corrugated metal garage. 1.2 The applicants propose to erect a bungalow with attic bedrooms in the south east corner of the plot currently occupied be a single house of 178 Main Street. Tne proposed dwelling would be accessed fiom the existing private road access and would have separate parlung and garden ground. 2. BACKGROUND 2.1 The site has a history of commercial uses as coal merchant and a joiners yard, but has been used as a residence since the mid 1980s when the applicant purchased the property and renovated the remaining dwellinghouse on the site. 2.2 An application for the erection of two dwellinghouses made in 1992 was rehsed as the proposed development was likely to result in conflict with the operations of the adjacent farm and as such may reduce the amenity of future residents. 2.3 In 1994 an application to use an outbuilding at the farm as a small commercial kitchen was approved subject to strict conditions relating to its operation. 3. CONSULTATIONS 3.1 There have been no objections to this proposal fiom any of the statutory consultees 4. OBJECTIONS 4.1 Two formal objections have been received to thls proposal from the adjacent tenant farmer and the owner of the farm, Scottish Coal. The objection from Scottish Coal has been withdrawn as a result of the applicants’ investigation into the ownership of the access. 4.2 The objections form the farmer are as follows:- (1) The access to the proposed site would be fiom the main farm road which is in constant use by farm vehicles, delivery vehicles and is used to move cattle from one part of the farm to another. Access is difficult at the moment and another house will exacerbate the problem. (2) There are serious safety implications posed by two conflicting uses in such close proximity. (3) The proposed use of an existing septic tank is unacceptable as the tank is posing problems for the farmer through leaks, and as it is on land owned and not tenanted by hmhe will grant no further servitude’s for sewage disposal. 164 (4) The disruption caused during the construction of the house would threaten the likelihood of the farmer. 4.3 The objection from Scottish Coal echoed these points and was addltionally based on their ownershp of the road and refusal to grant the applicant any additional right of access. 4.4 Normally where no access can be obtained, a planning application would be refused, but in this case the applicant sought time to prove that he had and has access rights to this property. As a result of extensive investigations the applicant found that there was no history of or title relating to ownership of the access and as such has registered a non-domino title relating to the access. As a result of this Scottish Coal has re-considered its position and withdrawn all of its objections to the proposal even though it still owns the farm. 4.5 The farmer and Scottish Coal have both indicated that they are likely to register their own titles over the access and this could lead to a lengthy legal argument over prescriptive rights and competing claims. However, Scottish Coal have indicated that they will grant a right of access for an additional dwelling if they succeed in their claim and in any event the applicant has also displayed a title to hs own ground stating that he has an existing right of access to his land. 4.6 The situation now is that the owners of the farm have withdrawn their objection, but that the tenant maintains his objections as outlined above. My comments on them are as follows: (1) It is clear that there is the potential for conflict between the existing farm and a residential property, however this access is already in use by traffic serving both premises and it is doubtful whether the additional traffic created by a further dwellinghouse would substantially increase the chances of both types of uses coming into conflict whilst using the access. (2) It is clear, however, that the two uses should be separated, if possible, to reduce the possibility of animals entering the residential property and children straying into the working area of the farm. The easiest way to achieve this would be through the use of cattle grids and gates at the entrance to the dwellinghouses. It must also be noted that any future resident is likely to be well aware that they are moving to an area adjacent to a working farm and as such would be well aware of the potential problems outlined by the objector and should expect to be affected by the movement of vehicles and animals and the noise and odours associated with a working farm. The applicant also disputes that the access is used as intensively as is suggested in the objection. (3) On the basis that the applicant has a right of access and claimed ownership, it is likely that alternative provision for the disposal of sewage to the public sewers will be possible, obviating the need to use the existing tank for the new dwellinghouse. (4) There is dmuption associated with all building works and this cannot be prevented. In most cases common sense on both sides would prevail and disruption would be minimised, particularly as the proposed site of the house is extensive and could accommodate materials and vehicles. 5. CONCLUSIONS 165 5.1 There are a number of issues to be considered in the assessment of what has become a complex proposal. It would appear that the applicant does have a right of access to his land and may well own the access. The owners of the farm have accepted the construction of an additional house on this site and have withdrawn their objections which were the same as those of the tenant farmer who maintains his objections. 5.2 This proposal is a marked improvement on the proposal refused in 1992 with only a single house situated as far away from the farm as is possible on a site in such close proximity. The farmers’ objections are valid concerns, and although disputed by the applicant must be considered. On balance I am of the opinion that one additional dwellinghouse is unllkely to have a seriously detrimental effect on the operation of the farm and that future residents should be well aware of the amenity implications of living next to a farm. 5.3 It is, therefore, my recommendation that permission be granted for this proposal subject to suitable conditions. 166 Application No. S/98/01556/OUT Date registered 13 November 1998 APPLICANT WALTER WIGHTMAN, 77 KIRKLEE ROAD, MOSSEND, BELLSHILL ML4 2RU Agent DEVELOPMENT CONSTRUCTION OF DWELLINGHOUSE LOCATION LAND TO SOUTH-EAST OF KIRKLEE COTTAGE, KIRKLEE ROAD, BELLSHILL Ward No. 28 Grid Reference 275097659439 File Reference S/pL/B/7/70( 1 15)/WLS/AB Site History Site of former Kirklee Cottage, now demolished Outline consent for 3 houses granted 1985; 1 built Development Plan No Significant change (Bellshill & Mossend Local Plan) Greenbelt (Southern Area Local Plan) Contrary to Development Plan Yes CONSULTATIONS Objection No Objection Coal Authority, Scottish Power, Health & Safety Executive, West of Scotland Water Conditions Transco No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS This application is for the construction of a house (in outline) on a site off Kirklee Road, Mossend; another application (S/98/0 1557/OUT) relates to an adjoining site. The land lies outwith the built-up area, adjacent to a railway line, and has a high pressure gas main running through it; it is also accessed along an unadopted road, which is in a very poor condition. Further details are contained in the accompanying report. 168 RECOMMENDATION Grant, subject to the following conditions:- 1. That before development starts, a further planning application shall be submitted to the Planning Authority in respect of the following reserved matters:- (a) the siting, design and external appearance of all buildings and other structures; (b) the means of access to the site; (c) the layout of the site, including all roads, footways, and parking areas; (d) the design and location of all boundary walls and fences; (e) the provision of drainage works; (f) the disposal of sewage; (g) details of existing trees, shrubs and hedgerows to be retained; (h) details of existing and proposed site levels. Reason: To enable the Planning Authority to consider these aspects. 2. That the development hereby permitted shall be started, either within five years of the date of this permission, or within two years of the date on which the last of the reserved matters are approved, whichever is the later. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 3. That, notwithstanding the generalities of condition (1) above, the access drive to the site, shaded YELLOW on the approved plans, shall be surfaced in tarmacadam, or similar sealed material, prior to the house being occupied. Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwelling. 4. That, notwithstanding the generalities of this consent, two off-street parking spaces shall be provided within the curtilage of the proposed house. Reason: To ensure the provision of adequate parking facilities within the site. 5. That, notwithstanding the generalities of this consent, rear garden ground of at least 100 square metres shall be provided. Reason: In the interests of the amenity of the proposed house. 169 6. That notwithstanding the generalities of condition (1) above, the length of Kirklee Road shaded BROWN on the approved plans shall be repaired, and the potholes infilled using appropriate basecourse and wearing course materials, prior to the house being occupied. Reason: In the interests of public safety and to ensure satisfactory vehicular and pedestrian access facilities to the dwelling. 7. That, notwithstanding the generalities of condition 1 above, the house shall be positioned no closer than 6 metres from the high pressure, gas pipeline within the site, and that the pipeline shall be covered by concrete slabs of a size and quality approved by Transco. Reason: To ensure satisfactory safety provisions in respect of the gas pipeline. 8. That within three years of the date of this permission, an application for approval of the reserved matters, specified in condition 1 above, shall be made to the Planning Authority. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. List of Background Papers Application form and plans Bellshill & Mossend Local Plan Draft Southern Area Local Plan Letter dated 25 November 1998 from First Engineering Memo dated 7 December 1998 from Transportation Team Manager Letter dated 10 December 1998 from Transco Letter dated 11 December 1998 from Coal Authority Letter dated 15 December 1998 from Scottish Power Letter dated 23 December 1998 from Health & Safety Executive Letter dated 24 December 1998 from Transco Letter dated 5 January 1999 from West of Scotland Water Letter dated 29 January 1999 from Health & Safety Executive Letter dated 10 February 1999 from Health & Safety Executive Letter dated 8 February 1999 from Transco Letter dated 24 June 1999 from Freelands Any person wishing to inspect the above background papers should telephone Motherwell 302088 and ask for Mr Stevenson. 170 APPLICATION NO. S/98/01556/OUT REPORT PROPOSAL AND SITE 1. This application is for outline permission for a single house on a site adjacent to Kirklee Cottage, Mossend; another application, S/98/0 1557/OUT, relates to adjoining land. The site lies on the outskirts of the built up area, to the south of Mossend, and is adjacent to a railway line. The site is accessed from Kirklee Road, a substantial part of which is not an adopted road; it is in a very poor condition, with a very uneven surface and large potholes. 2. In 1985, outline planning consent for 3 houses was granted at this location, the site of the former Kirklee Cottage, but only one house was built. The outline consent for the others lapsed, and the applicants now wish to gain approval for two houses. 3. The site is allocated on the Adopted Bellshill & Mossend Local Plan as within an area of no significant change and the Draft Southern Area Local Plan as Greenbelt. CONSULTATIONS 4. No objections were presented by The Coal Authority and Scottish Power. 5. Transco noted the existence of a high pressure gas main running through part of the site, but offered no objections although specifying precautions to be taken. 6. Health and Safety Executive noted the existence of a high pressure gas main within the site, but did not advise against consent being granted. 7. West of Scotland Water noted that the site could not be served by the public sewerage system, but that a water supply could be made available. 8. The proposal was advertised under the ‘Development Contrary to Development Plans’ procedure, but no objections were received. PLANNING CONSIDERATIONS 9. Two main issues are raised by this proposal, one being the matter of the development being contrary to both the adopted Local Plan and to the new draft local plan. However, given the site history, and the fact that the development would effectively be within the garden ground of the existing house, I do not consider this to be a fundamental problem. 10. The second determining issue is that of access to the site, which is by way of a private road which is in a very poor condition. The applicant appears to have the right to improve this road, and so planning conditions requiring such work may be attached. The road currently serves two properties, Biggins Farm and Kirklee Cottage, and this application (and the associated proposal) will add a further two; but there is scope to have the road repaired to a satisfactory standard. 171 CONCLUSIONS 1 1. This proposal, while appearing to be contrary to planning policy, is one where the planning history of the site, and the fact that it is not, strictly speaking, a “greenfield” development, should be taken into account. Consent has previously been granted, and the small scale of the proposals lead me to recommend that outline permission be granted again. 172 Application No. S/98/01557/OUT Date registered 13 November 1998 APPLICANT WALTER WIGHTMAN, 77 KIRKLEE ROAD, MOSSEND, BELLSHLL ML4 2RU Agent DEVELOPMENT CONSTRUCTION OF DWELLINGHOUSE LOCATION LAND TO SOUTH-EAST OF KIRKLEE COTTAGE, KIRKLEE ROAD, BELLSHILL Ward No. 28 Grid Reference 275094659462 File Reference S/pL/B/7/70( 1 16)/WLS/AB Site History Site of former Kirklee Cottage, now demolished Outline consent for 3 houses granted 1985; 1 built Development Plan No Significant change (Bellshill & Mossend Local Plan) Greenbelt (Southern Area Local Plan) Contrary to Development Plan Yes CONSULTATIONS Objection No Objection Coal Authority, Scottish Power, Health & Safety Executive, West of Scotland Water Conditions Transco No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS This application is for the construction of a house (in outline) on a site off Kirklee Road, Mossend; another application (S/98/0 1556/OUT) relates to an adjoining site. The land lies outwith the built-up area, adjacent to a railway line, and has a high pressure gas main running through it; it is also accessed along an unadopted road, which is in a very poor condition. Further details are contained in the accompanying report. 174 RECOMMENDATION Grant, subject to the following conditions:- 1. That before development starts, a further planning application shall be submitted to the Planning Authority in respect of the following reserved matters:- (a) the siting, design and external appearance of all buildings and other structures; (b) the means of access to the site; (c) the layout of the site, including all roads, footways, and parking areas; (d) the design and location of all boundary walls and fences; (e) the provision of drainage works; (f) the disposal of sewage; (g) details of existing trees, shrubs and hedgerows to be retained; (h) details of existing and proposed site levels. Reason: To enable the Planning Authority to consider these aspects. 2. That the development hereby permitted shall be started, either within five years of the date of this permission, or within two years of the date on which the last of the reserved matters are approved, whichever is the later. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. That, notwithstanding the generalities of condition (1) above, the access drive to the site, shaded YELLOW on the approved plans, shall be surfaced in tarmacadam, or similar sealed material, prior to the house being occupied. Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwelling. 4. That, notwithstanding the generalities of this consent, two off-street parking spaces shall be provided within the curtilage of the proposed house. Reason: To ensure the provision of adequate parking facilities within the site. 5. That, notwithstanding the generalities of this consent, rear garden ground of at least 100 square metres shall be provided. Reason: In the interests of the amenity of the proposed house. 6. That, notwithstanding the generalities of condition (1) above, the length of Kirklee Road shaded BROWN on the approved plans shall be repaired, and the potholes infilled using appropriate basecourse and wearing course materials, prior to the house being occupied. Reason: In the interests of public safety and to ensure satisfactory vehicular and pedestrian access facilities to the dwelling. 175 7. That, notwithstanding the generalities of condition 1 above, the house shall be positioned no closer than 6 metres from the high pressure, gas pipeline within the site, and that the pipeline shall be covered by concrete slabs of a size and quality approved by Transco. Reason: To ensure satisfactory safety provisions in respect of the gas pipeline. 8. That within three years of the date of this permission, an application for approval of the reserved matters, specified in condition 1 above, shall be made to the Planning Authority. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. List of Background Papers Application form and plans Bellshill & Mossend Local Plan Draft Southern Area Local Plan Letter dated 25 November 1998 from First Engineering Memo dated 7 December 1998 from Transportation Team Manager Letter dated 10 December 1998 from Transco Letter dated 11 December 1998 from Coal Authority Letter dated 15 December 1998 from Scottish Power Letter dated 23 December 1998 from Health & Safety Executive Letter dated 24 December 1998 from Transco Letter dated 5 January 1999 from West of Scotland Water Letter dated 29 January 1999 from Health & Safety Executive Letter dated 10 February 1999 from Health & Safety Executive Letter dated 8 February 1999 from Transco Letter dated 24 June 1999 from Freelands Any person wishing to inspect the above background papers should telephone Motherwell 3 02088 and ask for Mr Stevenson. 176 APPLICATION NO. S/98/01557/0UT REPORT PROPOSAL AND SITE 1. This application is for outline permission for a single house on a site adjacent to Kirklee Cottage, Mossend; another application, S/98/0 1556/OUT, relates to adjoining land. The site lies on the outskirts of the built up area, to the south of Mossend, and is adjacent to a railway line. The site is accessed from Kirklee Road, a substantial part of which is not an adopted road; it is in a very poor condition, with a very uneven surface and large potholes. 2. In 1985, outline planning consent for 3 houses was granted at this location, the site of the former Kirklee Cottage, but only one house was built. The outline consent for the others lapsed, and the applicants now wish to gain approval for two houses. 3. The site is allocated on the Adopted Bellshill & Mossend Local Plan as within an area of no significant change and the Draft Southern Area Local Plan as Greenbelt. CONSULTATIONS 4. No objections were presented by The Coal Authority and Scottish Power. 5. Transco noted the existence of a high pressure gas main running through part of the site, but offered no objections although specifying precautions to be taken. 6. Health and Safety Executive noted the existence of a high pressure gas main within the site, but did not advise against consent being granted. 7. West of Scotland Water noted that the site could not be served by the public sewerage system, but that a water supply could be made available. 8. The proposal was advertised under the 'Development Contrary to Development Plans' procedure, but no objections were received. PLANNING CONSIDERATIONS 9. Two main issues are raised by this proposal, one being the matter of the development being contrary to both the adopted Local Plan and to the new draft local plan. However, given the site history, and the fact that the development would effectively be within the garden ground of the existing house, I do not consider this to be a fundamental problem. 10. The second determining issue is that of access to the site, which is by way of a private road which is in a very poor condition. The applicant appears to have the right to improve this road, and so planning conditions requiring such work may be attached. The road currently serves two properties, Biggins Farm and Kirklee Cottage, and this application (and the associated proposal) will add a further two, but there is scope to have the road repaired to a satisfactory standard. 177 CONCLUSIONS 11. This proposal, while appearing to be contrary to planning policy, is one where the planning history of the site, and the fact that it is not, strictly speaking, a “greenfield” development, should be taken into account. Consent has previously been granted, and the small scale of the proposals lead me to recommend that outline permission be granted again. 178 Application No. S/98/0 15 5 8FUL Date registered 13th November 1998 APPLICANT MR C. LUCEllNI, 1 HOLLANDHURST ROAD, COATBRIDGE Agent John Harley, 4 Forsyth Street, Airdrie DEVELOPMENT ERECTION OF TWO DWELLINGHOUSES LOCATION LAND SOUTH OF BRAEFOOT COTTAGE, CARLISLE ROAD, CLELAND Ward No. 19 Grid Reference File Reference S/PL/B/4/3 3 (85) Site History This site has an extensive planning history with the last approved use being a petrol filling station. The Council has consistently refused applications for any development other than the approved use and has refused applications for a transport hostel, car showroom, industrial units and various dwellinghouses, the most recent of these being in 1990. An application for a petrol filling station, shop and drive through restaurant is also currently being considered by the Council, although further information from the applicant is being awaited. Development Plan Green Belt on Finalised Draft Southern Area Local Plan Contrary to Development Plan Yes CONSULTATIONS Objection No Objection SEPA, The Coal Authority, West of Scotland Water Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS This proposal relates to the site of a former garage and petrol filling station, located on the A73 Carlisle Road to the north of Bellside Bridge, Bellside. The applicant proposes the construction of two dwellinghouses on the site which is now littered with builders rubble and is the subject of fly tipping. Whilst the site lies within the Green Belt and there is no specific policy justification for this proposal, each development proposal has to be considered on its merits. This site has had non-conforming uses since the 1940s and is currently derelict with potential contamination problems which this proposal could directly address. It is my recommendation that permission is granted. I would remind members that if the Committee is minded to grant permission \\ r------ Braefoot Cottage 180 it will have to be referred to the Secretary of State, as it is contrary to the development plan. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before development hereby permitted starts, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants) and the location nature and state of any petrol/diesel tanks or other associated underground apparatus, shall be submitted to the Planning Authority and the works required in order to remove or render harmless these contaminants, having regard to the proposed use of the site, shall be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed. Reason: To ensure the site is free of contamination in the interests of the safety of future residents. 3. That before the development hereby permitted starts, a report describing the potential for gas migration beneath the application site, shall be submitted to the Planning Authority, which report shall assess the site for both concentrations and measured flow rates of gas, the number of sampling points conforming to the British Standards Institute Draft for Development (DD175: 1988) Code of Practice for the Identification of Contaminated Land and its Investigation and the monitoring carried out in accordance with the Department of the Environment Waste Management Paper No 27 Landfill Gas, and including any works required for a gas mitigation scheme shall be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed. Reason: To ensure the site is not adversely affected by gas migration in the interests of the safety of future residents. 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, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 181 5. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 6. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects in detail. 7. That within one year of the occupation of the first dwellinghouse hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 6 above, shall be completed and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased, within two years of the 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 amenity of the area and of future residents. 8. That before development starts, details of the surface finishes to all parking and manoeuvring areas shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 9. That no dwellinghouse shall be occupied until the access roads and footways leading thereto from the existing public road have been constructed in accordance with the details approved under the terms of condition (8) above. Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings. 10. That a visibility splay of 4.5 metres by 215 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the first dwellinghouse is occupied, everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line 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 sight line areas. Reason: In the interests of traffic and pedestrian safety. 182 11. That notwithstanding the details required in condition (8) above the access road from its junction with the public road to a point beyond the manoeuvring area shall be finished in a sealed surface agreed in advance with the Planning Authority. Reason: To prevent deleterious material being carried onto the road. 12. That before the development hereby permitted commences full details of the design of the septic tank and soakaway shall be submitted to and approved by the Planning Authority. Reason: To ensure the adequate removal of foul drainage from the site. NOTE TO APPLICANT If granted, this application will require to be referred to the Scottish Ministers in accordance with the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997. List of Background Papers Application form and plans registered on 1311 1/98 Letter and amended plans received on 22/3/99 Amended plans received on 8/4/99 Southern Area Local Plan Finalised Draft 1998 Central Industrial Area Part Development Plan County Map 1964 Letter from West of Scotland Water dated 2/12/98 Letter from The Coal Authority dated 9/12/98 Letter from SEPA dated 1/3/99 Memo from Director of Environmental Services dated 3/12/98 Any person wishing to inspect the above background papers should telephone Motherwell 302 104 and ask for Mr Laing. 183 APPLICATION No. S/98/01558/FUL REPORT 1. APPLICATION SITE 1.1 The application site is the former petrol filling station site located, adjacent to the A73, to the north of Bellside Bridge, Bellside. The site which is on the west side of the A73, has a frontage of approximately 1 18 metres and a depth of 34 metres over the majority of the site. 1.2 The areas to the west and south of the site are rough grazing, with additional grazing land beyond the single dwellinghouse which lies to the north of the site. Across the A73 lies the former Bellside Quarry and the junction of the A73 with Fernieshaw Road. 1.3 The site is currently vacant, but there are the rubble remains of the garage buildings, including the asbestos roof, and the site has been subjected to a high level of fly tipping leaving it in an unsightly, umkempt state. The petrol tanks are still believed to be below the site. 2. PROPOSAL 2.1 The applicant proposes to erect two 1 !4 storey detached dwellinghouses on the site. The houses would share a common access road within the site and the access to this road from the A73 will be located at the northernmost part of the site. Drainage from the houses would be to a single septic tank and thereafter a soakaway and the proposals also include the provision of a high level of screen planting. 3. CONSULTATION 3.1 The Coal Authority, West of Scotland Water and SEPA have offered no objections to the proposal and although the Director of Environmental Services raised no objections, the site may be contaminated from its former use, the petrol tanks may need the removed and the site may be affected by gas migration from the nearby landfill site at Auchinlea. 4. PLANNING ASSESSMENT 4.1 There are a number of matters which must be given detailed consideration, when assessing the merits of this application. Firstly, the policy issues raised by the proposal must be addressed and, if there is found to be a justification for the proposals, the site characteristics and the design of the dwellinghouses will have to be assessed for their suitability. 4.2 This site lies with an area identified as Green Belt under policy ENV6 of the Southern Area Local Plan Finalised Draft 1998. This policy has a presumption against development other than that directly associated with and required for agriculture, forestry, outdoor leisure and recreation or other appropriate uses. It is obvious that under the terms of this policy there is no justification for this proposal. The approved zoning for the site is also Green Belt on the Central Industrial Area Part Development Plan County Map 1964. 184 4.3 In order to proceed to consideration of the detailed site issues there has to be a justification for this proposal. The site, as it stands, is unkempt and detracts from the visual amenity of the area and, given the past hstory of the site, there is a likelihood that it is contaminated. As its use as a petrol filling station has ceased from a number of years, the potential for the site being ti&ed up and de-contaminated has to be considered. A “wasteland notice” could be served requiring the site to be cleaned, but this may not require the decontamination of the site and the notice may not be complied with, which could result in the Council having to take direct action and then attempting to recover the costs. 4.4 It falls therefore to the Council to resolve whether this is a unique case, where a departure from policies, which are not mandatory, is justified. In light of the site’s history of use and current state, the acceptance of limited residential development does offer the opportunity to resolve an unacceptable situation. 4.5 If the contention outlined above is accepted then the site characteristics have to be considered. The site is adjacent to a busy derestricted stretch of the A73 and would have to be accessed from a point close to the brow of a hill and a road junction. While I am concerned that there are inherent dangers in manoeuvring into and out of such a site, it has to be accepted that the level of tracusing the site will be far less than that which used the former petrol filling station. 4.6 Full reports on the potential for gas migration and contamination from the former use would also have to be submitted prior to any development, in order that appropriate mitigating measures could be agreed, as it is unlikely that the site could be built on in its present state. 4.7 The final consideration which has to be made is the design of the proposed dwellings. The buildings obviously would introduce modern construction in a countryside area, but by making the design 1?4 storey with small front dormers, using appropriate fishing materials and screening the houses from the road, the impact could be reduced to an acceptable level. 5. CONCLUSIONS AND RECOMMENDATION 5.1 This proposal raises complex and important issues in terms of policy, safety and design. The design of the houses is acceptable and the issues of gas migration and contamination can be addressed through conditions. There are however concerns over road safety and the justification for two dwellings in the Green Belt which are contrary to Council policies. 5.2 It could be argued that, in light of the past approved previous use of the site, as a petrol filling station this is an exceptional case which, because of its individual characteristics, merits approval and would achieve a general improvement to a site which currently detracts from the visual amenity of the area. As such it is my recommendation that permission is granted. 5.3 I would remind the Committee that if granted, this application will require to be referred to the Scottish Ministers in accordance with the Town and Country Planriing (Notification of Applications) (Scotland) Direction 1997. 185 Application No. S/99/00054/FUL Date registered 9 February 1999 APPLICANT ALLIED LONDON AND SCOTTISH PROPERTIES PLC, 7TH FLOOR, CLYDEWAY SKYPARK, 8 ELLIOT PLACE, GLASGOW G3 8EP Agent Bonar and Grams Architects, 6th Floor, Clydeway Skypark, 8 Elliot Place, Glasgow G3 8EP DEVELOPMENT ERECTION OF A TEN PIN BOWLING ALLEY AND BAFVRESTAURANT LOCATION LAND SOUTH OF McDONALDS RESTAURANT, GLASGOW ROAD,WISHAW Ward No. 7 Grid Reference 278890655190 File Reference Site History Application site formerly occupied by a bonded warehouse, demolished in 1989 Application for superstore, withdrawn in 1991 Outline planning consent granted for retail development, October 1994 (App No. 273193 (outline)) Planning consent granted for 44,000 ft2 of retail store with associated car parking and servicing, October 1995 (App No. 273/93A) Planning consent granted for alterations to elevations and layout, February 1996 (App No. 95/00797/AMEND) Planning consent granted for erection of bingo hall, drive thru restaurant and 2500 sq ft retail unit, September 1996 (App No. S/96/00205/FUL) Planning permission granted for third booth extension to rear of existing store, May 1997 (App No. S/97/00148/FUL) Planning permission granted for alterations to drive thru restaurant forming new office, October 1997 (App No. S/97/00584/AMEND) Planning permission granted for extension to dnve thm restaurant, December 1997 (App No. S/97/00718/FUL) Development Plan Leisure Development Opportunity, Southern Area Local Plan (Finalised Draft) Contrary to Development Plan No CONSULTATIONS Objection No Objection West of Scotland Water Authority, First Engineering Conditions No Reply I ’ k‘ NORTH Planning Application No. S/99/000541FUL @ LANARKSHIRE w&yan-m=d-by yl)%nlnsr@ Erection of a Ten Pin Bowling Alley and EWRestaurant .-- COUNCIL m11RS - Land South of McDonalds Restaurant mrmmoabwe syu,“sppq wfh A U?epmswondheCai!c4WdbrtAqWs , T-msss~m km-~rmm* 1’1250 %-are 0amm~rgr I Glasgow Road, Wishaw -rqmaraanrmprr-wlf c6 bm-e MWlL nd nnywlo~m Uayll pDBedvrii 187 REPRESENTATIONS Neighbours Newspaper Advertisement No Response COMMENTS Originally the applicant sought planning consent to erect a ten pin bowling alley and two retail units at Glasgow Road, Wishaw. The applicant however amended these plans and now seeks permission to erect a ten pin bowling alley and bar/restaurant The proposed site is confined solely to the area formerly occupied by the bonded warehouse and has already been partially developed. In 1996 planning permission was granted for the erection of a bingo hall, drive thru restaurant and 2500 sq ft retail unit. From this permission only the drive thru restaurant has been constructed along with part of the building for the bingo hall. The applicant however was unsuccessful in attracting a suitable bingo hall operator and leased part of the proposed unit as a cinema. Thls application seeks to erect a ten pin bowling alley and barkestaurant within the footprint of the remaining ground which was not developed. No objections have been received from either the statutory consultees or the public. In terms of design and impact upon adjoining neighbours the proposed development is considered acceptable. It is therefore recommended that planning permission is granted. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started wihfive years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. 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, including any modifications as may be required. Reason: In the interests of amenity. 3. That before the development hereby permitted is completed or brought into use, all the fences, or walls, as approved under the terms of condition 2 above, shall be erected. Reason: In the interests of amenity. 4. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, 188 shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: In the interests of visual amenity. 5. That before the development hereby permitted is completed or brought into use, all the parking and manoeuvring areas shown on the approved plans, shall be levelled, properly drained, surfaced in a material whch the Planning Authority has approved in writing before the start of surfacing work and clearly marked out, and shall, thereafter, be maintained as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities withm the site. 6. That before the development hereby permitted is completed, or brought into use a revised Traffic Impact Analysis, only containing a Projected Pedestrian Flow Survey and Projected PV2 Survey which specifies the works required to accommodate the increased pedestrian traffic which will be generated by this scheme, shall be submitted for the approval of the Planning Authority. Reason: In the interests of public safety. 7. That for the avoidance of doubt, prior to the development hereby permitted being completed or brought into use all the works required under the terms of condtion 10 above, shall be completed to the satisfaction of the Planning Authority. Reason: In the interests of public safety. List of Background Papers Application form and accompanying plans registered 9/2/99 Southern Area Local Plan (Finalised Draft) Letter dated 22/2/99 fiom West of Scotland Water Authority Letter dated 24/6/99 fiom West of Scotland Water Authority Letter dated 8/7/99 from First Engineering Any person wishmg to inspect the above background papers should telephone Motherwell 302139 and ask for Gwen McKillop. 189 Application No. s/99/00 127RuL Date registered 3 February 1999 APPLICANT MR S CRAWFORD, LODGEHILL, DAVISDYKE ROAD, ALLANTON Agent W D Blair, Staff Cottage, 6 Fauldhouse Road, Longridge EH47 8AQ DEVELOPMENT ERECTION OF DWELLINGHOUSE LOCATION SUMMERHILL, (ADJACENT TO LODGE HILL) DAVISDYKE ROAD, ALLANTON Ward No. 17 Grid Reference File Reference SlP/BL/3/3 6/GL/KW Site History No site history Development Plan Countryside Around Towns on Finalised Draft Southern Area Local Plan Rural Area: Shotts Local Plan Contrary to Development Plan Yes CONSULTATIONS Objection No Objection West of Scotland Water, The Coal Authority Conditions No Reply SEPA West REPRESENTATIONS Neighbours One letter of Representation Newspaper Advertisement No Response COMMENTS The proposal is for the erection of a single dwellinghouse on a site adjacent to Lodge Hill, Davisdykes Road, Allanton. As part of the proposal the applicant has offered to remove a disused railway bridge and carry out a large amount of tree planting. The site is within the area defined as Countryside Around Towns on the Finalised Draft Southern Area Local Plan and I can find no justification for departing from the provisions of the plan. Full details of my considerations are contained in the attached report and it is my recommendation that this application be refused. RECOMMENDATION 191 Refuse on the grounds that the proposal is contrary to the terms of RUBof the Adopted Shotts Local Plan and ENV8 of the Southern Area Local Plan Finalised Draft, both of which presume against new residential development in rural areas unless associated with rural land use. NOTE TO COMMITTEE If 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. List of Background Papers Application form and plans and supporting statement from applicant dated 2/2/99 Letter from applicants dated 26/4/99 Shotts Local Plan 1998 Finalised Draft Southern Area Local Plan Letter from West of Scotland Water dated 18/2/99 Letter from The Coal Authority dated 17/2/99 Letter from Mr Graham, Auchterhead Farm, Newmains, dated 26/2/99 Any person wishing to inspect the above background papers should telephone Motherwell 302 104 and ask for Mr Laing. 192 APPLICATION No. S/99/00127RUL REPORT 1 .o SITE AND PROPOSAL 1.1 The application site is a triangular area of ground between Lodge Hill and the disused railway on the north side of Davisdykes Road, Allanton and on the site of a previous house known as Summerhill. 1.2 To the west of the site is Lodge Hill, a former farm house owned by the applicant, to the north east is a disused railway and to the south is farmland and a farmhouse. 1.3 The applicant proposes to erect a single storey detached dwellinghouse, plant the site boundaries heavily with trees and demolish a rail bridge, which crosses Davisdykes Road to the east of the site, and plant the resulting embankment with further trees. 2.0 BACKGROUND 2.1 In support of the application the applicant has produced a statement from a neighbour which claims that there was an occupied house on this site up until the 1950s. In addition he also cites a number of instances where former houses have been rebuilt and liken their proposal to a lowland croft scenario, with a cluster of houses and a high degree of tree planting. The removal of the brick and concrete rail bride and its supports is also offered as an environmental improvement, for the general benefit of the area. 3 .O CONSULTATIONS AND FEPRESENTATIONS 3.1 Both West of Scotland Water and the Coal Authority have offered no objections to the proposal, but I have received no response from SEPA. 3.2 One neighbour who owns the land to the south of the site across Davisdykes Road has indicated that he owns land which the applicant proposes to plant at the southern end of the Rail Bridge. The applicant has accepted that this land is outwith his control, although the offer to carry out planting is maintained. 4.0 CONSIDERATIONS 4.1 The primary consideration in the assessment of this proposal is whether the applicant has offered any justification for a departure from the policies of both the adopted and finalised draft Local Plans. If a departure is justified then additional consideration of amenity and road safety issues would follow. 4.2 Under the provisions of the Shotts Local Plan this site falls within the Rural Area. As the proposed dwelling is not related to agriculture, forestry, fishing, tourism, outdoor recreation and is not a site occupied by a dwelling in the last five years the proposal has no justification. There is however an offer to remove a rail bridge and plant trees which could be classed as a 193 form of landscape improvement, which is a potential justification in terms of the policy. However the area is not despoiled or unattractive and, while the rail bridge is disused and badly maintained I, am of the opinion that the offered improvements are not sufficient to justify a departure from policy. 4.3 Under the provisions of policy ENV8 of the Southern Area Local Plan Finalised Draft there would also have to be a direct link to a rural land use, which has not been shown. 4.4 There is no visible evidence of there being a dwelling on the site in recent times to allow this proposal to be classed as an improvement or rebuilding of an existing dwelling. As all applications are considered on their individual merits and precedent is therefore, not a justification, the existence of other cases of redevelopment in this area is also not a justification for a departure from local plan policies. 4.5 A comparison has been drawn with lowland crofting developments, attempting to liken the existing developments in the area to a lowland crofting style of development, with this being the last house in the cluster which characterises such a development. The most common form of lowland croft development is a clover leaf shape with the houses sharing a single access from the main road. This is not the case at Davisdykes as all the properties would eiijoy their own access to Davisdykes Road and do not conform to the clover leaf style of development. 5.0 CONCLUSIONS 5.1 From the details contained in this report and the considerations outlined above it is clear that there is insufficient justification in this proposal for a departure from existing policies and that planning permission should, therefore, be refused. 5.2 It should be noted that if the Council are minded to grant permission, the application will require to be referred to the Scottish Ministers in accordance with the “Development Contrary to Development Plans” procedure, at which time it may be called in for determination, possibly at a public local inquiry. 194 Application No. S/99/00191/FUL Date registered 18 February 1999 APPLICANT MOHAMMED BOOTA Agent Ian Keachie, 72 North Orchard Street, Motherwell, ML1 5TL DEVELOPMENT ALTERATIONS TO SHOPFRONT LOCATION 21 RANGE STREET, MOTHERWELL, ML12HT Ward No. 12 Grid Reference 276655 655645 File Reference S/PL/B/11/7(57)/MH/AB Site History Advert application for projecting box signs Development Plan Residential on Southern Area Local Plan - Finalised Draft Contrary to Development Plan No CONSULTATIONS Objection Area Housing Manager No Objection Strathclyde Police Conditions No Reply REPRESENTATIONS Neighbours 2 letters of Objection and petition with 16 signatures Newspaper Advertisement Not Required COMMENTS Th~sapplication is for a new shop fiont and new public entrance at the rear of an existing shop. I consider that the proposed development will not have for the reasons outlined in the accompanying report have an adverse effect and hereby recommend that the application be granted. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. ., >< -1 Planning Application No. S/99/00191/FUL .w NORTH Piodwcd by LANARKSHIRE ~ Dcpanmenr of plannlnpand Environment Pro posed AI te rations to Existing S hopfront SiYmcin DMYM .--.@ COUNCIL 303MOTHERWELL srrnaen strcn 21 Range Street, Motherwell MLl 1RS RLDIoIYSII fmm !he hdnanSL Suncy mawqrlh ! vlc pmwm of hCConUolbr ofMI Malnyr Telepnme 01695 302100 01698 3021012 A 1 Far Location of Objectors 1:1250 * s11110~~01151.0cromUcauvlorIyd 1cpldmlIDn mfrmgsCnpyriglu Cmm CnWnDhl I OS tisonec L4 090411 0 Location of Petitioners anarnayieaaio P~KY~~~ISN~IP~~MIYIOI~ 196 2. That the proposed built-up windows and doors shall be finished in materials to match those used on the existing building. Reason: In the interests of visual amenity. List of Background Papers Application form dated 18/2/99 and plans Southern Area Local Plan Finalised Draft Letter of objection dated 23.2.99 from Mr & Mrs Moon, 22 Range Street, Mothemell MLl 2HT Letter of objection dated.5.3.99 from Mr M Wedlock, 8 Range Street, Motherwell Petition with 16 signatures received 5.3.99 from occupiers at 2-22 Range Street, Motherwell. Any person wishing to inspect the above background papers should telephone Motherwell 302128 and ask for May Hogg. 197 APPLICATION NO. S/99/0019 1FUL REPORT 1. PROPOSALS 1.1 The application is for a new shop front at an existing shop at 2 1 Range Street, Motherwell, amendments to the internal layout and a new public entrance at the rear of the shop whch faces the existing parking area. 1.2 The internal amendments will create an improved sales area, and better segregate the store and toilet area. The total floorspace is 102 sq m which will be unchanged. The sales area will increase from approximately 70 sq m to 80 sq m. 1.3 Presently there is one public entrance to the shop, opposite Woodside Tower. ms will be moved to the next window bay, widened and a dlsabled ramp installed. The present delivery entrance off the car park at the rear of the shop will become a second public access again with a disabled ramp. 2. OBJECTIONS AND CONSULTATIONS 2.1 A petition and two objections have been received from persons in the neighbourhood of the shop. An objection has also been received from the Area Housing Manager, Motherwell. The objections relate mainly to youths loitering around the shop and to parlung problems. 2.2 Strathclyde Police have no objection to the proposals. 3. OBSERVATIONS 3.1 The internal alterations will not increase the total area of the shop although there will be a small increase in sales area. The alterations will also involve moving the servery to a position opposite the rear entrance which with glazed door and side screens will make the exterior area at the rear of the premises visible from the shop servery and so, in my view, provide an enhanced level of supervision by shop staff. 3.2 With regard to parkmg the majority of the present shop trade is on foot and therefore these proposals are unlikely to significantly increase demand on the parking at the rear of the shop. 3.3 Problems with relation to youths loitering around the shop cannot be dealt with under the Planning Acts. It is my opinion that the proposals will not adversley affect this problem and the new rear door and glazing panels may improve matters during hours when the shop is open. 198 Application No. S/99/00264/FUL Date registered 26th February 1999 APPLICANT LANARKSHIRE DEVELOPMENT AGENCY Agent Keppie Design, 160 West Regent Street, Glasgow DEVELOPMENT CHANGE OF USE OF OFFICES TO MARKETINGEDUCATIONAL CENTRE LOCATION RAVENSCRAIG WORKS, MOTHERWELL Ward No. 6 Grid Reference File Reference S/PL/B/ 1 1/10(28)/LB/JM Site History Development Plan Zoned for Regeneration on the Finalised Draft Southern Area Local Plan Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions Director of Community Services No Reply Director of Education REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS This application seeks permission for the change of use of the British Steel office block at the Craigneuk entrance to the Ravenscraig site. It proposes to use the two storey building as a marketing and educational suite during the time that the site is being re-developed. It is anticipated that the building will be converted for some other use when the development is completed. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started wihfive years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. ioa 200 2. That before development starts, details of the surface finishes to all parking and manoeuvring areas shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To ensure the provision of adequate parking facilities within the site. List of Background Papers Application forms and plans (Finalised Draft) Southern Area Local Plan Ravenscraig Master Plan 1997 Memo from Director of Community Services dated 16 April 199 Any person wishmg to inspect the above background papers should telephone Motherwell 302127 and ask for Mrs Bowden. 20 1 APPLICATION No. S/99/00264/FUL REPORT 1.o THE PROPOSAL 1.1 The application site to whch th~sproposal relates is located on the north west side of Meadowhead Road, the Craigneuk entrance to the Ravenscraig site. The buildmg is a two storey brick office block whch was formerly the main offices for the steelworks and whch is now the only building remaining on the site. There is a car parking area immedlately to the north of the office block which is included within the application site. 1.2 The proposal involves changing the use of the office block to a marketing and education facility which will be used in the promotion of the regenerztion project at the site. It is envisaged that the centre will be used by developers and businesses working on the site and that the educational facility will be used by schools, colleges and community groups who wish to study the site. 1.3 This is one of two applications for the marketing centre being made by the applicant. It is the intetnion that only one of the permissions will be implemented. 2.0 CONSULTATION 2.1 The Director of Community Services has no objections to the proposal provided it does not duplicate other facilities which exist in North Lanarkshire. 3.0 OBSERVATIONS 3.1 The marketing/educational centre will provide a useful facility during the redevelopment of the Ravenscraig site. It is not envisaged that the centre will compete in any way with Summerlee Heritage Park or with Motherwell Heritage Centre. It is the intention that the displays will relate to the works ongoing on the site. I recommend that planning permission be granted. 202 Application No. S/99/00265/0UT. Date registered 26 February 1999 APPLICANT LANARKSHIRE DEVELOPMENT AGENCY Agent Keppie Design, 160 West Regent Street, Glasgow DEVELOPMENT ERECTION OF MARKETING CENTRE TO INCLUDE ASSOCIATED CAR PARKING AND LANDSCAPING LOCATION RAVENSCRAIG WORKS, MOTHERWELL Ward No. 6 Grid Reference File Reference Site History The application site is withn the site of the former Ravenscraig Steelworks Development Plan Zoned for regeneration on the Finalised Draft Southern Area Local Plan Contrary to Development Plan No CONSULTATIONS Objection No Objection The Coal Authority, West of Scotland Water, SEPA, SNH Conditions Director of Community Services No Reply Director of Education REPRESENTATIONS Neighbours No Response Newspaper Advertisement Not Required COMMENTS This application seeks permission to erect a marketing centre on land at the Ravenscraig former steelworks site. The application site, which covers an area of approximately 11,320 sq metres, will be accessed from the new spine road and as well as the marketing centre it will accommodate car and coach parking. This location, on the south side of the spine road, between the thxd and fourth roundabouts, will create good opportunities for a hghly visible building with views across most of the site. RECOMMENDATION Grant, subject to the following conditions:- 1. That before development starts, a further planning application shall be submitted to the Planning Authority in respect of the following reserved matters:- (a) the siting, design and external appearance of all buildmgs and other structures; (b) the means of access to the site; / Workings (disused) 204 (c) the layout of the site, including all roads, footways, and parking areas; (d) the details of, and timetable for, the hard and soft landscaping of the site; (e) details for management and maintenance of the areas identified in (d) above; (f)the design and location of all boundary walls and fences. Reason: To enable the Planning Authority to consider these aspects in detail. 2. That the development hereby permitted shall be started, either withm five years of the date of th~spermission, or within two years of the date on whch the last of the reserved matters are approved, whichever is the later. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 3. That withm three years of the date of thls permission, an application for approval of the reserved matters, specified in condtion 1 above, shall be made to the Planning Authority. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. List of Background Papers Planning Application forms and plans Southern Area Local Plan Finalised Draft Ravenscraig Master Plan 1997 Letter from SEPA dated 15 July 1999 Letter from The Coal Authority dated 19 May 1999 Letter from West of Scotland Water dated 14 May 1999 Letter from West of Scotland Water dated 11 May 1999 Memo from Director of Community Services dated 25 May 1999 Memo from Director of Community Services dated 13 July 1999 Letter from SNH dated 7 June 1999 hyperson wishing to inspect the above background papers should telephone Mothewe11302127 and ask for Mrs Bowden. 205 APPLICATION NO. S/99/00265/OUT REPORT 1. THEPROPOSAL 1.1 This application seeks planning permission in outline for the erection of a marketing centre on the Ravenscraig site. It is one of two alternative proposals for the marketing centre. In hscase it would be the applicant’s intention to hold a competition to design a building whch would be capable of being re-located withm the Ravenscraig site or re-used for some other purpose when its function as a marketing centre is no longer required. 1.2 It is anticipated that the centre will be capable of being used for a series of different functions. It will be a promotional office for the redevelopment of the Ravenscraig site, it can be used as an exhibition space by developers, and firms based on the site and as an educational suite by schools, colleges, community groups etc. 1.3 The site being proposed for this development sits on the south side of the proposed spine road, opposite the Secure Containment Facility, between the thlrd and fourth roundabouts. The site will also accommodate car and coach parkmg and some landscaped open space. 2. CONSULTATIONS 2.1 The Coal Authority, SEPA, Scottish Natural Heritage and West of Scotland Water have no objections to the proposal. 2.2 The Director of Community Services has no objection in principle but is concerned that the proposed centre should not compete with any of the existing facilities in the area. 3. OBSERVATIONS 3.1 This application is in accordance with the Ravenscraig Master Plan proposals and it will be a useful facility for promoting and marketing the regeneration of the site. 206 Application No. S/99/00425/FUL Date registered 6 April 1999 APPLICANT SCOT TROUT AND SALMON LTD., PIT ROAD, MOTHERWELL FOOD PARK, BELLSHILL Agent Philip Thomson & Partners, Thomson House, 4A Forth Street, Edinburgh EH1 3LD DEVELOPMENT MOUNDED LANDSCAPING OF SITE LOCATION SCOT TROUT AND SALMON LTD., PIT ROAD, MOTHERWELL FOOD PARK, BELLSHILL Ward No. 24 Grid Reference 272863-660953 File Reference SPLlB/7/25(3 26)lDAlAB Site History October 1997 - Planning permission granted for extension to factory Development Plan Bellshill & Mossend Local Plan - Policy I1 (area where new industrial development will be concentrated) Southern Area Local Plan, Finalised Draft - Policy MD8 (Established industrial and business area) Contrary to Development Plan NO CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours One letter of objection Newspaper Advertisement Not Required COMMENTS The applicant seeks planning permission for the landscaping of a large mound of earth and building rubble, currently positioned on an area of amenity open space adjacent to the factory. The earth and rubble were deposited in this location from excavations connected with implementation of a previous permission permitting an extension of the factory. One objection to the proposed landscaping has been received. Details on thls and the merits of the proposal are detailed in the attached report. 208 RECOMMENDATION Grant, subject to the following con&tions:- 1. That the development hereby permitted shall be started not later than 1st September 1999 Reason: To ensure the commencement of works and the associated grass seedmg takes place during the current growing season. 2. That within 3 months of the date of this permission, a further application shall be submitted by the applicant giving full details of the size and location of the directional sign to Mannering Industrial Supplies premises, and that the application shall confirm, in writing, the agreement of Mannering Industrial Supplies to the size and location of the sign. Reason: To ensure the objector is not permanently lsadvantaged by this permission, in accordance with the applicant's stated intentions. List of Background Papers Application form and plans, dated 6/4/99 Letter from Scot Trout to Mannering Industrial Supplies, dated 19/5/99 Motherwell District Council BellshiIld2 Mossend LocaI Plan North Lanarkshire Council, Southern Area Local Plan, Finalised Draft Letter from Mannering Industrial Supplies, dated 9/4/99 Any person wishing to inspect the above background papers should telephone Motherwell 302090 and ask for Mr Ashman. 209 APPLICATION NO. S/99/00425/FUL REPORT 1. APPLICATION AND SITE 1.1 The applicant seeks permission to landscape a large mound of earth and rubble located on an area of amenity open space adjacent to the factory premises. The application plans inlcate that the mound will be lowered to an overall maximm height of approximately 2 metres above the previous ground level. Currently the mound rises up to 4 metres in height. The entire area of the mound is to be grass seeded and a more gentle slope created towards Pit Road on one side and the applicant’s car park on the other. 1.2 The mounding first appeared towards the end of 1998 and consists of materials associated with excavations to the north of the factory for an extension which was granted permission in October 1997. When it became clear that the mounding was not temporary the company was invited to submit this application. Following exchanges of correspondence the application was submitted inApril 1999. 1.3 The application site is located in the middle of an industrial area. To the north is the applicant’s factory whle to the east there are a range of smaller business uses arranged in a courtyard and one larger business, Bellshill Engine Sales Ltd. To the south is the remainder of the former amenity open space and a 30 metre hgh telecommunications mast. To the west is the applicant’s car park. The moundmg has become colonised with weeds during the course of the year and is now very unsightly, particularly as other ground in the vicinity is well maintained. 2. DEVELOPMENT PLAN 2.1 The development plan consists of the Strathclyde Structure Plan and the Motherwell District Council Bellshill and Mossend Local Plan. Also of relevance as a material consideration is the North Lanarkshire Council Southern Area Local Plan, Finalised Draft. However, in ths particular instance, there are no development plan issues of sigmficant importance to this application. -.- 3. OBJECTIONS 3.1 One objection has been received from a neighbouring business, Mannering Industrial Supplies. They object to the proposed height of the mound as their customers, arriving by car, are unable to see their premises from Belgrave Street. They would prefer that the mound be reduced in height to 1 metre or removed altogether. 4. ASSESSMENT 4.1 The objection is the only reason this application has to be reported to the Committee. Since the objection was submitted in April 1999, I have been encouraging dialogue between the two parties in order to try and resolve the issue. Discussions have focused upon the provision of a lrectional sign advertising the location of the objector’s premises. 210 4.2 However, delays have been encountered as it has taken considerable time for both parties to agree on the size and location of the sign. While agreement seems to have been reached in respect of the size of the sign, location is more problematic in that the ground on whch the objector wishes to have the sign erected is not in the applicant’s ownership. In the most recent correspondence, the applicant has indicated that they are having aculty tracing the owner of the relevant section of land although they are still pursuing the matter. 4.3 Clearly, it would be best if all parties could be satisfied with respect to signage but it seems that further delay is inevitable. I am concerned over hsbecause a timescale cannot be guaranteed for resolution of the issue and the end of the planting/growing season is approachmg. It would be detrimental to amenity if the opportunity for landscaping the mounding was missed this year, in view of the fact that grass seedmg could take a couple of months to become established before the winter weather sets in. 4.4 It is noted that Mannering Industrial Supplies have indicated that they will not withdraw their objection until a sign is secured. The applicants for their part, have accepted in principle, the erection of a directional sign for the objector. In view of this, it is considered that permission may be granted for the landscaping subject to the issue of the sign being resolved, in view of the length of time the objector has been disadvantaged, within a tight timescale. The sign would need to be the subject of an application for advertisement consent. The applicant has agreed to this approach being taken. It should be noted that the objector also has the option of contacting the Estate Agent to have their name added to the noticeboard at the entrance to the Estate. 5. CONCLUSION 5.1 In view of the above, it is recommended that permission be granted for the landscaping works with a proviso that the issue of locating the dlrectional sign be resolved by means of a further application with 3 months of the date of this planning permission. 21 1 Application No. S/99/00447/FUL Date registered 2 1st April 1999 APPLICANT MESSRS. M & R WHITE, CIRCULAR FILLING STATION, NEW,OUSE Agent The C C Partnership, Flat 3/3 2196 Dumbarton Road, Glasgow, G14 OJL DEVELOPMENT EXTENSION TO SALES BUILDING, ERECTION OF PORTACABIN AND ALTERATIONS TO CAR SALES DISPLAY AREA LOCATION CIRCULAR FILLING STATION, EDINBURGH ROAD, NEWHOUSE Ward No. 29 Grid Reference 279296661475 File Reference Site History 1993 - New Canopy 1993 - Permission granted for new car sales 1993 - New sales building 1995 - Alteration to forecourt (refused) 1995 - Relocation of car sales area (not implemented) 1995 - Use of part of sales buildmg as snack bar Development Plan 1. Northern Area Local Plan - Greenbelt 2. Southern Area Local Plan (Finalised Draft) - Greenbelt Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper ' Advertisement No Response COMMENTS As well as a petrol filling station, this site contains a car sales area, a hot food snack bar (contained within the sales building), and the owners' bungalow. Planning permission has also been granted for the partial re-location of the car sales area within the site, although this has not been implemented in full. l3sproposal would allow for an extension to the sales building (to accommodate an enlarged snack bar) and the partial re-siting of the car sales area, including the provision of a portacabin for use PLANNING APPLICATION S I 99 / 00447 FUL -bl No. I uI)B;ndonsleB EXTENSION TO SALES BUILDING, ERECTION OF PORTACABIN t.mEwaL a1 1Fs AND ALTERATIONS TO CAR SALES DISPLAY AREA A rmmsbamm ~~1016983(mm2 1:2m CsLiPnmlADiD11L CIRCULAR FILLING STATION, NRNHOUSE. 213 as a car sales office. It is considered that the proposed development would have little additional environmental impact over and above what is currently on the site.or what is allowed for under the terms of the valid planning permission to alter the car sales area. There have been no objections to the proposal as a result of the normal neighbour notification procedure or the Article 18 advert in the local newspaper. I recommend, therefore, that planning permission should be granted subject to the attached conditions. One point to note, however, is that the re-siting of the car sales area has already been partly camed out, but some cars are located in an area not allowed for by this proposal or the previous planning permission. I have advised the applicant of this matter and have attached a condition requiring this matter to be regularised. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building. Reason: In the interests of the visual amenity of the area and to ensure the development complements the existing building. 3. That all cars for sale shall only be displayed viithm the area hatched BROWN on approved plans and the total number of cars for sale at any time shall not exceed 25. Reason: In accordance with approved details in the interests of highway safety and visual amenity. 4. That before any cars are displayed within the southmost &splay area, the 5 no. visitor car parking areas shall be constructed. Reason: In accordance with approved plans and in the interests of highway safety. 214 5. That within one month of the date of this planning permission, all cars shall be moved from the area hatched YELLOW on approved plans. Reason: In accordance with approved plans and to protect and enhance the visual amenity of the area. 6. That before the development hereby permitted starts, a scheme of landscaping, for the area hatched YELLOW on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:- (a) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (b) details of the phasing of these works. Reason: To protect and enhance the visual amenity of the area. 7. That within one year of any part of the development hereby permitted commencing on site, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 6 above, shall be completed and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased, within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: To protect and enhance the visual amenity of the area. 8. That before development starts, details of the surface finishes to all parking and manoeuvring areas shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To ensure the provision of adequate parlung facilities wihthe site List of Background Papers Application form and accompanying plans Northern Area Local Plan Southern Area Local Plan (Finalised Draft) Any person wishing to inspect the above background papers should telephone Motherwell 302 102 and ask for Mr Kellock. 21 5 Application No. S/99/00466/FUL Date registered 2 1st April 1999 APPLICANT MR FISHER, 4/6 CHARLOTTE STREET, SHOTTS Agent Pineload Designs, 3 The Glen, Torphichen Road, Bathgate, EH48 4LJ DEVELOPMENT CONSTRUCTION OF SINGLE STOREY SIDE EXTENSION AND 1 !4 REAR EXTENSION TO DWELLING AND DETACHED GARAGE LOCATION 4/6 CHARLOTTE STREET, SHOTTS Ward No. 17 Grid Reference 288297659443 File Reference S/PL/B/17/56( 101)/SP/JM Site History No relevant site history Development Plan Shotts Local Plan - Residential Contrary to Development Plan No CONSULTATIONS Objection No Objection The Coal Authority; West of Scotland Water Conditions No Reply REPRESENTATIONS Neighbours One letter Newspaper Advertisement Not Required COMMENTS The applicant proposes to demolish an existing single storey extension to the side of the dwellinghouse and replace it with a single storey conservatory. The applicant also proposes to demolish two further small outbuildings at the rear of the property and replace them with a one and a half storey extension along the rear of his property. The extensions will be finished in materials which will reflect the sandstone and slate of the existing building. The existing property has previously been subdivided to form an upper and lower flat. A letter of objection has been received from the resident of the upper flat (8 Charlotte Street) who is concerned that the vehicular access to his garage, located to the rear of 4-8 Charlotte Street, would be adversely affected by the construction of the extension. Following correspondence with the applicant’s agent, revised plans have been submitted which clearly indicate that the neighbour’s vehicular access will be retained and confirm that this will be maintained in 21 7 accordance with the title deed requirements. The objector has been advised of these assurances but has not withdrawn his objection. I am satisfied that this matter can be resolved and reinforced by attaching an appropriate condition to any planning permission issued. In addition to these extensions, the applicant proposes to build a detached garage in part of his side garden in front of the building line. The garage will be partially screened from the road by an existing sandstone wall and mature trees. While it is recognised that the existing sightlines are below the required standard, the addition of a garage in this location will not affect them any further to their detriment. I recommend, therefore, that planning permission be granted subject to conditions. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 3. That the use of the garage hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellinghouse on the site and no commercial activity shall be carried out, in, or from, the garage. Reason: To define the permission. 4. That during the construction and following the completion of the development hereby permitted, a 3 metre wide vehicular access shall be maintained from the adjoining road and around the rear of nos 4/6 Charlotte Street to the garage of no. 8 Charlotte Street. 218 Reason: To maintain a satisfactory vehicular access, at all times, to the neighbouring property at 8 Charlotte Street, Shotts. 5. That the first 2 metres of the driveway beyond the limit of the adjoining road, shall be surfaced in an impervious material, to be approved by the Planning Authority. Reason: To prevent deleterious material being carried onto the road. 6. That before the development hereby approved is brought into use, a 1.8 metre high close boarded screen fence shall be erected along the boundary marked in GREEN on the approved plans. Reason: To ensure the privacy of the residents of the adjoining dwellinghouse. List of Background Papers Application form and accompanying plans dated 7/4/99 Letter from Pineload Designs dated 19/4/99 Letter and amended plans dated 15/5/99 Letter and amended plans dated 29/5/99 Memo from Transportation Team Manager South dated 9/6/99 Letter from West of Scotland Water dated 29/4/99 Letter from The Coal Authority dated 7/5/99 Letter from Mr Paul Casserly 8 Charlotte Street, Shotts Any person wishing to inspect the above background papers should telephone Motherwell 302098 and ask for Shirley Penman. 21 9 Application No. S/99/005 14/FUL Date registered 22nd April 1999 APPLICANT SUMMIT HEALTHCARE (LAW) LTD, NETHERTON STREET, WISHAW Agent Percy Thomas Partnership (Architects) Ltd, 10 Cathedral Road, Cardiff DEVELOPMENT RESIDENTIAL ACCOMMODATION FOR STAFF EMPLOYED AT THE NEW HOSPITAL LOCATION HOSPITAL SITE, NETHERTON STREET, WISHAW Ward No. 6 Grid Reference 278240 655 110 File Reference S/PL/B/I 1/4/(65)/MH/JM Site History Development Plan Zoned General Hospital on Southern Area Local Plan Finalised Draft Contrary to Development Plan No CONSULTATIONS Objection Strathclyde Police (Architectural Liaison) No Objection West of Scotland Water, Coal Authority, Strathclyde Fire Brigade, Scottish Power, Transco, Strathclyde Police (Traffic) Conditions No Reply British Telecom REPRESENTATIONS Neighbours: NIA Newspaper Advertisement NIA COMMENTS This application is for the erection of residential accommodation for staff employed at the new hospital currently under construction at Netherton Street, Wishaw. The development will provide family flats as well as single - person accommodation and a common room. RECOMMENDATION Grant, subject to the following con&tions:- 1. That the development hereby permitted shall be started within five years of the date of th~s permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 220 ...... ==;--. --=====....:..-- -. ... --:::: --- --:::: I--- i c... ...... _/-...... ,..d. ,..d. 1..,_,,...... //\. . ,/ (. Tank , ...... '.. ___. FS R04uCed b, DcpmmmlSoummDI 01liton Plannng on6 En iionmrnl Planning Application No. S/99/00514/FUL !.!OTHERWELL20s Blsrdo" sww1 Residential Accommodation for Staff 1111 1RS Hospital Site, Netherton Street, Wishaw ii ~.;.~n~.oi6~8m~~~F- o~s9830:1ni 1:1250 221 2. 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, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 3. That, notwithstanding conhtion 2 above, the railings indicated on the approved plan shall be extended to the western gable elevation of the Type B block as indicated GREEN on the approved plans. Reason: To improve the security of the development. 4. That before the development hereby permitted is brought into use, all the fences, or walls, as approved under the terms of conditions 2 and 3 above, shall be erected. Reason: To improve the security of the development. 5. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any mohfications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail 6. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:- (a) details of any earth mouldmg and hard landscaping, grass seedmg 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects in detail 7. That within one year of the occupation of the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 6 above, shall be completed and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased, withm two years of the completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: To ensure proper implementation of the landscaping scheme. 222 8. That before the development hereby permitted is brought into use, five additional off-street car parking spaces shall be provided within the area hatched ORANGE on the approved plan. Reason: To ensure the provision of adequate parlung facilities withm the site. 9. That before the development hereby permitted is brought into use, all the parlung and manoeuvring 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 as parlung and manoeuwing areas. Reason: To ensure the provision of adequate parking facilities within the site. 10. That before the development hereby permitted is brought into use, the new vehicular access shall be constructed with 6 metres radius kerbs and a 5.5 metres wide road. Reason: To ensure satisfactory vehcular access to the car parking area. 11. That a visibility splay of 2.5metres by 60metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the development hereby permitted is brought into use, evemgexceeding 1.05 metres in height above the road channel level shall be removed from the sight line areas and, thereafter, nothmg exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or allowed to grow, withm these sight line areas. Reason: In the interests of traffic and pedestrian safety List of Background Papers Application forms and plans received 22nd April 1999 North Lanarkshire Southern Area Local Plan Finalised Draft Any person wishing to inspect the above background papers should telephone Motherwell 302128 and ask for Mary Hogg. 223 APPLICATION No. S/99/00514/FUL REPORT 1.0 THE PROPOSAL 1.1 The proposed development will consist of four blocks for staff to be employed at the new hospital. One two storey block will provide accommodation for four families in three bedroom flats. The remaining three blocks will be three storey and will provide accommodation for 56 staff in units of 4 study bedrooms with lutchen, dmng and toilet facilities. One block will also house a common room. 1.2 The development will incorporate car parking and landscaping being accessed off the main internal road network. 2.0 CONSULTATIONS 2.1 Strathclyde Police (Architectural Liaison) raised some concerns about this scheme some of whch cannot be appropriately dealt with by planning conditions. and have advised the applicants to contact Strathclyde Police to discuss any security related maters. 3.0 OBSERVATIONS 3.1 This application raises no adverse planning issues and is in an appropriate location near to the hospital. The proposal also accords in principle with the applicant’s original intention for the site to include a limited amount of on site accommodation for staff at the hospital. I therefore recommend that approval be granted subject to condition. 2 24 Application No. S/99/00603ffUL Date registered 10 May 1999 APPLICANT THE CHURCH OF JESUS CHRIST OF LATTER DAY SAINTS, SOLIHULL SERVICE CENTRE, 75 1 WARWICK ROAD, SOLIHULL, WEST MIDLANDS Agent Waiter Wood Associates, The Lodge, 53 Market Street, Galashiels EH3 9JP DEVELOPMENT ERECTION OF CHURCWMEETING HOUSE LOCATION LAND WEST OF 484 ORBISTON STREET, MOTHERWELL Ward No. 12 Grid Reference 276313 656099 File Reference S/pL/J3/ 12/ 18( 8O)/AM/B Site History 1979 Site landscaped by Motherwell District Council Development Plan Area of Protected Open Space on Southern Area Local Plan Finalised Draft Contrary to Development Plan Yes CONSULTATIONS Objection No Objection West of Scotland Water, The Coal Authority, Scottish Power, BT, Fire Brigade, Police Conditions Gas Transco No Reply REPRESENTATIONS Neighbours 1 objection Newspaper Advertisement 1 objection COMMENTS Thls application is for the erection of a churcWmeeting house on Orbiston Street, Motherwell. The site was landscaped by Motherwell District Council approximately 20 years ago and has been marketed by the Department of Housing and Property Services. A footpath exists across the site and permission is also being sought to promote a footpath Closure Order. For the reasons set out in the attached report I recommend that planning permission be granted. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission _---__ --_--_ I 226 Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted is brought into use the fence indicated green on the approved plan shall be erected to the satisfaction of the Planning Authority. Reason: To ensure adequate boundary treatment of the site. 3. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 4. That before the development hereby permitted starts, a scheme of landscaping, includmg boundary treatment, shall be submitted to, and approved in Writing by the Planning Authority, including any molfications as may be required, 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects in detail. 5. That wittun one year of the occupation of the development hereby permitted, all planting, seeding, turfing and earth mouldmg included in the scheme of landscaping and planting, approved under the terms of condition 4 above, shall be completed and any trees, shrubs, or areas of grass which le, are removed, damaged, or become diseased, withm two years of the completion of the development, shall be replaced withm the following year with others of a similar size and species. Reason: To ensure proper implementation of the landscaping scheme. 6. That no trees within the application site indicated on the approved plans as retained shall be lopped, topped, felled, or othenvise affected, without the approval in writing of the Planning Authority. Reason: To ensure the retention of mature trees, where possible. 7. That during the construction of the proposed development appropriate tree protection measures in accordance with British Standard BS 5837 shall be implemented. Reason: To ensure protection of existing trees within the site. 8. That before the development hereby permitted is completed, all the parking and manoeuvring 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 as parking and manoeuvring areas. 227 Reason: To ensure the provision of adequate parking facilities within the site. 9. That before the development hereby permitted is brought into use, the means of vehicular and pedestrian access shall be constructed in accordance with the approved plans. Reason: To ensure satisfactory vehlcular and pedestrian access facilities. 10. That a visibility splay of 4.5 metres by 90 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the development hereby permitted is completed, everythmg exceeding 1.05 metres in height above the road channel level shall be removed from the sight line 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 sight line areas. Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities. 11. That the area hatched ORANGE on the approved plan shall be reserved for addltional car parking. Reason: To ensure the provision of a satisfactory level of car parlung within the site. List of Background Papers Application form and plans dated 10/5/99 Southern Area Local Plan Finalised Draft. Letter dated 18/05/99 from Ross Lister and Loma Cox, 428 Orbiston Street, Motherwell. Any person wishing to inspect the above background papers should telephone Motherwell 302 128 and ask for Mary Hogg. 228 APPLICATION NO.: S/99/00603/FUL REPORT 1. THE PROPOSAL 1.1 The proposed development consists of the construction of a churcwmeeting house approximately 500 sq m in area on a vacant landscaped site on Orbiston Street. 1.2 This is one of the last remaining vacant sites owned by the Council on Orbiston Street and has been successfully marketed by the Director of Housing and Property Services. 1.3 Orbiston Street is an area of mixed uses, predominantly light industrial. At this eastern end of Orbiston Street there are a number of residential properties both privately and Council owned and the subject site is bounded on the east, west and partly on the south side by residential properties. On the opposite side of Orbiston Street the area is predominantly in light industrial use. The remaining area to the south is open space whch extends through to Windmillhill Street. Existing paths within the site lead through to this area of open space. 1.4 The site was landscaped by MDC in 1979 and consists of grass, shrubs and trees. The proposed development will involve removal of some trees although the retention of a considerable number will ensure the development will be constructed in a landscaped setting. 2. DEVELOPMENT PLAN 2.1 The Southern Area Local Plan Finalised Draft zones the area as protected open space. Although technically contrary to the development plan it is considered that the proposed development is appropriate within this area of mixed uses. 3. CONSULTATIONS AND OBJECTIONS 3.1 No objections were received from the consultees although Gas Transco pointed out there is an existing gas main across the site which will need protection or &version. 3.2 One objection was received from a neighbouring residential property. The objection can be fairly summarised as follows: 0 loss of ‘green’ land on Orbiston Street; 0 loss of well used walkway through to Windmillhill Street; 0 no other areas for children to play on; 0 removal of trees and shrubs leading to a loss of privacy; 0 the development may bring about parking problems. 4. OBSERVATIONS 4.1 The site is not the only landscaped area in Orbiston Street. There is an area less than 60 metres along Orbiston Street to the east of Flemington Street. There is also an extensive landscaped area adjacent to Windrmllhill Street which this site abuts. 4.2 There is alternative footpath access to Windrmllhill Street about 80 metres away via Flemington Street. 229 4.3 The site was designed as amenity landscaping not as a play area, but the other areas of open space could equally be used for informal play. 4.4 There will be removal of trees and shrubs but many will remain. A single storey buildmg in a landscaped setting will have little intrusion on privacy. 4.5 Adequate car parking is proposed within the site, and the use of the building will predominantly be during off-peak hours. 5. RECOMMENDATION 5.1 When the uses in Orbiston Street are considered I feel that the proposed use is appropriate for the site and hence recommend that permission be granted. Given the mixed use nature of Orbiston Street and the fact that this development is likely to be mainly used during off-peak times, I am satisfied that the proposal can operate without undue disturbance to the area. I therefore recommend that planning permission be granted. 230 Application No. S/99/0062 1/OUT Date registered 10 May 1999 APPLICANT NEW BRANNOCK LTD, 9 CHARLOTTE SQUARE, EDINBURGH, EH2 4DR Agent Gareth Hutchison Architect, 22 Easter Belmont Road, Edinburgh, EH12 6EX DEVELOPMENT RESIDENTIAL DEVELOPMENT (IN OUTLINE) LOCATION TORRANCE PARK, LEGBRANNOCK ROAD, MOTHERWELL Ward No. 27 Grid Reference 278265 660285 File Reference SPL/B/5/62(202)/SP/JM Site History The general area within the vicinity of the application site has been extensively opencast since the early 1980s. Several different planning permissions for mineral extraction were issued over the period for various parts of the site. Restoration for agriculture or woodland was the approved after use until an outline application (4 19/94) was approved, on 19 November 1997, following the conclusion of a Section 75 Agreement with the applicant. Approval was granted for the change of use to recreational and mixed uses. The outline consent included a golf course, clubhouse and driving range; sports club and outdoor centre; football centre; indoor (all weather) sports centre; hotel and conference facility and garden centre together with landscaping and alterations to the local road network. Detailed planning permission for the construction of the golf course, roadworks, structure planting and related works was issued on 7 April 1999. Development Plan Strathclyde Structure Plan - Greenbelt Adopted Northern Area Local Plan - Greenbelt Southern Area Local Plan, Finalised Draft 1998 - Greenbelt with Leisure Development Opportunities Contrary to Development Plan Yes CONSULTATIONS Objection Scottish Natural Heritage; Glasgow and Clyde Valley Structure Plan Joint Committee No Objection Coal Authority; Scottish Power; Central Scotland Countryside Trust, West of Scotland Water; LDA; SEPA Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response 232 COMMENTS Following the outline consent (419/94) issued on 19 November 1997 and the detailed consent for the golf course, roads and structure planting issued on 7 April 1999, the applicants are now seeking outline consent for residential development. The entire site, known locally as Legbrannock, lies to the east of Holytown and north of Newarthill. The land was originally in agricultural use but more recently has been worked as an opencast coal mine. The entire site extends to approximately 150 hectares within the Green Belt. The proposed golf course and associated works will occupy approximately 63 hectares. The current outline proposal for housing is located on 8.64 hectares of land to the east of the Carfin Holytown Link Road and to the south of the proposed Holytown Cemetery Extension. The Community Services Department is currently looking for a suitable site for a crematorium and is investigation the cemetery extension as a possible location. The application site has not been the subject of recent opencast coal working. The proposal is contrary to the GreenBelt and housing policies which cover the site. In addition, there is sufficient housing land to meet the estimated demand over the plan period and, therefore no justification for additional greenfield release for residential development. It is recommended, therefore, that planning permission be refused. If the Committee reject this recommendation, the application will require to be referred to the Scottish Ministers under the relevant Notification Direction. It should be noted that the applicant has requested, by letter, that the application be continued to a site visit and presentation prior to being determined by the Planning and Environment Committee. RECOMMENDATION Refuse, on the following grounds:- 1. That the proposal is contrary to the policies of the Adopted Northern Area Local Plan and .- . the Finalised Draft of the Southern Area Local Plan in which the land is zoned for Green Belt. 2. That the proposal is contrary to the Strathclyde Structure Plan Policy STRAT 1 which concentrates on the reuse of infill brownfield sites within the conurbation in preference to further development of peripheral greenfield sites. 3. That the proposal is contrary to the Strathclyde Structure Plan Policy RES 1 which sets the overall context for private housing development and stresses a preference for such development on "brownfield" infill or redevelopment sites within urban areas rather than "greenfield" sites. 4. That the proposal is contrary to the Strathclyde Structure Plan Policy RES 1A which sets the criteria for the justification of greenfield release for residential development. 5. That the proposal is contrary to the Strathclyde Structure Plan Policy GBl which seeks to limit the spread of built up areas and the encroachment of development into the countryside. 233 6. That the proposal cannot be justified against the criteria in the Strathclyde Structure Plan policy GB 1A which permit exceptions to the general presumption against development in the GreenBelt. 7. That the proposal would set an undesirable precedent in the Green Belt and would weaken the Council's attempts to direct new housing development to vacant and redevelopment sites within existing areas. Note to Committee If granted, this application will require to be referred to the Scottish Ministers in accordance with the Town & Country Planning (Notification of Applications) (Scotland) Direction 1997 List of Background Papers Application form and accompanying plans dated 6/5/99 Applicant's Supporting Statement dated 6/5/99 Letter from Agent dated 2/7/99 Letter from Agent dated 4/8/99 Adopted Northern Area Local Plan 1986 Southern Area Local Plan Finalised Draft 1998 Memo from Transportation Manager South dated 3/6/99 Memo from Service Manager Planning & Building Control dated 17/6/99 Memo from Director of Community Services dated 21/6/99 Letter from The Coal Authority dated 7/6/99 Letter from Scottish Power dated 7/6/99 Letter from Central Scotland Countryside Trust dated 8/6/99 Letter from West of Scotland Water dated 10/6/99 Letters from Scottish Natural Heritage dated 16/6/99 and 23/7/99 Letter from Lanarkshire Development Agency dated 30/6/99 Letter from Scottish Environment Protection Agency dated 29/6/99 Letter from Glasgow & Clyde Valley Structure Plan Joint Committee dated 22/6/99 Any person wishing to inspect the above background papers should telephone Motherwell 302098 and ask for Shirley Penman. 234 APPLICATION No. S/99/0062 1/OUT REPORT 1.o DESCRIPTION OF SITE AND PROPOSAL 1.1 The applicants seeks outline consent for residential development on a 8.64 hectare site within the Legbrannock leisure development. 1.2 To the west of the site lies the Carfin-Holytown Link Road (A723) and to the north is the extension to the Holytown Cemetery. The land to the south and east is not allocated to a particular use at present but comprises part of the approved leisure development at Legbrannock. Further to the east, the construction of the golf course is well undenvay. 1.3 The applicants have submitted a statement in support of the proposed development in which it is claimed that: with the development of the golf courseAeisure uses at Legbrannock there is the opportunity for between 700 and 800 houses to be integrated into the setting over the next 7- 10 years. the housing land can be developed to assist with North Lanarkshire Housing Strategy in the short term. - at the local market level there is demand for additional housing in this part of North Lanarkshire. The applicants substantiate their claims with further justification which will be examined in more detail later in this report. 2.0 DEVELOPMENT PLAN 2.1 The site is covered by policies El, E2 and E3 of the adopted Motherwell District Northern Area Local Plan, 1986. Policy El defines the area as Green Belt. Only development which is clearly required in connection with agriculture, forestry, outdoor sports and open space uses is permitted. 2.2 Policy E2 recognises that the site lies within the urban fringe which is subject to pressure for development while policy E3 encourages private landowners to improve derelict and under used areas within the Green Belt through woodland planting and management schemes. 2.3 The Southern Area Local Plan Finalised Draft, 1998 takes account of the outline planning permission issued in November 1997 and allocates the site for mixed leisure uses within the Green Belt. Although not yet adopted this plan represents the Council’s current view on development in the Southern Area and is, therefore, a material consideration. 2.4 Policy L2 outlines the Council’s desire to encourage and support the provision of a suitable quality and range of leisure development and recognises the potential of Legbrannock to provide such facilities. 235 2.5 The site is also covered by Policy ENV6 in which the Council seeks to safeguard the character and function of the Green Belt within which there is a presumption against the development or change of use other than that directly associated with and required for agriculture, forestry, outdoor leisure and recreation or other appropriate rural uses. 2.6 The proposal must also be viewed against the Regional Development Strategy. The Strathclyde Structure Plan 1995, was approved, with modifications, by the Secretary of State in October 1997. The approved Structure Plan reinforces the key policies contained in earlier Strathclyde Structure Plans, but now recognises the need to take account of principles of sustainable development as an integral part of the Regional Development Strategy. 2.7 The proposal requires to be assessed against the Structure Plan policies STRAT 1, RES 1, RES 1A, GB 1 and GB 1A. 2.8 The emphasis of Policy STRAT 1 is to improve the economic, social and environmental well being of the region through a sustained effort to treat derelict and degraded land and by identifying vacant land which should be brought into beneficial use. The Structure Plan’s development strategy therefore concentrates on the re-use of infill brownfield sites within the conurbation in preference to further development of peripheral greenfield sites. 2.9 The Structure Plan is committed to ensuring that provision is made for an adequate supply of land for private housing. Policy RES 1 sets the overall context for residential development and states a preference for such development on “brownfield” infill or redevelopment sites within urban areas rather than “greenfield” sites. 2.10 Policy RES 1A outlines the criteria against which proposals require to be justified if the greenfield supply of housing is to be increased. The criteria are as follows 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 centres. d) infrastructure implications and e) impact on environmental quality and policy for the Greenbelt, greening the conurbation or the countryside around towns. 2.1 1 The Structure Plan also seeks to maintain Green Belts around cities and towns as a key objective for protecting the environment, limiting urban sprawl and providing recreational opportunities. Policy GB1 aims to limit the spread of built up areas and the encroachment of development into the countryside Policy GB 1A requires any exceptions to the general presumption against development in the Greenbelt to be justified against the following criteria a) economic benefit b) specific locational need c) infrastructure implications and d) environmental impact. 3.0 CONSULTATIONS 3.1 The following paragraphs summarise the responses received to consultations on the proposals. 236 3.2 NLC Community Services The Landscape Services Manager has no objection to the development provided that the developer provides a strong planting scheme around the perimeter of the site in addition to planting within the development. The Conservation and Greening Manager has identified a significant orchid colony which the developer has undertaken to translocate to avoid any further damage to these plants. 3.3 Glasgow and the Clyde Valley Structure Plan Joint Committee The proposal requires to be assessed against the approved 1995 Strathclyde Structure Plan policies STRAT 1, RES 1 and RES 1A. The Joint Committee is currently undertaking a further roll-forward of the supply and demand for owner occupied housing. Although the figures will not be available until Autumn 1999, provisional figures for the Glasgow and Clyde Valley Structure Plan area indicate there is no requirement for further greenfield/greenbelt release for residential development. The proposal also requires to be considered in terms of Policies GB1 and GB 1A of the approved Structure Plan. Policy GB 1 seeks to prevent the encroachment into the Greenbelt and complement urban renewal. The proposal cannot be justified in terms of ‘economic benefit’ or ‘specific locational need’. 3.4 West of Scotland Water No objections in principle. Major alterations to the water infrastructure may be necessary with all costs being met by the developer. 3.5 Scottish Power No objections in principle. Scottish Power reserve the right to protect and/or deviate apparatus/cables at the applicants expense. 3.6 SEPA No objection provided close regard is taken of SEPAs policy with respect to Sustainable Urban Drainage Systems for the treatment and disposal of surface water from the site. 3.7 Central Scotland Countryside Trust No objection. CSCT advise that should any of the woodland be affected by the development, then compensation may be recovered by the Forestry Commission for grants paid out under the Woodland Grant Scheme. 3.8 Scottish Natural Heritage SNH objects to the proposal on the grounds that the site is part of the Green Belt which SNH supports because of the landscape setting it provides for the settlements of Holytown and Newarthill. Development of the site would have a significant negative effect on the landscape setting of these settlements by changing the open countryside to a built character. SNH also objects on the grounds that the proposal would be contrary to the policies ENV6, L2 and HSG 1 in the draft Southern Area Local Plan (1 998). It would be contrary to Green Belt 237 (GB1 & 1) and Housing (RES 1 and RES 1A) Policies in the Strathclyde Structure Plan (1995) and contrary to the National Planning Policy Guidance from which these policies are derived. In addition SNH states that if consent were to be granted for this application, a precedent would be set for residential development which would lead to further destruction of the character and functions of the Green Belt at this location and, potentially, further implications for nature conservation and constraints on opportunities for informal recreation and enjoyment of the countryside. 3.9 The.Coa1 Authority The Coal Authority has no objections to the proposal but advises that, in view of the past mining history in the area, the developer should seek appropriate technical advice before works are undertaken on site. 3.10 Lanarkshire Development Agency The LDA has concerns regarding the release of any further ‘greenfield’ sites for housing. The concerns relate both to the Derelict Land Strategy and in particular to the Ravenscraig site both of which are being developed in partnership with the Council. The LDA is also concerned that once the principle of housing is established, should this application be approved, a precedent could be set for a much larger release. Concern has also been expressed regarding the impact of such development on the infrastructure of the area. 4.0 REPRESENTATIONS AND OBJECTIONS 4.1 The proposal was advertised under Article 18 of the Town and Country Planning (General Permitted Development Procedure) (Scotland) Order 1992 and the Development Contrary to Development Plans (Scotland) Direction 1996. Neighbour notification was undertaken by the applicants. No representations have been received. 5.0 PLANNING ASSESSMENT 5.1 The residential development proposed on this 8.64 ha site within the Green Belt at Legbrannock is contrary to the policies in the Local and Structure Plans which cover the area and the current National Planning Guidelines. 5.2 The general emphasis of these policies is the presumption against new residential development unless it is required in relation to agriculture, forestry, tourism, outdoor recreation and landscape improvement. The mainstream private housing proposed in this application cannot be justified against these criteria. 5.3 The policies also presume against the spread of the built up areas, encroachment on the countryside and the importance of maintaining wildlife habitats. Should this proposal be granted it would set an undesirable precedent resulting in the loss of Green Belt land and the coalescence of the existing settlements of Newarthill and Holytown. 5.4 Departures from the development plan can only be justified if there is a strong case in favour of the development which is compatible with the criteria contained in the development plan. 5.5 The applicants have submitted a supporting statement in which they claim that the site was originally zoned for housing in a “Lanarkshire County Council Plan” and that the site is now 238 brownfield land having been opencast mined. It should be noted, however, that the approved Northern Area Local Plan, adopted by the former Motherwell District Council in 1986, designated the site as Green Belt and superseded any previous plans prepared by Lanark County Council. The previous plan referred to by the applicants was the Central Industrial Area Part Development Plan, 1964, which identified the site as a potential development area for overspill population from Glasgow. This policy was not implemented due to the development and expansion of the New Towns around the city. 5.6 In addition the site does not conform to the structure plan definition of a Brownfield site as suggested by the applicants. The Strathclyde Structure Plan (page 350) defines such sites as fo 1lows :- “Brownfield sites comprise redevelopment and infill sites. Redevelopment site: Land which has been, or is expected to be, cleared for development. Infill site: Vacant or derelict land not in active or beneficial use.” Therefore, describing the site as ‘Brownfield’ is not appropriate as it has been zoned for mixed leisure use in the Green Belt by virtue of recent planning consents and is not classified as a development site within the development plan which covers the area. The site has not been the subject of recent opencast coal working activity. 5.7 The proposal, if approved, would weaken the Council’s attempts to direct new housing development to vacant and redevelopment sites within the existing urban areas and, in particular, could have significant deterimental implications for the redevelopment of Ravenscraig. In addition, it should be noted that within 2 miles to the south of the application site planning permission exists for 352 houses with further potential for 450 on approximately 24 ha (59 acres) of land at the former Carfin Bond and Greyhound Track. It is also anticipated that the site of the former New Stevenston Sewage Works, which is in Council ownership, will be marketed for housing in the near future. Both of these sites are considered to be “brownfield” sites and their development is in accordance with current policy. To the north of the application site there is capacity for 800 hourses at Dunalistair of which 273 have been constructed. Consent exists for a further 210 at Chapelhall. The development of these sites for housing has increased the housing land supply and should reduce any need to release further housing land form the Green Belt. 5.8 The applicants claim in their supporting statement that there is a demand and need for quality housing sites within the area to serve the new industrial locations at Eurocentral, Bellshill, Dunalistair and Newhouse. The applicants also state that demand from the private sector has clearly demonstrated the viability and desire for housing on the site. However, no statistical information has been put forward to substantiate these claims. It should be noted that the applicant did not object to the leisure related/green belt land use allocated to Legbrannock in the Finalised Draft of the Southern Area Local Plan during the public consultation process which was undertaken during September to November 1998. 5.9 In contrast to the applicant’s claims in paragraph 5.8, the Glasgow and Clyde Valley Structure Plan Joint Committee’s provisional figures for the supply and demand for owner occupied housing in the plan area indicate that there is no requirement for further greenfield/greenbelt release for residential development. Therefore, the current proposal, cannot be justified as there will be sufficient existing housing land to meet the estimated demand over the plan period. 239 6.0 CONCLUSIONS 6.1 In concluding, the proposal is contrary to the Greenbelt and Housing Policies contained in the development plans which cover the site. In addition there is sufficient housing land to meet the estimated demand over the plan period and, therefore, no justification for additional greenfield release for residential development. The proposal represents a significant departure from current planning policies and will set an undesirable precedent for the further release of land in this Green Belt area for housing as indicated in the applicant’s own letter of support. Therefore, it is recommended that planning permission be refused. 6.2 Finally, it should be noted that, should the Council agree to grant consent, the application will require to be referred to the Scottish Ministers in accordance with the “Development Contrary to Development Plans” procedure. The Scottish Ministers have the right to call in the application and determine it following a public local inquiry. The Committee will recall that a similar procedure was followed in respect of Application No. S/97/0023 1RUL which related to a golf course and residential development at Murdostoun Castle Estate. The Murdostoun Public inquiry has been held and a decision on the application is awaited from the Scottish Ministers. 240 Application No. S/99/0063 1EUL Date registered 4th June 1999 APPLICANT FULLWOOD HOLDINGS, 33 CLYDESDALE STREET, MOSSEND Agent McEwan Designs, 18 Bourtree Road, Hamilton, ML3 8QA DEVELOPMENT CONSTRUCTION OF 9 DWELLINGHOUSES AND 2 FLATS LOCATION LAND WEST OF 162- 172 CORONATION ROAD, NEW STEVENSTON, MOTHERWELL Ward No. 5 Grid Reference 275604659866 File Reference S/PL/B/5/32( 166)/SP/JM Site History BL/3 19 - Erection of garage 69/302 - Outline builders yard 71/1543 - Joiner’s shop 72/801 - Workshop Block 72/1616 - StoreKarpark 172/75 - Fitters workloadings, General Store MW/75/13 - Continuance of Use Development Plan Northern Area Local Plan - Industry Southern Area Local Plan Finalised Draft - Industry Contrary to Development Plan Yes CONSULTATIONS Objection No Objection West of Scotland Water; The Coal Authority; SEPA Conditions No Reply REPRESENTATIONS Neighbours One letter Newspaper Advertisement No Response COMMENTS This application is for the construction of 7 terraced and 2 semi- detached dwellinghouses and 2 flats on a 0.27 ha (0.668 acre) site at Coronation Road, New Stevenston. The proposal has attracted one letter of objection from a neighbouring land owner. The site lies within an area which is allocated for industrial use within the development plan which covers the area. At present the site is in a 242 derelict condition. Recent residential development has taken place on the adjacent land, and, although, the current proposal is contrary to the development plan, it is not considered to be a significant departure. It is recommended, therefore, that planning permission be granted subject to the following conditions. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before development hereby permitted starts, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants), shall be submitted to the Planning Authority and the works required in order to remove or render harmless these contaminants, having regard to the proposed use of the site, shall be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed. Reason: To ensure the site is free of contamination. 3. 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, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 4. That before any of the dwellinghouses hereby permitted, situated on a site upon which a fence or wall is to be erected, are occupied, the fence, or wall, as approved under the terms of condition (3) above, shall be erected. Reason: To safeguard the amenity of privacy of the adjoining residents. 5. Notwithstanding condition (3) above and before any of the dwellinghouses hereby permitted and shaded BLUE on the approved plans are approved, a 1.8 metre high close boarded screen fence shall be erected along the boundaries marked GREEN on the approved plans. 243 Reason: To safeguard the privacy of adjoining residents. 6. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 7. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. (e) details of the management and maintenance scheme. Reason: To enable the Planning Authority to consider these aspects in detail. 8. That within one year of the occupation of the last dwellinghouse within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 7 above, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: In the interest of amenity. 9. That before the first dwellinghouse hereby permitted is occupied, all the parking and manoeuvring 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 as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities within the site. 10. That a visibility splay of 2.5 metres x 90 metres, measured from the road channel, shall be provided in so far as is possible at the site on both sides of the vehicular access and before the first dwellinghouse hereby permitted is occupied, everything exceeding 1.05 metres in height above road channel level shall be removed from the sight line 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 sight line areas. 244 Reason: In the interests of road safety. 11. That before the last dwellinghouse hereby permitted is occupied, a 2 metre wide footway shall be constructed along the full frontage of the site, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the said Roads Authority. Reason: To ensure safe pedestrian access. 12. That before the last dwellinghouse hereby permitted is occupied, a 5.5 metre wide dropped kerb footway crossing shall be constructed in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the said Roads Authority. Reason: To ensure satisfactory vehicular access facilities. 13. That before the development hereby permitted starts revised front elevational drawings for flats 4 and 5 shall be submitted and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To improve the visual interest of the development. List of Background Papers Application form and accompanying plans dated 11/5/99 Letter from agent (McEwan Designs) dated 25/5/99 Northern Area Local Plan, 1986 Southern Area Local Plan, Finalised Draft 1998 Memo from Transportation Team Manager South dated 8/6/99 Letter from West of Scotland Water dated 11/6/99 Letter from The Coal Authority dated 19/6/99 Letter from SEPA dated 29/6/99 Letter from James Barr on behalf of British Steel PLC dated 20/5/99 Any person wishing to inspect the above background papers should telephone Motherwell 302098 and ask for Shirley Penman. 245 APPLICATION No. S/99/0063 VFUL REPORT 1.o DESCRIPTION OF SITE AND PROPOSAL 1.1 The application site extends to 0.27 hectares ( 0.668 acres) and is located at Coronation Road, New Stevenston, close to its junction with Clydesdale Street. Residential development lies to the north and east of the site while to the west and south is the site of the former Clydesdale Tube Works owned by British Steel PLC. The site is fairly level and is currently in a derelict state. At present the site is partially screened from Coronation Road by sections of block work wall. 1.2 The developer proposes to erect 7 terraced and 2 semi-detached three apartment dwellings and 2 two apartment flats forming a courtyard style development around a communal parking area. Provision is made within the area for visitor parking. All dwellings have minimal landscaping at the front and individual rear gardens. 1.3 The developer will provide a total of 11 mainstream residential units which have been designed to appeal to the ‘first time buyer’ end of the private housing market. 2.0 DEVELOPMENT PLAN 2.1 The site is covered by Policy I2 of the adopted Northern Area Local Plan, 1986. Policy I2 defines the site as an established industrial area within which development control decisions will aim to improve their appearance by ensuring a high standard of design and appropriate landscaping. Within this policy it is considered to be important to protect and enhance the appearance of industrial areas to ensure that the area is an attractive location for investment. 2.2 The Southern Area Local Plan Finalised Draft, 1998, represents the Council’s current views in the future development of the Southern Area and is regarded as a material consideration when assessing proposals. .- 2.3 The Southern Area Local Plan identifies the site as an established industrial and business area and is covered by Policy IND 8. Through this policy the Council seeks to retain the existing character by safeguarding existing uses and supporting the development of General Industrial, Distribution, Storage or Class 4 Business Uses where appropriate. Policy IND 8 establishes a general presumption in favour of developments of this nature. 3 .O CONSULTATIONS 3.1 The following paragraphs summarise the responses received to consultations on the proposals. 3.2 West of Scotland Water has no objections in principle. However, there may be existing public sewers located within the site boundary which require to be taken into account when developing the site. 3.3 The Coal Authority has no objections to the proposal but advises, that, in view of the past mining history in the area, the developer should seek appropriate technical advice before works are undertaken on site. 246 4.0 REPRESENTATIONS AND OBJECTIONS 4.1 The proposal was advertised under Article 18 of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992 and the Development Contrary to Development Plans (Scotland) Direction 1996. Neighbour notification was undertaken by the applicants and one letter of objection has been received from a neighbouring land owner. 4.2 British Steel Plc, owners of the site of the former Clydesdale Tube Works do not object to the principle of the development, but are concerned about the access arrangements to the site and their impact on the access to the British Steel site. Further concerns relate to parking and potential traffic problems generated by the proposed development. 5.0 PLANNING ASSESSMENT 5.1 The site proposed for development lies adjacent to an established residential area within New Stevenston. 5.2 The development plan covering the area identifies the site as an established industrial area. The local plan policies encourage industry and business in preference to any other development. However, this relatively small triangular derelict site is not considered to provide a significant industrial or business opportunity. The site is surrounded by houses on two boundaries and, consequently, it is considered to be an infill site on which residential development would be a more appropriate use. While this is an obvious departure from the development plan, it is not considered to be significant in this instance and, therefore, the application will not require to be referred to the Scottish Ministers. 5.3 An application for 160 residential units by British Steel Plc, owners of the site to the south of Coronation Road (former Clydesdale Tube works) is currently under consideration. As stated previously, British Steel Plc have no objections in principle to the current proposal, but have raised concerns about the site access and traffic generation in relation to their own site access. However, as British Steel Plc have yet to finalise the position of their access which may, ultimately, be from Clydesdale Road and, given that the traffic generated by an eleven unit development will not be particularly significant, I do not consider that the objection is sufficient to warrant refusal of permission. 5.4 The overall design and appearance of the proposed houses and flats are considered to be compatible with the recent terraced developments to the east of the site. 5.5 While it is accepted that the vehicular sight line requirement are below the standards set in current guidelines, given the scale of the development it is not considered that this is sufficiently detrimental to justify refusing the proposal and, therefore, it is recommended that permission be granted subject to conditions. 247 Application No. S/99/00633/FUL Date registered 14th May 1999 APPLICANT TAYWOOD HOMES LTD, BUCHANAN BUSINESS PARK, STEPPS, GLASGOW Agent Residential Project Design, 17 Station Road, Milngavie, Glasgow, G62 8PG DEVELOPMENT CONSTRUCTION OF 64 DWELLINGHOUSES WITH ANCILLARY ROADS AND OPEN SPACE LOCATION CARFIN GREYHOUND TRACK, BYRESKNOWE LANE, CARFIN Ward No. 5 Grid Reference 276941 658473 File Reference Site History 1976 - Proposed shopping centre - refused 1979 - Proposed residential development - granted Development Plan 1. Northern Area Local Plan - Mixed Use Area 2. Southern Area Local Plan (Finalised Draft) - Housing Contrary to Development Plan No CONSULTATIONS Objection No Objection West of Scotland Water Conditions NLC Community Services, Coal Authority No Reply REPRESENTATIONS Neighbours 3 letters of objection Newspaper Advertisement Not Required COMMENTS Taywood Homes wish to construct 64 two-storey houses on the site of the Carfin Greyhound Stadlum. The site is zoned for housing in the 1998 Southern Area Local Plan - (Finalised Draft). Despite the loss of the greyhound racing facility and the objections from 3 local residents, I feel that these concerns will be far outweighed by the zoning in the draft local plan and a significant improvement to the appearance of the site and the wider area. I recommend that planning permission be granted subject to the attached conditions. Further details can be found within the attached report. -- 249 RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before development hereby permitted starts, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants), shall be submitted to the Planning Authority and the works required in order to remove or render harmless these contaminants, having regard to the proposed use of the site, shall be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed. Reason: To ensure the site is free of contamination. 3. That following the completion of all or any part of the works required under the terms of condition no. (2) above, a certificate fiom a suitably qualified person or body shall be submitted to the Planning Authority confirming that all necessary works have been camed out. Reason: To ensure the site is free of contamination. 4. That before any of the dwellinghouses hereby permitted, situated on a site upon whch a fence or wall is to be erected, are occupied, the fence, or wall, as shown on the approved plans shall be erected. Reason: In the interests of the visual amenity of the area and to protect the privacy of future residents of the development. 5. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, ,including any modifications as may be required, 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. Reason: In the interests of amenity and to ensure a landscaping scheme of an appropriate standard. 250 6. That within one year of the occupation of the last dwellinghouses within the development hereby permitted, 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 the completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: In the interests of amenity and to ensure a landscaping scheme of an appropriate standard. 7. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of the play aredopen space and all communal walls/fences and landscaped areas. Reason: To protect the landscaping scheme in the interests of amenity and proper land management. 8. That before completion of the development hereby permitted, the management and maintenance schemed,approved under the terms of condition 7 shall be in operation. Reason: To protect the landscaping scheme in the interests of amenity and proper land management. 9. That before the development hereby permitted starts, a scheme for the provision of one play area within the area of open space shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and this shall include:- (a) an equipped play space no smaller than 500m2; (b) details of the type and location of play equipment, seating and litter bins to be situated within the play area; (c) details of the surface treatment of the play area, including the location and type of safety surface to be installed; (d) details of the fences to be erected around the play area, and (e) details of the phasing of these works. Reason: To ensure the provision of adequate play facilities within the site. 10. That before occupation of the last 10 dwellinghouses within the development hereby permitted, all the works required for the provision of the equipped play area and, included in the scheme approved under the terms of condition 9 above, shall be completed. Reason: To ensure the provision of adequate play facilities wibthe site. 11 That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no development shalf take place within the rear 25 1 curtilages of plots 46-49 (inclusive) and plot 53, other than that expressly authorised by this permission. Reason: To enable the Planning Authority to retain effective control wibthese plots, in order to protect the amenity of the A723. 12. That integral garages shall not be altered for use as a habitable room without the prior written consent of the Planning Authority. Reason: To enable the Planning Authority to retain effective control, in order to ensure the provision of adequate parking provision. 13. That before works commence on site, full details of all works associated with the removal of the turning head to the south of plot 64 shall be submitted to the Planning Authority for its prior approval, and this shall include details of the construction of a new connecting link of footpath, as marked green on approved plans the removal of the turning head area marked YELLOW on approved plans, and its reinstatement of to a landscaped area. Reason: To remove what will become a redundant area of road, in the interests of pedestrian safety and the visual amenity of the area. 14. That no dwellinghouse hereby permitted shall be occupied until the road and footpath adjacent to it have been constructed to basecourse standard and the road and footpath shall be maintained thereafter to the satisfaction of the Planning Authority during the construction phase. Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities. 15. That before the last of the dwellinghouses hereby permitted is occupied, all roads and footways shall be completed to final wearing course. Reason: To ensure the provision of satisfactory'vehicular and pedestrian access facilities. 16. That no garages, gates or other obstructions shall be erected within the first 6.0 metres of any driveway, as measured from the heel of the footway. Reason: To ensure the provision of adequate parking facilities within the site. 17. That all driveways should be a minimum of 12.0 metres long or 6.0 metres if serving a garage and should be perpendicular to the carriageway. Reason: To ensure the provision of adequate parkmg facilities wibthe site in the interests of highway safety. 252 18. That before works commence on site, revised plans shall be submitted to the Planning Authority for its approval and these shall show the visitor parking bay at plot 31 moved northwards to allow for. a 1.0 metre offset from the adjoining boundary wall, and the driveway at plot 57 resited so that it meets the tangent point of the junction. Reason: To ensure the provision of a proper road layout in the interests of highway safety and convenience. List of Background Papers Application form and accompanying plans Northern Area Local Plan Southern Area Local Plan (Finalised Draft) Memo from Director of Community Services dated 28 June 1999 Letter from Coal Authority dated 30 'June 1999 Letter from M. Fanell, 133 New Stevenston Road, Carfin dated 24 June 1999 Letter from F. McManus, 99 New Stevenston Road, Carfin dated 7 June 1999 Letter from W. Smith, 113 New Stevenston Road, Carfin dated 25 May 1999 Any person wishing to inspect the above background papers should telephone Mothemell302 102 and ask for Mr Kellock. 253 APPLICATION No. S/99/00633/FUL REPORT 1.0 DESCRIPTION OF SITE AND PROPOSAL 1.1 This application relates to Carfin Greyhound Stadium. This comprises the oval track with grandstand, other general buildings and parking area. The track is still in use with an average of 2 race nights per week. Vehicular access is taken from Byresknowe Lane, most of which is privately owned and maintained, although the footway and turning head are under Council ownership. 1.2 The site adjoins the A723 Carfin-Holytown road (to the west), Byresknowe Lane and a landscaped area to the south, and Council built housing to the north and east. Also to the west is what is known as the ‘Carfin Village’ development with several hundred houses proposed by various builders including McLean, Ogilvie and Barratt. 1.3 It is proposed to construct 64 two storey detached dwellinghouses, each with 3 or 4 bedrooms. Access would be taken from a new leg on the roundabout whch was recently constructed to take access to the new Carfin Village development. An 0.2 ha area of open space will be incorporated and this will contain an equipped play area. The application site also extends over part of Byresknowe Lane i.e. the area currently used solely for vehicular access to the stadun. The public footpath along Byresknowe Lane will be retained, and the Council owned turning head will be removed and re-instated back to a landscaped area by the developers. 2.0 DEVELOPMENT PLAN 2.1 The adopted local plan for the area is the 1986 Northern Area Local Plan. The site is covered by policy ‘DC 1-Mixed Used Area’ where a mixture of residential and commercial uses is deemed to be acceptable. 2.2 The site is also zoned as a ‘Private Housing Development Opportunity (Policy HSG 2) within the 1998 Southern Area Local Plan (Finalised Draft). 3.0 REPRESENTATIONS 3.1 Letters of objection have been received from 3 local residents, and their concerns can be summarised as follows:- - Play area will result in loss of privacy and noise for residents of existing adjoining properties. - There are already too many houses proposed for the area. - The dog track has been in use for 80 years and is now one of the few recreational facilities in the Carfin area. 4.0 CONSULTATIONS 4.1 The Coal Authority has confirmed the need for further stuhes to confirm the mineral stability of the site. 254 4.2 NLC Community Services has requested krther planting in the verge area alongside the A723, and the retention (where possible) of the hawthorn hedging along the north and east boundary. 5.0 PLANNING ASSESSMENT AND CONCLUSIONS 5.1 In assessing the acceptability of the principle of housing on this site, consideration should be given to the adopted plan, which does not have a specific policy for the site, but nevertheless allows for housing. Also, the 1998 finalised draft plan zones the site specifically for private housing. Whilst I accept that the loss of the greyhound racing facility is regrettable, particularly as it has provided a sports and social facility for the area for a great number of years, the site has arguably suffered from a lack of investment over recent years. It is also interesting to note that only one letter of objection was received regardmg the loss of this facility. In principle, therefore, I would suggest that the redevelopment of this site for housing purposes is acceptable. 5.2 One objector complained about the excessive numbers of houses proposed for the Carfin area. It is certainly the case that Carfin is a growth area with many new houses proposed over the next few years. However, these will cater for a housing market which extends over the entire division, and will help reduce pressure for greenfield housing release. 5.3 In matters of detail, it was emphasised to Taywood the importance of the development having an attractive public face onto the A723. Through a combination of features such as the orientation of houses on prominent parts of the site so that they face outwards, the incorporation of a landscaped area of open space alongside the A723 and the design of boundary treatment an entrance features, I believe that the developers have created and attractive development which acknowledges the importance of this site. 5.4 However, one drawback of th~slayout is that a particular requirement of the roads guidelines has not been met. At the entranceway, two houses have been arranged in a ‘gatehouse’ fashon. Thls is an integral part of the striking entranceway which also includes pyramid roofed garages and entrance feature walls and landscaping. Thls has resulted in 2 driveways on the main access road being much closer to the recently constructed roundabout on the A723 than would normally be acceptable. To rectify this situation would require significant alterations, thus un-doing many of the attractive elements of the layout. In order to mitigate against the potential problem, Taywood have provided these driveways with vehicular turning areas to allow users to enter and leave the property in forward gear. On balance, whilst this particular part of the layout is not as safe as would normally be the case, it should not preclude a layout which in this instance will make a significant contribution to the visual amenity of the wider area, and will not, in my opinion, be fundamentally unsafe. 5.5 Since this application was submitted, the Council’s policy on open space within residential developments has changed. However, I would suggest that in this instance the policy which applied at the time of submission should apply (which it complies with). The area of open space and play area is afforded good levels of supervision by surrounding houses, but is of size to allow play equipment to be far enough away to prevent nuisance. It is separated from houses on New Stevenston Road (includmg the objector to the location of the play area) by a hck hawthorn hedge and a set back distance of around 40 metres. I do not accept, therefore, that this would infringe significantly on the privacy and amenity of these houses. 5.6 To conclude, therefore, I consider the proposed development to be acceptable in terms of its principle and detail, and I recommend that planning permission be granted subject to conditions. 255 Application No. SI99100635/FUL Date registered 12 May 1999 APPLICANT VAMW TRAINING, 150 GAVIN STREET, MOTHERWELL Agent Grant Robertson, 36 Catherine Street, Motherwell ML1 2RN DEVELOPMENT ERECTION OF TWO STOREY TRAINING COMPLEWOFFICES LOCATION GLENCAIRN STREETKAMP STREET, MOTHERWELL Ward No. 12 Grid Reference File Reference S/PL/B/ 12/23(5)( 83)/JL/AB Site History No site history Development Plan Residential on Southern Area Local Plan - Finalised Draft Contrary to Development Plan CONSULTATIONS Objection No Objection West of Scotland Water, The Coal Authority Conditions No Reply REPRESENTATIONS Neighbours 18 letters of objection and 41 signatories in letter of petition Newspaper Advertisement Not Required COMMENTS The applicants seek planning consent for the erection of a two storey training cornpledoffices at Glencairn StreetKamp Street, Motherwell. Vehicular access to the complex is proposed from Camp Street. The main pedestrian entrance is directly off Glencairn Street. A reduced parking regime has been proposed due to the nature of business associated with the voluntary group. 17 letters of objection have been received, mostly from the residents of ‘Ravens Court’ in Camp Street. A petition of objection was also received with 41 signatories attached, some of whom had previously sent in objection letters from ‘Ravens Court’. The accompanying committee report briefly summarises the objectors concerns and my comments thereon. Notwithstanding the objections received, I hereby recommend that planning consent is granted, subject to conditions. Planning Application No. S/99/00635/FUL @ NORTH pmduced by .i. LANARKSHIRE -ran1 of PImmg ndErmramnt SDVhrm WiYM Erection of Two Storey Training Complex/Offices I. COUNCIL 303 Brnmn Steet MOTHERWELL MLl IRS Land North of 88 - 90 Glencairn Street, Motherwell RaWdhorn D* c*ou- SwqMwq rvI apm-nolueuCo~rdrrrrayy. A St.LLonrf om.0 cmwn TdephWIe 016995 3021W FP. 01698 3021012 ...... 1:1250 e#lw umuw1p.d npDavtM 1- clam awm os USLne. U OsMlL 0Location of Objectors mtwmwioWIPYDnw mu-. 257 RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before development hereby permitted starts, full details of the boundaries marked A- B and B-C shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 3. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 4. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects in detail. 5. That the permission hereby granted shall enure solely for the benefit of VAMW. Reason: To enable the Planning Authority to retain effective control, in order to assess any future ownershenants of the building. 6. That before the development hereby permitted is brought into use, all the parking and manoeuvring 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 as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities within the site. 258 8. That a visibility splay of 4.5 metres by 90 metres, measured from the road channel, shall be maintained at the junction of Camp Street with Glencairn Street and, thereafter, nothing exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or allowed to grow, within these sight line areas. Reason: In the interests of public safety. 9. That before the development hereby permitted completed is brought into use, an 8 metre wide dropped kerb footway crossing shall be provided on the channel line leading to a 5.5 metre wide access, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the said Roads Authority. Reason: To ensure the provision of satisfactory vehicular access to the site. List of Background Papers Application form and plans dated 12/5/99 Amended plans dated 5/7/99 Southern Area Local Plan - Finalised Draft Letter dated 24/5/99 from West of Scotland Water Letter dated 1/6/99 from The Coal Authority Letter dated 16/5/99 from Mrs M Morrison & Mr E Turnbull, c/o 135 Ravens Court, Motherwell Letter dated 18/5/99 from J Gebbie, 161 Camp Street, Motherwell Letter dated 19/5/99 from Margaret Armstrong, 1 15 Camp Street, Motherwell Letter dated 19/5/99 from Edwin G. Thomas, 127 Ravens Court, Motherwell Letter dated 20/5/99 from Mrs M Lees, 173 Camp Street, Motherwell Letter dated 18/5/99 from Agnes Wilson, 137 Ravens Court, Motherwell Letter dated 19/5/99 from Miss A Dickson, 125 Camp Street, Motherwell Letter dated 19/5/99 from Robert & Barbara Reid, 171 Camp Street, Motherwell Letter dated 16/5/99 from Mrs Elizabeth McLean, 105 Camp Street, Motherwell Letter dated 19/5/99 from Mr Robert L Laughlan, 163 Camp Street, Motherwell Letter received 4/6/99 from Mrs Greenshields, 155 Ravens Court, Motherwell Letter dated 19/5/99 from Marion McCowan, 139 Camp Street, Motherwell Letter received 4/6/99 from Mrs J Lord, 12 1 Ravens Court, Motherwell Letter dated 21/5/99 from Mr & Mrs Burt, 167 Camp Street, Motherwell Letter dated 19/5/99 from Linda Mackie, 55 Glen Almond, East Kilbride Letter received 4/6/99 from A Hamilton, Flat 11 1 Ravens Court, Motherwell Letter dated 26/5/99 from Mrs M Skimming, 10 1 Ravens Court, Motherwell Letter dated 25/5/99 from Mrs Margot Paterson, 1 17 Camp Street, Motherwell Letter of petition received 4/6/99 from c/o Mrs Paterson, 1 17 Camp Street, Motherwell Any person wishing to inspect the above background papers should telephone Motherwell 302 142 and ask Mr Lennon. 259 APPLICATION No. S/99/00635/FUL REPORT 1.o BACKGROUND AND PROPOSAL 1.1 The Voluntary Association for Mental Welfare (VAMW) have recently acquired ground from North Lanarkshire Council, subject to gaining planning consent, for the purpose of building custom built office/training complex on ground at the junction of Glencairn Street/Camp Street, Motherwell. 1.2 The site in question amounts to some 1540 square metres (0.38 acrel0.15 hectares or thereby) is rectangular in shape and is bounded by dwellinghouses on its south eastern side, Kirk Care Housing to the south and south west; Camp Street to the north west and Glencairn Street to the north east. It is located within a primarily residential area, although there are a variety of mixed uses along Glencairn Street which are in close proximity to the application site. 1.3 The applicant’s initial plans indicated access to the development site directly off Glencairn Street, this was, however, not acceptable and the applicant has submitted revised plans showing access off Camp Street. 2.0 REPRESENTATIONS 2.1 18 letters of objection have been received, 17 of whom reside in Kirkcare Residential Home, adjacent to the site. One letter of petition was also received with 41 signatories, some of whom had objected separately. These objections and my comments thereon may be summarised as follows:- 0 Increased traffic at junction will cause safety problems for residents at the Residential Home when going toward Health Centre. Comment Parking and manoeuvring areas are to be incorporated within the site and the building will be set back sufficient to ensure adequate visibility for vehicular and pedestrian traffic alike. 0 The area at present suffers from lack of adequate parking facilities which results in congestion on main access roads. Comment It is a fact that, Glencairn Street and Camp Street experience parking problems at certain times of the day. However, the application site will have sufficient parking within it’s curtilage to accommodate VAMW staff and, as mentioned previously, will be accessed off Camp Street and not Glencairn Street as initially submitted. 0 Tenants whose homes back onto the Kirk Care car park will loose their open view of the landscaped area, as well as natural light, to the detriment of said Tenants. 260 Comment The landscaped area will be replaced by these proposals. However, loss of a view cannot be considered as a valid planning objection. Due to the distance that the building will be situated from the objectors properties, it is considered that the loss of light would be negligible. 0 There are alternative sites in the area that would be better suited to the proposed use at this location. Comment VAMW have attempted to acquire various sites in the past few years, but have failed for a number of reasons. This site, in my opinion, is suitable for their needs and meet with my Departments general criteria with regard to access, design and use. 0 Additional traffic problems from buses dropping students off, Comment VAMW have informed me that the majority of students will arrive at the training complex by public transport. No public transport vehicles pass the complex directly, therefore, any foot passengers will make their way to the complex via the main entrance on Glencairn Street. 0 Uprooting mature trees is not environmentally sound, is there not a Tree Preservation Order on said trees? 0 Comment It is a fact that the development proposed will replace a mature landscaped area with built development, there is, however, no Tree Preservation Order on the site which has already been recognised for development in the Southern Area Local Plan. 3 .O CONCLUSION 3.1 It is accepted that the application ground is an attractive landscaped, corner site. However, VAMW have been looking, for a number of years, to relocate their existing premises from Gavin Street and their small cafe on Airbles Street. This would appear to be the most suitable site, after other possible locations have not materialised. The building will be located approximately 26 metres from the nearest part of Kirkcare Residential Home with intervening car parking between both buildings. There will also be a boundary fence and an element of landscaping incorporated on the boundary, these details have yet to be determined, but will be done so, through conditions. Notwithstanding the objections received, I hereby recommend that planning consent is granted, subject to appropriate conditions. 26 1 Application No. S/99/00655RUL Date registered 19 May 1999 APPLICANT LANARKSHIRE DEVELOPMENT AGENCY, NEW LANARKSHIRE HOUSE, BELLSHILL, ML4 3AD Agent Ironside Farrar Ltd., 52 Grovewood Business Centre, Bellshill, ML4 3NQ DEVELOPMENT CHANGE OF USE FROM FORMER DOMESTIC TIP AND OPENCAST TO NATURE PARK LOCATION GREENHEAD MOSS NATURE PARK, NEWMAINS Ward No. 9/15 Grid Reference 3 3200/2000/2/000 File Reference Site History Long history of opencasting and landfill on the site resulting in NLC acquisition in 1999. Development Plan - Site of importance for nature conservation, Greenbelt, Nature Park, Local Nature Reserve on Southern Area Local Plan Finalised Draft Contrary to Development Plan No CONSULTATIONS Objection No Objection Transco Conditions Scottish Natural Heritage, West of Scotland Water, Scottish Power No Reply Community Services, SEPA, Community Council, Telecom REPRESENTATIONS Neighbours 1 letter of objection Newspaper Advertisement No Response COMMENTS The site forms part of a larger area of land being upgraded environmentally as a community nature park. This application relates to the former domestic tipping area and opencast area. This proposal is to establish the principle of a community nature park on the site within the context of a larger masterplan although that masterplan does not in itself form part of this application. If granted, it would be intended to consider detailed proposals which require planning consent at a hture date against the background of this change of use application which will provide the context within whch specific development operations will be considered. One letter of objection has been received fiom an adjoining resident but I consider their concerns can be addressed at a future date. All other consultees are supportive of hsdevelopment subject to conditions, more Planning Application No. S/99/00655/FUL Prohlsad by LANARKSHIRE 1 DcpMmsnl ar Planning and Envnamnl Change of Use from Former Domestic Tip and Restore I somm hvlYen --. COUNCIL 343 Erndon Sbset Opencast to Nature Park j MOTHERWELL MLl 1RS Greenhead Moss Nature Park, Overtown Road, Waterloo, Wishaw A Telephone 01695302100 FU. 01698 3021012 1:10000 Location of Objector OSLisaKeL4090dlL * 263 details are provided in the following report. I therefore recommend that planning permission be granted. RECOMMENDATION Grant, subject to the following conditions:. 1. Prior to the commencement of any site works permission shall be sought and obtained from the Planning Authority in respect of the following matters:- (a) the siting, design and external appearance of all buildings and other structures; (b) the means of access to the site; (c) the layout of the site, includmg all roads, footways, and parking areas; (d) the provision of equipped play areas; (e) the provision of public open space; (f)the details of, and timetable for, the hard and soft landscaping of the site; (3) details for management and maintenance of the areas identified in (d),(e) and (0 above; (h) the design and location of all boundary walls and fences; (i) the phasing of the development; (i) the provision of drainage works; (k) the disposal of sewage; (1) details of existing trees, shrubs and hedgerows to be retained; (in) details of existing and proposed site levels. Reason: To enable the Planning Authority to consider these aspects in detail. 2. That before development hereby permitted starts, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants), shall be submitted to the Planning Authority and the \vorks required in order to remove or render harmless these contaminants, having regard to the proposed use of the site, shall be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed. Reason: To ensure the site is free of contamination. 3. That the development hereby permitted shall be started, either within five years of the date of this permission, or within two years of the date on which the last of the specified matters in condhon 1 above are approved, whichever is the later. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 4. That withm three years of the date of this permission, an application for approval of the matters, specified in condition 1 above, shall be made to the Planning Authority. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 264 List of Background Papers Application form and plans dated 19th May 1999 Southern Arca Local Plan Finalised Draft Letter dated loth June 1999 from Transco Letter dated 4th June 1999 from West of Scotland Water Letter dated 15th June 1999 from Scottish Natural Heritage Letter dated 2nd July 1999 from Scottish Power Letter dated 3 1st May 1999 from M McKenzie, 9 Tasmania Quadrant, Wishaw Any person wishing to inspect the above background papers should telephone Motherwell 302125 and ask for D McFarlane. 265 APPLICATION NO. S/99/00655/FUL REPORT 1. THE SITE & SITE HISTORY 1.1 The site is approximately 60 ha in size and is situated between the existing communities of Newmains, Cambusnethan, Greenhead, Tinto Crescent, Creamery Road, Dimsdale and Waterloo. The site has recopsed as an area of nature conservation interest containing a raised peat bog whilst being adjacent to the Local Nature Reserve at Perchy Pond. 1.2 Over a number of years planning consents have been granted to the former owner of the site (Pattersons of Greenoakhill Limited) by the former Motherwell District Council for the extraction of coal and other minerals with the backfilling of resulting roads with inert waste and domestic waste. Waste areas of the site adjacent to Perchy Pond have also been the subject of municipal tipping. 1.3 In Fcbruary 1996 the Secretary of State for Scotland dismissed an appeal against the refusal by the former Motherwell District Council to give consent for the excavation of up to 20,000 tonnes of coal from the remainder of the site and subsequently infill the excavated areas with waste. In September 1997 the owners of the site served a purchase notice on the Council and in early 1999 the site was acquired by North Lanarkshire Council for the sum of &50,000. 1.4 Sincc that time discussions have taken place with Lanarkshire Development Agency, Scottish Natural Heritage and Central Scotland Countryside Trust about how the site could be transformed into an asset for the community. A successful wider project would remove 5% of North Lanarkshre’s derelict land and make an important contribution to the Central Scotland Forest. Ultimately a Community Trust mechanism would manage the site as the Community Nature Park. 1.5 A masterpian has been produced for the wider project and thls forms the background strategy against which each individual component should be assessed. Thls application relates to the principle of establishng a Community Nature Park on the area once occupied by the opencast and landfill site. The masterplan indicates the intended types of uses to whch each area of land would be put and within this application site boundary are wetlands, meadows, grassland footpaths, woodland areas, viewpoint platform, and existing features to be upgraded such as the Cambusnethan Memorial Park and Perchy Pond. 1.6 The \\ider project of creating this Village Nature Park could include the Victoria Park at Ne\vmains, Stewarton Park at Wishaw and Cambusnethan Cemetery. A visitor centre is proposed along with possible allotments, football pitches, cycle ways, bridgeways, caprice woodlands and plantation woodlands. Access to the site would be gained via Eastgate, Canibusnethan Cemetery, Tinto Crescent, the A73, Wooddee Road at Newmains, however the main access point would be off Creamery Road, th~sleadmg to the possible future Visitor Centrc. 266 2. CONSULTATIONS & REPRESENTATIONS 2.1 Onc ictter of objection has been received to the proposal from a resident in Tasmania Quadrant who iidjoins the Eastgate access to the site. His concerns are not against the principle of the proposals but detailed ones related to the generation of traffic and vehicular problems being created in the Eastgate area. The Eastgate access uses an old bridge which adjoins his site and conccrns have been expressed about the possible damage to mutual retaining walls caused by an incrcase in traffic. Also because the access is at a higher level to the objectors house, an increase in usage in the route would result in a loss of privacy. 2.2 Nonc of the consultees have objected to the proposal providing their detached requirements can be accommodated. West of Scotland Water have indicated the presence of a 2 1 inch trunk water main through the site and hrther consultation with them will be required dependmg on detailed proposals. 2.3 Scottish Natural Heritage has no objection to the development providing that it is implemented strictly in accordance with the terms of the submitted plans. SNH have also requested that they be adiised of any modifications or amendments which may affect the natural heritage interest of the site. 3. OBSERVATIONS & CONCLUSIONS 3.1 The objectors concerns relate to the increase of traffic and pedestrian activity to the rear of his preiiii ses resulting in a loss of privacy and possible structural damage. This area has always been xed as an access into the site and as such I do not consider that it is unreasonable to contiiiue to do so. There may be an increase in vehicular traffic using the route during the consrruction phases but until detailed proposals are produced, their volume and extent cannot be predicted. With regards to possible structural damage caused by heavy vehicles, this situation can bc assessed prior to, during and after works are completed. As regards loss of privacy, there exists an access at present whch would continue to be used mostly by pedestrians. Wlstthere wou lri be an increase in people using the route because of this proposal if approved, I consider that 311increased level of usage would assist in improving the security of the area, to the benefit of thc overall environment. Existing site conditions are such that the present area is used as a gathcring centre for anti social activities and dumping ground. By encouraging greater use by meniixrs of the public into the area, these antisocial activities should reduce. 3.2 With 1-egardto access and parking requirements, there will be implications for the existing road net\\ ;:rk given the size of the site and its potential role as an attraction for people. However, the level :)f requirement is difficult to assess given the lack of detail associated with ttus type of devciopment, I therefore propose to impose suitable conditions to any grant of planning consent, whici;. will require the submission of detailed schemes to upgrade each of the access points into the s!re. Appropriate road and footpath provision will be required accordmg to the anticipated levc! r>f usage at each access. 267 3.3 All txconsultees conditional comments can be accommodated by the imposition of suitable condiLions. I consider that this overall project will provide a lasting asset for North Lanarkshire and i::at this proposal forms an essential and central element to that project. It is anticipated that fUrtl:cr details will be submitted for consideration in due course. However hsapplication relata to a change of use withm the core area of the site and as such I recommend that planning permission be granted subject to conditions attached. 268 Application No. S/99/00662/FUL Date registered 13 May 1999 APPLICANT LANARKSHIRE DEVELOPMENT AGENCY Agent Ironside Farrar Ltd., 12 Gayfield Square, Edinburgh DEVELOPMENT GENERAL ENGINEERDIGLANDSCAPE ADVANCE WORKS TO CREATE GATEWAY TO RAVENSCRAIG NORTHERN ENTRANCE LOCATION MERRY STREET, MOTHERWELL Ward No. 6 Grid Reference File Reference S/PL/B/S 13 /LB/AB Site History Site has been granted permission in the past for waste disposal. The last of these consents was issued in March 1994 (M/11/93). The site has been re-profiled in connection with the works at the Secure Containment Facility. Development Plan Zoned for regeneration on the Finalised Draft Southern Area Local Plan Contrary to Development Plan No CONSULTATIONS 0b j ection No Objection SEPA Conditions Director of Community Services, Scottish Natural Heritage No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement Not Required COMMENTS This application relates to land on the north western edge of the Ravenscraig site adjacent to Merry Street where the proposal is to create a high amenity gateway and public open space area on the site. The works involve the re-profiling and landscaping of the Northgate landfill area to reduce the steep gradient whilst maintaining open views into the site. This proposal will compliment the works proposed for the spine road through the site which already has planning permission. I recommend that planning permission is granted. Planning Application No. S/99/00662/FUL General Engineering / Landscape Advance Works to Create Gateway to Ravenscraig Northern Entrance A Merry Street, Motherwell 1.2500 270 RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, a revised scheme of landscaping shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:- (a) the creation of a slag/calicole environment south of the Secure Containment Facility; and (b) details of the calicole wild flowers/grass seed mix to be planted. Reason: In the interests of safeguarding the ecological and habitat value of the site. 3. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of- (a) the proposed footpaths shaded BLUE on the approved plans; (b) the proposed grassed, planted and landscaped areas hatched GREEN on the approved plans. Reason: In the interests of amenity. 4. That before completion of the development hereby permitted, the management and maintenance schemed approved under the terms of condition 3 shall be implemented to the satisfaction of the Planning Authority. Reason: In the interests of amenity. List of Background Papers Planning application forms and plans Supporting statement dated May 1999 Southern Area Local Plan Finalised Draft Ravenscraig Master Plan 1997 Letter from SNH dated 16 June 1999 Memo from NLC Conservation and Greening Manager dated 16 June 1999 Memo from NLC Landscape Services Manager dated 16 June 1999 Letter from SEPA dated 25 June 1999 Any person wishing to inspect the above background papers should telephone Motherwell 302127 and ask for Mrs Bowden. 27 1 PLANNING APPLICATION S/99/00662/FUL REPORT 1. THE SITE 1.1 This application relates to the former Northgate landfill site on the north west of the Ravenscraig site. This site lies between Ravenscraig and Merry Street which is part of the main north-south route between Motherwell and the M8. 1.2 The site has been landscaped in the past as part of its restoration associated with the landfill operation, and more recently, when it was partially re-graded during the formation of the Secure Containment Facility. 2. THE PROPOSAL 2.1 The proposal relates to an area of 4.8 ha and involves ground modelling including shaping and grading of slag material and soft landscaping. 2.2 The slag material to be used will come from the excavations for the spine road which will be under construction at the same time. The site will be re-profiled to create a less steep gradient which will make site maintenance easier. The resulting slope will be utilised to create a viewing area across the remainder of the Ravenscraig site. 3. CONSULTATIONS 3.1 SEPA have advised that they have no objections to the proposal. 3.2 The Director of Community Services and Scottish Natural Heritage have no objections in principle to the proposal but have made comment on the landscaping proposals. Their suggestions relate to making the landscaping of greater ecological and habitat value by using more native species. The applicant has accepted the comments and will adapt the landscaping proposals to take account of the suggestions. 4. RECOMMENDATION 4.1 This proposal is in accordance with the general tenet of the Master Plan and I recommend that planning permission is granted. 272 Application No. S/99/00672/FUL Date registered 18 May 1999 APPLICANT MR GARY GILMOUR, 6 LASHLEY GROVE, OVERTOWN Agent DEVELOPMENT EXTENSION TO DWELLINGHOUSE LOCATION 6 LASHLEY GROVE, OVERTOWN Ward No. 15 Grid Reference 280274 653 197 File Reference SPL/B/2/50(295)/GMcWAB Site History Planning permission granted for erection of dwellinghouses and double garages, April, 1997 (Application No. S/97/00142/REM) Development Plan Private Housing Development Opportunity - Southern Area Local Plan (Finalised Draft) Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours One letter of objection Newspaper Advertisement Not Required COMMENTS This application seeks planning permission for the erection of a two storey side extension at 6 Lashley Grove, Overtown. The proposed extension would incorporate a carport on the ground floor and an additional bedroom and floor space for an existing bedroom on the upper floor. One letter of objection has been received from an adjoining neighbour on grounds of amenity. The objector considers that the extension will look out of place within the estate as there are no other carports. Furthermore the objector states that the developer of the plots will not grant superiors consent on these grounds. After discussions with the applicant the plans were amended to include the incorporation of a garage door on the front elevation of the proposal. In relation to the objector’s concern regarding superiors consent, this is a legal matter between the applicant and developer of the house plots and is not a planning consideration. In terms of design and impact upon neighbouring properties the proposed development is considered acceptable and it is therefore recommended that planning permission is granted. RECOMMENDATION 274 Grant, subject to the following con&tions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: In the interests of Visual amenity. 3. That notwithstanding the provisions of Class 7 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 dwellinghouse and the adjoining road, with the exception of a 0.5 metre hgh facing brick, or roughcast wall built to match the facing brick, or roughcast, on the existing house; and before development starts, samples of the facing materials to be used on the wall shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required. Reason: In the interests of visual amenity. 4. That 2 car parking spaces shall be provided withm the curtilage of the plot and outwith the public road or footway, and thereafter be maintained as parking spaces. Reason: To ensure the provision of adequate parking facilities within the site. 5. That before the development hereby permitted is started a revised scheme for taking access to the plot which enables the driveway to join the public highway at right angles shall be submitted to and approved by the Planning Authority in writing. Reason: To ensure satisfactory vehcular access to the dwelling. 6. That before the development hereby permitted is occupied the revised scheme which has been approved under the terms of condition 5 above shall be implemented to the satisfaction of the Planning Authority. Reason: To ensure satisfactory vehicular access to the dwelling. 275 7. That the integral garage shall not be altered for use as a room without the prior written consent of the Planning Authori~. Reason: To ensure the provision of adequate parking facilities within the site. List of Background Papers Application form and accompanying plans regstered 18/5/99 Southern Area Local Plan (Finalised Draft) Letter dated 9/6/99 form Mr and Mrs Baldock, 9 Hoey Drive, Overtown Any person Wishing to inspect the above background papers should telephone Motherwell 302 139 and ask for Gwen McKillop. 276 Application No. S/99/0068 1EUL Date registered 1 June 1999 APPLICANT TILBURY DOUGLAS HOMES LTD. Agent ARM Archtects, 10 Payne Street, Port Dundas, Glasgow G4 OLF DEVELOPMENT ERECTION OF 102 DWELLINGHOUSES LOCATION HORATIUS STREET AND CORNELIA STREET, MOTHERWELL Ward No. 4 Grid Reference File Reference Site History Site formerly occupied by Council properties, recently demolished. Part of site included in Strathclyde Park. Outline consent was granted in January 1998 for residential development on the whole of this application site. Development Plan Residential Development Opportunity on Southern Area Local Plan Finalised Draft Contrary to Development Plan No CONSULTATIONS Objection Countryside and Landscape Manager No Objection Coal Authority Conditions Head of Parks and Catering No Reply REPRESENTATIONS Neighbours 2 letters of objection Newspaper Advertisement Not Required COMMENTS The majority of the site of this proposed development was formerly Council owned flatted property whch has recently been demolished. During 1998, the site was the subject of a bid to provide rented and owner occupied housing. Tilbury Douglas and Cairn Housing Association are the successful bidders and the Council has agreed to transfer the site to them. Th~sproposal raises no planning policy or detailed design concerns and I therefore recommend that planning permission be granted. 277 278 RECOMMENDATION Grant, subject to the following con&tions:- 1. That the development hereby permitted shall be started wihfive years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. 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, including any modlfications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 3. That before any of the dwellinghouses hereby permitted, situated on a site upon which a fence or wall is to be erected, are occupied, the fence, or wall, as approved under the terms of condition 2 above, shall be erected. Reason: To ensure proper implementation of the scheme for fences and walls. 4. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, includmg any modlfications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 5. That before the development hereby permitted starts, a scheme of landscaping, includmg boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, includmg any modifications as may be required, and it shall include:- (a) details of any earth mouldmg 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) an indcation of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects in detail. 6. That before the development hereby permitted starts on plots 1 to 62 inclusive, a scheme of landscaping, for the area hatched on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:- (a) a landscape framework of between 10 and 30 metres in width on an area along the western boundaries of plots 1, 2 and 22 to 27 inclusive, the precise location of any planting 279 to be agreed between the applicant and the Planning Authority prior to the commencement of any site works; (b) a landscape buffer at the northern boundaries of the roadways adjacent to plots 43 and 53 to 57 to prevent vehcular access to Strathclyde Park. (c) details of any earth mouldlng and hard landscaping, grass seeding and turfing; (d) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted. Reason: To accord with the terms of the Development Brief for the site. 7. That within one year of the occupation of the last 5 dwellinghouses wihthe development hereby permitted, all planting, seeding, turfing and earth mouldmg included in the scheme of landscaping and planting, approved under the terms of condition 6 above, shall be completed; and any trees, shrubs, or areas of grass whch die, are removed, damaged, or become hseased wihn two years of the completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: To ensure proper implementation of the landscaping scheme. 8. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of- (a) the proposed play areas shown on the approved plan; (b) the proposed grassed, planted and landscaped areas outwith house plot boundaries shown on approved plans and approved under conditions 5 and 6 above; (c) the proposed parlung areas hatched ORANGE on the approved plans. Reason: To enable the Planning Authority to consider these aspects in detail 9. That before completion of the development hereby permitted, the management and maintenance schemed approved under the terms of conhtion 8 shall be in operation. Reason: To ensure proper management of the play areas and landscaping. 10. That no trees within the application site shall be lopped, topped, felled, or otherwise affected, without the approval in writing of the Planning Authority. Reason: To safeguard existing trees on to site. 11. That before the development hereby permitted starts, details of the design, location and construction of the proposed vehicular and pedestrian accesses, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities. 280 12. That before the development hereby permitted is completed, all the road works shall be completed in accordance with the details approved under the terms of condition 11 above. Reason: To ensure satisfactory vehcular and pedestrian access facilities to the dwellings. 13 That before the development hereby permitted starts, a report shall be submitted to the Planning Authority in respect of the area to the west of Horatius Street regarding the stability of the site for the development proposed and this report shall be based on a professionally supervised and regulated boring programme. Reason: To ensure the mineral stability of the area. 14. That before development hereby permitted starts, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants), shall be submitted to the Planning Authority and the works required in order to remove or render harmless these contaminants, having regard to the proposed use of the site, shall be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed. Reason: To ensure the site is free of contamination. List of Background Papers Application form and plans dated 27/05/99. SALP - Finalised Draft NLC Housing Department Development Brief August 1998. Letter dated 27 June 1999 from the Coal Authority. Memo dated 7 June 1999 from Countryside and Landscape Manager. Memo dated 29 June 1999 from Landscape Services Manager. Memo dated 5 July 1999 from Head of Sport and Recreation dated. Letter dated 8 June 1999 of objection from Mrs Lorraine Higgins. Letter dated 7 June 1999 from Marion and John Stewart. Any person wishmg to inspect the above background papers should telephone Motherwell 302093 and ask for Alistair Maclean. 28 1 APPLICATION NO. S/99/0068 1FUL REPORT 1. THE PROPOSED DEVELOPMENT 1.1 The application is for the erection of 102 houses on Cornelia Street, Horatius Street and Watling Street mostly on the site of former flatted blocks whch have recently been demolished. 1.2 The development includes 30 houses for Cairn Housing Association whch will be available for rent. The remaining 72 houses will include low cost homes. The area was subject to a bidding process from interested developers based on an N.L.C. prepared housing brief and Tilbury Douglas/Cairn were the successful bidders. 1.3 Part of the proposed development will be in an area presently maintained by Strathclyde Park. The Council has previously agreed (March 1999) to the transfer of the site from the Park into the current development application proposal. 2. CONSULTATIONS 2.1 The Countryside and Landscape Manager raised an objection over the development of land on the western edge of the site in that it is presently maintained as part of Strathclyde Park. It has been established that this land is withm the Housing account and following the Council’s earlier decision to seek redevelopment proposals for the area will now form part of any new housing development. 2.2 Addtional comments from the Head of Parks and Catering intimated concern over lack of a physical barrier at the ends of culs de sac which could result in vehicular traffic gaining access to Strathclyde Park. 2.3 Consultations with the service providers had been undertaken as part of the site investigation and at the outline application stage. No significant problems were encountered. 3. OBJECTIONS 3.1 Two letters of objection were received from existing tenants wihthe area. 3.2 The objections refer mainly to the loss of greenbelt land and play area. One objector also mentioned landslides in the area of the South Calder Water. 4. OBSERVATIONS 4.1 Outline consent was granted to the Housing Department in January 1998. No objections were received. 4.2 At the time of the outline consent the Motherwell District Local Plan Consultative Draft was the appropriate plan for the area. Thls plan zoned the area to the west of Horatius Street as Green Belt. The Scottish Office decided not to call in the application. 4.3 The Southern Area Local Plan Finalised Draft recognised the site as a Private Housing Development Opportunity. The site is, therefore, no longer with the Green Belt. 282 4.4 With regard to play areas there is currently ample play provisions, both formal and informal adjacent to the site. The issue of landslides is covered by a condition within the recommendation whereby the applicants are required to have a mineral survey undertaken on the area of the site which has been undeveloped. 4.5 A number of existing residents came to view the plans and generally were content that the area was going to be redeveloped rather than be left in a semi-derelict condition. I understand that the developers are to commence the construction of the houses for Cairn Housing Association within the near future. 5. RECOMMENDATION 5.1 I recommend that permission be granted for thls development subject to the conditions noted. 283 Application No. S/99/00683/FUL Date registered 29 June 1999 APPLICANT JAMES WALKER C/O “GEORGIO BROWNS”, 344 MAIN STREET, OVERTOWN Agent Jim Baird, Seven Design Group, 25 Bothwell Road, Hamilton, ML3 OAS DEVELOPMENT REFURBISHMENT AND EXTENSION TO PUBLIC BAR LOCATION “GEORGIO BROWNS”, 344 MAIN STREET, WSHAW Ward No. 7 Grid Reference 279332655362 File Reference S/PL/B/10/20(129)/JL/AB Site History Permission granted in October 1977 for alterations and toilet extension to licensed premises and change of use of dwellinghouse to lounge bar (application no. 197/77) Permission granted in March 1989 for extension to public house (application no. 2/89) Permission granted in May 1997 for erection of cellar to rear of public house (application no. S/97/00208/FUL) Development Plan Commercial on Southern Area Local Plan - Finalised Draft Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS The applicant seeks planning consent to build an upper storey extension onto an existing single storey addition to the rear of ‘Georgio Browns’, 344 Main Street, Wishaw. The first floor plan at present consists of a function room and toilets amounting to approximately 100 square metres. The proposal is to create additional floorspace amounting to some 140 square metres comprising a badlounge area and dance floor extension thereby more than doubling the floorspace on the first floor. No objections were received through the neighbour notification procedure or through the local press advertisement, I therefore recommend that planning consent is granted for the development. 285 RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building. Reason: To ensure that the materials match existing building. List of Background Papers Application form and plans dated 29/6/99 Southern Area Local Plan - Finalised Draft Any person wishmg to inspect the above background papers should telephone Motherwell 302 142 and ask for Mr Lemon. 286 Application No. S/99/0068 8FUL Date registered 24 May 1999 APPLICANT BRAIDHURST DEVELOPMENTS LTD, WHIFFLET INDUSTRIAL ESTATE, COATBRIDGE Agent Colin Hardie Design, 3 Athol Place, Bathgate, EH48 4DF DEVELOPMENT CONSTRUCTION OF 12 FLATS AND ASSOCIATED CAR PARKING LOCATION 77-79 MOTHERWELL ROAD, BELLSHILL, ML4 2JA Ward No. 26 Grid Reference File Reference Site History Site contains two semi-detached sandstone villas, converted during the 1990’s for multiple occupation. Development Plan Residential : Bellshill & Mossend Local Plan Southern Area Local Plan, Finalised Draft (1998) Contrary to Development Plan No CONSULTATIONS Objection No Objection West of Scotland Water, Coal Authority Conditions No Reply REPRESENTATIONS Neigh bours Two objections received Newspaper Advertisement Not Required COMMENTS This application involves the demolition of an existing sandstone semi- detached block at 77-79 Motherwell Road, Bellshill and the construction of 12 flats in a three-storey block. The building is of a reasonable design and meets the general planning standards applying to such developments. Two letters of representation were received from neighbours; further details are contained in the accompanying report. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 288 2. 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, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 3. That before any of the flats hereby permitted and shaded on the approved plans is occupied, a 1.8 metre high screen fence shall be erected along the boundaries marked GREEN on the approved plans. Reason: To safeguard the amenity of the adjoining residential area. 4. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 5. That, notwithstanding the details shown on the approved plans, and the generalities of condition 4 above, the Motherwell Road frontage of the proposed building shall incorporate quoins of reconstituted red sandstone, at the corners and on the stair tower. Reason: In the interests of the visual amenity of the area. 6. That before the development hereby permitted starts, details of the structure of the proposed bin stores shall be submitted to, and approved by, the Planning Authority. Reason: In the interests of the visual amenity of the area. - 7. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects in detail. 8. That within one year of the occupation of the last flat within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of 289 landscaping and planting, approved under the terms of condition 7 above, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased within two years of the 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 amenity of the area. 9. That no trees, with the exception of the copper beech located near the south-eastern boundary, within the application site shall be lopped, topped, felled, or otherwise affected, without the approval in writing of the Planning Authority. Reason: In the interests of the amenity of the area. 10. 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 be retained and shall not be removed without the approval in writing of the Planning Authority. Reason: In order to ensure the protection, during building works, of the trees to be retained. 11. That before any of the flats hereby permitted is occupied, all the parking and manoeuvring 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 as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities within the site. 12. That, before any of the flats hereby permitted is occupied, the car parking area shall be illuminated by means of flood lights, the nature and position of which shall be approved in writing by the planning authority prior to installation. Reason: In the interests of security within the car park. 13. That before any of the flats hereby permitted is occupied the vehicular access shall be constructed as a 5.5 metre dropped kerb footway crossing. Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings. 14. That a visibility splay of 2.5 metres by 120 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the development hereby permitted is occupied, everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line 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 sight line areas. 290 Reason: In the interests of traffic and pedestrian safety. 15. That before the any of the flats hereby permitted is occupied, a 2 metre wide footway shall be constructed along the full frontage of the site, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the said Roads Authority. Reason: In the interests of pedestrian safety. 16. That before any of the flats hereby permitted is occupied, the existing vehicular access to the application site, marked A-A on the approved plans, shall be closed off and the ground, within the area formerly occupied by the access, shall, thereafter, be reinstated as a footway, with a full upstand kerb. Reason: In the interests of pedestrian safety. List of Background Papers : Application form and plans Letter from Colin Hardie Design dated 25 June 1999 Letter from Colin Hardie Design dated 3 July 1999 Bellshill & Mossend Local Plan Draft Southern Area Local Plan Letter from West of Scotland Water dated 2 June 1999 Letter from The Coal Authority dated 13 June 1999 Memo from Transportation Team Manager dated 15 June 1999 Letter from James Bonnar undated Letter from T G Bradshaw & COdated 7 June 1999 Any person wishing to inspect the above background papers should telephone Motherwell 302088 and ask for Mr Stevenson. 29 1 APPLICATION No. S/99/00688/FUL REPORT 1 .o PROPOSAL AND SITE 1.1 This application seeks consent for the demolition of a sandstone semi-detached block of 2 houses and the construction of a three-storey block containing 12 two-bed flats. The site, at 77-79 lies at the crest of a hill on one of the main approaches to Bellshill town centre. Many of the neighbouring houses are sandstone villas dating from the early part of the century, although there is also an inter-war council housing development adjacent. 1.2 The houses have been used for some years as rented accommodation to DSS tenants; this did not require planning permission because of the relatively small scale of the use. 1.3 The proposed block of flats, although three-storey, would be of a similar height to the existing building, and would not appear to be substantially bigger than other neighbouring houses. The block would be L-shaped, and the position and design of the frontage (with bay windows and peaked-roof eaves details) would reflect similar features on the older properties. It is proposed to build the development in facing brick. 1.4 The development would have one vehicular access, from Motherwell Road, and there would be another pedestrian path from Motherwell Road to the main frontage entrance; a total of 16 car parking spaces would be provided within the site. A number of mature trees remain in the front and side gardens of the property, and the applicants intend to retain these, with one exception (although they hope to be able to transplant that tree, a copper beech). 2.0 CONSULTATIONS 2.1 West of Scotland Water had no objections to the proposal. 2.2 The Coal Authoritv noted that past coal workings had taken place in the area, but that ground movement from these should have ceased. 3 .O OBJECTIONS RECEIVED 3.1 Following the neighbour notification procedure, two letters of representation were received. 3.2 The first requested that the flats be for sale, not rent, on the basis the “undesirable residents” have previously rented accommodation there. The objector also suggested that more neighbours should have been notified, that the construction of a brick building will be out of character in a predominantly sandstone area, and that the number of parking spaces was insufficient. 3.3 The second letter suggested that the proposed development be restricted to 8 flats, to maintain the character of the area, and that a two-storey block would be more acceptable than a three- storey block. It also commented on the proposed facing brick finish, suggesting that a sandstone-type finish would be more suitable. The objector also suggested that the building 292 should be some distance back from the southern boundary, and that the external finishings should not conflict with others in the area. 4.0 OBSERVATIONS 4.1 While it should be noted that the objector’s point regarding the tenure of the property is not a matter which can be controlled by means of a planning permission, the applicants have stated that it is their intention to sell all of the flats. 4.2 All properties which were required to be notified were listed as having been notified on the app 1ication form. 4.3 The use of materials other than brick was suggested to the applicants, but for financial reasons the applicants consider it unviable to use substantial areas of sandstone facing. However, stone quoins will be included within the front elevation, to provide a degree of visual consistency in the area. 4.4 The proposed development meets the Council’s standards for car parking provision and there is also on-street parking provided to the front of the site. 4.5 The suggested restriction of numbers would not be practical, as the proposed development meets the Council’s requirements regarding policy, access and open space. The objector’s concern over the three storey building is understandable, but the overall height of the block is not substantially higher, if at all, than the adjacent buildings, and its design is such that it is in keeping with the general style of the area. The position from the southern boundary, while substantially closer than the existing house, is not likely to affect the overall visual impact of the site substantially because of the existence of adjacent open space. 4.6 Matters such as the external finishings (presumably window and door details etc) are not crucial to the consideration of this proposal, as it does not involve a listed building or a conservation area. 5 .O CONCLUSIONS 5.1 The proposal relates to a residential use within a residential area, albeit that there is a higher density involved. The design is generally acceptable, notwithstanding the concerns of the neighbouring residents, and so I recommend that consent be granted. 293 Application No. S/99/00698/FUL Date registered 24 May 1999 APPLICANT MR PHIL BIRD, 25 THE LOANING, MOTHERWELL Agent DEVELOPMENT ERECTION OF DETACHED GARAGE LOCATION 25 THE LOANING, MOTHERWELL Ward No. 1 Grid Reference File Reference S/PL/B/I 3/23/JL/AB Site History No site history Development Plan Residential on Southern Area Local Plan - Finalised Draft Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours One letter of objection Newspaper Advertisement Not Required COMMENTS The applicant seeks planning consent for the erection of a garage to the rear of 25 The Loaning, Motherwell. One letter of objection was received from a neighbouring property, objecting to the size of garage and the possibility of a workshophusiness activity taking place from the building. The garage amounts to some 52 square metres. A normal double garage is generally around 42 square metres, it is therefore some 10 square metres larger than a standard double garage. The applicant has confirmed that he will not be using the garage for any commercial activity. He owns a ‘classic car’ and requires additional space to carry out repairs and maintenance and for storage of spare parts. For insurance purposes a steel roller shutter single door is proposed and the unit will have no windows. The garage will take up less than 25% of the total useable rear garden area of the dwelling and will be built to suitable design and material specifications. It should also be noted that the garage only requires planning consent by virtue of the fact that it exceeds the 4m high permitted development allowance by 0.27 metres. Planning Application No. S/99/00698/FUL Reduscd by N LANARKSHIRE Depwtmcnt of Planning and Ennronrnenl sournern hvmm Erection of Detached Garage A --- COUNCIL 303 Bradon Snoct MOTHERWELL 25 The Loaning, Motherwell ML1 IRS Telephone 01695 302100 Fu. 01696 3O21Ol2 os Lloence LA 09041L Location of Objector * -_ 295 Since the rear garden is capable of sustaining a garage of this size without compromising the useable rear garden space and the applicant has stated that the garage is to be used solely for domestic purposes, I hereby recommend that planning consent is granted subject to appropriate conditions. The objector has requested a special hearing in order to put his case across to the Committee prior to a decision being made. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roof of the garage shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To ensure that the facing materials complement those of the existing dwellinghouse. 3. That the use of the garage hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellinghouse on the site and no commercial activity shall be carried out, in, or from, the garage. Reason: To safeguard the residential amenity of the area by enabling the Planning Authority to retain effective control. List of Background Papers Application form and plans dated 24/5/99 Letters dated 6/6/99 and 3016199 from the Applicant Southern Area Local Plan - Finalised Draft Letters dated 24/5/99 and 28/6/99 from Mr Peter Kelland, 27 The Loaning, Motherwell. Any person wishing to inspect the above background papers should telephone Motherwell 302 142 and ask for Mr Lennon. 296 Application No. S/99/00747/FUL Date registered 2 June 1999 APPLICANT CLUB TAXIS LTD., 7A MAIN STREET, HOLYTOWN ML14TA Agent DEVELOPMENT CHANGE OF USE OF SHOP TO TAXI RADIO BASE AND ERECTION OF AERIAL LOCATION 5 CARFIN STREET, NEW STEVENSTON Ward No. 5 Grid Reference 276168 659504 File Reference S/PL/B/5/29( 128)fDNAB Site History 1995 - Planning permission for change of use from shop to licensed bookmaker 1994 - Planning permission for erection of satellite dish Development Plan Northern Area Local Plan - Policy DC 1 (mixed use areas) Southern Area Local Plan Finalised Draft - Policy RTL6 (Village, neighbourhood and secondary commercial area) Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply Strathclyde Police REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS The applicant seeks planning permission to change the use of a shop to a taxi radio base. The application site is one of a small group of units on the truncated part of Carfin Street at New Stevenston Cross. The main concern associated with this proposed use is the likely generation of taxis parking at the office. Although the street is heavily parked during office hours it is one way at this point and there are no on-street parking restrictions. Furthermore, the Local Plan allows for a mix of uses at this locus. I therefore recommend that planning permission be granted. 298 RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. List of Background Papers Application form and plans dated 2/6/99 Motherwell District Council Northern Area Local Plan North Lanarkshire Council Southern Area Local Plan, Finalised Draft Any person wishing to inspect the above background papers should telephone Motherwell 302090 and ask for Mr Ashman. 299 Application No. S/99/00749/AMD Date registered 1 June 1999 APPLICANT HYDRACHROME LIMITED, 12 1 MORNINGSIDE ROAD, NEWMAINS Agent DEVELOPMENT EXTENSION TO AREA OF EXCAVATION WITHIN OPENCAST SITE LOCATION MORNINGSIDE, NEWMAINS Ward No. 16 Grid Reference File Reference S/PL/B/3/8 l/JL/AB Site History Planning permission granted on 7/5/96 for ground consolidation by opencast methods at this site (ref: W6/94) An amendment to the above planning consent was granted on 4/6/97 for extension to opencast coal operations (ref: S/97/00 107/AMEND) Outline planning permission granted 19/8/98 for construction of 100 dwellinghouses on part of the opencast site (ref: S/98/008 19/OUT) Development Plan Green Belt on Southern Area Local Plan - Finalised Draft Contrary to Development Plan No CONSULTATIONS Objection No Objection Central Scotland Countryside Trust, West of Scotland Water, British Gas Transco, SEPA, The Coal Authority, West of Scotland Archaeology Service Conditions - No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS The applicants seek consent for an amendment to a previous permission to excavate an additional 4.2 hectares at the existing opencast site on the west side of Morningside Road, Wishaw. The proposed additional area of excavation lies to the south and west of the existing site, as indicated on the attached plan. There were no letters of objection either from notified neighbours or through the local press. The enclosed report briefly summarises the site history to date. I hereby recommend that Planning Consent is granted for a further year, subject to conditions. os ucnxe IAO'XYIL 30 1 RECOMMENDATION Grant, subject to the following conditions:- TIME LIMITS 1. That not withstanding the terms of the conditions detailed below, the development hereby permitted shall be commenced within 1 year from the date of this consent, and the Planning Authority shall be given a minimum of 7 days notice of commencement of any works within the Phase 3 extension area. Reason: In order that the Planning Authority can make appropriate arrangements to monitor the operations and to take account of changing circumstances. 4. That all coal and fireclay extraction operations shall cease wibthe Phase 3 extension area of the site within 12 months from the date of commencement of development of the Phase 3 extension area the date of which shall be notified to the Planning Authority under the terms of conltion (1) above, or failing which is determined by the Planning Authority. Reason: To define the permission and to safeguard the amenity of nearby residential properties. 3. That notwithstanding the terms of condition (1) above no work shall commence within the Phase 3 extension area until the haul road from Phase 2 to the A7 1 Momhgside roundabout, as shown on the approved drawings has been constructed to the satisfaction of the Planning Authority. Reason: To ensure that a satisfactory vehcular access is available prior to the commencement of development on site. WORKING PROGRAMME 4. That prior to the commencement of any soil stripping within the Phase 3 extension area of the site, the entire Phase 3 extension area shall be adequately screened with a 2 metre high chain link or wire mesh security fence and this fencing shall be maintained in a good condition at all times to the satisfaction of the Planning Authority until the Phase 3 extension area part of the site is restored to its existing ground contour level. Reason: In the interests of public safety 5. That the operations within the Phase 3 extension area for whch planning permission is hereby granted shall take place only between the hours of 7.30am to 5.30pm on Monday to Friday and no work shall take place outwith these hours with the exception of plant maintenance. Reason: To safeguard the residential amenity of the area. 6. That the maintenance of plant and machmery shall only be carried out between the hours of 7.30am to 5.30pm on Mondays to Fridays and 9.OOam to 1.00pm on Saturdays. Reason: To safeguard the residential amenity of the area. 7. That prior to the commencement of work on site a notice board shall be erected and suitably 302 7. That prior to the commencement of work on site a notice board shall be erected and suitably maintained in the vicinity of the A71 Morningside roundabout which directs all vehicular traffic to the site via the proposed haul road constructed under the terms of condition (3) above, all to the satisfaction of the Planning Authority. Reason: To safeguard the residential amenity of the area. 8. That the ground consolidation programme shall be undertaken in accordance with the phasing programme shown on the approved drawing titled ‘Ground Consolidation by Opencast Methods’ as received by the Planning Authority on the 28 February 1997 and no variation shall be made from this approved programme without the prior written consent of the Planning Authority. Reason: To safeguard the residential amenity of the area. 9. That the vehicular access and egress to the Phase 3 extension area shall be taken at all times via the haul road constructed under the terms of condition (3) above and at no time shall access be taken directly into the site via Morningside Road. Reason: To safeguard the residential amenity of the area and in the interests of public safety. 10. That prior to the soil stripping within the Phase 3 extension area at the site, the site’s yard area and maintenance area as shown marked W on the approved plans shall be surfaced and suitably maintained in a hard surface bound material to the satisfaction of the Planning Authority. Reason: In the interests of amenity. 1 1. That during the working of the Phase 3 extension area of the site wheel cleaning facilities shall be provided a minimum of 10 metres back from Morningside Road roundabout and the access between these facilities and Morningside Road shall be fully surfaced in a hard bound material to the satisfaction of the Planning Authority, The full details of these facilities shall be submitted to and approved by the Planning Authority prior to the commencement of any site works. Reason: In interests of road safety. 12. That no extraction work shall commence on the Phase 3 extension area of the site until the Auchter Water has been adequately protected to the satisfaction of both the Planning Authority and SEPA. Reason: To safeguard the flow of the Auchter Water. 13. That at all times during the carrying out of operations authorised by this permission a water bowser (and towing vehicles), both in working order, shall be retained on site for use in the event of dust nuisance problems within the site, to the satisfaction of the Planning Authority. Reason: To minimise the emission of dust from the site in the interests of amenity. 14. That all vehicles leaving the site carrying coal or fireclay shall be fully covered by haps or sheets to the satisfaction of the Planning Authority. 303 Reason: To minimise dust emissions and to prevent material falling on to the public roads to the detriment of both amenity and road safety. 15. That the applicant shall employ the best practical means of controlling the generation of noise from the site, taking into account the terms of Planning Advice Note 50 Annexe A ' The Control of Noise at Surface Mineral Workings' to the satisfaction of the Planning Authority. Reason: In the interest of amenity. 16. That, notwithstanding the generality of condition (15) above, all precautions shall be taken to minimise noise from vehicles and machinery and in particular all mobile plant shall be fitted with non-continuously audible warning mechanisms. Reason: In the interests of the amenity of the adjoining residential area. 17. That all the static plant shall be effectively silenced, enclosed or screened to the satisfaction of the Planning Authority such that it is inaudible at the boundary of the nearest residential property to the plant. Reason: In the interests of the amenity of the adjoining residential area. 18. No blasting shall take place on the site. Reason: In the interests of the amenity of nearby residents. 19. That measures shall be taken to ensure that drainage from areas adjoining the site is not impaired or rendered less efficient by the operations hereby permitted, and adequate precaution shall be taken to prevent the pollution of ditches, water course and drains within and adjacent to the site to the satisfaction of the Planning Authority and SEPA. Reason: In the interests of water management and to prevent pollution of natural watercourses. 20. That the settling ponds provided within Phase 2 of the site as indicated on the approved plans shall be available for use in advance of any soil stripping at the site to the satisfaction of the Planning Authority. Reason: To prevent pollution of the Auchter Water. 21. That no refuelling of vehicles or storage of fuel tanks shall take place outwith the maintenance area in Phase 2 as shown on the approved plans, dated 28 February 1997 S/97/00107/AMEND and in particular any oil should be housed in secure containers within this maintenance area; Reason: To prevent pollution of the Auchter Water. 22. That temporary signs shall be erected around the entire perimeter of both Phases 2 and the Phase 3 extension area during their respective period of operation warning the public that deep excavations are taking place and that these signs are both located and thereafter maintained to the satisfaction of the Planning Authority. Reason: In the interests of public safety. 304 RESTORATION AND AFTERCARE 23. That as far as is reasonably practicable, the site shall be restored to its current ground level concurrently with the work of excavation, all to the satisfaction of the Planning Authority. Reason: To minimise the period of environmental disruption. 24. That within 2 months of the commencement of excavation works to the Phase 3 extension area, a landscaping scheme for the whole of the Phase 3 extension area of the site shall be submitted to, and approved by, the Planning Authority and it shall include a scheme of woodland, tree and shrub planting, incorporating details of the number, variety and size of trees and shrubs to be planted, details of grass seeding, and the phasing for implementation of the scheme. Reason: In the interests of the visual amenity of the area. 25. That within 6 months of the completion of excavation works to the Phase 3 extension area the landscaping scheme approved under the terms of condition (24) above shall be completed to the satisfaction of the Planning Authority; and any trees, shrubs or areas of grass which die, are removed damaged or become diseased within 2 years of the completion of the planting shall be replaced in the next planting season with others of a similar size and species to the satisfaction of the Planning Authority. Reason: In the interest of the visual amenity of the area. 26. That at least 3 months prior to the completion of each phase of the landscaping scheme approved under the terms of condition (24) above, a management and maintenance scheme for each phase shall be submitted to, and the approval thereof obtained from the Planning Authority and thereafter the management and maintenance scheme shall be implemented in accordance with a timetable approved by the Planning Authority. Reason: In the interests of the visual amenity of the area. 27. That within 3 months of cessation of the extraction of material, all settlement ponds shall be emptied of slurry, filled with dry inert material and restored and all areas of hardstanding (i.e. the site haul road, all internal haul roads, coal storage areas, office and yard areas) shall be broken up and restored, to the satisfaction of the Planning Authority. Reason: In the interests of effective land management. 28. That within 3 months of the completion of the excavation of material from the site all fixed equipment, plant, machinery and building shall be removed from the site all to the satisfaction of the Planning Authority. Reason: In the interests of amenity. List of Background Papers 305 Application form and plans dated 1/6/99 Southern Area Local Plan - Finalised Draft Letters dated 18/6/99 and 9/7/99 from Central Scotland Countryside Trust Letter dated 24/6/99 from West of Scotland Water Letter dated 23/6/99 from SEPA Letter dated 28/6/99 from Transco Letter dated 13/7/99 from West of Scotland Archaeology Service Letter dated 15/7/99 from The Coal Authority Any person wishing to inspect the above background papers should telephone Motherwell 302142 and ask for Mr Lennon. 306 APPLICATION NO. S/99/00749/AMD REPORT 1. APPLICATION SITE AND PROPOSAL 1.1 The applicant is seeking permission to extend the current phase 3 area of operations at the existing opencast site on the west side of Morningside Road. The proposed additional excavation area is some 4.2 hectares, is irregular in shape and basically wraps around the existing phase 3 excavation area on its southern and western boundaries. The nearest dwellinghouses being 130 metres away. 1.2 The applicant has estimated that the maximum depth of workings would be the same as in phase 3, i.e. 36 metres and that approximately 25,000 tonnes of coal would be extracted from the site. The applicant, as with phase 3, intends to use the existing haul road through the site, which has an entrance onto the roundabout at the junction with the A7 1, as the sole means of access for all site vehicles. 1.3 Phase 1 is finished and completely restored and Phase 2 is 95% completed and restored, with the remaining 5% being used as a storage area for the overburden tip relating to Phase 3 of the development. Phase 3 is approximately 10- 15% undenvay with the completion date being the end of April 2000. 1.4 The applicant has requested a further year to excavate the Phase 3 extension area which will essentially mean that work will be extended until April 2001. 2. CONSULTATIONS 2.1 British Gas, The Coal Authority, West of Scotland Water, Central Scotland Countryside Trust, SEPA and West of Scotland Archaeology Service have no objections to the proposal. 3. CONCLUSION 3.1 The current proposal is a continuation of the earlier discussion that led to the granting of planning permission for ground consolidation by opencast method in advance of the approved residential development proposals for the village of Morningside. It is acknowledged that it will extend the life of the opencast site by some 12 months, however, the extension area is on the southern and western boundaries of the site effectively moving further away from the residential area of Morningside. 3.2 I acknowledge that the short term disruption and impact of opencast and ground consolidation works on the village of Morningside has been considerable over the past few years I am, however, satisfied, that development can proceed satisfactorily and therefore, in the interests of the longer term development of the village, I hereby recommend that the extension to Phase 3 be granted. 307 Application No. S/99/00776/FUL Date registered 14 June 1999 APPLICANT MISSES J AND L HARRISON, 6 THE CUILLINS, UDDINGSTON G716EY Agent J F Harrison, 2 Elmwood Manor, Bothwell, G71 SEA DEVELOPMENT EXTENSION TO EXISTING GARAGE LOCATION 6 THE CUILLINS, UDDINGSTON, GLASGOW G716EY Ward No. 21 Grid Reference File Reference S/PL/Bf 917 1IAWAB Site History Development Plan Residential - Southern Area Local Plan (Finalised Draft 1998) Residential - The Uddingston & Tannochside Town Map (1973) Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours One letter Newspaper Advertisement Not Required COMMENTS The applicants seek planning permission for an extension to their existing garage, in order that two cars can be accommodated length wise. One letter of representation has been received in respect of this application. The contents of the letter and my own comments are outlined in the accompanying report. I recommend to the Committee that planning permission is granted subject to the undernoted conditions. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. PLANNING APPLlCATlON NO: S/99/00776/FUL CONSTRUCTION OF EXTENSION TO EXISTING GARAGE 6 MECUI LLI NS, UDDl NGSTON A 1:1250 * LOCATION OF OBJECTOR 309 2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building. Reason: To ensure that the development hereby approved complements the existing adjoining dwellinghouse and garage. 3. That the use of the garage hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellinghouse on the site and no commercial activity shall be carried out, in, or from, the garage. Reason: To maintain and protect the residential amenity of the neighbourhood. List of Background Papers Application form and plan dated 14/6/99 Southern Area Local Plan Finalised Draft Uddingston and Tannochside Town Map Letter from PRG Solicitors & Notaries, 12 Royal Crescent, Glasgow, G3 7SL dated 24/6/99 on behalf of Rose Hughes, Arron House, Uddingston Any person wishing to inspect the above background papers should telephone Motherwell 3 02099 and ask for Allison Russell. 310 APPLICATION NO. S/99/00776/FUL REPORT I .o SITE AND PROPOSAL 1.1 The application site is at 6 The Cuillins, Uddingston. The site contains a semi-detached two storey dwellinghouse, single detached garage and generous garden ground. The site forms part of a residential estate constructed during the 1980’s. 1.2 To the rear of the site is a privately maintained road that leads to Arron House. 1.3 The proposal is to extend the existing garage from 21 square metres to just over 29 square metres. The proposal is to increase the length at the rear by 2.3 metres, towards the boundary with the private road. The width and height will remain as existing. 2.0 REPRESENTATIONS 2.1 One letter of representation was received from a neighbouring householder. The points raised by the neighbour are as follows:- 1) “The size of the garage will be disproportionate to the site as a whole and is an over development of the site.” Comment: As mentioned above, the site is a large plot with sizeable garden grounds. The proposed overall size of the garage will be 29 square metres which will account for approximately 14% of the total garden area. This, in my opinion, is not disproportionate or indeed overdevelopment. Furthermore, given the position of the garage and existing tree planting in the rear garden, the extension will be inconspicuous. 2) “Our client has been advised that the drainage arrangement in respect of the construction of the garage will result in excess water running into out client’s property at Arron House, Uddingston and in particular onto a service strip which lies immediately adjacent to the rear of the proposed garage. This service strip contains pipes, cables, etc. serving Arron House and two other properties. Our client is extremely concerned that the ponding of water will materially affect the services in the service strip.” Comments: The proposed extension itself will not generate more water and therefore, if there is an existing problem, I cannot envisage how this application will exacerbate the problem. Furthermore, this is not a valid planning consideration. 3) “Our client understandably sees no reason why her property should be subject to excess water directed from the adjacent garage. Comments: This point has been covered above. 31 1 4) “Our client is concerned with the impact of the garage on the boundary wall and the foundations of the boundary wall separating the property at Number 6 from our client’s property.” Comments: It is not uncommon for developments such as this to be constructed on the boundary wall. Planning cannot control or condition the method of construction or offer any structural or technical advice. Any damage to an individual’s property would require legal expertise. 2.2 The Committee should note that this building is an exempt structure under the Building Standards (Scotland) Regulations 1990. 3 .O PLANNING ASSESSMENT 3.1 The design, size and scale of the proposed garage raises no concerns and the application is acceptable to me from a planning point of view. 3.2 It is apparent that the concerns brought to my attention from the neighbour cannot be addressed by my Department and it would be therefore inappropriate to refuse the application on the basis of the objection. 3.3 Overall, I am satisfied with this proposal and recommend that permission be granted. 312 Application No. S/99/00779/FUL Date registered 15th June 1999 APPLICANT MOSSEND SURGERY, 494 MAIN STREET, BELLSHILL, ML4 1DQ Agent Jas G. Atchson & Son, 5 Bourne Street, Hamilton, ML3 7BW DEVELOPMENT EXTENSION TO DOCTORS’ SURGERY LOCATION 494 MAIN STREET, MOSSEND, BELLSHILL, LANARKSHIRE, ML4 1DQ Ward No. 28 Grid Reference File Reference SPL/B/7/57( 3 8)/AR/JM Site History Development Plan Community Facilities - Bellshill & Mossend Local Plan Established Community Facilities - Southern Area Local Plan (Finalised Draft) Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours One letter Newspaper Advertisement Not Required - COMMENTS The applicant seeks planning permission to extend an existing doctors’ surgery at 494 Main Street, Mossend, to create additional treatment rooms and office space. There has been one letter of representation from the Head Teacher of a neighbouring primary school concerning this application. The basis of ths letter is outlined in my accompanying report. RECOMMENDATION Grant, subject to the following conditions:- - 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. Recreation Ground r: 314 2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building. Reason: To ensure that the development hereby permitted complements the existing adjoining building. List of Background Papers Application form and plan dated 15/6/99 Southern Area Local Plan Finalised Draft Bellshill and Mossend Local Plan Letter from Anne McCrossan, Head Teacher, Holy Family Primary School, Hope'Street, Mossend, Bellshill dated 15/6/99 Any person wishing to inspect the above background papers should telephone Motherwell 302099 and ask for Allison Russell. 315 APPLICATION No. S/99/00779/FUL REPORT 1 .o SITE AND PROPOSAL 1.1 The application site is located at 494 Main Street, Mossend.. 1.2 The surgery was purpose-built with car parking around 1978, as part of the Mossend CDA. 1.3 A strip of mature landscaping screens the north elevation of the surgery from Main Street. Due to the landscaping and open space, the building is recessed some 30 metres back from Main Street. The only access from Main Street is via a footpath; vehicles enter from Unitas Road. To the south of the site there is a senior citizens centre; to the west there are recently constructed flats; to the east landscaping and further east Holy Family Primary School. Nearby is Mossend shopping centre (see location plan attached to this report). 1.5 The proposal is to extend the surgery northwards by 92 square metres (14.6 m. x 3.6 m.). The purpose of the extension is to create four additional rooms to be used by the practice manager, district nurse, practice nurse and health visitor. Additional office space will be provided as a result of the development. 2.0 REPRESENTATIONS 2.1 One letter of representation was received from the Head Teacher of Holy Family Primary School. The teacher’s comments are as follows:- “My only objection to the proposed work would be if it increased the volume of traffic on Hope Street at School dismissal and opening times. This would be resolved by the surgery encouraging the use of the parking facilities on Unitas Road as opposed to the Car Park next to the School in Hope Street”. Comments: The proposed extension is creating additional room for existing staff at the surgery to ease current accommodation problems. The extension is not required as a result of increased staff or patient numbers, therefore, the parking requirements should remain as they are presently. 3.0 PLANNING ASSESSMENT 3.1 The proposal is acceptable in terms of the relevant local plan policies for the area. 3.2 The scale, size and design of the proposed extension are such that no unfavourable issues are raised. 3.3 Closer inspection of the transportation aspects revealed that the surgery car park does not meet with the current roads guidelines. On balance, I have taken the view that the marginal shortfall in the number of spaces does not warrant a refksal of permission. 3.4 I am aware that the existing connection from Unitas Road is substandard. However, I believe that it would be excessive to attach a condition requiring the upgrading of the connection for an application such as this. To attach a condition may have been an option if the application was for a larger extension to accommodate more staff and patients. 316 3.5 Overall, I am satisfied with the proposal and recommend that permission be granted. 317 Application No. s/99/007 8 ORUL Date registered 14 June 1999 APPLICANT MR & MRS I MACGILLIVRAY, FORTISSAT HOUSE, NEWMILL & CANTHILL ROAD, SHOTTS Agent Alex Cullen & Co., 7 Gateside Street, Hamilton DEVELOPMENT CONSTRUCTION OF DWELLINGHOUSE AND STABLES LOCATION FORTISSAT HOUSE, NEWMILL & CANTHILL ROAD, SHOTTS Ward No. 18 Grid Reference 28371 1-662627 File Reference S/PL/B/ 17/44(34)/DA/AB Site History March 1977 - Planning permission refused for 6 dwellinghouses Development Plan Shotts Local Plan - Rural Area Policy RUR2 Northern Area Local Plan - Policy ENV8 (Countryside Around Towns) Contrary to Development Plan Yes CONSULTATIONS Objection No Objection NLC Director of Community Services, Coal Authority, West of Scotland Water Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS The applicant seeks planning permission to construct a two storey dwellinghouse with attached three box stables within the grounds of Fortissat House. A supporting statement indicates that the residence and stables are required to enable a new landowner to come in and “develop the area to it’s fill potential” and “restore that part of the estate to it’s former state”. The existing resident of Fortissat House would remain in occupation. The property is located in an area where development is generally opposed by the policies of the Local Plan. Full details are provided in the attached report. Should the Committee decide to approve the application, it will have to be referred to the Scottish Ministers. 319 RECOMMENDATION Refuse, on the following grounds:- 1. The proposed development is contrary to Policy RUFU of the Shotts Local Plan and Policy ENVS of the Southern Area Local Plan, Finalised Drafe, in that it constitutes sporadic development in a rural area with no justification in terms of agriculture, forestry or landscape management. 2. The proposed development, if approved, would create a precedent for other similar proposals both in the immediate area and within North Lanarkshire generally, the cumulative effect of which would be to the detriment and character of the rural area. List of Background Papers Application form and plans dated 14/6/99 Supporting statement from applicant, dated 14/6/99 Motherwell District Council Shotts Local Plan North Lanarkshire Council Southern Area Local Plan, Finalised Draft Letter from West of Scotland Water dated 24/6/99 Letter from Coal Authority dated 26/6/99 Memo from Landscape Services Manager dated 1/7/99 Memo from Conservation and Greening Manager dated 1/7/99 Any person wishing to inspect the above background papers should telephone Motherwell 302090 and ask for Mr Ashman. NOTES TO COMMITTEE 1. If granted, this application will require to be referred to the Scottish Ministers in accordance with the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997. 320 APPLICATION NO. S/99/00780/FUL REPORT 1. APPLICATION AND SITE 1.1 The applicant, resident at Fortissat House, seeks planning permission to develop part of the associated grounds by constructing a two storey dwellinghouse with attached stables. The dwellinghouse together with the stables (three in total, including a store and tack room) and integral garage would form a courtyard fronting onto and taking access from Muiredge and Jersay Road. 1.2 A statement in support of the application has been submitted. It is pointed out that the grounds have become run down over many years and that the grounds seem to be subject to trespass with used syringes found within the site. The former paddock area, which forms the application site, has deteriorated most, with buildings in disrepair and an abundance of weeds. Reference is also made to maintenance problems in the wider estate. It is claimed that the new dwellinghouse and stables are required to enable the present landowner to pass on responsibility for this area to another owner. This would allow that person to “develop the area to it’s full potential and to restore that part of the estate to its former state”. It is stated by the applicant that he is attempting to manage the surrounding woodland in co-operation with the Countryside Trust. 1.3 The application site extends to approximately 2 acres, and is colonised mainly by ferns and weeds. There are, however, also several specimens of mature and semi-mature trees, including Scots Pine, Sycamore and Beech. There are also the ruins of old buildings in the north east corner of the site (the dwellinghouse and stables would be built to the north west) which, according to old plans, would seem to have included greenhouses. There is no evidence that there was previously a residence at this location. The former entrance to the site from Newmill and Canthill Road has long since been disused and is now overgrown. 2. DEVELOPMENT PLAN CONSIDERATIONS 2.1 The Development Plan at this locus consists of the Strathclyde Structure Plan and the Shotts Local Plan. The policy content of the latter is of most relevance to this proposal. It includes the site within a wider area covered by policy RUR2. This is one of the “Rural Area” policies. The policy is subdivided into six categories and, in the interests of brevity, only those categories which are deemed relevant to the application are reproduced below:- “RUR2 Within the area defined as rural area on the proposals maps there will be a general prohibition against new residential, industrial and commercial uses, subject to the exceptions listed. There will be no general prohibition to the following types of development provided normal planning requirements can be achieved. 1. Development required for the management and use of land for the purposes of agriculture, forestry, fishing, tourism, outdoor recreation and landscape improvement. 321 2. Semi-agricultural uses inappropriate to most parts of the urban area such as stables. Riding schools, boarding and breeding kennels and garden centres provided they are bona fide commercial operations. There will be a presumption against residential development in association with these uses unless it can be shown to be subsidiary to the main use and cannot practically be located within an existing community.” 2.2 Also of relevance, as the most up to date statement of North Lanarkshire Council policy, is the Southern Area Local Plan, Finalised Draft. Policy ENV8 (Countryside Around Towns) states “The Council will seek to promote and protect the Countryside as defined on the Proposals Map and will not normally permit development other than that which relates to agriculture, forestry, outdoor leisure and recreation uses or other appropriate rural uses.” 3. CONSULTATIONS 3.1 Consultations were issued to West of Scotland Water, the Coal Authority, the Council’s Director of Community Services and the Scottish Environment Protection Agency. The replies were as follows. 3.2 West of Scotland Water - no objections although there may be existing public sewers located within the site boundary which could restrict development proposals. 3.3 The Coal Authority - no objection. 3.4 NLC Community Services - no objection, subject to the submission and implementation of a suitable landscaping plan. 4. ASSESSMENT 4.1 The determining factor in the assessment of this application is whether or not there is sufficient justification for construction of the proposed dwellinghouse with respect to the management of the associated grounds, within the context of the relevant local plan policies. 4.2 The enclosed plan outlines, in bold, the application site, while the dotted area constitutes all the grounds owned by the applicant, who is currently resident in Fortissat House. Clearly, a subdivision of the property is being proposed. As already indicated, the application site largely constitutes a former paddock area which has become overgrown with weeds and has buildings which have been allowed to deteriorate over time. It only includes peripheral areas of the woodland currently under the management of the applicant and, at approximately 2 acres, would be a relatively small area of ground to be passed on to the occupier of the proposed dwellinghouse. 4.3 With respect to policy RUFU of the Shotts Local Plan, it has to be questioned whether the proposed dwellinghouse is required in order to secure landscape improvement and woodland management at this locus. In this instance I do not accept that there is sufficient justification to permit the construction of a dwellinghouse due to the small size of the application site and the fact that the woodland is mainly peripheral to the site. The peripheral nature of this woodland does, in fact, largely screen the site from both Newmill and Canthill Road and Muiredge and Jersay Road. It also has to be considered that, given the vast bulk of woodland elsewhere in 322 Fortissat Estate under the management of the applicant, it would appear to be an uncomplicated task to extend the existing woodland management scheme to include the application site. Should the applicant wish to pass on maintenance responsibility for this ground to another party, I consider that it is not necessary for them to live on the site to carry out such work. 4.4 I am also concerned over the matter of precedent being set in this instance. Should approval be given, it could send a signal to woodland landowners in the vicinity that in order to secure planning permission for houses all they have to do is to leave a section of their estate neglected for some years and put forward a similar argument to that used by the current applicant. It should not be inferred from this that the applicant has deliberately abandoned a section of his estate as, from his supporting statement, attempts are clearly being made to manage the woodland with the support of outside agencies such as the Countryside Trust. This approach should be encouraged to preserve the rural nature of this locus. Such an approach would be in accord with Policy ENV8 of the Council’s Southern Area Local Plan, Finalised Draft. 4.5 Finally, it has to be noted that a similar application to that currently under consideration for an adjacent site shown hatched on the attached plan was reported to Committee in November 1997. At the time I made a similar recommendation and suggested reasons for refusal. However, contrary to recommendation the Committee approved the proposal. The application was in outline and a reserved matters application is yet to be submitted. 5. CONCLUSION 5.1 In some instances, justification can be provided for permitting residential development in association with management of a rural unit. However, in view of the limited size of the application site, and the relative low density of woodland within it in relation to the adjacent woodland, which is under a management scheme, it is recommended that planning permission be refused. 323 Application No. S/99/00784/OUT Date registered 2 June 1999 APPLICANT FRANK SMITH, 198 BONKLE ROAD, NEWMAINS Agent DEVELOPMENT ERECTION OF DWELLINGHOUSE LOCATION LAND ADJACENT TO 198 BONKLE ROAD, NEWMAINS Ward No. 17 Grid Reference File Reference Site History No site history Development Plan Residential on Southern Area Local Plan - Finalised Draft Contrary to Development Plan No CONSULTATIONS Objection No Objection West of Scotland Water, SEPA Conditions The Coal Authority No Reply REPRESENTATIONS Neighbours One letter of objection Newspaper Advertisement Not Required COMMENTS The applicant seeks outline planning consent for the erection of a dwellinghouse within garden ground adjacent to his dwellinghouse at 198 Bonkle Road, Newmains. The plot measures some 20 metres wide by 30 metres deep, and is capable of accommodating an additional dwellinghouse. One letter of objection has been received from a notified neighbour. The objection may be summarised as follows: - the proposed dwellinghouse would be detrimental to the amenity of the adjacent dwellinghouse; loss of light if more than one storey; privacy implications; increased noise levels and inappropriateness in terms of building density along this section Bonkle Road. While I am generally satisfied that the application site is capable of accommodating this proposal without significant detriment to the amenities of the adjoining residential properties, I would propose to condition any outline planning permission to restrict the height of a new building to single storey. This will, in my view respond adequately to the stated concerns raised by the objector, in respect of privacy and overshadowing. With regard to noise I do not envisage any significant 325 problems associated with this matter once site construction works are complete. Given that this proposal does not raise any planning policy objections and I am satisfied that all detailed concerns can be adequately addressed, I hereby recommend that outline planning consent is granted subject to the below conditions. RECOMMENDATION Grant, subject to the following conditions:- 1. That before development starts, a further planning application shall be submitted to the Planning Authority in respect of the following reserved matters:- (a) the siting, design and external appearance of all buildings and other structures; (b) the means of access to the site; (c) the design and location of all boundary walls and fences; Reason: To enable the Planning Authority to consider these aspects in detail. 2. That within three years of the date of this permission, an application for approval of the reserved matters, specified in condition (l)above, shall be made to the Planning Authority. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 3. That the development hereby permitted shall be started, either within five years of the date of this permission, or within two years of the date on which the reserved matters application is approved, whichever is the later. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 4. That, notwithstanding the generalities of conditions (1) above, no part of the dwellinghouse hereby permitted shall exceed one storey in height and the dwellinghouse shall have a traditional pitched roof. Reason: In the interests of visual amenity to preserve the character of the area. 5. That no trees within the application site shall be lopped, topped, felled, or otherwise affected, without the approval in writing of the Planning Authority. Reason: In the interests of visual amenity and to preserve the character of the area. 6. That a visibility splay of 2.5 metres by 90 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the dwellinghouse hereby permitted is occupied, everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line 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 sight line areas. Reason: In the interests of traffic safety in order to achieve the required visibility splay. 326 7. That, notwithstanding the generalities of condition ( 1) above, before the dwellinghouse hereby permitted is occupied, 2 car parking spaces shall be provided within the curtilage of the plot and outwith the public road or footway, and thereafter be maintained as parking spaces. Reason: To ensure the provision of adequate parking facilities within the site. 8. That, notwithstanding the generalities of condition (1) above, before the dwellinghouse hereby permitted is occupied a turning facility shall be provided within the curtilage of the site to allow vehicles to enter and leave the site in forward gear. Reason: To enable vehicles to enter and leave the site in forward gear at all times. 9. That, notwithstanding the generalities of condition (1) above, the driveway of the dwellinghouse hereby permitted shall not exceed a gradient of 10%. Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities. 10. That, notwithstanding the generalities of condition (1) above, access to the site shall be via a 3 metre wide dropped kerb vehicular access, to be constructed in the position shown on the approved plans, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the said Roads Authority. Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings. 11. That before the development hereby permitted starts, a report shall be submitted to the Planning Authority regarding the stability of the site for the development proposed and this report shall be based on a professionally supervised and regulated boring programme. Reason: To ensure the mineral stability of the area. List of Background Papers Application form and plans dated 2/6/99 Southern Area Local Plan - Finalised Draft Letter dated 24/6/99 from West of Scotland Water Letter dated 29/6/99 from SEPA Letter dated 3/7/99 from The Coal Authority Letter dated 15/6/99 from Stodart & Hay Cassels on behalf of Mr & Mrs Chalmers, 200 Bonkle Road, Newmains Any person wishing to inspect the above background papers should telephone Motherwell 302 142 and ask for Mr Lennon. 327 Application No. S/99/00803/FUL Date registered 5 July 1999 APPLICANT ATLANTIC TELECOMMUNICATIONS LTD, c/o AGENT Agent James Ban- Chartered Surveyors, 226 West George Street, Glasgow G2 2LN DEVELOPMENT ERECTION OF TELECOMMUNICATIONS MAST AND ANCILLARY EQUIPMENT LOCATION LAND AT MOSSEND SIDINGS, MAIN STREET, MOSSEND Ward No. 28 Grid Reference 274880 660650 File Reference S/P/BL/7/79(70)IGLKW Site History No significant history related to this development. Development Plan Industrial on the Bellshill and Mossend Local Plan and the Finalised Draft Southern Area Local Plan Contrary to Development Plan No CONSULTATIONS Objection No Objection Radiocommunications Agency Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS This proposal is for the erection of a 25 metre high telecommunications mast and ancillary equipment on land at Mossend Sidings, Mossend. The applicants have sought alternative sites within the area, but require a site at this location to give the required line of sight to its customers’ receivers. The application site is in an industrial area with no residential, educational or health establishments nearby, and will not harm the visual amenity of the area to such an extent that a refusal of permission could be justified. Full details of my considerations are contained in the attached report. RECOMMENDATION Grant, subject to the following condition:- works \ i PLANNING APPLICATION No. S I 99 / O0803 FUL NORTH -bl LANARKSHIRE ~d~dh~ @t. ?a3BBIJn9Ae(Samem(Iwcn ERECTION OF TELECOMMUNICATIONS MAST ..- COUNCIL AND ANCILIARY EQUIPMENT -U11Rs WlA06- SuMy-pPngwVi Dr -on d w Conrmler d HI kBpSYs T- T- ~;a01698 mm2 A mea warn 11500 Sa-UIiQ OclDM LAND AT MOSSEND SIDINGS, MAlN STREET, MOSSEND. UnwOWd fepdmiao Kdr- trm mFJllgll CGbCene LA WlL a-d rrSyl~l0-lm O-SMI pmedlng 329 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. ~____ List of Background Papers Application Form, Plans and supporting statement received on 05/07/99 Bellshill and Mossend Local Plan Finalised Draft Southern Area Local Plan Letter from Radiocommunications Agency dated 13/07/99 Any person wishing to inspect the above background papers should telephone Motherwell 302104 and ask for Gordon Laing. 330 APPLICATION NO. S/99/00803/FUL REPORT 1. APPLICATION SITE AND PROPOSAL 1.1 The application site is an area of ground at the Mossend sidings complex, to the west of Eurocentral and 130 metres north of Main Street Mossend, and is in an area consisting of rail lines, sidings, bulk storage and distribution depots, a number of lighting towers and existing telecommunication masts. 1.2 The proposal concerns the erection of a 25 metre high mast to act as a radio base station for Atlantic Telecommunications, with 18 radio port units and two microwave dishes placed at the top of the mast at a height of 22 to 25 metres above ground level. The mast and associated equipment cabinet would be in a compound protected by 2 metre high palisade fencing. 2. BACKGROUND TO THE PROPOSAL 2.1 The proposal to erect this mast is part of a roll-out programme of development by Atlantic Telecommunications, a company which provides telecommunication services to residences and business by way of antenna attached to the customers’ property, which receives signals from a radio base station such as that which is the subject of this application. 2.2 Unlike mobile phones, there must be a direct ‘line of sight’ between the base station and the customer’s antenna and, as such, the base stations have to be positioned to provide the optimum coverage. Atlantic Telecommunications have indicated that this site is the only one available in this locality from which they can achieve adequate coverage. 3. CONSULTATIONS 3.1 The Radiocommunications Agency have offered no objection to this proposal 4. CON SIDERATIONS 4.1 The issues which are material in assessing this proposal are land use, amenity and public perception each of which I will deal with in turn. Land Use 4.2 The proposed site of this mast is within an extensive industrial area surrounding Mossend Sidings and, as such, the location is appropriate for this type of development. Amenity 4.3 This locality is characterised by large industrial buildings and high lighting towers with some mobile phone masts present. The effect of an additional mast on such a varied industrial landscape will not be detrimental to the amenity of the area. 331 Public Perception 4.4 There is currently a perception that masts of this type can have health implications for those living in close proximity to them. Health matters do not fall within the scope of planning control in such instances, being within the remit of the Health and Safety Executive. However, recent draft guidance from the Government indicates that public perception can be a material consideration when assessing proposals for this type of development, although it has to be weighed against other land use considerations. In this case it should be noted that there have been no adverse representations from the public, and as there are no objections in land use terms I can find no planning reason to justify recommending refusal of permission. 5. CONCLUSIONS 5.1 On the information provided by the applicants, and in light of my comments above, it is recommended that planning permission be granted to Atlantic Telecommunications for the erection of a 25 metre high telecommunication mast and ancillary equipment at Mossend Sidings. ...... 332 Application No. S/99/00843/FUL Date registered 25 June 1999 APPLICANT MISS ELAINE A JAMIESON, 2 MOSSNEUK DRIVE, WISHAW ML2 8LU Agent DEVELOPMENT CHANGE OF USE OF DETACHED CONSERVATORY TO HAIRDRESSING SALON LOCATION 4 COLTNESS ROAD, WISHAW Ward No. 9 Grid Reference 280466655506 File Reference S/PL/B/3/8 (95)/GMcWAE3 Site History Planning permission granted for erection of conservatory, June 1995 (Application No. 173/95) Planning permission granted for conversion of dwellinghouse, June 1972 (Application No. 3683) Development Plan Established Housing Area, Southern Area Local Plan (Finalised Draft) Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours Newspaper Advertisement No Response COMMENTS This application seeks planning permission for the change of use of a detached conservatory to hairdressing salon at 4 Coltness Road, Wishaw. The applicant is a self employed hairdresser with a full client list and presently works on a rent a chair basis. She proposes to work on her own and to operate a system of one client in, one client out. The salon would be open from 9.30 am to 6 pm, Tuesday to Friday and 9.30 am to 3 pm on Saturday. The applicant proposes to work in an existing detached conservatory that is located to the rear of the property. The rear garden is approximately 500 m2and the conservatory is approximately 1 1 m2. After advertisement withm the local paper no objections were received. There is a large paved area in front of the property and it is considered that subject to conditions to improve the property’s existing access that tlus area would be able to meet all access, parking and manoeuvring 334 requirements. The proposed development however is located wihan established housing area and whilst no objections have been received it is considered prudent to restrict the life of any permission granted and to apply conbtions to minimise the potential of the business to affect the amenity of neighbouring properties. RECOMMENDATION Grant, subject to the following conditions:- 1. That the permission hereby granted is for a temporary period only and shall expire on 18th August 2002. Reason: To enable the Planning Authority to retain effective control, in order to safeguard the residential amenity of the area. 2. That the permission hereby granted shall enure solely for the benefit of Miss Elaine A Jamieson. Reason: To enable the Planning Authority to retain effective control, .in order to safeguard the residential amenity of the area. 3. That, notwithstanding the provisions of Class 1 of the Town and Country Planning (Use Classes) (Scotland) Order 1997, the building shall be used solely as a hairdressing salon. Reason: To enable the Planning Authority to retain effective control, in order to safeguard the residential amenity of the area. 4. That the use of the premises hereby authorised shall only be operated by the occupier of no. 4 Coltness Road, Wishaw and by no other person. Reason: To enable the Planning Authority to retain effective control, in order to safeguard the residential amenity of the area. 5. That the opening hours of the hairdressing salon hereby granted, shall only be between the hours of 9.30 am to 6 pm, Tuesday to Friday and 9.30 am to 3 pm on Saturday. Reason: To enable the Planning Authority to retain effective control, 'in order to safeguard the residential amenity of the area. 335 6. That before the development hereby permitted is brought into operation the existing drop kerb footway crossing shall be increased to 5.5 metres in width, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the said Roads Authority. Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities. 7. That a visibility splay of 2.5 metres to the junction with Cambusnethan Street measured from the road channel, shall be provided to the left of the vehicular access and before the development hereby permitted is brought into use, everythmg exceedmg 1.05 metres in height above the road channel level shall be removed from the sight line areas and, thereafter, nothmg exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or aIlowed to grow, wihthese sight line areas. Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities. 8. That a visibility splay of 2.5 metres by 90 metres, measured from the road channel, shall be provided to the right of the vehicular access and before the development hereby permitted is brought into use, everythmg exceedmg 1.05 metres in height above the road channel level shall be removed from the sight line 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 sight line areas. Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities. 9. That before the development hereby permitted is brought into operation, the first two metres of the access, beyond the limit of the adjoining road, shall be surfaced in an impervious material, to be approved by the Planning Authority. Reason: In the interests of pedestrian and vehicular safety and to prevent deleterious material being carried out onto the highway. 10. That before the dwellinghouse hereby permitted is brought into operation a turning facility shall be provided withm the curtilage of the site to allow vehicles to enter and leave the site in forward gear. Reason: To enable vehcles to enter and leave the site in forward gear at all times. 11. That before development starts, details of a scheme, whch provides sufficient space within the curtilage of the application site for the parking and manoeuvring of 4 cars shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To ensure the provision of adequate parking facilities withm the site. 336 12. That before the development hereby permitted is brought into use, all the parking and manoeuvring 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 as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities within the site. 13. That notwithstanding the provisions of the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984, no fascia signs, adverts or projecting signs shall be erected on the premises. Reason: To restrict the erection of commercial signs on a residential property List of Background Papers Application form and accompanying plans registered 25/6/99 Southern Area Local Plan (Finalised Draft) Any person wishing to inspect the above background papers should telephone Motherwell 302139 and ask for Gwen McKillop. 337 Application No. S/99/00845/FUL Date registered 25th July 1999 APPLICANT NATIONAL TRANSCOMMUNICATIONS LTD, CRAWLEY COURT, WINCHESTER, HAMPSHIRE, SO21 2QA Agent DEVELOPMENT ERECTION OF 75 METRE TV TRANSMISSION TOWER LOCATION LANARKSHIRE MEDIA CENTRE, HARTWOOD HOSPITAL, HARTWOOD ROAD, SHOTTS Ward No. 18 Grid Reference 284270 658957 File Reference SIpL/B/4/57/GL/JM Site History Planning Permission and Listed Building Consent granted in 1998 for Part Change of Use of Former Hospital to Media Centre and Construction of Mast on Top of Clock Tower Development Plan Zoned wihthe Rural Area on the Shotts Local Plan and Countryside Around Towns on the Finalised Draft Southern Area Local Plan Contrary to Development Plan No CONSULTATIONS Objection No Objection Radocommunications Agency, National Radiological Protection Board Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS This proposal relates to the erection of a 75 metre high transmission tower for Lanarkshire Television at their Headquarters at the former Hartwood Hospital. The mast would be required for a six month period, after whch the transmissions should be made from the Black Hill transmitter whch is owned and operated by the applicants, who are better known as NTL. There are no dwellinghouses within the immediate vicinity of the tower, and any exposure to EMFs, even at the base of the tower would be well within the current standards. On this basis, and as the tower would be temporary, it is my recommendation that permission be granted. ***’ NORTH PLANNING APPLlCAllON No. S I 99 I 00845 I NL -bl @ LANARKSHIRE DepacrrerrdRanqdENmmn ?ammaWm .-_- COUNCIL fmasdcnw ERECTION OF 75 METFE TRANSMISSION VAST hcmewaL ?A1IRS eased vwtn cmana YMynSFPns~ A he p-m d he WdkrdHTkBW5 ~eleph;nemwnr~wm~axoi~mo12 LANARKSHIRE MEDIA C!NRE,HARTWOOD HOSPITAL 1:8W satmrfmlce ~UWaTyrlOr W6mSSdrsrmvam mrdmw Oavl mm HARTWOOD ROAD, HARTWOOD. wd mylad to-rn am1 Wiw os IJOene LAD(XY1L 339 RECOMMENDATION Grant, subject to the following conditions:- 1. That the permission hereby grantec is for a temporary period only and shall expire on 81 1 May 2000. Reason: To define the permission. 2. That in the event that the television broadcast centre ceases to operate, the transmitter mast, hereby approved, shall be removed within 3 months of cessation of broadcasting and in any event shall,be removed no later than 18 May 2000. Reason: To enable the Planning Authority to retain effective control, in order to protect the amenity of the surrounding area. List of Background Papers Application form, Plans and supporting statement received on 26/6/99 Shotts Local Plan Finalised Draft Southern Area Local Plan Letter from Radlocommunications Agency dated 8/7/99 Letter from NRPB Letter from Councillor Robertson dated 27/7/99 Letter from Councillor Cefferty dated 22/7/99 Letter from Lanarkshire Television dated 16/6/99 7 Any person wishing to inspect the above background papers should telephone Motherwell 302104 and ask for Mr Laing. 340 APPLICATION No: S/99/00845/FUL REPORT 1.0 SITE AND PROPOSAL 1.1 The application site on which it is proposed to erect a 75 metre high television transmission tower is an area of ground at the western end of the former Hartwood Hospital about 60 metres from the main building, which forms the headquarters of Lanarkshre Television. 1.2 The site of the tower is surrounded by open space, formerly part of the hospital grounds, or where former hospital buildings stood. Although there is farmland to the west of the grounds, the closest residential property is 591 metres from the site of the proposed tower in Hartwood Village. 1.3 The tower would be supported by 27 cable stays fixed to the ground at nine points and would be erected for a temporary period of approximately six months to allow Lanarkshire Television to broadcast to its target audience area. The company currently employs over forty people and has plans to expand once full transmissions of its locally orientated programmes is achieved. 2.0 BACKGROUND 2.1 Planning permission and Listed Buildmg Consent were granted in 1998 for the construction of a short mast on top of the eastern clock tower of the former hospital. Unfortunately the height of this transmission mast is insufficient for LTV to reach its target audience. 2.2 These problems can be resolved if LTV are permitted to broadcast from the Black E11 transmitter, owned by NTL, the current applicants, but ths will require international clearance for a broadcast licence variation which will take up to six months to receive. 2.3 Once clearance is received all the broadcast masts on the Hartwood site would be removed and the output from LTV would be beamed to Black Hill via a 1.2 metre dish which would be the subject of a future planning application. 3.0 CONSULTATIONS 3.1 Both the Radocommunications Agency and the National Radiological Protection Board have offered no objections to thls proposal. 3.2 Both Councillors Robertson and Cefferty have sought assurances with regard to the health implications of the transmission tower. 4.0 CONSIDERATIONS 4.1 There are three issues raised by this proposal, namely:- land use, amenity and public perception, each of which I will deal with in turn. 341 Land Use 4.2 Although the hospital site lies within an area zoned as Rural Area / Countryside Around Towns on the relevant Local Plans, permission was granted for the use of the former hospital buildings as a television station in 1998 and as such the proposed tower is an appropriate use. Amenity 4.3 The erection of a 75 metre high tower, with supporting stays will have some impact on the visual amenity of the surroundmg area. The tower will be twice the height of the twin-clock towers but, to put it into context, less than half the height of the nearby Kirk ‘0’ Shotts mast. The former hospital building is listed and an appropriate application for Listed Building Consent is currently being considered. As the tower would be temporary, and would result in the removal of the existing clock-tower mast,J have received and have no objections on amenity grounds to either this or the Listed Building Application. Public Perception 4.4 There is currently a perception amongst sectors of the general public that there are certain health issues associated with proposals for telecommunication masts and their associated electro-magnetic fields. Strictly speaking, health considerations in cases such as th~are matters outwith the scope of planning control and should be dealt with by the Health and Safety Executive. However, recent draft guidance from the Government indicates that public perception can be a material consideration when assessing proposals for this type of development, although it has to be weighed against other land use considerations. In thls instance it should be noted that no representations have been received from the public, and as there are no objections in land use terms I can find no justifiable reason for recommending a refusal of planning permission. 5.0 CONCLUSIONS 5.1 On the basis of my comments above, I consider that, because of its temporary nature, this proposed transmission tower is acceptable. By permitting the erection of this tower, LTV would be able to continue operating until the appropriate clearance is received to allow transmissions to be made from Black Hd1. It is my recommendation, therefore, that permission be granted for the erection of a 75 metre high television transmission tower at the former Hartwood Hospital for a temporary period of 9 months to allow for any slippage in the Black Hill clearance procedure. ...... 342 Application No. S/99/00870/NID Date registered 28 June 1999 APPLICANT NORTH LANARKSHIRE COUNCIL, DEPARTMENT OF HOUSING, KILDONAN STREET, COATBRIDGE ML5 3LF Agent North Lanarkshire Council, Design Services Division, Philip Murray Road, Bellshill ML4 3PA DEVELOPMENT ERECTION OF 2 STOREY HOMELESS PERSONS UNIT INCORPORATING AREA CCTV MONITORTNG SCHEME LOCATION 28 WEST HAMILTON STREET, MOTHERWELL Ward No. 11 Grid Reference File Reference S/PL/B/ 12/ 1O( 573)/DMcF/AB Site History Former Strathclyde Regional Council, Social Work, Child Guidance Centre Change of Use and Conversion to Licensed Restaurant with Residential Flat refused 6/12/95 Erection of 2 Storey Homeless Persons Unit refused 29/4/99 Development Plan Village, Neighbourhood and Secondary Commercial Area on Southern Area Local Plan - Finalised Draft Contrary to Development Plan No CONSULTATIONS Objection No Objection NLC Director of Environmental Health, Police Conditions West of Scotland Water No Reply REPRESENTATIONS Neighbours 4 letters of objection (one with four signatories) Newspaper Advertisement Councillor Wilson has objected to the proposal COMMENTS This application relates to the two storey sandstone building which sits on the south side of West Hamilton Street, Motherwell. The building was last used as a Child Guidance Centre but has lain vacant for some considerable time and has now deteriorated to the point beyond reasonable economic repair. N.L.C. Housing Department propose to demolish the existing building and construct a purpose built 2 storey homeless persons unit. Councillor Wilson has objected to the proposal - and four letters of objection have been received. The proposal is similar to a previous application which was refused consent earlier this year. However, the concerns which were previously expressed regarding -_ --I.- Demolition of Existing Building and Erection of Homeless Persons Unit 28 West Hamilton Street, Motherwell QClRl" Oj,r,l( .,D@uuc,ll" ,nm,qs Snirn COPC,* *Location of Objectors p,ww,lo" security in the area have now been addressed with the inclusion of a CCTV monitoring scheme within this revised proposal. The proposed CCTV system will cover the area on the west side of the West Hamilton Street underpass and along parts of Mason Street. For the reasons outlined in the following report, I recommend that planning permission be granted. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to retain effective control, in order to protect the amenity of the area. 3. That before the development hereby permitted starts, a scheme of landscaping, for the area hatched GREEN on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, 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 (c) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects in detail. 4. That before the development hereby permitted is completed, all the parking and manoeuvring 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 as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities within the site. 345 5. That a visibility splay of 2.5 metres by 60 metres to the left and 2.5 metres by the distance to the end of Mason Street to the right, measured from the road channel, shall be provided on both sides of the vehicular access and before the development hereby permitted is completed, everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line 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 sight line areas. Reason: In the interests of traffic and pedestrian safety. 6. That before the development hereby permitted is completed, the new vehicular access shall be constructed with a 5 metre wide footway crossing and a 7 metre length of dropped kerb on the carriageway kerbline, a flush delineation kerbline shall also be provided along the heel of the existing footway on Mason Street frontage. Reason: In the interests of traffic and pedestrian safety. 7. That the metal gates forming part of the development hereby permitted shall be designed and constructed to open in an inward direction only. Reason: In the interests of traffic and pedestrian safety. 8. That before the development hereby permitted is occupied, the proposed CCTV system shall be installed and operational. Reason: To ensure visibility around the proposed development. - List of Background Papers Application form and plans dated 28/6/99 Southern Area Local Plan Finalised Draft Letter dated 19.7.99 from Agnes W Murray, 18b Mason Court, Motherwell ML1 1YN Letter dated 19.7.99 from Mary D Lang, Mason Court, 16b Mason Lane, Motherwell MLl 1YN Letter dated 27.7.99 from Agnes Kelly, 14b Mason Court, Mason Lane, Motherwell MLl 1YN Letter dated 22.7.99 from Anne Cavinue 16c Mason Court, Mason Lane, Motherwell MLl 1YN Letter dated 30/7/99 from Strathclyde Police Any person wishing to inspect the above background papers should telephone Motherwell 302125 and ask for David McFarlane. 346 Notes 1. If granted, this application will require to be referred to the Scottish Minister in accordance with the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997 . 347 APPLICATION NO. S/99/00870/NID REPORT 1. THE SITE AND PROPOSAL 1.1 The site is centrally located in Motherwell, lying between Mason Street and West Hamilton Street. The site is presently occupied by the former Strathclyde Regional Council’s, Social Work Department, Child Guidance Centre. This facility has been closed for sometime and as such the building has fallen into a derelict state. A proposal to convert the premises into a licensed restaurant and residential flat was refused consent in 1995. 1.2 Other land uses which adjoin the site are the Dalzell work space building, town centre pedestrian access steps and ramps, the town centre ring road, British Telecom’s call centre building together with its associated car park and the adjacent employment exchange. 1.3 The proposal is to provide a purpose built facility for homeless people, encompassing sleeping accommodation, counselling, washing facilities and social space. The project will be funded in partnership by Scottish Office and Scottish Homes extending the Council’s adopted existing rough sleepers initiative, by providing a base and facility for two outreach workers. The project would be managed by a charity, the most likely being the “Blue Triangle Charity” who already operate similar facilities in North Lanarkshire (Black Street Depot, Airdrie). It is intended that the facility would operate 24 hours a day with no curfew for entry. Staff would be present on a shift basis, their role being to organise the running of the centre, counsel and help tackle problems of the homeless. 1.4 The unit itself involves the construction of a two storey building of modem design occupying most of the available site. Two parking spaces for staff would be available plus a secluded outdoor courtyard. The accommodation would provide 7 bedrooms each with en suite facilities, a commoddining room, kitchen, utility room, consulting room, reception area and an office. The building would have a green coloured copper decked pitched roof with walls of reconstituted stone and wet dash render. 1.5 The proposal is similar to a previous application which was refused consent earlier this year. The proposal has been altered in an attempt to address the concerns which were expressed by residents about security in the area. A CCTV system has now been included with this revised proposal which will be capable of viewing a large area around the development. 2. CONSULTATIONS AND REPRESENTATIONS 2.1 None of the consultees have objected to the proposals subject to their individual requirements being catered for. West of Scotland Water have indicated the presence of two water mains within the site and that the applicant will require to either accommodate their presence or pay for their diversion. 2.2 Councillor Wilson has objected to the proposal. 348 2.3 Four letters of objection, one with four signatories, have been received from residents of the area and their comments can be fairly summarized as follows: - The proposal would bring about security, and nuisance concerns as well as having as adverse impact on property values. - The proposal is too close to the town centre. - Whilst the occupants of the proposed centre may be managed during the period that they inhabit the premises, they would be unmanaged outwith the premises. - Existing congestion in the area would be aggravated by the proposal, particularly during the construction period. - Other sites within the Motherwell area should be considered. - The existing building should be demolished and the site landscaped. 2.4 Councillor Wilson has objected to the proposal, his concerns are similar to the above points raised by the local residents. 3. PLANNING OBSERVATIONS AND CONCLUSIONS 3.1 As can be seen from the above, there are no technical reasons why this proposal cannot proceed, providing the consultees requirements can be accommodated. I understand that those requirements can be incorporated into the project however, I would propose to impose suitable conditions should planning permission be granted. 3.2 With regard to Councillor Wilson’s and the resident’s concerns. The proposal would remove a prominent derelict building from Motherwell Town Centre which has long been vacant and offers little prospect of conversion to any other suitable use. This proposal will replace that building with a modem attractive development which aims at tackling a Council recognised social problem. At present, the “rough sleepers” bed down in shop rear service doorways at night and any other locally available sheltered spots. This proposal provides not only safe and secure accommodation for individuals but with it the facilities necessary to assist in the longer term help for the homeless. From a land use view point, I consider this site to be suitable. It is in a location which is sufficiently remote from other land uses which may conflict with it, but still close enough to the clients normal sleeping areas. As a point of information, the nearest of the objector’s houses is some 70 metres away. I consider that any other concerns about the centre are satisfactorily being addressed by the fact that the centre will be staffed 24 hours a day, no curfew is proposed, and this area of Motherwell town centre will be included within a . CCTV monitoring scheme. 3.3 Issues relating to congestion in the area were raised and in this regard, 1 do not consider the proposal would cause any significant increase even during the construction period. Comments relating to property values are not a valid planning consideration. 3.4 Finally, whilst the existing building could be demolished, no budget exists to landscape the site as suggested. 3.5 Given the above circumstances, I therefore conclude that the proposal would benefit the wider community at the same time removing a derelict building for which it would be difficult to find another appropriate use. I therefore recommend that planning permission be granted. 349 Application No. S/99/0088 8FUL Date registered 29 June 1999 APPLICANT GORDON MILLAR, 34 ANNAN GROVE, MOTHERWELL ML1 2BS Agent DEVELOPMENT ERECTION OF FENCE LOCATION 34 ANNAN GROVE, MOTHERWELL ML12BS Ward No. 13 Grid Reference 276309 655262 File Reference S/pL/B/12/3( 127)/GMcWAB Site History Planning permission granted for erection of garage, September 1970 (Application No. 3357) Development Plan Established Housing Area, Southern Area Local Plan (Finalised Draft) Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement Not Required - COMMENTS This application seeks planning permission to erect a 6ft fence at 34 I Annan Grove, Motherwell. The applicant proposes to move an existing 6ft fence whch is adjacent to the rear elevation of his property further back in order to enclose his rear garden. The proposed fence would be adjacent to the public footpath. Adjoining properties have enclosed their rear gardens with hedging and this proposal would be in line with these. This proposal is not considered to be detrimental to the residential amenity of the area and I therefore recommend that planning permission is granted. RECOMMENDATION Grant, subject to the following con&tions:- 1. That the development hereby permitted shall be started wihfive years of the date of this permission Dtmnrnsni 01 Ploonmg 2nd En ~ronrn*ii 303%~lhem sromonDwir80n 5118.1 Planning Application No. SI99/00888/FUL IIOTHERWELL ..,I. 3. 3oc,.- Erection of Fence i.iepn.n. 0i690302100 FJL 01698 loIIoI 34 Annan Grove, Motherwell A 1:1250 351 Reason: To accord with the provisions of the Tom and Country Planning (Scotland) Act 1997. List of Background Papers Application form and accompanying plans registered 29/6/99 Southern Area Local Plan (Finalised Draft) Any person wishing to inspect the above background papers should telephone Motherwell 302 139 and ask for Gwen McKillop. f- 352 Application No. S/99/00903/NID Date registered 5 July 1999 APPLICANT HOUSING MANAGER, NLC HOUSING DEPARTMENT, MOTHERWELL AREA OFFICE, 69-71 MERRY STREET, MOTHERWELL Agent Landscape Services Manager, Department of Community Services, North Lanarkshire Council, 366 Hamilton Road, Strathclyde Country Park, Motherwell ML1 3ED DEVELOPMENT ENVIRONMENTAL IMPROVEMENTS INCLUDING REPAIFUIMPROVEMENT TO WALLS, STAIRS, FOOTPATHS, CAR PARKING AREA AND NEW FENCING LOCATION 1- 105 GRANGE TOWER, SHIELDS DRTVE, MOTHERWELL ML1 2LY Ward No. 13 Grid Reference 276814654801 File Reference S/PL/B/2/4(2 1 7)/DMcF/AB Site History None Development Plan Housing - Finalised Draft Southern Area Local Plan Contrary to Development Plan No CONSULTATIONS Objection No Objection Conditions Transco No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement Not Required COMMENTS This application seeks consent for a further phase of landscaping and environmental improvements at the Muirhouse housing area, Motherwell. The upgrading of Muirhouse has been progressing for some time and this proposal involves the immediate area around Grange Tower. The works involve landscaping, resurfacing and footpath rationalisation. A roads footpath closure order will require to be completed before these works are started and the Committee’s authority is sought in a separate report to obtain the authority to progress the required order. I consider that these proposed works will complement those which have already been carried out so far in the area and will Planning Application No. S/99/00903/NID N Proposed Road & Footpath Closure Order 1 - 105 Grange Tower Shields Drive Mot hemell 1:1250 3 54 enhance the environment of Grange Tower and Muirhouse in general. I therefore recommend that planning permission be granted. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. i 2. That a visibility splay of 4.5 metres by 40 metres, measured from the road channel, shall be provided on both sides 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 sight line 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 sight line areas. Reason: In the interests of public safety. 3. That a 6 metre carriageway width shall be maintained along the frontage of the existing. garage lock ups in order to maintain appropriate garage access to the satisfaction of the Planning Authority. Reason: In the interests of public safety. List of Background Papers Application form and plans received 22/7/99 Southern Area Finalised Draft Local Plan Any person wishing to inspect the above background papers should telephone Motherwell 302 125 and ask for David McFarlane.