1
North Lanarkshire Council
DEPARTMENT OF PLANNING AND DEVELOPMENT
Planning Applications for consideration of Planning and Development Committee
Committee Date : 18th November 1998
Ordnance Survey maps reproduced from Ordnance Survey with the permission of HMSO Crown Copyright reserved 2 APPLICATIONS FOR PLANNING AND DEVELOPMENT COiMMITTEE 18th NOVEMBER, 1998
Page No. Application No. Applicant Development'Locus Recommendation
4 Ni94100420ffL Alexander Russell Plc Formation of 7.3 metre Carriageway extending 750 Grant metres South from Crowwood Roundabout and Incorporating a 30 metre Span Structure Over the CumbernauldGlasgow Railway Line Gamkirk Estate Cumbemauld Road, Chryston.
11 N/98/01288/FUL Malcolrn McArthur & Change of Use from workshop to Office. Grant Son Ltd Barrwood Autos UP Road, Kilsyth G65 OBH
15 N/9 8/0 13 3 1/AD V Trainer Ltd Internally Illuminated 6 Sheet Box Sign(s) and Refuse repositioning of existing facia sign, 27 Main Road, Condorrat, Curnbemauld, G67 4DY
19 N/98/0 1349iFUL Mr G C Clark Change of Use from Snooker Room to Public Bar Grant and Function Suite. lOOD Cumbemauld Road, Chryston.
24 Mrs O'Boyle Erection of Dwelling (in outline) 62 Cardowan Grant Drive, Stepps.
28 Congregational Board of Change of Use of Church Officer's Dwelling to Grant Chryston Church Meeting Rooms/Office and Extension to Building 105 Main Street, Chryston.
33 C/97/00496/0UT Rapid Networks Ltd Erection of Residential Development (in outline) Grant at Limelands, 48 Main Street, Caldercruix
41 C/98/00664/0UT Mr T Hill Conversion of Existing Outhouse to a House and Grant Erection of 2 Semi-Detached Dwellinghouses 3 Palacecraig Street, Coatbridge
49 Mr J Feeney ErecLion of Dwellinghouse and Ancillary Stables - Refuse Land to the south of Dunsyston Cottage, Edinburgh Road, Newhouse
54 Ci98100986I'FUL Pullmans Punjab Express Alteration and Extension of Restaurant and Public Grant House - 22 West Canal Street, Coatbridge
58 C/98/01022@UL Peter Hannaway Use of Site for Storage of Skips (retrospective) Grant 40 Locks Street, Coatbridge
64 C/98/01204/TPO George Wilson Crown Lifting of Sycamore Tree and Trimming of Grant Conifers - 1% Lefroy Street, Coatbridge
68 C/98/0 13351'FUL Mrs E J R Lees Erection of Dwellinghouse - 2 Nisbett Street, Refuse Chapelhall
73 S/98/00589/FUL Groove Bars Ltd Extension to Rear of Public House to Form Grant Licensed Nightclub - Bar One 352 Brandon Street, Motherwell
80 S/98/010 15flUL Firbest Ltd Construction of 7 Dwellinghouses & Retention of Grant Access Road in Existing Position Land North of 4 Westcraigs Road, Harthill, Shotts
88 S/98/01040I'FUL Mr & Mrs R Ross Erection of Dwellinghouse - Plot 1 Hareshaw Road, Grant Hareshaw, Cleland
93 S/98/01041/0UT Mr & Mrs R Ross Formation of 4 House Plots - Plots 2-5, Hareshaw Grant Road, Hareshaw, Cleland
103 S/98/01166/0UT G F Sharp & CO Ltd Class 3 (Food & Drink) Development Grant Land at Glasgow RoadCleland Road, Wishaw
A:\l&NOV.DOC 3 APPLICATIONS FOR PLANNING AND DEVELOPMEhT COMMITTEE 18th XOVEMBER, 1998
Page No. Application No. Applicant DevelopmentiLocus Recommendation
113 Si98101276ff UL Rosepark Nursing Homes Construction of ResidentialMursing Unit Grant 261 New Edinburgh Road, Uddingston
121 Si98101285ff UL Robert Wiseman & Sons Construction of Factory Unit & Parking Areas Grant Ltd Belgowan Street, Bellshill Industrial Estate, Bellshill
126 Si98101287ffUL Lanarkshire Development Consrruct New Road, Re-Profile Existing Ground Grant Agency to Create Development Sites and Associated Landscaping Ravenscraig. Motherwell
134 398101 381ff UL Graham Marshall & Son Part Change of Use to Retail Sales and Extension to Grant Joiners Workshop (retrospective) 41 Dryburgh Road, Wishaw
A:\l&NOV.DOC 4 Application NO:
Date Registered: 20th June 1994
APPLICANT: ALEXANDER RUSSELL PLC. T14NNOCHSIDE PARK, UDDINGSTON. G715PH
Agent:
DEVELOPMENT: FORMATION OF ROAD LINK FROM M80 CROWWOOD ROUNDABOUT TO CARDOWAN COLLIERY SITE
LOCATION: GARNKIRK ESTATE. CARDOWAN BY STEPPS
Ward No: 66 Grid Reference: 267160 668573
File Reference: MD
Site History: PIpPNSLI84 1: ResidentiaVLight Industrial Development (Outline) - Approved on appeal in April 1993 TP/96/ 1 14: Time Extension for Residentiamight Industrial Development (Outline) - Approved August 1996 N/97/00334/FUL: Phases 1 and 2 Residential Development - Approved September 1998
Development Plan: Strathkelvin District (Southern Area) Local Plan 1983: Policy E. PRO 2 (Greenbelt) Northern Corridor Local Plan Consultative Draft 1998: Policy TR 2 (Local Road Improvement)
Contrary to Development Plan: Yes
CONSULTATIONS:
Objection: No Objection: Clyde Rwer Purification Board. West of Scotland Water Conditions: The Coal Authority, Director of Leisure Services. National Roads Directorate. Scottish Natural Heritage No Reply:
REPRESENTATIONS:
Neighbours: No response Newspaper Advert: No response
COMMENTS: The application is for a 75Om long 7.3m wide road linking the M80 Cromwood Roundabout with the Cardowan Colliery redevelopment site. A railway bridge is part of the proposal.
Due to the limitations of Cardowan Road the main access point into the Cardowan Colliery redevelopment site is required to be via the proposed lrnk road. Outline plannkg permission P/PPA/SL/84 1 for residential and light industrial development at Cardowan approves the principal of the proposed road. The Crowwood Roundabout access road is a requirement of planning permission N/97/00334/FUL for residential development at Cardowan phases 1 and 2. Details/ \ I
spoll e.nw
CARDOWAN XCESS ROAD. STEPPS. 6
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Details of the road have been altered to accord with the requirements of the Transportation Manager. Specification and desig of the link onto the M80 Crowwood Roundabout has been approved in principal by the Scottish Office National Roads Directorate.
There are no objections to the proposed link road which is an integral part of the redevelopment of the Cardowan Colliery site. It is recommended that planning permission be granted.
RECOMMENDATION: Grant. subject to the following conditions:
1) That the development hereby permitted shall be started with 5 years of the date of thls permission.
Reason: To incorporate the provisions of the Town and Country Planning (Scotland) Act 1997.
3) That the approved access road shall be constructed as a first phase of the redevelopment of the Cardowan Colliery site as granted outline planning permission (P/PPA/SL/84 1) in April 1993 and detailed planning permission (N/97/00334/FUL) for phases 1 and 2 residential development in September 1998.
Reason: To accord with the outline and detailed planning permissions and to ensure suitable access into the redevelopment site.
3) That the road shall be designed and constructed to an adoptable standard to the satisfaction of North Lanarkshire Council as Planning and Roads Authority.
Reason: In the interests of public safety
4) That the road shall be designed and constructed to accommodate the Glasgow to Cumbernauld cycleway and to provide a cycleway into the development site; no works shall commence until detail of the cycleway crossing and route into Cardowan have been submtted to, and approved in writing by, the Planning Authority including any modifications as may be required.
Reason: In order to accommodate the existing cycle way whch crosses the line of road and to promote cycle use.
5) That before the development hereby permitted starts a scheme of roadside planting shall be submitted to, and approved in writing to by the Planning Authority, including any modifications as may be required, and it shall include:
a) Details of any earthmoulding 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.
Reason: In the interests of the visual amenity of the area. 7 -3-
That within one year of the completion of the approved road all planting, seeding, turfing and earthmoulding 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 hseased shall be replaced withm the following year with others of similar size and species or such other scheme as is to the satisfaction of the Planning Authority.
Reason: In the interests of the visual amenity of the area.
7) That any imported soil shall be from sources which do not contain invasive alien species such as Japanese Knotweed.
Reason: In the interests of nature conservation
8) That no works associated with the proposed road shall take place under the tree canopy to the west of the road line; this is notwithstanding permitted development rights in the Town and Country Planning (General Permitted Development) (Scotland) Order 1992.
Reason: In the interests of nature conservation.
9) 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.
10) That no works shall commence on the junction onto the M80 Crowwood Roundabout until final approval for the junction design and construction details and Road Safety Audits have been obtained from North Lanarkshire Council as Planning and Roads Authonty in consultation with the Scottish Office as Trunk Roads Authonty
Reason: In the interests of road safety
11) Tne design and construction of the new access on to the roundabout and any alterations to the roundabout shall be in accordance with the Design Manual for Roads and Bridges published by The Scottish Office Development Deparbnent, subject to any Departures from Standards that may be granted by The Scottish Office Development Department National Roads Directorate. Any compensatory measures required in the Departure Determinations shall be camed out to the satisfaction of the Planning Authority,’ after consultation with the Roads Authority.
Reason: In the interests of road safety and as directed by the Scottish Office as Trunk Road Authority. 12 The/ 8 -3-
12) The roundabout alterations shall be designed to accommodate the movements of all types of vehcles and shall be submitted for approval to the Council as Planning Authority in consultation with the Scottish Office as Trunk Road Authority.
Reason: In the interests of road safety and as directed by the Scottish Office as Trunk Road Authonty.
13) The proposed alterations to the roundabout shall not commence, or the works be considered as completed until the Road Safety Audits have been camed out on the design and site works.
Reason: h the interests of road safety and as directed by the Scottish Office as Trunk Road Authority.
14) A temporary site access for the construction of the development may be taken off the roundabout, subject to Road Safety Audts having been camed out on the design and site works, and the details being submitted for approval to the Council as Planning Authority in consultation with the Scottish Office as Trunk Road Authority.
Reason: In the interests of road safety and directed by the Scottish Office as Trunk Road Authority.
List of Background Papers
Application form, plans and amended plans Strathkelvin District (Southern Area) Local Plan 1983 Northern Comdor Local Plan Consultative Draft 1998 Strathclyde Structure Plan 1995 Consultation letters from Clyde Rwer Purification Board, The Coal Authority, Scottish Natural Heritage, Scottish Office National Roads Directorate, West of Scotland Water. Consultation memo from Director of Leisure Services Outline Permission for Residential and Light Industrial Development on the Cardowan Colliery Site granted on appeal in April 1993 (P/pPA/SL/841) and renewed in August 1996 (TP/96/117) Planning permission for residential development on Cardowan Phases 1 and 2 granted in September 1998 (N/9 7/003 34FUL)
Any person wishmg to inspect these documents should contact Martin Dean at 01236-616459 9 APPLICATION NO: N/94/00420/PL
1. PROPOSAL AND SITE
The application is for a new road leading from the M80 Crowwood Roundabout to the former Cardowan Colliery redevelopment site. The road will cover a distance of 75Om and includes sections of cutting and embankment plus a bridge over the Glasgow to Curnbernauld railway line.
The application was onginally submitted in 1994 under Strathkelvin Distnct Council reference number TPi941268 A determination has been delayed due to reorganisation. the firming up by the applicants of redevelopment proposals at the Cardowan Colliery site. ne,ootiations with North Lanarkshire Council on the design and construction of the road and with the Scottish Office National Roads Directorate concerning the link onto the M80 Crowwood Roundabout
Outline planning permission was granted by the Secretary of State on appeal in 1993 for the link road as part of hs approval for residential, light industrial and landscaping works at the Cardowan Colliery site. The detailed permission (N/97/00334/FUL) for residential development on Cardowan Phases 1 and 2 requires the Crowwood Roundabout access to be formed as part of a first stage of development. Due to the limitations of Cardowan Road the M80 Crowwood Roundabout access point is fundamental to the large scale redevelopment works.
The site is zoned as greenbelt (policy E. PRO 2) in the Strathkelvin District (Southern Area) Local Pan 1983. Under thls policy there is a presumption against new development unless required for agriculture, forestry or outdoor recreation. Under the terms of the Northern Corridor Local Plan Consultative Draft 1998 the site is identified for local road improvements under policy TR 2.
The proposal has been advertised in the Kirkmtilloch Herald and no objections to the link road have been received.
2. CONSULTATIONS AND REPRESENTATIONS
Summaries of consultation responses are as follows:-
Clyde River Purification Board: (Comments made prior to formation of Scottish Environmental Protection Agency): No objections. The Coal Authority: Coal and fireclay seams have been mined at shallow and deeper depths. A prudent developer would seek appropriate technical advice before any construction works are undertaken on site. Scottish Natural Heritage: No objections subject to the development being camed out strictly in accordance with the terms of the application and there being no action under the adjacent tree canopy. Scottish Office National Roads Directorate: No objections in principal. Certain detailed matters still require approval. West of Scotland Water: No objections. Director of Leisure Services: A comprehensive landscape scheme is required showing how the road will be assimilated into the existing landscape with roadside planting for screening and amenity purposes. Transportation Manager: No objections subject to the road being designed and constructed to an adoptable standard and Scottish Office approval being obtained for the connection at Crowwood Roundabout.
No representations have been received relevant to the application
3. Observations1 10
3. OBSERVATIONS AND CONCLUSIONS
The principal of the proposed road has been established through the outline planning permission granted on appeal by the Secretary of State in 1993 for residential, light industrial and landscaping development at the former Cardowan Colliery site and through the subsequent detailed approval for residential development. Due to the limitations of Cardowan Road the proposed M80 Crowwood Roundabout llnk road is vital. It will be the main access point to the development site and will be constructed as part of the first phase of development.
The construction and design details of the proposed road have been negotiated with the Transportation Section and with the Scottish Office National Roads Directorate.
There are no objections to the proposed road and it is recommended that planning permission be granted. 11
Application No: N/98/0 1288/FUL
Date Registered: 14th. September 1998
APPLICANT: MALCOLM McARTHUR AND SON LTD
Agent: J.S. wood
DEVELOPMENT: CHANGE OF USE FROM GARAGE WORKSHOP TO OFFICE AND STORAGE AREA FOR ELECTRICAL CONTRACTOR
LOCATION: U.P. ROAD
Ward No: 63 Grid: 171916 - 677738 File Reference: PW Site History: None
Development Plan: Policies HG3 to HG5 for existing residential area in Kilsyth Local Plan Finalised Draft 1996
Contrary to Development Plan: Yes
CONSULTATIONS:
Objection: No Objection: Environmental Services, SEPA No Reply: Conditions:
REPRESENTATIONS:
Neighbours: None Newspaper Advert:
COMMENTS: The applicant seeks the change of use of dus vacant former Automobile Repair Garage to an office and storage area at U.P. Road, Kilsyth.
The applicant aims to use the premises for his existing electrical contractor business.
The site lies within an existing residential area as identified in the Local Plan. It is however on the fringe of Kilsyth’s central commercial area and in an areas of mixed uses.
No adverse consultation responses nor neighbour objections have been received.
The premises has its own dedicated parlung area, and it is not envisaged that the proposed. use wdl generate sigmficant levels of traffic, as the main use proposed is an office. It is therefore considered that the proposed use is appropriate for the premises and will not be of detriment to residential amenity. Recommendation/
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RECOMMENDATION: Grant, subject to the following conditions-
1. That the development hereby permitted shall be started wih five years of the date of ths permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. Before the new use is initiated, a proposed scheme for the delineation of individual parkmg spaces shall be submitted to and approved by the Planning Authority.
Reason: To ensure the provision of adequate parkmg facdities within the site.
3. Vat no open air storage of plant or equipment shall take place within the application site.
Reason: In the interests of residential amenity.
4. That the opening hours of the premises hereby granted planning permission shall be limited to between 8.00 a.m. and 8.00 p.m.
Reason: In the interests of residential amenity.
5. Prior to the initiation of the proposed use detads of the proposed signage for the premises should be submitted to and approved by the Planning Authority.
Reason: To ensure that the associated signage is appropriate.
List of Background Papers:
Application form and plans received 1 lth. September 1998 Letter from SEPA dated 9th. April 1998 hyperson wishing to inspect these documents should contact Paul Williams on 01236-616464 14
APPLICATION NO: N/98/01288/FUL
1. SITE AND PROPOSAL
1.1 This application seeks approval for the change of use of the vacant vehlcle repair garage at U.P. Road, Kilsyth to use as an office and internal storage area in association with an electrical contractors. The applicant is Malcolm McArthur & Son Ltd., Electrical Contractors, an established Kilsyth company who are looking for more appropriate and accommodating premises.
1.2 The site fdls within policy areas HG3,4 and 5 of the Kilsyth Local Plans Finahsed Draft 1996. These policies seek to protect residential amenity within existing residential areas.
1.3 The site also lies at the edge of the commercial centre of Kilsyth and is situated adjacent to a diverse mixture of uses which includes housing.
2. CONSULTATIONS AND REPRESENTATIONS
2.1 Summaries of consultation responses are as follows:-
Transportation Manager: No objections Environmental Services: No objections SEPA: No objections subject to the application of an donnative
2.2 No letters of objection have been received as a result of neighbour notification.
3. DISCUSSION AND CONCLUSION
3.1 The proposed use is primarily office use and secondanly the internal storage of equipment associated with an electrical contractor. It is therefore considered to be a relatively low key use.
3.2 The premises also has its own yard space and parking area. However, it is not considered that the proposed use wdl generate sigdicant levels of vehicular traffic.
3.3 The existence of a redundant underground petroleum storage tank at the site has been noted. However, it is not considered to be sipficant in relation to the operation of the proposed use. It is however, considered appropriate to advise the applicant to contact the Council’s Petroleum Officer for expert advice regarding the tank and an advisory note to this effect would be part of the Consent Notice.
3.4 It is considered that the use proposed is appropriate for the premises whch is self contained and independent in character. It is further considered that the proposed use will not be of detriment to existing surrounding residential amenity. It is therefore recommended that this application is approved subject to conditions.
Comaps98/0 1288/F/Jk 15 Application No: N/98/0 133 1lADV
Date Registered: 17th September 1998
APPLICANT: TRAINER LTD., 7 SEAWARD STREET, PAISLEY ROAD G41 1HJ
Agent:
DEVELOPMENT: ERECTION OF 2 INTERNALLY ILLUMINATED 6 SHEET BOX SIGNS AND THE REPOSITIONING OF AN EXISTING FASCIA SIGN
LOCATION: 27 MAIN ROAD, CONDORRAT, CUMBEFWAULD
Ward No: 60 Grid Reference: 273433-6732 13
File Reference: GLA
Site History: 94/0073/A.D - Erection of Two Fascia Signs, Two Canopies, one Projecting Sign (In retrospect) - Granted 19/7/94 94/0229/PL - Change of Use from Shop to Hot Food Carry Out Refused - 16/1/95
Development Plan: Zoned as “Mainly residential areas, existing residential character and amenities to be protected - Policy HG4 in the Cumbernauld Local Plan
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: Conditions: No Reply:
REPRESENTATIONS:
Neighbours: One letter from neighbour and one letter from Condorrat Community Council Newspaper Advert: Not required
COMMENTS: The applicant seeks advertisement consent retrospectively for the erection of two internally illuminated box signs and the repositioning of an existing fascia board sign at the General Store, 27 Main Road, Condorrat, Cumbernauld. The application site has a history relating to the unauthorised erection of the original signage whch was rectified with approval from Cumbernauld and Kilsyth Council in 1994. It is considered that the location of the two internally illuminated box signs and the subsequent raising of the Cadbury fascia board on the south eastern elevation of the property results in an overprovision of signage which adversely affects the character and visual amenity of the area and is therefore also contrary to HG4 of the Cumbernauld Local Plan (Adopted November 1993).
This/
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It is therefore recommended that for the above reasons that consent is rehsed. Thls application should be taken in conjunction with the report whch has been presented to thls Committee for Enforcement Action for the unauthorised signs.
RECOMMENDATION: Refusal for the following reasons:-
1) The signs are incongruous with and of detriment to the established residential character of the area and therefore contrary to Policy HG4 in the Cumbernauld Local Plan (Adopted November 1993).
2) That the excessive amount of advertising and its resultant positioning on the gable is a strident and intrusive feature in the streetscape which thereby detracts from the visual amenity of the area and the neighbouring houses.
List of Background Papers
Planning Application Forms and plans registered on 17th September 1998 Cumbernauld Local Plan (Adopted November 1993) Letter of Objection from Mr John K.A. McCarrall, McLean Cottage, 1 McLean Place, Aidne Road, Condorrat dated 14th October 1998
Any person wishing to inspect these documents should contact Gillian Anderson on 0 1236-616478 18
APPLICATION NO: N/98/01331/ADV
1. PROPOSAL AND SITE
1.1 This application is for retrospective advertisement consent for the erection of two internally illuminated box signs and the repositioning of an existing fascia sign at the General Store, 27 Main Road, Condonat, Cumbernauld. The signs are located on the south eastern elevation of the property and in order for the internally illuminated box signs to be accommodated the existing Cadburys fascia sign has been raised to first floor level.
1.2 The site is located within a residential zoning, Policy HG4 in the Cumbernauld Local Plan (Adopted November 1993), and in close proximity to the boundary with the shopping zoning, Policies SH2-4,8. The residential policy seeks to &scourage development which could be detrimental to residential amenity.
2. CONSULTATIONS
2.1 The Transportation Manager responded as having no objections in principle to the signs subject to the condition that the illuminated signs complied with I.L.E. Technical Report No3 “Brighbess of Illuminated Advertisements” and their luminance does not exceed 1200cd/m2.
3. REPRESENTATIONS
3.1 There were two letters of objection received in response to this application. They were from Mr John K.A. McCarrall, a neighbour, who resides at McLean Cottage, 1 McLean Place, Airdrie Road, Condorrat and Condorrat Community Council. The ground of objection raised from Mr John K.A McCarrall was the existence of the 2 internally illuminated sheet box signs as a target for children and teenagers to vandalise them. As Mr John K.A. McCarrall is a neighbour to the shop and in close proximity his felyfind the signs a source of aggravation and nuisance.
3.2 Condorrat Community Council’s grounds of objection were that the existence of the signs detracted from the setting of the area and created an elevation which was “overdosed” with signage. They expressed the point of retaining the visual quality of the Main Road setting.
4. ANALYSIS AND RECOMMENDATION
4.1 It is considered that the extent of signage on the south eastern elevation of the application property is detrimental and incongruous to the residential amenity of the area as a whole and therefore contrary to Residential Policy HG4 in the Cumbernauld Local Plan (Adopted November 1993).
4.2 The addition of two 6 sheet internally illuminated box signs and the repositioning of the fascia sign at first floor level also creates an impression of clutter and over crowding of advertisement features on the gable of the building. The result is a display whch is out of proportion with the scale and character of the shop, detracting from the visual amenity of the area.
4.3 This application is therefore recommended for rehsal for the above reasons.
Comaps98/9801331A26oc/GA/JK 19
Application No: N/98/0 1349FUL
Date Registered: 1st October 1998
APPLICANT: MR G. C. CLAM 46 LILYBANK AVENUE MUIRHEAD CHRYSTON G69 9EW
Agent:
DEVELOPMENT: CHANGE OF USE FROM SNOOKER ROOM TO PUBLIC BAR AND FUNCTION SUITE
LOCATION: lOOD CUMBERNAULD ROAD, MUIRHEAD
Ward No: 67 Grid Reference: 268116669391
File Reference: SD
Site History: TP/83/267 - Extension to Shopping Development to Form Private Snooker Club. Granted with conditions 21st July 1983.
TP/9 U542 - Snooker Halls with Bar Extension for Snooker Club Members and for Non-participating Club Members. Granted with conditions 18 December 1991.
N/98/007 16/FUL - Change of Use from Snooker Room to Public Bar. Refused 4 August 1998.
Development Plan: Strathkelvin District Southern Area Local plan adopted May 1983: E.PRO 6/7 - Areas Unaffected by Specific Proposals Northern Corridor Consultative Draft Local Plan approved April 1998: Policy SC 1 - Protect and Enhance Existing Local Shopping Areas.
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: Environmental Services Department, North Lanarkshire Council Conditions: No Reply:
21
REPRESENTATIONS:
Neighbours: No response Newspaper Advert: No response
COMMENTS: This application is for a change of use from a licensed snooker hall to a public house. The application site lies within a commercial area on Cumbernauld Road, Muirhead and is covered by unaffected areas and shopping policies as defined by the Local Plans which cover the area. The proposal is not contrary to Development Plan policy.
An application for a public house at this site was refused earlier this year on the grounds that the applicant failed to provide adequate details of off street car parking arrangements to satisfy the Council that this would not lead to further road congestion. A further car parking area, which is owned by the applicant, has been incorporated into the application site.
It is now considered that there is ample off street car parking space and that the grounds of the previous refusal have been overcome. It is, therefore, recommended that planning permission be approved.
RECOMMENDATION: Grant Planning Permission 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 permission hereby granted relates to a change of use only and, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no alteration shall be made to the external appearance of the building. 22
Reason: To enable the Planning Authority to retain effective control.
Background Papers:
Application form and plans Strathkelvin District (Southern Area) Local Plan 1983 North Lanarkshire Council, Northern Corridor Local Plan (Consultative Draft) approved April 1998.
Any person wishing to inspect these documents should contact Sandra Davies at 01236- 6 16466. 23
APPLICATION NO.: N/98/01349/FUL
1. PROPOSAL .4&D SITE 1.1 The application is for a change of use of a snooker hall to a public house at lOOD Cumbemauld Road, Muirhead. The property is situated within an established commercial area in the village and is covered by Unaffected Areas policies E.PR06/7 as defined by the Strathkelvin District Southern Area Local Plan adopted 1983 and Policy SC2 - Protect and Enhance Existing Local Shopping Areas, as defined by the Northern Corridor Consultative Draft Local Plan 1998. The proposal is in accordance with Development Plan Policy.
1.2 The accommodation comprises a public bar with a function suite to the rear of the building. In addition, the applicants are currently pursuing a Licence application lodged with the Legal Services Department of the Council. Access to the premises is from Cumbernauld Road with the bar and function suite being located up a set of stairs.
I .3 A previous application for a public house and function suite on this site was refused on 4 August 1998. In this case, the applicant was unable to provide sufficient details of the car park area to enable the Planning Authority to be satisfied that there was sufficient dedicated off-street parking for the proposed use. A second reason for refusal related to the increased congestion that the proposal was likely to bring, in view of a lack of off-street parking spaces.
2. CONSULTATIONS ABD REPRESENTATIONS 2.1 The proposal has been advertised as a Bad Neighbour development and no objections or adverse representations have been received on this occasion. No further objections from consultees have been received in connection with this application.
3. OBSERVATIONS 3.1 The current approved use for these premises is as a snooker hall. This use was originally granted in 1983 (ref: TP/83/267) with a subsequent application being lodged in 1991 for a bar extension. It has, therefore, been a licensed establishment since that time. Further, its location within a shoppingicomrnercial area is considered appropriate. Now that the applicant has been able to demonstrate control over the large car park to the rear, the grounds of the previous refusal have been overcome.
4. CONCLUSION 4.1 Taking account of the above it is recommended that planning permission be approved. 24
Application No: N/9 8/0 13 5 3/OUT
Date Registered: 30th September 1998
APPLICANT: MRS O’BOYLE 62 CARDOWAN DRIVE STEPPS G33 6HG
Agent: Whyte and Barrie 32 Campbell Street Hamilton ML3 6AS
DEVELOPMENT: ERECTION OF DWELLING (IN OUTLJNE)
LOCATION: 62 CARDOWAN DRIVE, STEPPS
Ward No: 66 Grid Reference: 266239668492
File Reference: SD
Site History: TP/95/111 - Proposed Construction of a Dwellinghouse on Land to the Rear of the Applicant’s Existing Property. Approved subject to conditions 8th June 1995.
Development Plan: Strathkelvin District Southern Area Local Plan adopted May 1983 - Unaffected Areas policies Northern Corridor Local Plan Consultative Draft approved April 1998 - Residential Policies HG3, HG4, HG5.
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: West of Scotland Water, The Coal Authority Conditions: No Reply:
REPRESENTATIONS:
Neighbours: No Newspaper Advert: Not required
COMMENTS: The application is for the erection of a dwelling (in outline) at 62 Cardowan Drive, Stepps. The application site lies within the rear garden of the existing dwelling at this site and the proposal has previously been the subject of an identical planning application which has recently lapsed.
The site lies adjacent to Stepps Railway Station and fronts onto the access road. The site lies within a residential area of Stepps and is covered by Unaffected Areas policies E.PR06/7 as defined by the Strathkelvin District Local Plan adopted May 1983 and Policies HG3-5 as defined by the Northern Corridor Local Plan approved April 1998. Crew copyrignt Unauthorieed reproduction inrringea. Crow ERECT I OR OF DWELL I NG (CUTL I NE) copyr,aght anG m prosecu'~on or c1vI I proceeJiin'qYd L icence No. LA 09041L AT 62 CA2lXWW DRIVE, STEPPS. North Lanarksh i re Counc i I x Bron Way. Cumbernau Id G6i 1 DZ 03 Nov 1998 Tclcphem 01-38 722131 Fox O?= 438462 I' 26
No objections or adverse representations have been received.
There has been no change in circumstance since the first application was submitted and accordingly it is recommended that planning permission be approved subject to conditions.
RECOMMENDATION: Grant subject to the following conditions:- 1. This permission is granted under the provision of Section 4 of the Town and Country Planning (General Development Procedure)(Scotland) Order 1992 for an outline application and the further approval of the Council, or the Secretary of State on Appeal, shall be required with respect to the undermentioned matters before development is commenced:- (a) the siting, size, height and external appearance of the proposed development (b) layout of the site, walls, fences, means of access to the site (c) the design and location of all boundary wall and fences
Reason: To accord with the provisions of the Town and ' Country Planning (Scotland) Act 1997.
2. In case of reserved matters specified above application for the approval must be made not later than the expiration of 3 years beginning with the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
3. That the development to which this permission relates must begun not later than the expiration of 5 years from the date of this permission or within the expiration of 2 years from the final approval or all reserved matters, whichever is later.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
4. The proposed dwellinghouse shall be: (a) single storey; (b) take up no more than 25 per cent of the total plot area; (c) shall face onto the access road which connects Cardowan Drive with Stepps Railway Station.
Reason: In the interests of the amenity, to ensure the house compliments the existing houses in the vicinity. 27 5. That a dropped kerb vehicular access 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: In the interests of public safety
6. That a private vehicular access or driveway of at least 6 metres in length shall be provided, and the first 2 metres of this 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 public safety
Background Papers:
Application form and plans Strathkelvin District (Southern Area) Local Plan 1983 Strathkelvin District Local Plan (Finalised Draft) 1995 Northern Corridor Local Plan approved 1998 Consultation Responses - West of Scotland Water, 7th October 1998 The Coal Authority, 18th October 1998
Any person wishing to inspect these documents should contact Sandra Davies at 0 1236-6 16466. 28
Application No: N/98/0 13j4/FUL
Date Registered: 1st October 1998
APPLICANT: CONGREGATIONAL BOARD OF CHRYSTON CHURCH, MAIN STREET, CHRYSTON, G69 9LA
Agent: Noms Harmlton Arclutects, 6 The Wynd, Cumbernauld Village, G67 2su
DEVELOPMENT: CHANGE OF USE OF CHURCH OFFICER’S DWELLING TO MEETING ROOMS/OFFICE AND EXTENSION TO BULLDING.
LOCATION: 105 MAIN STREET, CHRYSTON
Ward No: 67 Grid Reference: 268845 670166 File Reference: MD
Site History: TP/79/589: Kitchen Extension to Dwelling - Granted November 1979
Development Plan: Strathkelvin District (Southern Area) Local Plan 1983: No major change to existing character (E.PRO 6) and Development Control in Residential Areas (E.PR0 7). Northern Comdor Local Plan Consultative Draft 1998: Protection of Residential Character (HG3)
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: Conditions: No Reply: West of Scotland Water
REPRESENTATIONS:
Neighbours: None Newspaper Advert: No response
COMMENTS: The application is for change of use from Church Warden’s dwelling to meeting rooms and office plus rear extension at 105 Main Street Chryston.
Under the terms of Strathkelvin District (Southern Area) Local Plan 1983 the site is identified as no change to existing character @.PRO 6) and development control in residential areas (E.PR0 7). The Northern Comdor Local Plan Consultative Draft 1998 has the site within a general residential zoning where the existing character is to be maintained (HG3).
There has been no response to the statutory advertisement placed in the Kirkintilloch Herald.
The/ Ei Sub Sta
Cram copyright unauthorised reproduction inlringee crow CHAVGE OF USE OF DWELLING TO 1 : copyr,i~htand rm lead to prosecution 1250 or Si" I I Pracec~lngr i icence No. LA 09041 L 1996 MEETING ROOMS AT 105 MAIN ST., CHRYSTCN. rY x I Date North Lanarkshire Council t 1- Bron hay, iurnbernauld G67 1DZ MAPREF 04 Nov 1998 TeICphoRe 01236 7221>1 FOX 01276 431462 \\L 1 30
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The proposed extension is relatively large and will increase the floor area of the existing building by over 80%. It is however well designed and will have external materials to match those on the existing building. It is proposed that the building be converted to contain three meeting rooms the largest of which can accommodate 66 persons, an office, a kitchen and toilets. There is a large adjacent church car park which will be used in connection with the proposed meeting rooms. There are no objections from the Transportation Manager.
The building is within the grounds of Chryston Parish Church and it is . considered that the principle of churcWcommunity meeting rooms and a church office is acceptable subject to there being no undue nuisance. In tlus respect a planning condition has been imposed restricting the use to . meeting rooms and office and prohbiting a change to other uses such as day centres and training centres within the same planning use class ’ (Class 10: Non-Residential Institutions) as meeting rooms.
There are no objections to the proposed change of use and extension and it is recommended 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 th~permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2) That the premises shall be used as meeting rooms and office and for no other purpose including any other purpose in Class 10 (Non-Residential Institutions) of the Town and Country Planning (Use Classes) (Scotland) Order 1997.
Reason: To safeguard the residential amenity of the area.
3) 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 safeguard the amenity of the adjoining residential area.
4) That before the development hereby permitted is brought into use off street car parking spaces shall be provided within the site, as described on the approved plans and shall, thereafter, be maintained as car parlung spaces.
Reason: To ensure the provision of adequate parking facilities wih the site.
5) That/ 31 -3-
5) That before the development hereby permitted starts: a) A methane contamination assessment report and required remedial measures or b) Construction details based on the assumption that methane is present shall be submitted to and approved in writing, includmg any modifications as may be required, by North Lanarkshire Council as Planning and Environmental Services Authority.
Reason: In the interests of public safety
6) That prior to the building being brought into use as hereby permitted, the methane contamination remedial measures or appropriate construction works approved under condition 5 above shall be carried out to the satisfadion of North Lanarkshxe Council as Planning and Environmental Services Authority.
Reason: In the interests of public safety.
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, includmg any modifications as may be required, and it shall include:- a) Details of any earth mouldmg and hard lancLscap$g, 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 the amenity of the site and the general area.
8) That within one year of the occupation of the building 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 slmilar size and species.
Reason: In the interests of the amenity of the site and the general area.
9) That/ 32
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9) That any alterations to statutory undertakers’ apparatus shall be carried out to the satisfaction and requirements of the respective statutory undertakers and at the expense of the developer.
Reason: To protect statutory undertakers’ apparatus.
List of Background Papers
Application form and plans Strathkelvin District (Southern Area) Local Plan 1983 Northern Corridor Local Plan Consultative Draft 1998 Consultation response from Director of Environmental Services
Any person wishmg to inspect these documents should contact Martin Dean at telephone number 01236 - 616459
Comaps98/9801354F/JK 33
Application No. C/97/00496/0UT Date registered 25 November 1997 APPLICANT RAPID NETWORKS LTD, MILL LANE, CARSHALTON, SURREY, SM5 2WZ
Agent Realm Consultancy, 74 - 94 Cherry Orchard Road, Croydon, CRO 6BA DEVELOPMENT ERECTION OF A RESIDENTIAL DEVELOPMENT (IN OUTLINE) LOCATION LAND AT LIMELANDS, 48 MAIN STREET, CALDERCRUXX ML5 2QQ
Ward No. 41 Grid Reference 282041 - 667632
File Reference C/PL/CCM0300488000/GB/md
Site History There is a long history of applications for residential development on this site. In 1981 outline planning permission was granted for a residential development. This was subsequently renewed in 1984, 1990 and 1994.
Development Plan Policies HG9 and HG3/26 of the adopted Monklands District Local Plan 1991
Contrary to Development Plan NO
CONSULTATIONS
Objection No Objection Scottish Power, SEPA, NLC Head of Protective Services, Transco Conditions West Of Scotland Water Authority No Reply
REPRESENTATIONS Neighbours One
Newspaper Advertisement Not required
COMMENTS This planning application is essentially to renew the previous outline planning permission. The proposal has been afforded further scrutiny considering the time lapse from the first outline planning permission was granted.
In view of this and having taken account of the terms of the Local Plan and the comments on the objector, I consider it is acceptable to once again grant outline planning permission for residential development on ths site.
RECOMMENDATION
Grant, subject to the conditions on the attached sheet.
R9700496.DOC 34
List of Background Papers
- Plans and application forms submitted on 25 November 1997 - Adopted Monklands District Local Plan 1991 - Letter of objection from Mr I.A.B. Bain, 3 Church Place, Caldercruix, ML6 7RG - Consultation response from Transco dated 3 December 1997 - Consultation response from West of Scotland Water dated 5 December 1997 - Consultation response from Head of Protective Services dated 5 December 1997 - Consultation response from Scottish Power dated 19 December 1997 - Consultation response form SEPA dated 15 January 1998 - Letter to applicant’s agent dated 10 March 1998 and reply dated 31 March 1998 - Letter enclosing Traffic Impact Analysis from applicant’s agent dated 7 September 1998
Any person wishing to inspect the above background papers should telephone Coatbridge 812374 and ask for Mr Brown.
R9700496.DOC 35 36
APPLICATION NO. C/97/00496/OUT
REPORT
1. SITE DESCRIPTION AND PROPOSAL
1.1 The application site is situated on the south side of Caldercxuix. It is bounded on the north by the disused railway line, now used as a cycle path, and the housing developments of Limelands Quadrant and Church Place, and on the south by the North Calder Water.
1.2 The site edends to an area of approximately 3.2 hectares and comprises vacant, grassed land. The vehicular access to the site would be from Main Street adjacent to the property known as Limelands.
1.3 The applicant proposes to renew the outline planning permission for residential development on the site.
2. LOCAL PLAN CONTEXT
2.1 The application site is allocated as a housing development site under policy HG3/26 of the adopted Monklands District Local Plan 1991. The other policy relating to part of the site is HG9. This serves to ensure that only developments related to housing will be allowed on the site.
3. REPRESENTATIONS
3.1 One letter of objection has been received from a resident in the neighbouring housing development at Church Place. His concerns only relate to the area of ground to the rear of Church Place and refer to possible access difficulties for this part of the site and that any development in th~sarea will adversely af€ect the privacy of the existing houses in Church Place.
4. CONSULTATIONS
4.1 The servicing authorities have all confirmed they have no objections to the proposal.
5. ASSESSMENT OF THE PROPOSAL
5.1 In principle there is no objection to this proposal. The site is allocated in the Local Plan for residential development and the application is essentially to renew a previous outline planning permission which had lapsed.
5.2 The only concern that I have over the development is in regard to the vehicular access to the site. Since outline planning permission was first granted in 1981 the developments at Church Place and Limelands Quadrant adjacent to the site, and Millstream Crescent, opposite the proposed site entrance, have been developed. These developments will have increased the number of traffic movements in the vicinity of the site and on Main Street and further detailed scrutiny of this aspect of the proposal was now required.
5.3 In view of this the applicants have prepared a Traffic Impact Analysis. I have now considered ttus and am satisfied that there will be no additional demands on the local road network as a result of this development. The only works that will be required outwith the application site is some whte lining alterations at the junction of Main Street and Station Road to the north of the site. This matter will be covered by planning condition.
5.4 It is not intended to have a vehicular access to the site from Church Place and therefore I do not consider the objectors comments in this regard to have a material affect on the proposal. In terms of the loss of privacy to adjoining houses on Church Place, the application is only in outline and it can be ensured that there is no loss of privacy to adjoining householders when the application for reserved matters is considered.
W700496.DOC 37
6. CONCLUSIONS
6.1 I do not consider that the updated proposal will have an adverse impact on traffic safety wihn the village of Caldercruix. Further to this the application site is allocated wihn the Local Plan as a housing development opportunity. The objectors concerns I do not believe raise any material issues that will affect the recommendation to grant outline planning permission subject to the conditions on the attached list.
R9700496.DOC 38
CONDITIONS
1. That the development hereby permitted shall be started, either withm five years of the date of thls permission, or withm two years of the date on whch the last of the reserved matters are approved, whtchever is the later.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. 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; (c) the layout of the site, including all roads, footways, and parking areas; (d) the provision of equipped play areas; (e) the provision of public open space; (0the details of, and timetable for, the hard and soft landscaping of the site; (g) details for management and maintenance of the areas identified in (d), (e) and (Q above; (h) the design and location of all boundary walls and fences; (i) the phasing of the development; (i) details of existing trees, shrubs and hedgerows to be retained; (k) details of existing and proposed site levels.
Reason: To enable the Planning Authority to consider these aspects.
3. That wihn three years of the date of thls permission, an application for approval of the reserved matters, specdied in condition 2 above, shall be made to the Planning Authority.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997
4. That no development shall take place on site until the junction of Main Street, Station Road and Elswick Drive has been upgraded in the form of altered junction priorities. and that the access to the site is formed as described in the TrafEic Impact Analysis, all to the satisfaction of the Planning Authority.
Reason: To ensure adequate vehicular access to the site and in the interests of vehicular and pedestrian safety at thls locale.
5. That no part of the development hereby permitted shall exceed 2 storeys in height and the dwellinghouses shall all have traditional double pitched roofs.
Reason: To safeguard the residential amenity of the area.
6. That the vehcular access to the proposed residential development shall be from Main Street only similar to that described in drawing no. 8OOl/SWO1 which forms part of the Traffic Impact Analysis submitted as part of the planning application.
Reason: To ensure adequate vehcular access to the site and in the interests of vehcular and pedestrian safety at this locale. 39
7. That each indwidual house withm the development shall have a minimum of 2 off-street parking spaces associated with it and that no house shall be occupied until the off-street parlung spaces for that house has been provided to the satisfaction of the Planning Authority.
Reason: To ensure the provision of adequate parking facilities within the site.
8. 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 satisfactory vehicular and pedestrian access facilities to the dwellings.
9. 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 satisfactory vehlcular and pedestrian access facilities to the dwellings.
10. That before the development hereby granted permission starts the applicants shall undertake to investigate the potential for floodmg of the site in relation to the North Calder Water on the south boundary of the site. In the event of a potential flooding problem the applicants shall submit details for the consideration and written approval of the Planning Authority of flood prevention measures for the site. Once these measure have been approved no houses on the site shall be occupied until the flood prevention measures have been implemented.
Reason: To ensure that no floodmg of the site occurs in relation to the adjacent North Calder Water in the interests of the amenity of future residents of the site.
11. 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 inchcation 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 safeguard the amenity of the adjoining residential area.
12. That withm one year of the occupation of the last 6 dwellinghouses witlun the development hereby permitted, all planting, seelng, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of conhtion 7 above, shall be completed; and any trees, shrubs, or areas of grass whch de, 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 safeguard the amenity of the adjoining residential area.
13. That before the development hereby permitted starts, Maintenance Management Schedule shall be submitted to and approved by the local Planning Authority and that the landscaping shall be maintained in accordance with the approved Management Schedule to the satisfaction of the Planning Authority.
Reason: To safeguard the amenity of the adjoining residential area. 40
14. That before the development hereby permitted starts, a scheme, for the provision of 1 equipped play area(s) wittun the application site shall be submitted to, and approved in writing by the Planning Authority, including any mo~cationsas may be required, and th~sshall include:- (a) details of the type and location of play equipment, seating and litter bins to be situated within the play area(s); @) details of the surface treatment of the play area(s), including the location and type of safety surface to be installed; (c) details of the fences to be erected around the play area(s), (d) details of the phasing of these works.
Reason: To ensure the provision of adequate play facilities within the site.
15. That before occupation of the last 6 dwellinghouses witlun the development hereby permitted, all the works required for the provision of equipped play area(s) and, included in the scheme approved under the terms of condition 10 above, shall be completed.
Reason: To ensure the provision of adequate play facilities withn the site.
16. That before development starts on site and as part of the application for the approval of reserved matters outlined in condltion 2, the applicants shall provide details for the consideration and written approval of the Planning Authority of any alterations to the Airdne to Bathgate Cycle Path route required to accommodate the access to the development site.
Reason: To ensure the contmued provision of the hrdne to Bathgate Cycle Path to meet the long term aims of the adopted Monklands District Local Plan and in the interests of the amenity of pedestrians and cyclists using the path.
17. That before development hereby permitted starts, a report describing the soil and ground condltions prevailing over the application site (includlng details of the nature, concentration and dstribution 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. 41
Application No. C/98/00664/0UT Date registered 12 May 1998 APPLICANT MR T. HILL, 3 PALACECRAIG STREET, COATBRIDGE
Agent Ian Thomson, Arclutect, Unit 14, Fountain Business Centre, Coatbridge DEVELOPMENT CONVERSION OF EXISTING OUTHOUSE TO A HOUSE AND ERECTION OF TWO HOUSES LOCATION 3 PALACECRAIG STREET, COATBRIDGE
Ward No. 38 Grid Reference 273371 - 663142
File Reference CPL/CTP070100300001GB/md
Site History Planning application 861076 was granted permission to change the use of an office on the site to a house. This has been implemented.
Development Plan Policy HG9 of the adopted Monklands District Local Plan 1991
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection The Coal Authority, West of Scotland Water Authority, Conditions NLC Head of Protective Services No Reply
REPRESENTATIONS Neighbours Three
Newspaper Advertisement Not required
COMMENTS The proposal is to create an ad&tional three houses withm an area that was formerly used as a yard by converting one building and the construction of two new units. This would result in five houses within this backland area at Palacecraig Street.
The layout of the site has been designed in such a manner as to alleviate the concerns of the neighbours over loss of privacy and over shadowing, and the upgrading of the access from Palacecraig Street will improve traffic safety at the site.
Having taken account of the concerns of the objectors and assessed the proposal against the terms of the adopted Monklands District Local Plan 1991, I consider the development proposal to be acceptable.
43
RECOMMENDATION
Grant. subject to the conditions on the attached sheet,
List of Background Papers
- Plans and application forms submitted on 30 April 1998 - Adopted Monklands District Local Plan 1991 - Consultation response from Scottish Power dated 27 May 1998 - Consultation response from Head of Protective Services dated 28 May 1998 and 23 June 1998 - Consultation response from The Coal Authority dated 9 June 1998 - Consultation response from West of Scotland Water Authority dated 10 June 1998 - Letter of objection from D Cessford? 248 WMet Street, Coatbridge received on 15 May 1998 - Letter of objection from Laurie Murphy, 246. WetStreet, Coatbridge received 14 May 1998 - Letter of objection from Mr. & Mrs. W. Cameron, 252 MetStreet received 15 May 1998 - Letter to applicant’s agent dated 10 August 1998 and reply enclosing amended plans dated 9 September 1998
Any person wishng to inspect the above background papers should telephone Coatbridge 8 12374 and ask for Mr Brown. 44
APPLICATION NO. C/98/00664/OUT
REPORT
1. SITE DESCRIPTION AND PROPOSAL
1.1 The application site is located to the rear of the properties that front Whifflet Street at its southern end close to the junction with the AS Edinburgh Road. The site comprises a group of &sused outbuildings and a yard area associated with the property known as 3 Palacecraig Street. It is directly adjacent to Rosehall Industnal Estate and is accessed from Palacecraig Street to the north.
1.2 No. 3 Palacecraig Street is a small bungalow with associated outbuildmgs at the rear of 246 Whifflet Street. The houses at No.3 and No. 1 were formerly offices associated with a business on the site whch included a yard area. The yard area measures approximately 350m’.
1.3 The applicant’s proposal is to convert the existing outbuildings to form one house and to construct two small semi detached houses on the former yard area. A further element of the development would be to erect three new garages adjacent to the existing outbuilding that would serve the converted and the existing properties. Parlung for the new houses would take place on a communal parlung area adjacent.
2. LOCAL PLAN CONTEXT
2.1 The site is covered by policy HG9 of the adopted Monklands District Local Plan 1991. Ths allocates the site for residential and associated uses.
3. CONSULTATIONS
3.1 The servicing authorities, along with the Coal Authority have no objections to the proposal
3.2 The Council’s Head of Protective Services has inhcated that he is concerned that there may be an issue of noise nuisance in so far as the existing industrial uses on the adjacent Industrial Estate would disturb the residents in the new houses. He has also outlined the requirements for refuse collection From the site gwen that the access to the site is private.
4. REPRESENTATIONS
4.1 Three letters of objection have been received from the residents of Nos. 246, 248 and 252 Whfflet Street Coatbridge. Their concerns are expressed as follows:
(a) loss of privacy and overshadowing of the existing properties on WhLfflet Street;
(b) over development of the site;
(c) noise and disturbance caused during construction? including the removal of an asbestos cement roof from the existing outbuilding;
(d) loss of property values;
(e) traffic congestion on Whifflet Street and withm the development site, loss of existing access to rear gardens for the properties on metStreet; and,
(f) floodmg caused by raised levels of the access road. 45
5. ASSESSMENT OF THE PROPOSAL
5.1 Initially the proposal had been to convert the existing outbuilding to form two houses and to build a block of four flats on the former yard area. It was this development proposal whch attracted the letters of objection. Since then the proposals have been amended. Further neighbour notifcation has been camed out but no further comments have been received from the neighbours. I shall, however, address the comments that they have made.
5.2 The main concern that I had with the origmal proposal. and share with the neighbous, is the over development of the site, for reasons relating to the loss of privacy and residential amenity of the existing houses on MetStreet and also the potential traffic congestion.
5.3 The application site is allocated within the local plan as being suitable for residential uses. Therefore the principle of the development is acceptable. However, gven that it is a backland redevelopment site, the layout and number of the proposed houses is important. For ths reason I shared the concerns of the objectors and felt that the initial proposal was over development. The two storey flats would have had public rooms over looking the existing properties on Whiffiet Street whch would have resulted in an unacceptable loss of privacy to those properties. Further to this the development would have resulted in eight houses being served by a private access whch could not be upgraded to a formal road and thus ddnot meet the Council’s Transportation standards.
5.4 For a redevelopment of a site of this nature the Council’s transportation standards will allow up to five houses from an existing access. However some upgralng works will be required to provide intervisible passing places due to the length of the access road itself.
5.5 To hsend the applicant has provided an amended proposal that firstly reduces the number of new houses witlun the site to three and the total number increased to five. It also means that the block of four flats are removed from the proposal and replaced with two semi detached houses which would be one and a half storeys high, i.e. the upper floor rooms would be in the attic with rooflights. By using planning conditions it could be ensured that the new houses did not overshadow or over look the existing houses on MetStreet.
5.6 The amended proposal has also made amendments to the access road to provide intervisible passing places along its length from Palacecraig Street to the new houses. Ths should improve the access to the site in road safety terms. With regard to the existing problems of flooding experienced by the objectors I would suggest that as a condtion of the planning permission the applicant should install adequate drainage facilities wihn the upgraded access.
5.7 In relation to tra€€ic and parking congestion I do not consider there will be a difficulty gwen that the proposal has sufficient parking facilities for the new houses. The current on street parhng at Whifflet Street is due to some of the existing houses having no vehlcular access.
5.8 The Council’s Head of Protective Services has suggested that a noise impact assessment be made to gauge the potential nuisance that any new resident would experience from the adjoining industrial estate. I do not consider thls necessary as the applicant has proposed to plant a landscaping buffer along the boundary of the two sites. In the short term this could also be supplemented by a timber fence. Further to this the hours of operation at the adjoining premises, a builders merchants, are such that I would not envisage any complaints regarding noise especially after normal business hours. Indeed the Council have not received complaints from any of the existing residents within this area to date.
5.9 The potential for any noise dsturbance during construction works along with the removal of the cement asbestos roof is not normally an issue covered by planning legslation and would ordnarily be governed by the Council’s Head of Protective Services. In saying tkls, however, I do not consider the noise associated with a minor development site, whch is temporary, to present an unacceptable loss of amenity. 46
5.9 The other concern raised by the objectors regarding loss of property values is also not a material consideration in ths case.
5.10 I consider that the amended proposal submitted by the applicant addresses a number of concerns raised by the objectors and resolves the Miculties posed by them. The amended Iayout meets the Council’s transportation standards and the design standards for infill housing developments.
6. CONCLUSIONS
6.1 I am of the opinion that the proposal now before the Council is acceptable in terms of layout and design. It complies with the policies of the Local Plan and ensures there will be no detrimental affects on the privacy and residential amenity of the adjacent properties on WetStreet. I would therefore recommend that planning permission be granted subject to suitable conditions, as outlined in the foregoing. 47
CONDITIONS
1. That the development hereby permitted shall be started, either withm five years of the date of ttus permission, or wihtwo 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.
2. That before development starts, a hrther 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, includmg all roads, footways, and parking areas; (d) the details of, and timetable for, the hard and soft landscaping of the site; (e) the design and Iocation of all boundary walls and fences; (f) the phasing of the development; (8) the provision of drainage works; (h) details of existing trees, shrubs and hedgerows to be retained; (i) details of existing and proposed site levels.
Reason: To enable the Planning Authority to consider these aspects.
3. That wihthree years of the date of thts permission, an application for approval of the reserved matters, specified in condltion 2 above, shall be made to the Planning Authority.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
4. That firther to the requirements of condition 2 above the proposed houses shall single storey with upper floor rooms accommodated in the roofspace. In any event the houses shall be no hgher than 7.5 metres from existing ground level to the top of the ridge of the roof. All upper floor rooms shall be lit by rooflights on the east side of the roofspace. Dormer windows will only be allowed on the west facing elevation of the roof of any house.
Reason: In the interests of the privacy and residential amenity of the neighbouring properties.
5. That before the development hereby granted permission starts a two metre wide footway shall be constructed across the egress of the access road to connect to the existing footways and the access shall be formed by means of a dropped kerb vehcular crossing across this new footway, to the satisfaction of the Planning Authority.
Reason: To provide a visual break between the public road and the private access and to ensure adequate pedestrian facilities in the interests of pedestrian and traffic safety. 48
6. That before the development hereby granted permission is started the first 10.0 metres of the access road at is junction with the public road at Palacecraig Street shall be widened to a minimum of 5.5 metres wide. Further to thls the right angle bend, adjacent to 246 Wfflet Street shall also be widened to 5.5 metres over a length of 10.0 metres
Reason: To ensure the free flow of vehcular traffic along the private access in the interests of traffic safety.
7. That before the dwellinghouse hereby permitted is occupied 2 car parking spaces shall be provided wih the curtilage of the plot and outwith the public road or footway, and thereafter be maintained as parkmg spaces.
Reason: To ensure the provision of adequate parlung facilities withm the site.
8. That before any of the dwellinghouses hereby permitted and shaded red on the approved plans are occupied, a 1.8 metre hgh close boarded screen fence shall be erected along the boundaries marked green on the approved plans.
Reason: In order to screen the adjacent industrial premises from the development site in the interests of the residential amenity of the existing and new properties wihthe application site.
9. 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 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 indxation 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 safeguard the residential amenity of the area.
10. That vvlh one year of the occupation of the last dwellinghouses withtn the development hereby permitted, all planting, seedmg, turfing and earth mouldmg 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 whch &e, are removed, damaged, or become dseased withrn two years of the completion of the development, shall be replaced wihthe following year with others of a similar size and species.
Reason: To safeguard the residential amenity of the area. 49
Application No. C/98/00671/FUL Date registered 7 July 1998 APPLICANT JOHN FEENEY c/o HARLEY AND MURRAY ARCHITECTS, UNIT 22, COATBRIDGE BUSINESY CENTRE, 204 MAIN STREET, COATBRIDGE
Agent Harley and Murray Architects, Unit 22, Coatbridge Business Centre, 204 Main Street, Coatbridge. DEVELOPMENT ERECTION OF DWELLINGHOUSE AND ANCILLARY STABLES LOCATION LAND TO THE SOUTH OF DUNSYSTON COTTAGE, GLASGOW AND EDINBURGH ROAD, NEWHOUSE
Ward No. 47 Grid Reference 279600661500
File Reference C/PL/SAE544181800/CM/rnd
Site History 831339 Erection of Dwellinghouse (Outline) Refused 28 October 1983 (subsequent appeal allowed by Secretary of State on 2 August 1984) 83/149 Erection of Dwellinghouse Refused 1 July 1983 74/291 Erection of Dwellinghouse Refused 5 March 1975 68/077 Erection of Dwellinghouse Refused 1 May 1968
Development Plan Under the terms of the Approved Structure Plan 1995 the application site is located within an area covered by the following policies:-
GBl/GB 1A Greenbelt
Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policies:-
GBl Restrict Development in the Green Belt LI 113 Medium Quality Landscape
Contrary to Yes Development Plan
CONSULTATIONS
Objection No Objection West of Scotland Water, , Transco (BG plc) Conditions SEPA, The Coal Authority No Reply
REPRESENTATIONS Neighbours One
Newspaper No Response Advertisement
COMMENTS Planning permission is being sought for the erection of a large detached dwellinghouse and ancillary stables at a site located to the south of Dunsyston Cottage, Edinburgh and Glasgow Road, Newhouse. This green belt site was formerly occupied by the Newhouse Railway Station. Although the railway was dismantled in the 1930’s the station building was used as a house until 1983 when it was destroyed by fire. The site is now overgrown with trees, shrubs and grass however the remains of the former railway platform are visible. The proposal is 50 51
considered to be contrary to the terms of Policy GB1 which precludes housing development unless it is for the use of either agriculture or forestry workers. The applicant has been unable to provide any information to support the application and it is my view that the proposed dwellinghouse can not be justified under the terms of Policy GB1. In addition the scale and design of the proposed house is considered to be inappropriate for a rural location. The site is not considered to be large enough to support the ancillary stables facility. As such I recommend that planning permission be refused.
RECOMMENDATION
Refuse on the following grounds:-
1 That the proposal is considered to be contrary to the terms of Policy GB1 of the Adopted Monklands District Local Plan as the proposed development is not required for either agriculture or forestry and the applicant has been unable to provide satisfactory information to justify a departure from this policy.
2 That the proposed dwellinghouse is considered to be inappropriate as its scale and detailed design are not in keeping with the surrounding rclral area.
3 That the proposal is considered to be an over development as there would be insufficient area to provide adequate grazing and exercise area for the proposed stabling facility.
List of Background Papers
- Application Forms and Plans - Adopted Monklands District Locai Plan 1991 - Consultation Responses from - The Coal Authority received 3 August 1998 - West of Scotland Water received 24 July 1998 - SEPA received 27 July 1998 - Transco (BG plc) received 13 August 1998 - Letter of Objection from McLean & Stewart (Solicitors) on behalf of Mr John Smith Donaldson, North Lanrigg Farm Newhouse received 13 August 1998. - Letters to Agent dated 28 August and 9 October 1998 - Secretary of State Decision Letter dated 2 August 1984
Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Mr Colin Marshall. 52
APPLICATION NO. C/98/00671/FUL
REPORT
1. SITE DESCRIPTION AND PROPOSAL
1.1 Planning permission is being sought for the erection of a dwellinghouse and ancillary stables at a site located to the south of Dunsyston Cottage, Edinburgh and Glasgow Road, Newhouse.
1.2 The application site comprises an area of ground extending to approximately 2.6 ha. The site is located to the south side of the Edinburgh and Glasgow Road (B7066), some 180 metres east of its junction with Carlisle Road (A73). The site was formerly occupied by the Newhouse Railway Station which closed in the 1930’s. Little remains of the former station building as this was destroyed by fire in 1983 however the old railway platforms are still visible. Most of the site is now overgrown with trees, grass and shrubs. The site sits at a much lower level than the Edinburgh and Glasgow Road and comprises a mix of surfaces ranging from the remaining hard surfaces of the former railway platform to undulating rough grazing and marsh land. Access to the site is from an existing hard surfaced track leading from the B7066 to the former railway platform.
1.3 The proposed dwellinghouse and stables block would sit centrally within the site with the house frontage facing south west. The stables block would be situated south of the dwellinghouse. The dwellinghouse would comprise a large two storey design which attempts to incorporate various classic or traditional architectural features. It would be two storey in height with two single storey annexes positioned either side. The frontage would be dominated by a central pediment supported by two ‘Doric’ columns at the portico. The dwelling would provide 4 bedrooms, hall, and landing on the upper floor with kitchedfamily room, dining room, lounge, TV room, hall, study, utility room and conservatory located on the ground floor. The stables would comprise a single storey ‘L’ shaped block providing 10 No. stables, tack room and feed storage room.
2 PLANNING POLICY
2.1 Under the terms of the Approved Structure Plan 1995 the application site is located within an area covered by the following policies:-
GBl/GBlA Greenbelt
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 policies:-
GB1 Restrict Development in the Green Belt. LI 1/3 Medium Quality Landscape
3 CONSULTATION/REPRESENTATIONS
3.1 There were no adverse comments received from the external consultees however SEPA advised that all foul water drainage would need to be discharged via a soakaway system. No direct discharge to watercourses would be permitted. The Coal Authority advised the site had been subject to past underground mine workings and that appropriate technical advice should be sought before any development takes place.
3.2 A letter of objection was received from solicitors acting on behalf of Mr John Smith Donaldson, North Lanrigg Farm, Newhouse. The grounds of objection can be fairly summarised as follows. First that the proposal is likely to affect a right of access through the application site. Second, that as the application site is located within the designated green belt, there is no justification for the granting of any planning permission for this development. Third, that the site would not be able to accommodate a satisfactory drainage system. Fourth, that the scale of the dwellinghouse and stables is inappropriate. 53
4 ASSESSMENT
4.1 The application site is located within the designated green belt and as Members will be aware new housing proposals are only permitted where they are to be occupied by full time agricultural or forestry workers or incircumstances where a house can be justified in association with a use requiring a rural location. In the former case, such proposals would require to be supported by a professional report proving an agricu1turaVforesq need and in the latter, by a business plan and full justification for housing need. Despite my requests to the applicant to provide some justification for the proposals, no additional supporting information was provided. As such it would be my view that the proposals can not be justified under the terms of Policy GB 1.
4.2 The above noted planning history is of some relevance. In particular is the decision by the Secretary of State dated 2 August 1984 to allow an appeal against a refusal of planning permission for the erection of a dwellinghouse in outline (P831339). This allowed for a dwellinghouse to replace the former Newhouse Station building. This had been used as a residence since 1935 but destroyed by fire in 1983. No follow through reserved matters application was submitted within the agreed time period and this permission lapsed on 2 August 1987. Despite this it is my view that not only is there a requirement for any applicant to meet the terms of the current Local Plan policies, this previous decision does not prejudice any decision the Council may wish to take over the current application. I do not consider this previous ruling has set a precedent as site conditions have changed and it has been some considerable time since a dwellinghouse occupied this site.
4.3 With regard to the design of the proposed dwellinghouse I would conclude that its overall scale and design are over-bearing and unsuitable for a rural location. The stables block does reflect a more appropriate design however notwithstanding this, it is noted that the applicant intends to provide accommodation for up to 10 horses. It would be reasonable to assume that this level of provision would require the applicant to have access to a fair amount of grazing and exercising area. As noted above the terrain of the application site area is characterised by the former railway use. Although this is now overgrown, the former railway platform and track solum run through the centre of the site thereby minimising the area of the site that may be considered as acceptable grazing and exercising land. AS such it is my view that the application site is not large enough to provide satisfactory grazing and exercising area for the intended level of use.
4.4 I would generally concur with the objectors view that the proposal can not be justified under the terms of the green belt policy and I would also agree that the scale and design of the proposed dwelling to be unacceptably overbearing for this site. His concerns regarding the encroachment to his right of access are principally a legal issue and are not material to the consideration of this application. His concerns over the ability of the site to support a soakaway drainage arrangement can be noted, however SEPA raised no objection.
4.5 In view of the foregoing considerations, I would conclude that the proposals are unacceptable. ?‘ne applicant has been unable to provide any supporting information to justify any departure from the terms of Policy GBl of the Local Plan. The design of the dwellinghouse is considered to be inappropriate for a rural location and the site is not large enough to provide satisfactory support for the proposed livery facility. With these considerations firmly weighed against the proposal it is recommended that planning permission be refused. 54
Application No. Cl98/00986/ELIL Date registered 28 July 1998 APPLICANT PULLMANS PUNJAB EXPRESS, 22 WEST CANAL STREET, COATBRIDGE, ML.5 1PR
Agent James Davidson & Son, 9 Dunbeth Avenue, Coatbridge, ML.5 3JA DEVELOPMENT ALTERATION AND EXTENSION OF RESTAURANT & PUBLIC HOUSE LOCATION 22 WEST CANAL ST'REET,COATBRIDGE
Ward No. 32 Grid Reference 272965 - 665132
File Reference C/PL/CTW2700220000/GB/md
Site History Application No. 87/099 was refused for the change of use of the former station office to a public house and a restaurant. Tlus however was subsequently approved on 29 April 1998 (App. No. 87/407)
Development Plan Policies HG9 and ENVI511 of the adopted Monklands District Local Plan
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection First Engineering (Railtrack), NLC Head of Protective Services Conditions No Reply
REPRESENTATIONS Neighbours No response
Newspaper Advertisement No response
COMMENTS The former railway building for Coatbridge Central Station was converted to a public house and restaurant in 1988. The current owners wish to extend the property to the rear to improve the kitchen facilities and the toilets. There is only a modest increase in public floor area for customers.
The exqension has been designed in such a manner as to replicate the design of the existing building and to complement its setting in the Conservation Area.
No objections have been received to the proposal and having assessed it in terms of the policies of the Local Plan I consider the development to be acceptable.
RECOMMENDATION
Grant, subject to the conditions on the attached sheet.
R9800986.DOC 55 56
List of Background Papers
- Plans and applicatioin form submitted on 7 July 1998 - Adopted Monklands District Local Plan 199 1 - Letter from First Engineering Limited dated 27 July 1998 - Letter from British Waterways dated 29 July 1998 - Consultation response from West of Scotland Water Authority dated 28 August 1998 - Letter to applicant’s agent dated 3 1 August 1998 and reply dated 4 September 1998 - Consultation response from Head of Protective Services dated 24 August 1998 and 8 September 1998 - Letter from applicant’s agent dated 23 October 1998
Any person wishing to inspect the above background papers should telephone Coatbridge 812374 and ask for Mr Brown.
R9800986.DOC 57
CONDITIONS
1. That the development hereby permitted shall be started within five years of the date of ths permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the external finishing materials for the extension shall match those of the existing building as specified in the schedule on approved plan no.102.97.8. In addition to ths a sample of the sand stone to be used on skews and quoins shall be submitted for the consideration and written approval of the Planning Authority prior to work starting on site. Once approved the sand stone shall be constructed using a traditional lime based mortar.
Reason: In the interests of amenity of the building and the Conservation Area.
3. That the proposed parlung layout submitted as part of the application shall be marked out on site in reflective paint and shall be brought into operation prior to the extended part of the building coming into use.
Reason: To ensure the provision of adequate parlung facilities withn the site.
R9800986.DOC 58
Application No. Cf 9 8/o 10 2 2FUL Date registered 17 July 1998 APPLICANT PETER HANNAWAY, 7A BOWLING STREET, COATBRIDGE
Agent None DEVELOPMENT USE OF SITE FOR STORAGE OF SKIPS (RETROSPECTIVE) LOCATION 40 LOCKS STREET, COATBRIDGE, ML5 3RT
Ward No. 35 Grid Reference 274485 - 664506
File Reference C/PL/CTL7050400000/GB/md
Site History None.
Development Plan Policy ECON2 of the adopted Monklands District Local Plan 1991
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection West of Scotland Water Authority, SEPA Conditions NLC Head of Protective Services No Reply
REPRESENTATIONS Neighbours One
Newspaper Advertisement Not required
COMMENTS The application is for the storage of empty skips on the site of a former railway siding. The main concerns about the use are to screen it from view from Locks Street and to ensure that the site is operated in a manner that does not cause any adverse environmental impact. These matters can be covered by planning conditions.
Having taken account of the terms of the adopted Monklands District Local Plan and the comments of the neighbour I would recommend that planning permission be granted subject to conditions
RECOMMENDATION
Grant, subject to the conditions on the attached sheet.
R9801022.DOC 59 60
List of Background Papers
- Plans and application forms submitted on 26 June 1998 - Adopted Monklands District Local Plan 1991 - Consultation responses from NLC Head of Protective Services dated 3 September 1998 and 11 September 1998 - Consultation response from SEPA dated 24 September 1998 - Consultation response from West of Scotland Water Authority dated 12 October 1998 - Letter of representation from Aggregate Industries dated 8 July 1998
Any person wishing to inspect the above background papers should telephone Coatbridge 812374 and ask for Mr Brown. 61
APPLICATION NO. C/98/01022/FUL
REPORT
1. SITE DESCRIPTION AND PROPOSAL
1.1 The application site is situated at the southern end of Locks Street in Coatbridge, adjacent to the railway embankment. The site itself was formerly a railway sidmg and has been vacant for some time. It is currently being used by the applicant for the storage on empty skips.
1.2 The surroundmg area is predominantly industrial with a scrap metal business and a concrete and stone aggregate plant on the adjacent sites to the north. The site is visible from Locks Street to the east although set back from it by a considerable distance. The site is served by an unmade access road shared with the owners of the above sites.
1.3 The applicants propose to continue using the site for the storage of empty skips. When they are not being used for refuse collection the skips will be stored on this site. There will be no storage of waste on the site.
2. LOCAL PLAN CONTEXT
2.1 The site is covered by one policy of the adopted Monklands District Local Plan 1991, namely ECON2 (Existing General Industrial Areas). This promotes the retention of an area of predominantly industrial character.
3. REPRESENTATIONS
3.1 One letter of representation has been made by a neighbouring business. They have indicated that the existing unmade access road is in poor condltion (and is really only suitable for commercial vehicles).. They have suggested that the Council impose a condtion on the applicant to upgrade the access and that they would be willing to make a contribution to these works.
4. CONSULTATIONS
4.1 West of Scotland Water Authority have no objections to the proposal. SEPA have indcated that they are unsure if they have a remit to become involved on this site. If the proposal involves the storage of scrap metal or other forms of waste. then a Waste Management Licence will be required. Ths is echoed by the Council’s Head of Protective Services. He has indicated that he has no objections to the proposal provided there is no scrap metal or refuse stored on the site. He has also suggested that all slups be emptied prior to being brought on site and that there should be no burning of materials on site.
5. ASSESSMENT OF THE PROPOSAL
5.1 There are three main concerns with the proposal; the screening of the site from Locks Street; the storage of scrap and refuse on the site, and; the upgrading of the access to the site. There are no other objections to the proposal and I believe that the above matters can be resolved, two through planning condhons.
5.2 Firstly, I would propose to have a fence erected along the boundary of the site facing Locks Street, with some screen planting on the outer edge facing the road. This will sufficiently screen the site from the road and will improve the quality of the environment at tlus location.
5.3 Secondly, I concur with the concerns that there may be scrap metal or refuse stored at the site. Again a condtion that prevents th~sand the burning of material on site should ensure there are adequate safeguards to protect against this happening. 62
5.4 Lastly, I agree that the quality of the access to the site is poor. However, since the section of access road from the application site to Locks Street is common, and not solely within the applicants control, it is not possible to impose a planning condltion that would cover ths matter. One of the other owners of the access road has written as a result of thrs planning application and indcated that they would be willing to share the cost of upgrachng the access with the applicant. I have passed this information on to the applicant and I am confident that the matter will be resolved.
6. CONCLUSIONS
6.1 I conclude that the proposal accords with the terms of policy ECON2 of the adopted Monklands District Local Plan 1991, and that with the imposition of the condtions suggested above the proposal will be acceptable. I therefore recommend that planning permission be granted subject to the conditions indicated. 63
CONDITIONS
1. That witlun 14 days of the date of the planning permission hereby approved the applicant shall submit details for the approval of a 2.0 metre high close boarded timber fence to be erected along the boundary of the site fi-ontingLocks Street, as shown on the approved planand which shall be erected within 14 days of the date of the approval of details to the satisfaction of the Planning Authority.
Reason: In order to screen the site from Locks Street in the interest of the visual amenity of the surrounding area.
2. That withln one month of the date of the planning permission hereby approved the applicant shall submit details for the consideration and written approval of the Planning Authority of a landscaping scheme for the boundary of the site facing Locks Street over the area outlined on the approved plan. Once approved the landscaping scheme shall be implemented within one month of the start of the first planting season following the approval of details.
Reason: In order to screen the site from Locks Street in the interest of the visual amenity of the surrounding area.
3. That withln one month of the date of the planning permission hereby approved the applicant shall upgrade the access road between the channel of the public highway (Locks Street) and the site for the storage of slups, and surface the access in an impervious material, to the satisfaction of the Planning Authority.
Reason: To prevent deleterious material being camed onto the road and in the interests of traffic and pedestrian safety.
I.. That there shall be no storage of scrap material or refuse, and no burning of material on the application site.
Reason: In the interest of public health and the amenity of the residential area to the south of the application site.
5. That withm the area shaded blue on the approved plans, skips shall not be stored to a height exceeding 2.0 metres. On the remainder of the site slups shall not be stored to a height exceeding 3.Om.
Reason: In the interest of the visual amenity of the surroundmg area.
6. That for the avoidance of doubt, the planning permission hereby granted shall be for the storage of empty slups.
Reason: In the interest of public health and the amenity of the residential area to the south of the application site. 64
Application No. C/98/0 1204KPO Date registered 21st September 1998 APPLICANT GEO WILSON PROPERTY CO.. 19.5 MAIN STREET.BELLSHTLL. ML4 1AH
Agent Cumming Turner & Watt. 195 Main Street. Bellshill. ML4 1AH DEVELOPMENT CROWN LIFTING OF SYCAMORE WEAND TRIMMXVG OF CONFERS LOCATION 15C LEFROY STREET, COATBRIDGE, LANARKSHIRE, ML.5 1PN
Ward No. 32 Grid Reference 272694665151
File Reference CPLICTL3 3 00 15C/DB/md
Site History No previous applications
Development Plan The site is zoned HG9 Housing Policy for Existing Residential Areas, ENV1.5 Conservation Areas and FOR3 Tree Preservation Orders in the Monklands District Local Plan 1991.
Contrary to No Development Plan
CONSULTATIONS
Objection No Objection NLC Leisure Services Conditions No Reply
REPRESENTATIONS Neighbours 1 letter of objection
Newspaper No Response Advertisement
COMMENTS This proposal relates to the crown lifting of sycamore tree and the trimming of two conifers at 15c Lefroy Street, Coatbridge. The site is located withn the Blairhill and Dunbeth Conservation Area. One letter of objection was received from a neighbouring resident indicating that the plans were inaccurate and the removal of the sycamore would have an adverse impact on the conservation area. The submitted plan was amended by the applicant to reflect the situation on the ground. The proposal is to raise the crown of the tree and the Council's Arboricultural Officer has indicated that he has no objections to the proposal so long as the crown is raised to a height not exceeding 4 metres. The proposed trimming and crown llfting of the sycamore tree will not adversely impact on the visual amenity of the conservation area and therefore I propose grant of the tree works, subject to conditions.
RECOMMENDATION
Grant, subject to the condtions on the attached sheet.
R980 1204.DOC 65 66
List of Background Papers
- Planning application form and Accompanying Plans - Adopted Monklands District Local Plan 1991 - Consultation Response from NLC Leisure Services dated 13 October 1998
Any person wishing to inspect the above background papers should telephone Coatbridge 812372 and ask for Mr David Baxqer.
W801204.DOC 67
CONDITIONS
1. That before the start of any works to the trees, the applicant shall submit a method statement for the approval of the Planning Authority, including any modifications as may be required.
Reason: In the interests of amenity of the building and the Conservation Area.
2. The works to the trees shall be in strict accordance with the method statement approved under condition no. 1.
Reason: In the interests of amenity of the building and the Conservation Area.
R9801204.DOC 68
Application No. C/98/0 1335/FuL Date registered 14th September 1998 APPLICANT MRS E J R LEES, 2 NISBETT STREET, CHAPELHALL. AIRDFUE
Agent Harley & Murray Arcbtects, Unit 22, Coatbridge Business Centre, 204 Main Street. Coatbridge, ML5 3RB DEVELOPMENT ERECTION OF DWELLINGHOUSE LOCATION 2 NISBETT STREET, CHAPELHALL, AIRDRIE. LANARKSHIRE
Ward No. 48 Grid Reference 278751663022
File Reference C/PL/CHN555 002/DB/md
Site History
Development Plan The site is zoned GBI and GB la in the Strathclyde Structure Plan 1995. The site is zoned in the Monklands District Local Plan 1991 as LR3 Develop New National & Regional Facilities. The Council has also agreed a GB1 Greenbelt designation for the site in the Finalised First Alteration.
Contrary to Yes Development Plan
CONSULTATIONS
Objection No Objection West of Scotland Water. Transco. Scottish Power Conditions The Coal Authority. NLC Environmental Services No Reply BT. SEPA
REPRESENTATIONS Neighbours No Response
Newspaper No Response Advertisement
COMMENTS This application relates to the erection of a house at 2 Nisbett Street, Chapelhall. NgjGstScafion fer a hoijse withh a greenbelt location was submitted in support of the application. Policy LR3 identfies the site as a potential Regonal Riding Centre whch is a compatible use with the GB 1 Greenbelt policy wluch has been agreed by the Council. The proposed applicatioli is contrary to policy and as such cannot be supported.
RECOMMENDATION
Refuse, for the following reason:-
1. That the proposed development is contrary to Policy GB 1 Restrict Development in Green Belt in that the proposed dwellinghouse is not required in connection with a forestry or agncultural unit or other development which requires a rural location.
FS801335.DOC Ndrth Lanarkshire Council Licence number LA0904IL 70
List of Background Papers
- Planning application form and Accompanying Plans - Adopted Monklands District Local Plan 199 1 - Consultation Response from NLC Environmental Services dated 12 October 1998 - Consultation Response from West of Scotland Water dated 9 October 1998 - Consultation Response from Scottish Power dated 13 October 1998 - Consultation Response from The Coal Authority dated 18 October 1998 - Consultation Response from Transco dated 19 October 1998
Any person wishing to inspect the above background papers should telephone Coatbridge 812372 and ask for Mr David Baxter.
R9801335.DOC 71
APPLICATION NO. C/98/01335/FUL
REPORT
1. SITE DESCRIPTION & PROPOSALS
1.1 This application relates to the erection of a 3 bedroom bungalow at 2 Nisbett Street. Chapelhall.
1.2 At present there are residential caravans on the application site and adjoining land owned by the applicant without the benefit of planning consent. The applicant currently occupies one of these caravans and the house would appear to be a permanent replacement for it.
1.3 The site is within the countryside area to the east of Chapelhall and remote from the village. Nisbett Street is a rural road and at this point has no street lighting.
2. PLANNING POLICY
2.1 The site is zoned LEG Develop New National & Regional Facilities in the Monklands District Local Plan 1991 and the Council has agreed a GB1 Greenbelt designation in the Finalised First Alteration.
2.2 Policy LR3 identifies the site as a potential Regional Riding Centre which is a compatible use with the GB1 Greenbelt policy.
2.3 Policy GB 1 indicates that no development will be permitted except for:- a) New houses for full time workers in connection with forestry or agriculture where the applicant:- (i) can show that a new house on the site proposed has the support of the Forestry Commission or Department of Agriculture and Fisheries for Scotland. (ii) can show that there is no house, building plot or building suitable for conversion available nearby or within a nearby settlement. (iii) is willing to enter into a Section 75 Agreement to restrict future occupancy of the house to a full time forestq or agricultural worker. (iv) is proposing a development which conforms to the District Council’s design guidance. b) Non residential developments in connection with forestry or agriculture c) Uses requiring a rural location:- (i) to avoid nuisance to neighbours (e.g. animal boarding kennels) (ii) since they need large areas of open space (e.g. riding stables or golfcourses). d) Areas idenMied as having substantial development potential:- (1) Drumpellier Country Park - Leisure and Recreation Use (2) Luggie Water - Business Use (3) South Chapelhall - Hotel
2.4 The applicant has not included any justrfication for the erection of a house in terms of the above policy GB 1 and the proposed development is therefore contrary to the policy GB1 in the Local Plan. The application is also contrary to the Strathclyde Structure Plan Policies GB 1 and GB la as these inclxate that proposals for development within the Greenbelt shall require to be justified against the following criteria; a) economic benefit; b) specific locational need; c) infrastructure implications: and d) environmental impact. Again the applicant has made no case justifying the location of a house at 2 Nisbett Street in terms of these criteria.
3. CONSULTATIONS
3.1 West of Scotland Water, Transco, Scottish Power had no objection to the proposal
3.2 Although BT and SEPA were consulted no reply was offered.
W80 1335.DOC 72
4. CONCLUSION
4.1 The proposed development is contrary to Policy GB 1 Restrict Development in Green Belt in that the proposed dwellinghouse is not required in connection with a forestry or agncultural unit or other development which requires a rural location.
4.2 The caravans on site will require further investigation to assess their planning status and may be the subject of a future report to committee.
R9801335.DOC 73
Application No. S/98/00589/FUL Date registered 3 September 1998 APPLICANT GROOVE BARS LTD., BAR ONE, 352 BRANDON STREET, MOTHERWELL Agent Quinn McMahon Design, 775 Boydstone Road, Glasgow G46 8QP DEVELOPMENT EXTENSION TO REAR OF PUBLIC HOUSE TO FORM LICENSED NIGHTCLUB LOCATION ‘BAR ONE’, 352 BRANDON STREET, MOTHERWELL
Ward No. 11 Grid Reference 275480-656720
File Reference SIPLIB/ 12/24/JL/AB
Site History Planning consent was granted on 3/2/88 for change of use of shop to licensed restaurant, lounge bar and wine bar (ref. no. 458187) Planning consent was granted on 14/3/91 for erection of satellite dish (ref. no. 55/91)
Development Plan Village, Neighbourhood and Secondary Commercial Areas on Southern Area Local Plan - Finalised Draft
Contrary to Development Plan NO
CONSULTATIONS
Objection No Objection The Coal Authority, NLC Environmental Services, Strathclyde Police Conditions No Reply
REPRESENTATIONS
Neighbours 6 letters and one letter of petition with 42 signatories Newspaper Advertisement 5 letters of objection
COMMENTS The applicant seeks planning consent for the construction of a 650 m’ rear extension to form licensed nightclub at Bar One, 352 Brandon Street, Motherwe’).”,. The extension will be of two storey design extending some 20 rn from the existing ground floor towards the residential properties at Watsonville Park. At first floor level the extension equates to 44 m. Entrance and exit from the bar and nightclub will be via the front door on Brandon Street. A number of objections and a petition have been received from neighbouring residential properties, objecting on numerous grounds. Details of their objections and my comments may be found in the accompanying report. Notwithstanding the objections received, I hereby recommend that planning consent is granted.
75
RECOMMENDATION Grant, subject to the following conditions:-
I. 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 starts, full details of the design of all fences to be erected as per the applicants letter dated 5th November, 1998, 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 adjoining residential area.
-l J. That the fencing, as per condition (2) above shall be erected prior to work commencing on the extension hereby permitted.
Reason: To safeguard the amenity of the adjoining residential area.
4. That before development starts, details of all noise attenuation measures to be included in the building shall be submitted to and approved in writing by the Planning Authority. including any modifications as may be required.
Reason: To ensure that adequate sound insulation is incorporated in the extension.
5 That the details of any noise insulation measures approved under condition (4) above, shall be fully installed to the complete satisfaction of the Planning Authority prior to the development hereby permitted being brought into use.
Reason: To ensure that adequate sound insulation is incorporated in the extension.
6. That prior to development starting, details of the Closed Circuit Television, as detailed in applicant's letter dated 9th June 1998, shall be submitted to and approved in writing by the Planning Authority.
Reason: To safeguard the amenity of the adjoining residential area.
7. That the Closed Circuit Television, as detailed in condition (6) above shall be installed prior to the nightclub hereby permitted being brought into use.
Reason: To safeguard the amenity of the adjoining residential area. 76
8. 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 safeguard the amenity of the adjoining residential area.
List of Background Papers
Application and plans dated 3/9/98 Letter of support dated 9/6/98 from Quinn McMahon Design Letter dated 1/10/98 from Quinn McMahon Design Letter dated 5/11/98 from Applicant North Lanarkshire Southern Division Local Plan - Finalised Draft Letter dated 22/9/98 from The Coal Authority Memo dated 11/9/98 from NLC Environmental Services Letter dated 18/9/98 from Strathclyde Police Letter of objection dated 21/4/98 from Francis McGuinness, 25 Barrie Street, Motherwell Letter of objection dated 27/4/98 from T Brown, 42 Oakfield Road, Motherwell Two letters of objection dated 26/4/98 and 11/8/98 from Matthew & Jean Masson, 40 Oakfield Road, Motherwell Petition received 5/5/98 from J Callaghan (1st name on petition), 35 Watsonville Park, Motherwell Letter of objection dated 23/9/98 from Mrs E Hall, 63 Oakfield Road, Motherwell Letter of objection dated 29/9/98 from Mr & Mrs L Swan, 46 Oakfield Road, Motherwell Letter of objection dated 29/9/98 from Andrew Mackie, 39 Watsonville Park, Motherwell Letter of objection dated 29/9/98 from Mrs M Martis, 27 Watsonville Park, Motherwell Letter of objection dated 30/9/98 from Mr J Danskin, 9 Menteith Court, iMothenvel1 11. Letter of objection dated 30/9/98 from Kerry Ennis, 5 Menteith Coui-t, Mothemell Letter of objection dated 30/9/98 from Mary Dyer, 12 Menteith Court, Motherwell Letter of objection dated 30/9/98 from Sean Sweeney, 10 Menteith Court, Motherwell
Any person wishing to inspect the above background papers should telephone Motherwell 302 142 and ask for Mr Lennon. 77
APPLICATION NO. S/98/00589/FUL
REPORT
1. SITE AND PROPOSAL
1.1 The applicant’s seek planning consent for the construction of a two storey extension to existing bar premises at Bar One, 352 Brandon Street, Motherwell.
1.2 The extension amounts to an added 650 m2 to Bar One, extending the ground floor by approximately 20 m towards the dwellinghouses at Watsonville Park and the existing first floor function suite by some 44 metres. The extension, if built, would effectively bring Bar One premises to approximately 38 metres from the rear of the dwellinghouses on Watsonville Park, although there are no windows or doors to the rear of the public house with the exception of service/fire exit doors on side gables.
1.3 The ‘new look’ Bar One would consist of a bar and function suite on ground floor and nightclub at upper level. All customers will enter the premises from Brandon Street either through the existing entrance or via a new nightclub entrance leading directly to the nightclub. In order to prevent access to the rear of the property the applicant’s intend to close off the informal lane to the rear of the building linking Barrie Street to the car park at Oakfield Drive thus minimising any unnecessary disturbance to nearby residents.
2. CONSULTATIONS
2.1 No objections were received from NLC Environmental Services, The Coal Authority or Strathclyde Police.
3. REPRESENTATION AND COMMENTS
3.1 Eleven letters of objection and one letter of petition with 42 signatures have been received from neighbouring properties objecting to the development on a number of issues. Their concerns and my comments may be summarised as follows:-
0 Access is gained via the lane adjacent to 25 Barrie Street with resultant noise problems during early hours of morning;
Comment: This access is only for delivery vehicles, no customers will use this lane for gaining entry to Bar One, be it for the proposed nightclub or any other activity associated with Bar One. N.B. There is only one entryiexit area at Bar One, namely, through the existing front door to Brandon Street, which would include a new nightclub entry door adjacent to existing access. No other external doors are available apart from the property’s required Fire Exit doors.
Noise problems are already experienced when customers of Bar One vacate the premises at around midnight. The patrons generally cause nuisance for a number of hours after closing time around Brandon StreeUBarrie Street area, the underpass, Oakfield Drive and Watsonville Park. 78
Comment: Whilst accepting that the applicant has little control over his patrons once they are off the premises, he has intimated that he will install close circuit television cameras at the car park area on Oakfield Drive to monitor any unruly behaviour and thus provide evidence for any police action should circumstances warrant.
An informal lane exists between Barrie Street and Oakfield Drive at the rear of the property which may result in disturbance to residents. This has been used as a short cut and drinking area for a number of years thereby bringing the anti social behaviour problems to the area.
Comment: The applicant has arranged with the owner of the ground to block the land off via a high fence, this will prevent the use of this informal passage and thereby eliminate any anti social behaviour.
The land to the rear of Bar One is in an unkempt state, with litter, vermin and weeds being common place, with no-one apparently being responsible for it.
Comment: The extension, if built, will take up the majority of the back court area, thereby eliminating the unsightly appearance of this location.
42 petitioners objected on grounds of loss of residential amenity and nearness of the proposed development to dwellinghouses resulting in increased noise from patrons leaving the premises in early hours of morning via taxis, cars and mini-buses.
Comment: The extension, if built, will be approximately 38 metres away from the rear of the dwellinghouses on Watsonville Park and 23 metres from Barrie Street dwellings. The fact that the building will be closer to the residential dwellings should not in itself create a problem, as it will be built to appropriate standards including sound proofing. It is a fact however, that patrons will be leaving the site at 2-3 am via taxis or cars and this will undoubtedly have some effect on the area. The applicant has intimated that CCTV will be installed to cover the car park area at Oakfield Drive and that taxis will be encouraged to pick up from Brandon Street. It should also be noted that Bar One, at present, often secures a late licence until 1 pm which, according to local police, has operated without complaint.
Existing litter problems will be exacerbated, bottles and take away food containers are strewn over the general vicinity of Bar One and discarded into nearby gardens. A new fence erected along the properties which adjoin Oakfield Drive Car Park would help resolve part of the problem and give some much needed privacy to these properties.
Comment: As mentioned previously, the informal access lane linking Barrie Street to Oakfield Drive will be closed off, this will prevent loitering in this area. This, coupled with a new 6ft high perimeter fence, will assist in alleviating some of the problems encountered in the past at this back court location. Another point worth noting is that no hot food take aways are open in the Motherwell area after 2 am when the nightclub closes. 79
Prices of dwellinghouses will be devalued due to the added disturbance of a nightclub.
Comment: Land values are not a relevant planning issue in this case. The site is alfocated as a village, Neighbourhood and Secondary Commercial Area in the Local Plan and, as such, this development is considered an appropriate use at this location.
4. OBSERVATIONS AND CONCLUSIONS
4.1 The applicants, via their agents, have submitted a letter of support with certain points they wish to be considered in assessing this application.
- The existing bar and function suite has been operating successfully for the past 3 years with no trouble whatsoever. Hours of operation are commonly 1 am at weekends. Both Strathclyde Police and NLC Licensing have confirmed that they have had no problems with Bar One in the past. - The operation of a nightclub would involve only one extra hour of operation to 2 am at weekends. - All entrance and exit traffic will be at Brandon Street i.e. the existing commercial area. - The new building will be low key and will present a new gable to the south, which is currently an eyesore. - The internal layout of the club will ensure that there is no noise nuisance during hours of operation with ancillary and storage areas placed to the end of the building wliich keeps the music and dancing areas focused at the centre of the building. - Bar One has good past experience in the running and managing of this type of operation, particularly in the exit and dispersion of large numbers of people. CCTV to the rear and the setting up of a rapid response taxi service using the local operator, who is based at Airbles Street would help alleviate any problems in this regard. - All efforts would be made to ensure that taxi and pedestrian traffic was directed away from Oakfield Drive. - The area is a commercial area and should be recognised as such. The construction of an extension and provision of CCTV cover will help to improve the environment to the rear of the property which is at present a mess. - The capacity envisaged is in the region of 500 for the club. The present function suite accommodates numbers approaching 300. - A fence erected to close off the informal private land linking Barrie Street to Oakfield Drive, as well as a 6 fi high boundary fence erected for the benefit of dwellings at 40142 Oakfield Road and 25/27 Barrie Street will help alleviate problems encountered to the rear of the Bar One premises and give the residential premises added privacy. While not landowner, Bar One have submitted a letter stating that they will build the boundary fences and close off the informal access lane prior to development starting.
4.3 In conclusion, I recommend that planning consent is granted for this extension as I am satisfied that the development can be successfully operated, it meets the Council’s overall planning requirements and is in accord with the local plan policies for the area. 80
Application No. S/98/01015/FUL Date registered 15th July 1998 APPLICANT FIRBEST LTD, SILVERWELLS HOUSE, CADZOW STREET, HAMILTON Agent BSP Architects, 3 Claremont Place, Glasgow, G3 7YR DEVELOPMENT CONSTRUCTION OF 7 DWELLINGHOUSES AND RETENTION OF ACCESS ROAD IN EXISTING POSITION LOCATION WESTCRAIGS ROAD, HARTHILL
Ward No. 20 Grid Reference 290630664460
File Reference S/PL/€3/17/79(86)/CLWJM
Site History 1. Proposed housing development (outline) - withdrawn 6/9/89 2. Proposed housing development (outline) - granted 4/10/89 3. Details of plot layout and access road - granted 4/9/9 1 4. Details of plot layout and access road (amended) - granted 2/2/94 5. Construction of house (Plot 10) - granted 3 1/3/94 6. Construction of 4 houses (Plots 3 & 4) - rehsed 5/4/95 7. Construction of house (Plot 2) - granted 6/9/95 8. Construction of house (Plot 7) - withdrawn 2/2/96 9. Construction of house (Plot 1) - withdrawn 18/3/96 10.Construction of house (Plot 8) - granted 22/7/96
Development Plan Northern and Southern Area Part Development Plan: Housing Southern Area Local Plan - Finalised Draft : Housing Contrary to Development Plan No
CONSULTATIONS
Objection No Objection West of Scotland Water Conditions NLC Leisure Services; The Coal Authority No Reply
REPRESENTATIONS
Neighbours One letter of objection Newspaper Advertisement Not Required
COMMENTS There is a lengthy and complex planning hstory to this site, the current situation being that 3 houses (out of a planned development of 11 houses) have been completed, and the access road has been constructed, albeit in the wrong position.
This application seeks to regularise the situation relating to the position of the road, as well allowing for a reduced number of plots (i.e. a total FtEne, /I :: 5 I \ PLANNING APPLICATION No. S I98 I01015 / FUL Pmbsed by Plnolnp uld O~~lopmOnlD+ppmnSnl SoMilorn hvlven 303 Wndon SUeOt CONSTRUCTION OF 7 DWELLINGS & RETENTION OF ACCESS ROAD MOTHERWELL ML1 IRS WESTCRAIGS ROAD, HARTHILL. Telsphms01695 302103 Fu. 016983021012 13250 os Llcns. v\ 09MlL Location of Objector(s) A !. * i 82
of 10 instead of 11).
I am satisfied that the proposal will allow for an acceptable standard of development, (albeit that we would have to accept the roadway being located hard-up against one of the completed houses) and that the concerns of the objector have been addressed insofar as reasonably possible.
Accordingly, I am of the opinion that planning permission should be granted subject to the attached conditions. Further details of the proposed development and the concerns of the objector can be found within the attached 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 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 safeguard the residential amenity of the area.
3. That notwithstanding the generality of condition (2) above, all roofs shall be clad in a smooth, flat, slate grey roof tile, and walls shall be of brick or render in the buff/brown colour range.
Reason: To define the permission and to protect the amenity of the area
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 safeguard the amenity of the adjoining residential area.
5. That before any of the dwellinghouses hereby permitted, situated on a site upon which a fence or wall is to be erected, is occupied, the fence, or wall, as approved under the terms of condition (4) above, shall be erected.
Reason: To safeguard the amenity of the adjoining residential area. 83
6. That notwithstanding the terms of condition no. (4) above, the proposed scheme of fences walls shall comply with the following:
(a) No gates, fences or walls shall be erected between the front of any dwellinghouse and the adjoining road with the exception of a 1 metre high wall, built to match the materials of the adjoining dwellinghouse.
(b) Screen fence/wall on northern boundary of plot 11 shall be brick, or brick with timber panels (and not purely a timber screen fence) in a position and height to be agreed in advance by the Planning Authority.
(c) No wall or fence shall be erected along the common boundary of plot land 28 Westcraigs Road above 1 metre in height.
(d) 1.8 metre high screen fence or wall shall be erected at the end of the driveway at plot 1, and this shall be completed in full before that house is occupied, and thereafter retained.
Reason: To protect the amenity of the area and the outlook and amenity of nearby residential properties.
7. That before the development hereby permitted starts, a scheme of landscaping showing at least one tree within each front garden area, shall be submitted to and approved by the Planning Authority.
Reason: To safeguard the residential amenity of the area.
8. That each tree (or trees) to be planted in accordance with the scheme approved in condition (7) above, shall be planted no later than the next planting season after the adjoining house is completed or occupied.
Reason: To safeguard the residential amenity of the area.
9. That the driveway at plot 6 shall be of a permeable material to be agreed in advance by the Planning Authority.
Reason: To protect the root system of the adjoining trees.
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 the residential amenity of the area.
11. 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, 84
as shown on the approved plans, and shall not be removed without the approval in writing of the Planning Authority.
Reason: To safeguard the residential amenity of the area.
12. 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 plot 1 of the application site, other than that expressly authorised by this permission.
Reason: To protect the amenity and outlook of the neighbouring property.
13. That before the houses on Westcraigs Road are completed or occupied, the adjoining footways shall be alteredhmproved in accordance with a scheme of improvements to be agreed in advance with the Planning Authority, and this shall allow for a 2.0 metre wide footway along its entire length.
Reason: To ensure the provision of satisfactory pedestrian access facilities.
14. That no dwellinghouse hereby permitted shall be occupied until the road and footway adjacent to it have been constructed to basecourse standard and the road and footway 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.
15. That within one month of the date of this permission (or any other period to be agreed in advance by the Planning Authority) the footway along the southern edge of the road shall be completed to base course to the satisfaction of the Planning Authority.
Reason: To ensure the provision of satisfactory pedestrian access facilities.
16. That no garage shall be erected within the first 6 metres of any driveway, as measured from the heel of the footway.
Reason: In the interests of highway safety.
17. That within 1 month of the date of this permission, full details of works to the area shaded BROWN on the approved plans shall be submitted to the Planning Authority. This shall allow for a dropped kerb crossing point, and the surfacing and widening of the footway, and all approved works shall be completed within 3 months of the date of this consent.
Reason: To ensure suitable access provision to those properties to the east of the application site. 85
List of Background Papers
Planning application and accompanying plans Letter and revised plans from BSP Architects dated 19/10/98 1965 Northern and Southern Area Part Development Plan 1998 Southern Area Local Plan (Finalised Draft) Memorandum from Director of Leisure Services dated 10/8/98 Letter from West of Scotland Water dated 18/8/98 Letter from The Coal Authority dated 20/8/98 Letter from Mr and Mrs Watson, 28 Westcraigs Road, Harthill, dated 25/7/98
Any person wishing to inspect the above background papers should telephone Motherwell 302 102 and ask for Mr Kellock. 86
APPLICATION No. S/98/0 10 1YFUL
REPORT
1. BACKGROUND
1.1 Outline planning permission for housing was first granted for this site in 1989. Thereafter, permission was granted for the detailed road layout and 1 1 house plots in 199I, and was thereafter amended in 1994. The access road was constructed in 1994-1995 and detailed permission granted for plots 2, 8 and 10 in 1994, and 1996. It was only when plot no 2 was being constructed in 1996 that the incorrect alignment of the access road came to light, it being approximately 2 metres further to the north than shown on approved plans. The implications for the site were that part of the gable of plot 2 adjoined the footway (instead of being 1.8m apart or thereabouts) and a variation in the size of the plots on either side of the road.
1.2 The developer of the site was advised of the problem in July 1996, but by that time the company was about to be put into the hands of receivers.
2. DESCRIPTION OF SITE AND PROPOSAL
2. I Planning permission is sought for 7 x 1 % storey detached houses and for the roadway to be retained in its current position. This proposal would therefore result in 1 less house, than that allowed for in the previous planning permission. As noted above, the site currently contains 3 houses (two bungalows and a 2 storey house).
2.2 The site is surrounded by residential areas to three sides (north, south and west) and by vacant grouhd to the east, which has in the part had the benefit of outline planning permission for housing (although this has now lapsed). Also to the east is Viewfield House comprising a number of flats. Access to land to the east is taken through this application site.
2.3 The dwellinghouse immediately to the north of the site, at 28 Westcraigs Road, is of an unusual layout. The property, a converted church hall, has its main living room windows 1 metre from the boundary, orientated towards the rear garden area of plot no. 1. In 1996, planning permission was granted to this property to allow for the change of use of a small shop at the front of the building to a new living room. These works have now been carried out, although the room has since been in use as a bedroom, and not the proposed living room.
3.. CONSULTATIONS
3.1 West of Scotland Water have no objections to the proposal.
3.2 The Coal Authority have highlighted the presence of old mineworkings beneath the site,
3.3 The Director of Leisure Services has recommended that 2 trees within the site (which are to be retained) should .be gfforded suitable protection during construction works.
4. REPRESENTATIONS
4.1 One letter of objection has been received from the occupiers of the house immediately to the north of plot no. 1. 87
4.2 The comments of the objector are as follows:
(a) submitted plans show driveway and space for garage lm immediately in front of living room window, thus blocking outlook and daylight.
(b) position of new house on plot 1 will also have a detrimental effect on amenity and outlook of property.
5. PLANNING ASSESSMENT AND CONCLUSIONS
5.1 In assessing the merits of this planning application, I would suggest that the 2 key points to consider are the impact of plot no. 1 on the occupier of no. 28 Westcraigs Road, and the impact on the amenity of the site as a result of the incorrectly positioned road.
5.2 In terms of the former, it should be remembered that permission in outline already exists for a dwelling house in this plot. It is not possible to object to the principle of a house in this position and only the siting and design can be considered. Nevertheless, I would argue that the details originally submitted (and commented on by the objector) were capable of improvement, and plans have now been revised (albeit subtly) to prevent the outlook of the objector’s living room window being obscured. This has included restricting the size of the driveway of the new house, so that any parked cars (or future garage) is not directly in front of the window. The house is set forward of the neighbours’ window and should not detract from its outlook significantly. It should also be remembered that the objectors have recently had the opportunity of moving their living room to the front of their property (with a front facing window), an opportunity which they did not find able to take-up. I would have to conclude that, due to a combination of previous planning decisions, the unusual layout of the objector’s house and the siting and layout of plot 1, I believe that planning permission should not be withheld for this proposal because of plot 1 above.
5.3 On the matter of the siting of the road, it is clearly not an ideal situation whereby the road and house at plot 2 are so close together. However, the alternatives (i.e. moving either the road or the house), are clearly not feasible. Also, the applicant has tried to compensate the owners of that house by offering them additional rear garden ground, which I believe they have accepted. On balance, therefore, I am willing to accept the road in its current position.
5.4 Other matters, such as the size, layout and design of the other new houses, are all acceptable.
6. CONCLUSION
6.1 In conclusion, it is my opinion that concerns relating to plot 1 of this proposal, and the incorrect siting of the access road, do not give reason to refuse planning permission. In fact, the completion of the development will enhance this part of Harthill and will allow for an increase in the range of choice of new houses available, which to date has been dominated by self-build plots. I therefore recommend that permission is granted subject to conditions. 88
Application No. Si9810 1040/FUL Date registered 2 1 st July 1998 APPLICANT MR & MRS ROSS, DRUMDUFF, HARESHAW ROAD, HARESHAW Agent DEVELOPMENT ERECTION OF DWELLINGHOUSE LOCATION PLOT 1, HARESHAW ROAD, HARESHAW
Ward No. 19 Grid Reference 281030 660365
File Reference S/PL/B/4/47(76)lGLi.M
Site History No significant site history
Development Plan Green Belt on the Central Industrial Area Part Development Plan 1964 Residential on Finalised Draft Southern Area Local Plan 1998
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection West of Scotland Water, The Coal Authority Conditions No Reply
REPRESENTATIONS
Neighbours 6 letters of objection Newspaper Advertisement Not Required
COMMENTS This proposal is for the erection of a dwellinghouse on a plot of land, fronting onto Hareshaw Road and adjacent to the existing house at 16 Hareshaw Road, Hareshaw. This application is linked to Application S/98/0 104 1/OUT for the formation of four house plots on an adjacent area of ground, and details of the 6 objections, my comments thereon and my conclusions are contained in my report on that application. As the objections and issues are the same for each application I would refer Councillors to that report when considering this application. The proposed house type is acceptable in its design and so long as the access arrangements can be made suitable it is my recommendation that permission be granted. It should be noted that the Local Member has requested that the Committee visit this application site before reaching a decision on this and the associated application.
RECOMMENDATION
Grant, subject to the following conditions:- i
PLANNING APPLlCATlON No. S I98 I01040 I NL -bl RmnpmdD~nmI~ Su#Hn- 2u3-m ERECTION OF DWEUNGHOUSE YOmEawFu__ - ULI 1RS PLOT 1, HARESHAW ROAD, HARESHAW. A T- T- 01695 3a2100 F.L 01053 YRIOU 19500 OSLionrU000(1L * Location of Objector(s) 90
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 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.
3. That before the dwellinghouse hereby permitted is occupied, all the fences, or walls, as approved under the terms of condition (2) above, shall be erected.
Reason: To safeguard the amenity of the adjoining residential area.
4. That before construction of the dwellinghouse 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.
5. That notwithstanding the details required by condition (4) above, the render on the dwellinghouse hereby permitted shall be, white or off white, or any other colour to be agreed with the Planning Authority, and the roof tiles shall be smooth grey or black, unless otherwise agreed with the Planning Authority.
Reason: In the interests of visual amenity and to preserve the character of this part of Hareshaw.
6. 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 retain effective control, in order to protect the existing trees in the interests of visual amenity.
7 That before construction of the dwellinghouse hereby permitted starts, detailed drawings of the vehicular and pedestrian access point, illustrating the footway crossing and visibility splays shall be submitted to and approved by the Planning Authority. 91
Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities.
8. That before the dwellinghouse hereby permitted is completed the means of vehicular and pedestrian access shall be constructed in accordance with the approved plans submitted in accordance with condition (7) above.
Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities.
9. That before the dwellinghouse is occupied, everything exceeding 1.05 metres in height above road channel level shall be removed from the sight line areas approved under the terms of condition (7) above 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.
10. 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 parking spaces.
Reason: To ensure the provision of adequate parking facilities within the site.
11. That before the dwellinghouse hereby permitted is occupied, a turning facility shall be provided within the curtilage of the site.
Reason: To enable vehicles to enter and leave the site in forward gear at all times in the interests of road safety.
12. That 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
13. That before the dwellinghouse is occupied, the existing footway along the frontage of the plot shall be hand cleared of all grass and weeds.
Reason: In the interests of pedestrian safety. 92
List of Background Papers
Application form and plans received on 2 1/7/98 Letter dated 19/8/98 Amended Plans dated 9/10/98 Central Area Part Development Plan 1964, Finalised Wishaw Local Plan 1986 Draft Motherwell District Local Plan 1985, Finalised Draft Southern Area Local Plan 1998 Letter from The Coal Authority dated 22/8/98 Letter from West of Scotland Water dated 4/8/98 Letters from Mr Hamilton 13 Hareshaw Road, dated 2 1/8/98 Mr & Mrs G MacDonald, 16 Hareshaw Road dated 21/8/98 Mr G Weir, 1/3 Hareshaw Road dated 17/8/98 Mr A Stirling, 9 Hareshaw Road dated 17/8/98 John & Pamela Ross, 1 1 Hareshaw Road dated 17/8/98 Mr J Wilson, 5 Wilsons Road dated 17/8/98 Keith Stone, 5 Hareshaw Road dated 3 1/8/98
Any person wishing to inspect the above background papers should telephone Motherwell 302 104 and ask for Mr Laing. 93
Application No. S/98/0 1041IOUT Date registered 21st July 1998 APPLICANT MR & MRS R ROSS, DRUMDUFF, HARESHAW ROAD, HAWSHAW Agent DEVELOPMENT FORMATION OF 4 HOUSE PLOTS LOCATION PLOTS 2-5, HARESHAW ROAD, HARESHAW
Ward No. 19 Grid Reference 281030 660365
File Reference S/PL/B/4/47( 76)/GL/JM
Site History No significant site history
Development Plan Green Belt on the Central Industrial Area Part Development Plan 1964 Residential on Finalised Draft Southern Area Local Plan 1998
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection West of Scotland Water, SEPA, The Coal Authority Conditions No Reply
REPRESENTATIONS
Neighbours 6 letters of objection Newspaper Advertisement Not Required
COMMENTS This proposal relates to the formation of four house plots on an area of land fronting onto Hareshaw Road, Hareshaw. An associated application for the erection of a dwellinghouse is also being presented to the Committee. There have been six objections to this proposal on policy, amenity and safety grounds and the Local Member has requested that the Committee visit the site before taking a decision on this and the associated application. Having taken into account all of the issues raised by the objectors, and the background to this proposal which will be discussed in the attached report, it is my recommendation that planning permission be granted subject to conditions.
RECOMMENDATION
Grant, subject to the following conditions:-
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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;
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.
7 3. 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.
4. That the total number of dwellinghouses within the site shall be not more than 4
Reason: To enable the Planning Authority to retain effective control, in order to protect the amenity and character of the area..
5. That the only vehicular or pedestrian access to the application site shall be from points A and B annotated on the plans hereby approved.
Reason: In the interests of traffic and pedestrian safety.
6. That the design of the dwellinghouse hereby permitted shall be of single storey in nature, no greater than 6 metres in height and shall have roofs which, for the majority of their length, shall be parallel to Hareshaw Road.
Reason: To enable the Planning Authority to retain effective control, in order to protect the amenity and character of the area..
7. That, as shown on the approved plan, the dwellinghouses shall follow the building line established by the line coloured BROWN, on the plans hereby approved. 96
Reason: To enable the Planning Authority to retain effective control, in order to protect the amenity and character of the area..
S. That notwithstanding condition (1) above, no walls or fences shall be erected along the front boundary of the any plot without the prior written consent of the Planning Authority.
Reason: To ensure that the existing trees are not damaged in any way.
9. That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 any walls or fences to be erected beyond the rear of the dwellinghouses, hereby approved in outline, shall not exceed 1.0 metre in height without the prior written consent of the Planning Authority.
Reason: To ensure that the development is sympathetic to its rural setting, in the interests of the visual amenity of the area.
10. 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.
11. That notwithstanding the requirements of condition ( 10) above, the facing materials which may be used on the dwellinghouses, hereby approved in outline, shall be restricted as follows:-
(a) roof tiles shall be smooth grey, or black in colour,
(b) the use of facing brick shall be restricted to the base course and decorative features only, and
(c) external walls shall be finished in a white or off white render.
Reason: To ensure that the development is sympathetic to its rural setting, in the interests of the visual amenity of the area.
12. That no buildings or structures shall be erected within the 4.0 metre wide strip adjacent to the public sewer approximately shown shaded BLUE on the approved plans.
Reason: So that no development interferes with the presence of the public sewer
13. That within six months of the completion or occupation of each dwellinghouse a hawthorn hedge shall be planted along the rear boundary of the plot upon which the house is erected and thereafter retained to the satisfaction of the Planning Authority. 97
Reason: To ensure that the development is sympathetic to its rural setting, in the interests of the visual amenity of the area.
14. That none of the trees partly or wholly within the area marked GREEN on the approved plan shall be lopped, topped, felled, or otherwise affected, without the prior written consent of the Planning Authority.
Reason: To safeguard the amenity of the area.
15. That no trenches, for the laying of services or for any other purpose, shall be dug within the area of ground which lies below the canopy of any of the trees which are, partly or wholly, within the area marked GREEN on the approved plans.
Reason: To ensure that there is no damage to the existing trees.
16. That a minimum of 2.0 metres shall be provided between each of the dwellinghouses hereby approved, or any integral garages, and the side boundaries of each plot.
Reason: In the interests of the visual amenity of the area.
17. That notwithstanding the requirements of condition (1) above, shared driveways of at least 5 metres in width shall be provided as follows:-
(a) at point A on the approved plans to serve plots 1 and 2;
(b) at point B on the approved plans to serve plots 3,4 and 5
and no direct access shall be taken at any time to plots 2, 3 and 5 from Hareshaw Road.
Reason: To ensure the provision of adequate driver visibility in the interests of public safety and to ensure that the existing trees are not interfered with in any way.
18. That notwithstanding the requirements of conditions (1) and (1 7) above, a scheme shall be submitted for the approval of the Planning Authority along with the reserved matters application for plots 2, 3 and 5 indicating measures to prevent direct frontage access on to Hareshaw Road.
Reason: To ensure the provision of adequate driver visibility in the interests of public safety and to ensure that the existing trees are not interfered with in any way.
19. That before any of the dwellinghouse hereby permitted in outline is occupied, 2 car parking spaces shall be provided within the curtilage of each 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. 98
20. That before any of the dwellinghouses hereby permitted in outline is occupied a turning facility shall be provided within the curtilage of each plot to allow vehicles to enter and leave the plot in forward gear.
Reason: In the interests of traffic and pedestrian safety.
21. That notwithstanding the details required in condition (1 ) above, before the development hereby permitted in outline is started detailed drawings of the vehicular and pedestrian accesses, illustrating the footway crossings and visibility splays, shall be submitted to and approved by the Planning Authority.
Reason: To enable vehicles to enter and leave the plots in forward gear at all times.
22. That before any of the dwellinghouses hereby permitted in outline is occupied, the means of vehicular and pedestrian access shall be completed in accordance with condition (2 1) above.
Reason: To ensure continuity in the development of the site.
23. That before any of the dwellinghouse hereby permitted in outline is occupied everything exceeding 1.05 metres in height above road channel level shall be removed from the sight line areas approved under the terms of condition (21) above and, thereafter, nothing exceeding 1.05 metres in height above road channel level shal be planted, placed, erected, or allowed to grow, within these sight line areas.
Reason: In the interests of traffic and pedestrian safety.
24. That before any of the dwellinghouses hereby permitted in ou ine is occupied the existing footway along the frontage of the plots shall be hand cleared of all grass and weeds.
Reason: In the interests of pedestrian safety.
25. 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 retain effective control, in order to protect the existing trees in the interests of visual amenity.
26. That notwithstanding the requirements of condition ( 1 ) above, the dwellinghouses hereby permitted in outline shall be designed so that only windows to halls and bathrooms shall be contained in the south western gable elevations.
Reason: To safeguard the amenity of future residents. 99
List of Background Papers
Application form and plans received on 2 1/7/98 Letter dated 19/8/98 Amended Plans dated 91 10/98 Central Area Part Development Plan 1964, Finalised Wishaw Local Plan 1986 Draft Motherwell District Local Plan 1985, Finalised Draft Southern Area Local Plan 1998 Letter from The Coal Authority dated 22/8/98 Letter from West of Scotland Water dated 4/8/98 Letters from Mr Hamilton 13 Hareshaw Road, dated 21/8/98 Mr & Mrs G MacDonald, 16 Hareshaw Road dated 2 1/8/98 and 28/10/98 Mr G Weir, 1/3 Hareshaw Road dated 17/8/98 Mr A Stirling, 9 Hareshaw Road dated 17/8/98 and 28/10/98 John & Pamela Ross, 11 Hareshaw Road dated 17/8/98 and 28/10/98 Mr J Wilson, 5 Wilsons Road dated 17/8/98 Keith Stone, 5 Hareshaw Road dated 3 1/8/98
Any person wishing to inspect the above background papers should telephone Motherwell 302 104 and ask for Mr Laing. 100
APPLICATION No. S/98/01041/OUT
REPORT
1. SITE AND PROPOSAL
1.1 The application site is a 104 metre by 64 metre area of land fronting onto Hareshaw Road, Hareshaw, close to its junction with Wilson’s Road and Greenhill Road. To the north of the site is farmland and to the west, south and east are residential properties which could be regarded as the traditional core of Hareshaw Village. Along the frontage of the site is a line of beech trees which are the subject of a Tree Preservation Order. (See attached location plan)
1.2 The proposal is for the formation of four house plots on this land to be accessed from two points on Hareshaw Road. Plots 4 and 5 would have a shared access directly onto Hareshaw Road while plots 2 and 3 would take access via the access to plot 1 which is the subject of another application.
2. BACKGROUND AND CONSULTATIONS
2.1 The application site was released for housing development in 1991 by Motherwell District Council in response to an anticipated demand for greenfield housing sites in the East Motherwell (Villages) Area specified in the Approved Strathclyde Structure Plan. The site has, therefore, been identified as a housing development opportunity in the 1995 Draft Motherwell District Local Plan and the 1998 Finalised Draft Southern Area Local Plan. Sufficient land for another 17 plots in Hareshaw was released at the same time as the application site. These plots have extant planning consents and 12 houses have already been constructed as a result of the release of this land for housing. (The attached plan clarifies the position relative to the release of land in Hareshaw for housing purposes).
2.2 In order for the released housing land to be developed, a new sewerage system was installed in Hareshaw by Strathclyde Regional Council and this system has sufficient capacity to support the proposed development of additional plots.
2.3 No consultee has raised any objections to this proposal.
7 3. OBJECTIONS AND COMMENTS
3.1 Six residents of Hareshaw have objected to the proposal to create additional house plots in Hareshaw. The objections fall into five categories, on which I have the following comments to make.
Land - Use Zoning
(1) The site is zoned as greenbelt in the “approved” Local Plan, there is no demand for housing here and the site should therefore not be developed, or any decision should be suspended until the new Local Plan has been adopted.
Comment:- The statutory development plan for this area is the Central Industrial Area Part Development Plan, approved by the Secretary of State in 1964 on which the whole of Hareshaw lies in the greenbelt. The finalised Wishaw Local Plan 1986 also shows the site as lying within the greenbelt, however, as has already been stated, the former Motherwell District Council, with the agreement of the 101
former Regional Council, resolved to release this land for housing in 199 1.
(2) There is a lack of amenities within Hareshaw to cope with additional housing. There are no leisure facilities and the Council has neglected the street lighting and footways over a number of years.
Comment: Matters related to the maintenance of street lighting and footways are not in my opinion, issues relevant to this proposal. With respect to the the issue of “amenities”, it has to be accepted that Hareshaw, other than its surrounding countryside, has no amenities with the exception of a small area of open space at its centre. However, when dealing with an application for 5 houses, and taking into account the other 17 plots referred to in para. 2.1 above, it is not considered that this is a material consideration which would justify refusal of the current proposal.
Road Safety
(3) Hareshaw Road is a narrow road on which vehicles speed; additional vehicles are likely to exacerbate this situation and in order to achieve suitable access points the trees on Hareshaw Road would have to be removed.
Comment: Hareshaw Road is de-restricted and as such the national speed limit applies. The issue of speeding vehicles is properly a matter for the enforcing authority, in this case Strathclyde Police. The provision of additional housing in Hareshaw will result in additional vehicles using the public road, but as it is a public road the issue to be addressed in considering this application is whether or not the plots can be accessed without posing a major road safetyproblem. The applicants are proposing two access points for the total of five plots, in a similar manner to the development previously approved for Wilson’s Road, and now almost complete. In order that the required visibility splays for vehicular access can be achieved it is likely that some trees would have to be felled, and in order to minimise the number of trees affected joint driveways have been carefully selected. It is a fact that in accepting this proposal the Council would also accept reduced visibility splays comparative to the case on Wilson’s Road, and that the current roads standards will not be achieved if the trees are to be protected. This compromise would appear to be operating satisfactorily on Wilson’s Road.
Loss of Trees
(4) Protected Trees will be lost as a result of this development.
Comment: The mature beech trees along both Wilson’s Road and Hareshaw Road are a feature of the village and are the subject of a Tree Preservation Order. However this does not preclude the removal of trees in particular circumstances, and while there has been an attempt to minimise the effect of this development on the trees along Hareshaw Road it is likely that one or two may have to be felled to allow for an increased level of visibility at the access to plots 1 and 2. Any such proposal will have to be the subject of a further planning application. 102
Character of the Village
(5) The amenity of the village will be altered by more modem housing, out of keeping with the traditional look of the village.
Comment: The new houses recently constructed on Wilson’s Road are of a modern design, using modem materials, compared to the wet-dash render and slate roofs of a few of the original Hareshaw houses. However, with possibly one exception, I do not consider that the actual scale of the new houses detracts from the appearance of the village, and they could be argued to add some interest and individuality. They are, after all, designs of their time in the mid- 1990s. However this current proposal is for the development of houses closer to the traditional core of the village where it may be more appropriate to control the design of the new dwellings with specific conditions on matters such as their height, appearance and finishing materials, to give the buildings a more traditional appearance.
4. CONCLUSIONS
4.1 This proposal has raised a number of material considerations which the Committee must take into account. However, since the predecessor Councils resolved to release this land for housing, and as the design of the houses can be controlled to some extent by conditions, it is the issues of road safety and the potential loss of trees which must be addressed. It is clear that these issues are interlinked, as the more trees that are removed the greater the visibility splay, and vice versa. I feel it is essential that as many as possible of the trees are retained, as they contribute so much to the character of the village. As such, the revised proposals, showing two altered access points, is a considerable improvement on the initial proposals, given that only two trees may now require to be felled. In addition I feel that on balance the reduced visibility splays can be accepted given this rural location and the relatively small nuber of vehicles using this route.
4.2 On the basis that I am prepared to accept a compromise visibility situation on a country road, with the likely loss of no more than two of the existing trees, it is recommended that permission be granted, notwithstanding the objections received from six local residents. The Committee is asked to note, however, that the Local Member would wish the determination of this application continued pending a site visit.
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Application No. S/98/0 1 166/OUT Date registered 17 August 1998 APPLICANT G F SHARP & CO. LTD., 99 MARSHALL STREET, WISHAW ML2 7NR Agent Russell, Paterson Associates, 20 Quarry Street, Hamilton DEVELOPMENT CLASS 3 (FOOD/DIUNK) DEVELOPMENT LOCATION LAND AT GLASGOW ROADKLELAND ROAD, WISHAW
Ward No. 8 Grid Reference N.S. 279090-65 5390
File Reference S/PL/B/ 1O/ 1 7( 178)/CP/AB
Site History Part of the site (approx. 0.6 acres) is a public car park, owned by N.L.C. This was recently declared surplus to Council requirements (Ref. Building and Property Sub Committee, 1 lth November 1997, agenda item no. 14) The remaining part of the site, to the north and east, is occupied by a vacant builders yard and buildings
Development Plan Village, Neighbourhood & Secondary Commercial Area
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection British Gas Transco, West of Scotland Water, NLC Environmental Services Conditions The Coal Authority No Reply Scottish Power
REPRESENTATIONS
Neighbours 2 letters (1 accompanied by petition with 7 signatures) Newspaper Advertisement No Response
COMMENTS This outline application relates to a proposed development for Class 3 purposes, on this prominent site, at the junction of Cleland Road with Glasgow Road, on the approach to Wishaw Town Centre. A Class 3 Use is defined under the relevant planning legislation as a use for the sale of food or drink for consumption on the premises. Approximately 0.6 acres of the site is a former Council owned, public car park, which was recently declared surplus to the Council’s requirements. The remaining part of the site, to the north and east is occupied by vacant buildings and a builders yard, previously utilised by the McCartney and Reid Builder’s firm. Details of the consultations responses and representations received
105
and my observations on the planning issues affecting this application, are included in the accompanying report.
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 walls, fences 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 details of, and timetable for, the hard and soft landscaping of the site; (e) details for management and maintenance of the areas identified in condition (d) above; (f) the design and location of all boundary walls and fences; (g) the provision for loading and unloading of all goods vehicles.
Reason: To enable the Planning Authority to consider the site in detail.
2. The development sites only vehicular access shall be from Cleland Road.
Reason: In the interests of traffic safety.
That no part of the development hereby permitted shall exceed 2 storeys in height with any site buildings having traditional double pitched roofs.
Reason: In the interests of the visual and residential amenities of the area.
4. 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.
5. That within three years of the date of this permission, an application for approval of the reserved matters, specified in condition .(I) above, shall be made to the Planning Authority.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 106
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: In the interests of the visual amenity of the area.
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, 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 visual amenity of the area.
8. No part of any building hereby permitted for this development site shall be located within 10 m of the site boundary to Cleland Road or the rear gardens of the residential properties on Main Street.
Reason: In the interests of the residential amenities of the area.
9. That the permission hereby granted shall relate to the use of the site hereby approved solely for a use included within Class I11 of the Town and Country Planning (Use Classes) (Scotland) Order 1997.
Reason: For the avoidance of doubt.
10. That before development starts, details of a scheme, which provides sufficient space within the curtilage of the application site for:- (a) the parking and manoeuvring of cars; (b) the loading and unloading of service vehicles, and (c) the provision of turning areas so that all vehicles enter and leave the site in forward gear shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: In the interests of traffic safety. 107
11. That before the development hereby permitted is open for use to the public, the means of vehicular and pedestrian access shall be constructed in accordance with the approved plans.
Reason: In the interests of traffic safety.
12. Vehicular site access onto Cleland Road shall be positioned a minimum of 40 m from the existing road junction of Glasgow Road/Cleland Road.
Reason: In the interests of traffic safety.
13. That a visibility splay of 4.5 metres by 60 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the development hereby permitted is open for 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 traffic safety.
14. That prior to the commencement of any site development,a suitable scheme should be submitted to the Planning Authority detailing a 10.5 metre radii improvements to the junction of Cleland Road/Glasgow Road and the details of which shall accord with the requirements of Planning Authority.
Reason: In the interests of traffic safety.
15. The works submitted and approved under condition (14) above, shall be fully implemented to the complete satisfaction of the Planning Authority prior to commencement of any site development.
Reason: In the interests of traffic safety.
16. Notwithstanding the generalities of condition (1) above, full details shall be submitted to the Planning Authority along with any reserved matters application for
(a) the design, siting and access arrangements for any external bin storage; (b) the design, siting and access arrangements for all service/delivery arrangements to any site building; (c) the design and position of any site floodlight arrangements; (d) the design and positioning of any external plant and equipment including flues, extractors and gas and electricity equipment.
Reason: In the interests of the residential amenities of the general area. 108
17. 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 received 17/8/98 Fax from applicant dated 19/8/98 Letter from applicant dated 2/10/98 Letter dated 27/8/98 from British Gas Transco Memo dated 1/9/98 from NLC Environmental Services Department Letter dated 15/9/98 from the Coal Authority Letter and petition dated 3/9/98 from Mr Clifford Letter dated 30/9/98 from Ms I Nimmo
Any person wishing to inspect the above background papers should telephone Motherwell 302 138 and ask for C Parkes. 109
APPLICATION NO. S/98/01166/OUT
REPORT
1. Amlication Site and Proposal
1.1 This outline application relates to the establishment of a development for Class 3 purposes, at this prominent site, on the junction of Cleland Road with Glasgow Road, on the approach to Wishaw Town Centre. A class 3 use is defined under the Town and Country Planning (Use Classes) (Scotland) Order 1997, as a use for the sale of food or drink for consumption on the premises.
1.2 Approximately 0.6 acres of the site is a former public car park, within the Council’s ownership. This rough surfaced car park has been poorly utilised and was recently declared surplus to the Council’s requirements (see para 2.1 below). The remaining part of the site, to the north and east, is occupied by vacant buildings and a builders yard, previously utilised by the McCartney and Reid Builders firm.
1.3 The site is bounded to the north by residential properties and by a funeral parlour to the nortl~ east. Residential properties also lie immediately to the west of the site, on the opposite of Cleland Road. A mixture of commercial and residential properties lie to the south of the site, on the opposite side of Glasgow Road.
2. Site History
2.1 The existing public car park at the site, was declared surplus to the Council’s requirements at the Buildings and Property Sub Committee on 1 1th November 1997 (Ref. Agenda Item No 14). This part of the application site was advertised for release in the Council’s Property Bulletin in February 1998 and no interest was expressed from other Departments. At the Planning and Development Committee on 6th May 1998, approval was given for the Council to enter into a joint venture with the adjoining landowner G F Sharp, to market the current application site for a class 3 use.
3. Consultations
3.1 British Gas Transco, West of Scotland Water and NLC Environmental Services Department have no objections to the proposed development.
3.2 The Coal Authority reports that the property is within the likely zone of influence on the surface from coal workings at shallow to 170 metres depth, the last date of working being 1990. It therefore recommends that, in view of these mining circumstances, the applicant should seek appropriate technical advice before works are undertaken on site.
4. Reoresentations
4.1 A letter of objection from neighbouring residents, accompanied by a petition with 7 signatures, has been received, in relation to this application. This letter contains the following grounds for objection:-
1) The proposed development would further disrupt the flow of traffic on this busy section of Glasgow Road to the detriment of the safety and convenience of road users. 110
The increased traffic generated by the development would threaten the safety of pedestrians, and children in particular, on Cleland Road.
The proposed development would cause on street parking problems on surrounding streets, thereby detracting from the residential amenity of the area.
The proposed development would exacerbate the existing litter problems in the neighbourhood, generated from the number of hot food takeaway outlets operating in the vicinity .
The establishment of such a use would cause noise and general disturbance, particularly during the late evening hours, in the surrounding residential area.
The proposed outlet, if licensed, could jeopardise the safety and security of neighbouring residents.
The proposed building, depending on its design, may overshadow neighbouring dwellings and appear out of context with its surroundings.
An additional letter of objection, written by one of the signatories of the above petition, has also been received, in relation to this application. The following additional matters of concern include:-
The proposed development, if it proceeds, will reduce the value of surrounding residential properties. (It should be noted that this is not a valid reason for refusal in planning terms.)
The proposed development is situated in a Conservation Area and is not in keeping with the residential environment. (I should advise that the proposed site is not situated within a Conservation Area.)
The proposed development will result in the loss of a public car park and cause more on street parking on Wishaw Main Street, thereby leading to a disruption in the flow of traffic.
The proposed development would result in an overprovision of this type of establishment within the immediate area.
The proposed development would leave an area of land locked, between the garden of no. 445 Main Street and the application site resulting in a long term maintenance problem. (Since the submission of the original planning application, it should be noted that the applicant has amended the planning application to indicate that this area of land falls within their ownership and is therefore within their control.)
5. Planning Observations
5.1 The application site lies outwith the Wishaw Town Centre area, as designated on the Finalised Draft of the North Lanarkshire Southern Area Local Plan. However, the site is designated as a Secondary Commercial Area, on this plan and the proposed type of development is therefore considered in keeping with planning policies for this area. 111
5.2 The proposal for a Class 3 use would permit a range of establishments, such as a public house, restaurant or cafe. This use category does not, however, include establishments for the sale of hot food to take away. Class 3 uses, particularly when licensed, are often associated with an increase in general activity and noise levels in an area, during the evening hours. Such activities may prove a source of annoyance to the occupants of neighbouring residential properties, especially where these are situated in otherwise quiet surroundings.
5.3 The application site lies directly opposite residential properties on Cleland Road and borders onto the gardens of 3 dwellings on Cleland Road and Main Street. To some extent, residents in this area must be accustomed to a certain level of noise and disturbance, caused by traffic generated at this busy junction, on the approach to the town centre. It is also noted that the part of the site which borders directly onto residential properties, has previously been occupied by a builders yard. This would have resulted in a certain amount of noise disturbance in the immediate vicinity.
Nevertheless, it must be acknowledged that the proposed development has the potential to create a source of additional noise disturbance, particularly during the evening hours. To some extent, such problems may be addressed under the licensing regulations, where scope exists to restrict opening hours, taking into account the proximity of neighbouring residential properties. In the event that the current application is approved, I would further recommend, however, that conditions are imposed to ensure that the resulting building and the associated servicing and parking areas, are situated a reasonable distance from neighbouring residential properties, to minimise any possible noise disturbance. I would also recommend that conditions be applied to ensure the provision of adequate screening and means of enclosure on the site’s boundaries, thereby safeguarding the privacy and security of neighbouring properties.
5.4 Representations from neighbouring residents, on the grounds that the proposed development would result in the loss of a public car park are noted. This site has not been well used in the past, which is at least partly due to its relatively remote location, in relation to Wishaw Town Centre. It is also noted that a new public car park has recently been constructed at the rear of nos. 259-333 Main Street, which should serve most of the off street parking requirements, at the lower end of Wishaw Main Street.
5.5 The objectors concerns that the proposed development would cause further disruptions to the flow of traffic on this already busy route, are noted. It is considered, however, that a development of the nature proposed, would be acceptable at this site, from a road safety point of view, providing that certain requirements are met by the developer. These requirements would include the prevention of any vehicular access onto Glasgow Road from the site, and the placing of the future vehicular access to the site, on Cleland Road, at a safe distance from its junction with Glasgow Road. The radius at the junction of Cleland Road with Glasgow Road, would also require to be widened to meet current standards, thereby resulting in the loss of a small proportion of the site area. Otherwise, providing that the parking and access standards are in keeping with the Roads Guidelines, adopted by the Council as Roads Authority, I would have no objections to the proposal on road safety grounds.
The provision of a satisfactory level of off street parking facilities should also reduce the likelihood of on-street parking on Cleland Road, as a result of this development, thereby protecting the area’s residential amenity. 112
5.6 With regard to the generation of litter from the development, it should be noted that Class 3 uses do not include hot food take away outlets, which are the type of establishments most frequently associated with such problems. I do not therefore consider this particular concern to pose a major difficulty with this development.
5.7 Finally, it should be noted that the over provision of the type of establishment proposed within
the immediate area, as observed by neighbouring residents, is not in itself a plannin,0 issue,. which may be used as a reason to refuse this application.
6. Conclusions
6.1 The proposed use of this vacant site, for a Class 3 food/drink category of development, is considered in keeping with the policies of the relevant Local Plan for the area, in which the site is zoned as a Secondary Commercial Area.
6.2 The concerns of neighbouring residents in relation to possible noise disturbance and traffic generation are acknowledged. However, having examined the proposals in the light of the above concerns, I am of the opinion that these issues may be adequately addressed. through the imposition of planning conditions, on any relevant planning approval. The proposed development would also require the submission of a further detailed planning application. The opportunity may be taken at that stage to further control the form and layout of the future development in order to ensure that traffic standards and the impact of the development on residential amenity, are adequately controlled.
6.3 Having taken the above factors into consideration, I am of the opinion that the proposed development represents a suitable use for this vacant and prominent site.
In conclusion, I am satisfied that the proposal is in accord with the relevant local plan zoning for the area, can meet required access parking and highway safety concerns and with appropriate conditions meet acceptable residential amenity requirements for the area. I therefore recommend that outline planning permission be granted. 113
Application No. Si9810 1276iFUL Date registered 15th September 1998 APPLICANT ROSEPARK NURSING HOMES, 261 NEW EDINBURGH ROAD, VIEWPARK, G71 6LL Agent W H Dickie, 77 Hamilton Road, Motherwell, ML1 3DG DEVELOPMENT CONSTRUCTION OF RESIDENTIALNJRSING UNIT LOCATION 261 NEW EDINBURGH ROAD, VIEWPARK
Ward No. 22 Grid Reference 27 1230 660770
File Reference SIpLIB/9/109(25 1)IWLSIJM
Site History Former play area, sold by Motherwell District Council to the applicants.
Development Plan Residential (Uddingston - Tannochside Town Map) Established Housing Area (Draft Southern Area Local Plan) Contrary to Development Plan No
CONSULTATIONS
Objection No Objection West of Scotland Water; Lanarkshire Health Board; NLC Environmental Services; Coal Authority; Scottish Power Conditions No Reply NLC Social Work
REPRESENTATIONS
Neighbours 3 objections received Newspaper Advertisement 3 objections received
COMMENTS This application is for the construction of a 17 bed ResidentialNursing Unit, and the opening of a vehicular access onto New Edinburgh Road, at Rosepark Nursing Home in Viewpark.
The proposal has attracted a total of six objections, from residents of Rosepark Avenue, details of which are contained in the accompanying report. I recommend that permission be granted, but advise the Committee that one of the objectors has requested that the Committee visit the site before determining the application.
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. n 115
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That before the Residentialrnursing Unit 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.
3. That before the ResidentialNursing Unit hereby permitted is brought into use, the existing vehicular access point from New Edinburgh Road, marked 'A-A' on the approved plans, shall be reinstated as a footway.
Reason: In the interests of road safety.
4. That before the ResidentialNursing Unit hereby permitted is brought into use, details of signs identifying the car park, and their locations, shall be submitted to, and approved by, the Planning Authority, and the signs shall be erected prior to the unit being brought into use.
Reason: To ensure the most effective use of the car parking facilities.
5. That before the ResidentialNursing unit hereby permitted is brought into use, the existing access shall be widened to a 5.5 metre wide dropped kerb access.
Reason: To ensure the provision of satisfactory vehicular access to the site.
6. That before the ResidentialNursing unit hereby permitted is brought into use, the existing lighting column adjacent to the access on Rosepark Avenue shall be replaced and relocated, at the applicant's expense, to a position agreed with the Roads Authority.
Reason: In the interests of road safety.
7. 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.
8. That, notwithstanding the requirements of condition (7) above, before the Residential/Nursing unit hereby permitted is brought into use a 1.8 metre high wall or fence shall be erected along the boundaries marked YELLOW on the approved plans.
Reason: To safeguard the residential amenity of the area. 116
9. That, notwithstanding the requirements of condition (7) above, before the ResidentiaVNursing unit hereby permitted is brought into use, a 1.8 metre high wall shall be erected along the boundary marked GREEN on the approved plans.
Reason: To safeguard the residential amenity of the area.
10. 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.
11. 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.
12. That within one year of the occupation of the Nursing/Residential Unit hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition (1 1) 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 of the building.
13. That all construction works, relating to the structure of the building, the erection of fencing, excavations, ground moulding and surfacing (but excluding internal works once the walls and roof have been erected), and including deliveries of building materials, associated with the proposed NursingResidential Unit shall take place only during the following hours, viz: Monday to Saturday 8am - 5pm.
Reason: To safeguard the residential amenity of the area.
14. That all contractors' vehicles associated with the construction of the proposed NursingResidential Unit, including heavy plant, lorries, vans and private cars, shall be parked within the site, and not on Rosepark Avenue. 117
Reason: In the interests of traffic and pedestrian safety.
List of Background Papers
Application Form and Plans Letter dated 2 1.9.98 from W H Dickie Letter dated 20.10.98 from W H Dickie Letter dated 3.1 1.98 from W H Dickie Uddingston - Tannochside Town Map Southern Area Local Plan Finalised Draft Memo dated 24.9.98 from Transportation Team Manager Letter dated 22.9.98 from West of Scotland Water Letter dated 1.10.98 from Lanarkshire Health Board Memo dated 30.9.98 from Director of Environmental Services Letter dated 5.10.98 from British Coal Letter dated 13.10.98 from Scottish Power Letter, undated, from C A O’Hagan Letter dated 17.9.98 from Mr & Mrs J Stewart Letter, undated, from C.McShannon Letter dated 5.10.98 from M. Stewart Letter dated 3.10.98 from S Clifford
Any person wishing to inspect the above background papers should telephone Motherwell 3 02088 and ask for Mr Stevenson. 118
APPLICATION No. S/98/0 1276FUL
REPORT
1. PROPOSAL AND SITE
1.1 This application is for the construction of a 17 bed residentiaVnursing unit on land to the north of Rosepark Nursing Home, Viewpark; the applicants also initially sought permission to re- open an access onto New Edinburgh Road, but withdrew that element of the proposal following discussions with the Department.
1.2 The proposed building would be single storey with a pitched roof, and in addition to the 17 bedrooms there would be day rooms, dining space and staff facilities. The unit would be linked operationally to the existing home, and there would be an increase in staffing of two care staff on duty at all times and two domestic staff 6 hours per day. Access would be via the existing entrance at Rosepark Avenue, which would be widened, and 14 extra parking spaces would be provided.
1.3 The site is an undeveloped piece of land which was sold to the applicants by the former Motherwell District Council. The land is generally rectangular in shape, coming to a point at the northern end, and rises away from the entrance. It is surrounded on three sides by housing, and to the south by the existing Rosepark Nursing Home. Rosepark Avenue, from which the site would be accessed, is a residential cul-de-sac containing 34 dwellings, 32 of which are four-in-a-block flats.
2. BACKGROUND
2.1 Planning permission was granted in 1991 for the construction of Rosepark Nursing Home, which provides 4 1 beds. That permission restricted access to the site to one entry point, at Rosepark Avenue, and required an existing access onto New Edinburgh Road to be closed for road safety reasons. Since the home came into operation, a number of complaints have been received from Rosepark Avenue residents relating to traffic matters.
2.2 In 1992, the former Motherwell District Council agreed to market the land which is the subject of this application for house plots, but no suitable offers were received. That resulted in the Council re-marketing the site, in August 1993, following which it was agreed to sell to the owner of the adjacent Nursing Home.
3. CONSULTATIONS
3.1 No objections were received from West of Scotland Water, Lanarkshire Health Board, NLC Environmental Services, The Coal Authority or Scottish Power.
3.2 NLC Social Work did not reply. 119
4. OBJECTIONS RECEIVED
4.1 The usual neighbour notification process was carried out and the application was also advertised in two local newspapers under the ‘Bad Neighbour’ procedure, following which six objections were received from residents of Rosepark Avenue. A revised version of the proposal was submitted showing a smaller building and improved car parking, and the neighbours were renotified, but did not withdraw their objections.
4.2 The main points raised by the objectors are as follows:-
a) Traffic and parking problems currently exist, and the proposal would worsen these.
b) The safety of children playing in the street would be at risk from traffic.
c) The proposed building would block sunlight from the adjacent garden.
d) The proposed building would be very close to the adjacent gardens, and to one objector’s kennel, and noise from these existing properties may give rise to complaints from the nursing home.
e>’ The proposed unit would be a target for burglaries.
f) Building work and construction traffic would cause disturbance.
9) The entrance from New Edinburgh Road should be opened, and the Rosepark Avenue entrance closed.
One objector also requested that the Committee visit the site prior to taking a decision on this application.
4.3 My observations on the objections are as follows:-
a> Rosepark Avenue is a narrow street, with much on-street parking, and it is true that the proposal would be likely to create additional traffic. However, the additional vehicle movements would be likely to be spread throughout the day, and not concentrated at particular times, and the site will contain additional parking, in excess of the Council’s minimum standards.
b) As noted above, additional traffic would be generated, but not necessarily to the extent that it would compromise road safety.
c) The proposed building has been reduced in height and moved further back from the boundary, and so should not cast any significant shadow into adjoining gardens.
d) As noted above, the building has been redesigned to increase the distance to the boundary, although there could be no guarantees that the noise from pets or children nearby would not cause disturbance to residents of the home. 120
e> The possibility of the building being broken into is not one that could be quantified, or used as a basis for a decision on a planning application. The applicants have been advised to discuss their proposals with the police Architectural Liaison Officer.
0 It is true that, during construction, there may be some disturbance, but that could not be used to justify refusing permission; however, it would be possible to restrict the working hours during construction by means of a planning condition.
g> The matter of the opening of the access onto New Edinburgh Road is now academic, as that part of the proposal has been withdrawn by the applicants following discussion with officials.
5. PLANNING CONSIDERATIONS
5.1 The proposal originally included the re-opening of an access onto New Edinburgh Road, closed as a requirement of the planning permission for the original nursing home. However, it was considered that this posed serious road safety problems, the road being an ‘A’ class distributor with a 40 mph speed limit. The applicants therefore agreed to omit that part of the proposal.
5.2 In relation to the proposed unit itself, there have been detailed discussions with the applicants to try to achieve a form of development which would be acceptable. The original proposal involved a larger building with 20 beds, but this has since been amended to a development which is smaller in size, with 17 beds, and has an improved car park, which would result in a total of 24 spaces being available between the two units.
5.3 While I acknowledge that there is already a significant degree of on-street parking on Rosepark Avenue (arising from local residents) and that there may have been previous difficulties as a result of the existing nursing home, the current proposal would provide a number of parking spaces in excess of the level noted in the Roads Guidelines; it is considered unlikely that the additional traffic which would result from the new bedrooms would have a seriously detrimental effect on Rosepark Avenue traffic.
6. CONCLUSIONS
6.1 This application poses a number of issues, some of which are inter-related and refer to the operation of the existing Rosepark Nursing home. The building proposed, having been amended to reduce its height and re-position it in relation to the boundaries, is generally acceptable. The issue of additional traffic along Rosepark Avenue is one which is difficult to substantiate, although there inevitably will be extra cars visiting the site; as visiting is not restricted to particular times and staff arrive and leave at non peak hours, the extra traffic will be limited in its effect. The car park will also be more than doubled in size and so the concerns of local residents over parking should be resolved; furthermore, it is possible to require signs to be erected to direct visitors to the appropriate car park and to encourage them to use the formal parking facilities rather than the street.
6.2 It is therefore recommended that the proposed new 17 bed unit is approved, subject to various conditions, including restrictions on the working times during the construction period. 121
Application No. S/98/0 1285lFUL Date registered 9th September 1998 APPLICANT ROBERT WISEMAN & SONS LTD, 159 GLASGOW ROAD, EAST KILBRIDE Agent Kiloh Associates, 4 Park Circus Place, Glasgow, G3 6AH DEVELOPMENT CONSTRUCTION OF A FACTORY UNIT AND PARKING FACILITIES LOCATION BELGOWAN STREET, BELLSHILL INDUSTRIAL ESTATE, BELLSHILL
Ward No. 24 Grid Reference 272850 661200
File Reference S/PL/B/7/25(3 1S)/RMcI/JM
Site History The parts of Bellshill Industrial Estate covered by this planning application have not previously been developed.
Development Plan Industry: Bellshill and Mossend Local Plan
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection NLC Environmental Services; West of Scotland Water; SEPA; The Coal Authority Conditions No Reply
REPRESENTATIONS
Neighbours One letter of concern relative to car parking Newspaper Advertisement Not Required
COMMENTS This application is in respect of the construction of a 5200 sq.m. factory unit for the manufacture of plastic milk containers, together with the provision of a 100 space car-park and a 26 space truck and trailer parking area adjacent to Robert Wiseman’s existing daiN complex at Bellshill Industrial Estate.
At the present time 220 people are employed on site over a three-shift basis, and the new production unit will provide a further 36 jobs. The existing and proposed buildings will be joined by a conveyor link bridge.
The northern end of the Industrial Estate is often congested with heavy goods vehicles, and the situation could deteriorate when the empty
123
14,000 sq.m “big blue shed” is re-occupied in the near future, and the site at the corner of Belgrave Street/Inchinnan Road/Larkin Way is redeveloped as a 9,000 sq.m. distribution/warehouse unit. The position at Wiseman’s existing premises is particularly congested with its substandard car parking facilities and deficient commercial vehicle yard at the milk reception area. The proposed car park and truckltrailer parking area on the opposite side of Belgowan Street will help relieve the situation to some extent, although I have to state that my Transportation Team Manager has reservations about the congestion/ car-parking position notwithstanding Wiseman’s intentions with respect to the provision of off-street parking facilities.
While it is clear that Wiseman’s proposals represent a compromise solution given the operational linkage between the dairy complex and the container manufacturing unit, and the ground available to them to provide off-street parking facilities, this L4.0 million investment in Bellshill is still to be welcomed. Notwithstanding the ’transportation’ problems highlighted above, and the concerns raised by MKG (Food Products) Ltd about congestion caused by Wiseman’s employees parking on Noremac Way which leads to the access to their premises at the Industrial Estate, it is recommended that planning permission be granted. It is anticipated that the new production facility will be brought into use by the end of 1999.
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 prior to the factory unit hereby permitted being brought into use, the following elements of the proposed development shall be completed in accordance with the approved plans:-
I) The vehicular access to Site 3 from Belgowan Street, with radius kerbs of 10.5 metres and an inner tangent-point width of 7.3 metres.
2) The truck and trailer parking area at Site 2.
3) The car parking area at Site 2. 124
4) The altered vehicular access to Site 2 from Belgowan Street, with radius kerb of 10.5 metres and an inner tangent-point width to 7.3 metres.
Reason: To minimise commercial vehicle manoeuvring and car parking on Belgowan Street in the interests of road safety and the free-flow of traffic at .Bellshill Industrial Estate.
3 That prior to Site 2 being brought into use in accordance with the approved plans, appropriate warning signs shall be erected at the exit point indicating that drivers should give way to traffic on Belgowan Street, and give priority to traffic entering Site 2 from Belgowan Street and from Site 1. (The wording of the required signs shall be agreed with the Planning Authority prior to their erection).
Reason: In the interests of road safety
4. That any fences to be erected at Sites 2 or 3 shall be of the galvanised steel pallisade type (3 metres in height), and they shall be erected in the positions illustrated on the approved plans.
Reason: In the interests of amenity.
5. That any fences to be erected in terms of condition (4) above shall recognise visibility splays of 9.0 metres x 90.0 metres at both of the vehicular accesses on Belgowan Street (i.e. at Sites 2 and 3).
Reason: In the interests of road safety.
6. That within 6 months of the date of this consent, details of the landscape treatment at Site 2 and the treatment of the remaining part of Site 3 (i.e. to the north of the proposed truckltrailer and car parking facilities) shall be submitted to, and for the approval of the Planning Authority.
Reason: To ensure that the proposed treatment of the soft areas of the application sites is acceptable to the Planning Authority in the interests of amenity.
7. That the landscaping schemes approved in terms of Condition (6) above shall be implemented within 6 months of the factory unit hereby permitted being brought into use.
Reason: In the interests of the amenity of Bellshill Industrial Estate. 125
List of Background Papers
Application form and plans dated 8 September 1998 Letters from Kiloh Associates dated 30 September, 22 & 29 October 1998 Bellshill and Mossend Local Plan Letter from SEPA dated 24 September 1998 Letter from The Coal Authority dated 30 September 1998 Memo from Transportation Team Manager dated 14 September 1998 Letter from West of Scotland Water dated 16 September 1998 Letter from NLC Environmental Services dated 14 September 1998 Letters from MKG (Food Products) Ltd dated 16 September and 22 October 1998
Any person wishing to inspect the above background papers should telephone Motherwell 302089 and ask for Mr McInnes. 126
Application No. S/98/01287/FUL Date registered 10 September 1998 APPLICANT LANARKSHIRE DEVELOPMENT AGENCY Agent Halcrow Crouch, The Octagon, 35 Baird Street, Glasgow DEVELOPMENT CONSTRUCTION OF NEW ROAD, RE-PROFILING EXISTING GROUND TO CREATE DEVELOPMENT SITES AND ASSOCIATED LANDSCAPING LOCATION RAVENSCRAIG, MOTHERWELL
Ward No. 6 Grid Reference
File Reference S/PL/B/5/5(5 I)/LB/AB
Site History This site has a long history of planning applications relating to its operation as a steelworks. Since the plant closed in June 1992 there have been a series of applications relating to the treatment and removal of contaminated material and treatment of contaminated ground water.
Development Plan Redevelopment Site on Southern Area Local Plan Finalised Draft
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Scottish Power, British Telecom, West of Scotland Water Conditions Health & Safety Executive, Transco, SEPA, Scottish Natural Heritage, Director of Leisure Services No Reply The Coal Authority, Railtrack, Director of Environmental Services
REPRESENTATIONS
Neighbours One letter of objection, One letter of representation Newspaper Advertisement No Response
COMMENTS This application seeks consent to construct a 2.4 km spine road and associated landscaping works through the Ravenscraig site from Carfin in the north to Craigneuk Street in the south. The proposal also involves the re-profiling of three areas within the site to create development sites. This proposal represents the first phase of development on the Ravenscraig site and is in accordance with the Master Plan for the regeneration of the site.
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 within one year of the completion of the road hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting hereby approved 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 visual amenity.
3. That within six months of the completion of the first single carriageway and before construction of the dual carriageway, the interim planting scheme specified in para 10.4 of the Supporting Statement dated October 1998 shall be implemented.
Reason: In the interests of visual amenity.
4 That before the development hereby permitted is completed, a management and maintenance scheme for the landscaping scheme referred to in condition (3) above, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To ensure the satisfactory aftercare of these works.
5 That before completion of the development hereby permitted, the management and maintenance schemed approved under the terms of condition (4) shall be in operation.
Reason: To ensure the satisfactory aftercare of these works.
6. That prior to the new road hereby permitted being brought into use the existing bus stops, bus lay-bys and shelters on Merry Street and Motherwell Road affected by the development shall be relocated on the new road at locations agreed in advance with the Planning Authority.
Reason: In the interests of traffic and pedestrian safety.
7. That before any development commences on site detailed drawings showing the alterations to the existing road network, including the provision of turning circles, turning heads and footway connections shall be submitted to, and approval thereof obtained from the Planning Authority.
Reason: In the interests of traffic and pedestrian safety. 129
8. That before the development hereby permitted is brought into use all works covered by the scheme, approved under the terms of condition (7) above shall be constructed in accordance with the approved plans.
Reason: In the interests of traffic and pedestrian safety.
9. 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) 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 visual amenity.
10. That within one year of the commencement of the road hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition (9) 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 visual amenity.
11. That before the dual carriageway hereby permitted is brought into use detailed designs for the pedestrian and cycle bridge shown on the approved plans shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: In the interests of pedestrian and cyclist safety and visual amenity.
12. That before work commences on the re-profiling of the development sites a detailed Ecological Study of the Ravenscraig site, the parameters of which shall be agreed with the Planning Authority in consultation with Scottish Natural Heritage, shall be carried out and the findings submitted to the Planning Authority, for their approval or modification as may be required.
Reason: To enable the Planning Authority to consider these aspects.
13. That before work commences on the re-profiling of the development sites any revisions to the boundaries of the development sites and details of any mitigation measures required as a result of the findings of the Ecological Study required under the terms of condition (1 2) above, shall be submitted to the Planning Authority, in consultation with Scottish Natural Heritage, for their approval or modification as may be required.
Reason: To enable the Planning Authority to retain effective control, in order to safeguard the environmental amenity of the site. 130
14. That before work commences on the re-profiling of the development sites the works required under the terms of condition (13) above shall have been implemented.
Reason: To safeguard the environmental amenity of the site.
15. That before development commences on site measures, which have previously been agreed in writing with the Planning Authority, shall be put in place to protect areas of wildlife and landscape interest, adjacent to the development areas and spine road, to avoid accidental damage to these interests.
Reason: To enable the Planning Authority to retain effective control, in order to safeguard the environmental amenity of the site.
List of Background Papers
Planning application forms and plans Ravenscraig first release programme planning application supporting statement September 1998 Grayling Butterflies at Ravenscraig report for Northern Ecological Services September 1998 Traffic Impact Assessment Southern Area Local Plan Finalised Draft September 1998 Letter dated 26 October 1998 from SEPA Letters dated 14 October 1998 & 2 November 1998 from Scottish Natural Heritage Letter dated 15 & 16 October 1998 from Transco Letters dated 22 September & 12 October 1998 from West of Scotland Water Letter dated 5 October 1998 from British Telecom Letter dated 23 September 1998 from Scottish Power Letter dated 25 September 1998 from Health and Safety Executive Letter dated 17 September 1998 from British Steel Letter dated 16 September 1998 from ABR Roofing Services Memo dated 4 November 1998 from Head of Parks and Catering
Any person wishing to inspect the above background papers should telephone Motherwell 302 127 and ask for L Bowden. 131
PLANNING APPLICATION NO. S/98/0 1287iFUL
REPORT
I .o BACKGROUND
1.1 This application seeks consent for the initial phase of development associated with the Master Plan for the Regeneration of the Ravenscraig site. The First Release Programme involves the formation of the spine road through the site, from Carfin in the north to Craigneuk in the south, and the re-profiling of land to form two sites for housing development, one at Carfin and one at Cleekhimin, and a site for inward investment just north of the Dalzell Works.
1.2 The application for these works has been submitted in advance of the planning application for the Master Plan proposals because European funding in the form of RESIDER funding has been secured to fund a percentage of the development costs. One of the conditions of this award is that work must commence on site during 1999. Due to its size and complexity it would not be feasible to obtain permission for the Master Plan in this limited timescale.
1.3 The Southern Area Local Plan Finalised Draft identifies the Ravenscraig site for redevelopment. Policy TR6 Ravenscraig Access Improvements indicates the Council’s support for improvements to the public transport and road networks associated with the redevelopment of the site one element of which is the provision of an internal spine road. Part of the route of the proposed spine road is, however, identified on the Local Plan as a Site of Interest for Nature Conservation (SINC) which under Policy ENV 14, the Council will seek to protect.
2.0 THE PROPOSAL
2.1 The proposal involves two elements: the construction of the spine road; and the re-profiling of three areas of ground to provide development sites.
2.2 The road proposal involves forming a new roundabout at the north part of the site on the former Northgate Landfill area. This will require the formation of a new road taking through traffic away from the north end of Merry Street and linking into the roundabout. The northern part of Merry Street will become a road for local access only. In addition, the proposal requires the re-opening of Motherwell Road, Carfin to through traffic and the existing roundabout at the north end of Merry Street to be abandoned.
2.3 The new road will be dual carriageway with a 3 metre wide central reservation and 5 metre wide combined footpath and cycleway. Initially it is anticipated that only one half of the dual carriageway will be constructed as Phase 1 and that the second carriageway will be constructed as part of the Phase 2 works. There will be eight roundabouts constructed to allow access to the different areas of the site. The eighth roundabout will be formed at the junction with Craigneuk Street. This roundabout will also create a new access into Flemington Industrial Park (formerly Long Airdox), which will improve traffic flows in the area. This is not intended to be the final line of the road. It is envisaged in the Master Plan that at a later date the southern end of the road will link into Airbles Road, joining at the Airbles Road/Windmillhill Street roundabout. 132
2.4 The proposed landscape treatment of the road has been designed to reflect the adjacent land uses proposed in the Master Plan and low shrub planting has been used to reduce the impact of the road on pedestrians/cyclists. The site is divided into three landscape zones: Zone 1 in the north is semi-formal; Zone 2 is woodland planting to tie into the South Calder Glen woodland; and Zone 3 is formal with avenue trees and ornamental shrub planting. During the period when only one half of the dual carriageway is constructed the area for the remaining carriageway, semi-ornamental shrubs in the north of the site and wildflower seed mix in the central sector.
2.5 As stated previously, there are three development sites associated with this planning application. These are to be re-profiled to create new platform levels for redevelopment. The levels indicated on the application plans are compatible with the proposed road.
3.0 CONSULTATIONS
3.1 When consulted the following bodies had no objections to the proposals subject to any affected plant being relocated:- Scottish Power, British Telecom, West of Scotland Water - Water and Sewerage.
3.2 Health and Safety Executive have stated that parts of the north-western area marked for development are within the Consultation Distance for the BOC Ltd. site at Carfin whilst other parts of the proposed development are within Consultation Distance of a Transco major hazard pipeline. HSE will be a statutory consultee for development taking place within the Consultation Distance.
3.3 Transco have indicated that they have a 10” high-pressure gas main which crosses the line of the proposed road at Merry Street and that diversion of the pipe is likely to be required.
3.4 SEPA have responded saying that they have a number of concerns principally construction works close to the Secure Containment Facility and excavation of the Northgate Landfill Site and arrangements for treatment and disposal of surface water which has to be agreed with SEPA in advance.
3.5 Scottish Natural Heritage have stated that whilst they support the principles of the Master Plan they are concerned that if this application is granted planning permission, development may commence on site before a full ecological survey has been carried out.
3.6 In light of these concerns some initial survey work was undertaken. A butterfly survey was carried out along the line of the proposed road and at other locations on the site which provide suitable locations for butterflies. Unfortunately, this survey was carried out towards the end of the summer when conditions were not conducive to butterflies flying. There were six species found on these sites including several sightings of the Grayling (Hipparchia semele). Ravenscraig is one of a very few inland sites in Scotland where Graylings are known to breed. It has been accepted by SNH that as the Graylings are not confined to the line of the road that this development can take place.
3.7 The Director of Leisure Services has suggested some modification to the species to be used in the landscaping scheme and has stated that the landscaping should set a high standard for future developments which he is concerned has not fully been exploited by the proposal. 133
3.8 No response has been received from Railtrack, The Coal Authority, Director of Environmental Services.
4.0 OBJECTIONS AND REPRESENTATIONS
4.1 One letter of objection has been received from an adjoining neighbour who owns part of the application site. The objector has now been notified as an owner, as required by the Town and Country Planning (General Development Procedure) (Scotland) Order 1992. Ownership of the site is not a material consideration in determining a planning application.
4.2 British Steel Dalzell Works have sent in a letter of representation stating that providing the proposed development includes moving the twin overhead 33kV supplies underground whilst maintaining the 16 MVA capacity of each supply, they have no objections to planning permission being granted.
5.0 OBSERVATIONS
5.1 The proposed development of the spine road is crucial to securing the redevelopment of the Ravenscraig site. At present access to the site is very poorly located and the road system through the site is not suitable to serve any new development. It was not the original intention of the Master Plan proposals that separate elements of the development would have individual planning applications, however, funding requirements are dictating that, in this case, it has to be that way.
5.2 The concerns of SNH have been addressed as far as possible as the timescale for submitting an application for planning permission would allow. An ecological survey of the roadline has been carried out, focusing on the issue of Grayling Butterflies, in advance of the planning application. The applicants have been in discussion with SNH and it has been agreed that an ecological baseline study of the entire site will be carried out before any work commences on the development sites. SNH and North Lanarkshire Council have been consulted on the scope of the Ecological Study. It is, therefore, proposed that if planning permission is granted for this application that a condition is attached which would require the Ecological Study to be carried out before any land forming of the development sites takes place. If, as a result of the study, changes to the proposals for the development sites are shown to be necessary then revised proposals shall be submitted to the planning authority.
5.3 The letter of representation from the Dalzell Works concerning the relocation of electricity apparatus has been accepted by the applicant and along with the diversion of other services is incorporated in the proposal.
5.4 In light of the foregoing considerations, I recommend that planning permission should be granted for this development. 134
Application No. S/98/0 138 1FUL Date registered 6 October 1998 APPLICANT GRAHAM MARSHALL AND SON, 41 DRYBURGH ROAD, WISHAW ML2 7SA Agent DEVELOPMENT EXTENSION TO JOINERS WORKSHOP (RETROSPECTIVE) LOCATION 41 DRYBURGH ROAD, WISHAW
Ward No. 8 Grid Reference 279377-655433
File Reference S/PL/B/10/20( 127)/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 West of Scotland Water, NLC Environmental Services Conditions No Reply
REPRESENTATIONS
Neighbours Two letters of objection from one objector Newspaper Advertisement Not Required
COMMENTS The applicant seeks planning consent for an extension to joiners workshop at 41 Dryburgh Road, Wishaw. It should be noted, however, that the workshop was built prior to the application being submitted and the applicant had also started selling timber direct to the public. He immediately ceased retail sales when contacted by my Department. Two letters of objection have been received from an adjoining neighbour, objecting to the development on various grounds, details of which may be found in the accompanying report. I hereby recommend that planning consent is granted subject to conditions.
136
RECOMMENDATION Grant, subject to the following conditions:-
1. That the premises shall be used as a Joiner's workshop 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: In the interests of traffic safety.
2 That the extension hereby approved shall be painted or stained in a colour, prior approved by this department, within 2 months from the date of this permission.
Reason: To safeguard the amenity of the adjoining residential area.
3. That operations on the site, for which planning permission is hereby granted, shall take place only between the hours of 8 am to 5 pm (Monday - Friday) and 9 am to 1 pm on Saturdays.
Reason: In the interests of the residential amenity of the area.
4. That retail sales of timber or associated goods shall not be permitted from the application site.
Reason: In the interests of the residential amenity of the area.
5. That within 2 months from the date of this permission, the existing substandard dropped kerb footway crossing shall be widened to 5.5 metres leading to a 5.5 metre wide access.
Reason: In the interests of traffic safety.
List of Background Papers
Application form and plans dated 6/10/98 North Lanarkshire Southern Division Local Plan - Finalised Draft Letter dated 16/10/98 from West of Scotland Water Memo dated 15/10/98 from NLC Environmental Services Memo dated 1511 0198 from NLC Chief Executive Letters of objection dated 11/9/98 and 25/10/98 from Mr Shakir, 49 Dryburgh Road, Wishaw
Any person wishing to inspect the above background papers should telephone Motherwell 302 142 and ask for Mr Lemon. 137
APPLICATION NO. S/98/0 138 1/FUL
REPORT
1. Site and Proposal
1.1 The applicants seek retrospective planning consent for an extension to their premises at 41 Dryburgh Road, Wishaw.
1.2 The site is bounded by Braedale Roofing to the south, Tesco car park to the west, dwellinghouses to the north and Dryburgh Road to the east. The commercial part of the property known as 41 Dryburgh Road is located to the front of the site with the applicants’ dwellinghouse located to the rear.
2. Background Information
2.1 No planning consent has been granted at the application site relating to it’s use as a joiners workshop facility in the past, however, the site would appear to have an established use as a joiners workshop, having been in existence for more than 10 years.
3. Consultation
3.1 Neither West of Scotland Water nor NLC Environmental Services objected to the application.
4. Representations
4.1 Two letters of objection were received from a neighbouring residential property. The objections can be summarised as follows:- loss of privacy; devaluation of property due to application site intensifying its use; increased traffic problems due to customers parking outside premises on public road; increased noise levels and no customer car park resulting in on-street parking.
5. Observations and Conclusion
5.1 The comments of the objector appear to be based on the fact that the applicant has intensified the use of the site without gaining the necessary planning consent. It is accepted that the site is not suitable for retail sale of goods direct to the public, due to the lack of space for customer parking, and unsuitable access, which in turn would inevitably lead to on-street parking at a busy part of the road, resulting in traffic congestion. The extension, as built, is simply enclosing two existing small stores and an office to make them more practical. I have no objection to the extension, although it will benefit from being painted in a suitable colour to make it look less obtrusive. This matter can be covered by a suitable planning condition.
5.2 As a result of discussions with the applicant, any reference to retail sale of goods from site has been deleted from the property’s signage. The applicant has also amended his original proposal by deleting the retail sale of goods element from the original submission, thereby satisfying my general concerns in respect of highway matters. This change should also respond to the main objections against the proposal from near neighbours. 138
5.3 The workshop extension does not, in my opinion, create a problem at the site, provided that it is used as a workshop and not as a retail outlet, I therefore recommend that consent is granted for the recently constructed extension. It should also be noted that the application allows the Planning Authority the opportunity to control the site operations, by imposing conditions on the applicant relating to hours of operation and upgrading their access to an acceptable standard.