North Lanarkshire Council
DEPARTMENT OF PLANNING AND ENVIRONMENT
Planning Applications for considerat ion of Planning and Environment Committee
Committee Date : 17fhAugust 2005
Ordnance Survey maps reproduced from Ordnance Survey with permission of HMSO Crown Copyright reserved APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 17 AUGUST 2005
Page No. Application No. Applicant DevelopmentlLocus Recommendation
6 N/02/00799/FUL A & L King Construction of 28 Dwellinghouses - Grant (P) (Builders) Ltd Site to the south east of Main Road Condomat
16 N/05/0085 UFUL Mr D Gordon Non-Compliance with Condition 1 Grant (Timescale for Submission of Reserved Matters Application) of Planning Permission N/O 1/01679/OUT (Development of Roadside Facilities and Replacement Sports Provision) - Site at Johnston Farm Woodneuk Avenue / M73 Junction, Gartcosh
21 N/O 5 /O 0 8 8 8/OUT Jamieson Construction of a Doctors' Surgery and Grant (P) Medical Practice Associated Car Parking - Land to the north of 6 1 Lindsaybeg Road, Chry ston
30 N/05/00982/FUL Mr Grant Extension to a Dwellinghouse - Grant Lennie 53 Cumbernauld Road Stepps
34 N/05/0 10 1O/FUL Mr A McIntyre Alterations, Change of Use and First Grant Floor Extension to an Office to form a Dwellinghouse - 9 1 Cumbernauld Road Stepps
39 N/05/0 1041/FUL T-Mobile (UK) Installation of 15 Metre High Lattice Grant Ltd Telecommunications Mast and Ancillary Development - Site to the north of 21-27 Castlehill View, Allanfauld Farm, Allanfauld Road, Kilsyth
43 N/05/01060/FUL Mr&MrsJ Extension to a Dwellinghouse and the Grant McKenna Provision of Decking - 7 Scott Drive, Greenfaulds, Cumbernauld
48 N/05/01090/FUL Mr&MrsR Construction of a Dwellinghouse and Grant Duncan Garage - Land to the east of Easter Dullatur Farm, Dullatur
54 N/05/01173/OUT Mrs Margaret Construction of a Dwellinghouse - Grant Gibson 1 16 Lochend Road Gartcosh APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 17 AUGUST 2005
Page No. Application No. Applicant DevelopmenULocus Recommendation
59 N/05/0 12 13/FUL T Mobile (UK) Installation of 8 Pole Mounted Anntennas Grant Ltd and 5 Equipment Cabins - Broadwood Stadium 1 Ardgoil Drive Cumbernauld
62 N/05/01223/FUL Mr Gary Lyle Extension to a Dwellinghouse - Grant 3 Dunellan Court Moodiesburn
65 C/05/00770/FUL Mr & Mrs Erection of Two Storey Rear Extension to Grant Stewart Dwellinghouse - 2 Mulvey Crescent Airdrie
70 C/05/008 16/FUL Mr D Kelly Erection of Two Storey Building with 2 Grant No Shops on Ground Floor (1No. Hot Food Takeaway) and 2 No. Dwellinghouses on First Floor - Land to the east of 68 Main St. Caldercruix, Airdrie
78 C/05/0083O/FUL Mr Dick Erection of single storey extension to the Grant front of dwellinghouse - 1 Woodside Farm Cottages Forestfield Caldercruix
83 C/05/0085O/FUL T-Mobile Installation of a 14.7m High Streetworks Grant Monopole with 2 No. Equipment Cabinets and Ancillary Development - Land to east of Calder Community Centre Paddock Street Coatbridge
89 C/05/00909/FUL Carlo Rea Erection of Side Extension to Form Grant Licensed Bookmakers and External Alterations to Existing Public House (The Stable Inn) - 159 Main Street, Plains
94 C/05/00947/FUL Mr A Burnett Siting of Snack Bar - Grant B And Q, Tennent Street Coatbridge
97 C/05/01063/FUL Mr & Mrs J Erection of single storey extension to side, Grant Yeats front and rear of dwellinghouse - 18 Ardfern Road, Airdrie
102 C/05/0 1094/FUL T-Mobile Installation of 15M High Slimline Lattice Grant Telecommunications Tower Incorporating 6 No. Antennas with an Equipment Cabin, Meter Cabinet and all Associated Ancilliary Development - Central Motors, Main Street Calderbank APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 17 AUGUST 2005
Page No. Application No. Applicant DevelopmentlLocus Recommendation
11 1 C/05/01119/FUL Mr John Erection of a one and a half Storey Refuse Clelland Bungalow - Land to the east of 472 Greengairs Road Greengairs, Airdrie
1 15 C/05/0 1 160/FUL Mr And Mrs Change of Use of Public House to Hot Grant Fiondia Food Take Away Class 3 and Class 1 Use with External Alterations - 155 Calder Street Coatbridge
120 S/04/0 1693RUL Wishaw & Construction of 24 Dwellinghouses & Grant District Housing Associated Alterations to School Parking Association Ltd Area & Fencing - Dykehead Primary School, Easter Road, Shotts
127 S/05/00517/FUL William Erection of Security Gates & Fencing to Grant Morrison Existing Service Yard - Supermarkets Safeway Stores PLC 160 Kirk Road, Plc Wishaw Lanarkshire ML2 7BJ
132 S/05/00615/REM Mr&MrsT Erection of Two-Storey Dwellinghouse - Grant Young 204 Main Street Holytown Motherwell Lanarkshire
S/05/00628/FUL Robert Russell Proposed Garage Conversion - Withdrawn 9 The Steading Wishaw NB (As Lanarkshire ML2 7DB application is withdrawn there is no report)
138 S/05/00826/AMD Glen Isla Homes Amendment to Planning Permission Grant Ltd S/03/0 1074FUL Comprising Erection of Additional Storey to Blocks A 1, A2 & A3 Providing Three Additional Flats - 267 Stewarton Street Wishaw Lanarkshire ML2 8AL
145 S/05/00837/OUT Nicholas Conversion of Existing Stables to Refuse Morgan Dwellinghouse (In Outline) - Outbuildings at Swinstie Farm Swinstie Road Cleland Motherwell Lanarkshire
15 1 S/05/00878/FUL Carole Connor Erection of Garage - Refuse Plot 1 440 Caledonian Road Wishaw Lanarkshire ML2 OJA
155 S/05/01056/FUL Wong Yay Li Change of Use From Fruit Shop to Cafe - Grant 1 Tiree Crescent Newmains Wishaw Lanarkshire ML2 9HF APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 17 AUGUST 2005
Page No. Application No. Applicant DevelopmentlLocus Recommendation
158 S/05/01155/FUL Hutchison 3G Replacement of Existing 12.5 m High Grant UK Ltd Monopole telecommunications Installation with a 15m High Slimline Monopole - Land at Liberty Road Bellshill Lanarkshire
(P) N/02/00799/FUL If granted, refer to Scottish Ministers (Contrary to Policy)
(P) N/05/00888/OUT If granted, refer to Scottish Ministers (Contrary to Policy & Council Interest) Application No: N/02/00799/FU L
Date Registered: 17th June 2002
Applicant: A & L King (Builders) Ltd Hunter Street Auchterarder PH3 IGA
Agent NPG Architects 41 Northumberland Street Edinburgh EH3 6JA
Development: Construction of 28 Dwellinghouses
Location: Site to the South of Main Road Condorrat
Ward: 63 Condorrat North And Westfield Councillor Bob Chadha
Grid Reference: 272390 672136
File Reference: N/02/00799/FU L
Site History: CN/88/00132 : Residential Development (1 10 Dwellinghouses). Refused in March 1989. Appeal Dismissed
Development Plan: The site is covered by a ‘Significant Area of Open Space’ policy in the Cumbernauld Local Plan 1993.
Contrary to Development Plan: Yes
Consultations: NLC Community Services (Comments) Scottish Natural Heritage (Comments) Scottish Environment Protection Agency (Comments) Scottish Water (No Objection) Condorrat Community Council (Objection) Health and Safety Executive (No Objection) National Roads Directorate (No Objection) British Gas (No Objection) NLC Education (No Objection)
15 Representation Letters
Newspaper Advertisement: Advertised on 26‘h June 2002
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 eceived From 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: In the interests of the amenity by ensuring that the external materials are suitable for the site and the general area.
3. That before the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: In the interests of the amenity by ensuring that fences and walls are suitable for the site and the general area.
4. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority and it shall include:- (a) details of any earth moulding and hard landscaping, grass seeding, turfing and amenity footpath provision; (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 by ensuring that landscaping is suitable for the site and the general area.
5. That within one year of the occupation of the first dwellinghouse hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 4 above, shall be completed and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased, within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species.
Reason: In the interests of the amenity by ensuring that landscaping is suitable for the site and the general area.
6. That before the development hereby permitted starts, a scheme, for the provision of an equipped play area within the application site shall be submitted to, and approved in writing by the Planning Authority and this shall include:- (a) details of the type and location of play equipment, seating and litter bins to be situated within the play area; (b) details of the surface treatment of the play area, including the location and type of safety surface to be installed; (c) details of the fences to be erected around the play area, (d) details of the phasing of these works. Reason: In the interests of residential amenity by ensuring that play area provision is appropriate for the site.
7. That before occupation of the 5'h last dwellinghouse within the development hereby permitted, all the works required for the provision of the equipped play area approved under the terms of condition 6 above shall be completed.
Reason: In the interests of residential amenity by ensuring that play area provision is appropriate for the site.
8. That before the development hereby permitted starts, a management and maintenance scheme for landscaped areas and the play area shall be submitted to, and approved in writing by the Planning Authority.
Reason: In the interests of residential amenity by ensuring that landscaped areas and the play area are appropriately maintained.
9. That prior to works commencing, full details of the location and design of the sewerage scheme shall be submitted to and for the approval of the Planning Authority, and for the avoidance of doubt surface water drainage shall comply with the Scottish Environment Protection Agency (SEPA) principles of Sustainable Urban Drainage Systems (SUDS).
Reason: To safeguard the amenity of the area and to ensure that the proposed drainage scheme complies with the latest SEPA guidance.
10. That the SUDS compliant surface water drainage scheme approved under Condition 9 above shall be implemented contemporaneously with the development. Following the construction of the approved SUDS, a certificate (signed by a responsible Civil Engineer) shall be submitted by the applicant to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant ClRlA Manual and the approved plans.
Reason: To safeguard the amenity of the area and to ensure that the proposed drainage scheme complies with the latest SEPA guidance.
11. That there shall be no drainage connections to the Trunk Road drainage system.
Reason: To ensure that the efficiency of the existing drainage network is not affected and that the standard of construction is commensurate with that required within the road boundary.
12. That during and after construction no storage of building materials or dumping of such materials, or other refuse shall take place outwith the development area.
Reason: In the interests of amenity by minimising the visual impact of construction.
13. That the development details shall comply with the recommendations of the "Road Traffic Noise Assessment; Badenheath Farm, Condorrat" by Hamilton and McGregor dated 30th March 2005. Reason: In the interests of the wellbeing of future residents by ensuring that road noise from the adjacent trunk road is within acceptable limits.
14. That construction and workers traffic shall not enter the site via Craigend Road.
Reason: In the interests of residential amenity and of road safety by ensuring that construction and workers traffic does not enter an established residential area.
NOTE TO COMMITTEE
If granted, this application will have to be notified to the Scottish Ministers in accordance with the Town & Country Planning (Notification of Applications) (Scotland) Direction 1997 because the proposed development constitutes a significant departure from the Glasgow and the Clyde Valley Joint Structure Plan 2000
Background Papers:
Application form and plans received 17th June 2002
Memo from Director of Community Services received 26th August 2002 Letter from Scottish Natural Heritage received 4th July 2002 Letter from Scottish Environment Protection Agency received 20th August 2002 Letter from Scottish Water received 17th July 2002 Letter from Health and Safety Executive received 16th April 2003 Letter from National Roads Directorate received 19th August 2002 Letter from British Gas received 26th September 2002 Letter from Scottish Environment Protection Agency received 15th November 2002 Letter from Scottish Environment Protection Agency received 6th May 2004 Memo from Director of Education received 1st August 2005
Letter from Condorrat Community Council, Cruachan, 5 Gainburn Crescent, Condorrat, Cumbernauld, G67 4QN received 16th July 2002. Letter from S J Brennan, 81 Craigend Road, Condorrat, Cumbernauld, G67 4JX received 19th July 2002. Letter from Mr & Mrs Cooper, 5 Craigend Road, Condorrat, Cumbernauld, G67 4JX received 28th June 2002. Letter from Mrs P L Cruickshanks, 3 Craigend Road, Condorrat, Cumbernauld, G67 4JX received 2nd July 2002. Letter from Mr John Hillis, 4 Craigend Road, Condorrat, G67 4JX received 24th July 2002. Letter from Mr W And Mrs M A Darroch, 1 Craigend Road, Condorrat, Cumbernauld, G67 4JX, received 29th July 2002. Letter from Mr S Lardner, 2 Craigend Road, Woodmill, Condorrat, G67 4JX received 16th July 2002. Letter from R P Reid, 22 Craigend Road, Condorrat, Cumbernauld, G67 4JX received 1st August 2002. Letter from Mrs J M Lardner, 2 Craigend Road, Woodmill, Condorrat, Cumbernauld, G67 4JX received 16th July 2002. Letter from Brian Husband, 83 Craigend Road, Condorrat, Cumbernauld, G67 4JX received 9th August 2002. Letter from Mr Paul Totman, 57 Craigend Road, Condorrat, Cumbernauld, G67 4JX received 14th February 2003. Letter from Neil Morgan, Christine Parker & Victoria Parker, 53 Craigend Road, Condorrat, Cumbernauld, G67 4JX received 18th February 2003. Letter from Councillor Balwant Singh Chadha J.P.,P 0 Box 14, Civic Centre, Motherwell, MLI ITW received 21 st February 2003. Letter from Mr W Warnock, 59 Craigend Road,, Condorrat,, Cumbernauld,, G67 4JX received 4th July 2002. Letter from Janice M Kennedy, 81 Craigend Road, Condorrat, Cumbernauld, G67 4JX received 19th May 2005.
Any person wishing to inspect these documents should contact Mr Martin Dean at 01236 616459. APPLICATION NO. N/02/00799/FUL
REPORT
Description of Site and Proposal
The application is for the construction of 28 dwellinghouses on a 1.4 hectare (approx) development site off Main Road, Badenheath, Condorrat. The proposed development consists of 12 detached two storey dwellinghouses, 3 pairs of semi-detached two storey dwellinghouses, two detached bungalows and two pairs of semi-detached bungalows. A play area and a footpath system within a large area of public open space is proposed.
Land to the south east of the application site was the subject of an application for 23 dwellinghouses by George Wimpey Ltd (N/03/00073/FUL). This was withdrawn due to potential flooding problems. In July 2005 planning permission (N/05/00791IFUL) was granted for three dwellinghouses on a raised area to the south east of the current application site.
A Flood Risk Assessment, Noise Assessment and Planning Statement have been submitted as background information.
The exceptionally long processing time (3 years and two months) is due to lengthy periods of analysing and overcoming serious flood risk and trunk road noise problems, attempting to integrate with the subsequently withdrawn adjacent George Wimpey Housing application, obtaining clearance from the Health and Safety Executive (in relation to proximity to the former Air Products plant) and complying with road requirements. In addition there has been a period of assessment by the developer of the viability of the project and a change in development concept via new architects.
DeveloPment Plan
Under the terms of the Cumbernauld Local Plan 1993 the site is identified as a Significant Area of Open Space. This policy presumes against development unless it provides for outdoor recreation, nature conservation or landscape protection. In response to a structure plan requirement for additional housing land, North Lanarkshire Council has determined (through a process known as the Interim Housing Land Statement (IHLS)) that the Badenheath site is potentially suitable for housing.
Consultations and Representations
Summaries of consultation responses are as follows:-
- Health & Safety Executive: The site is within the consultation distance of the (former) Air Products plant. There is no reason on health and safety grounds for advising against the granting of planning permission. - Scottish Environment Protection Agency: The development proposes infilling of land below the 1:200 year flood level. SEPA would recommend that any development is restricted to the parts of the site outwith the floodplain so there is no loss of floodplain storage. SEPA would agree in principle with the assumption that, for this development on its own, the loss of floodplain storage over the downstream river stretch may be mostly attenuated. Incremental floodplain loss can only serve to produce a negative effect on flood risk downstream. A sustainable urban drainage surface water system should be installed. - Scottish Executive Trunk Roads Authority: No objections subject to one condition concerning drainage. - Scottish Natural Heritage: No objections subject to recommended conditions. The site lies adjacent to the Luggie Water which is designated as a Site of Importance for Nature Conservation upstream from the application site. - Scottish Water: Scottish Water’s sewer network assets have adequate capacity to accommodate this development at the present time. A sustainable urban drainage system should be installed. - Transco: Details of gas pipelines in the vicinity of the application site are supplied. - Director of Community Services: The site consists of semi improved grassland currently used as grazing for cattle. It is bounded to the east by the Luggie Water which is designated as a Site of Importance for Nature Conservation a little further upstream. No objections to the development subject to the built area keeping clear of the Luggie Water and the proposed landscaping creating habitats and using species that compliments the surrounding area and enhances the bio-diversity of the site. - Director of Education: No objection.
3.2 My Geotechnical Team Leader has pointed out that Scottish Planning Policy 7 “Planning and Flooding” states that “For planning purposes the functional flood plain will generally have a greater than 0.5% (1:200) probability of flooding in any year. Built development should not therefore take place on functional flood plains”. It is noted that there will be a loss of flood plain storage, albeit small. It is also noted that gardens may flood in the 1:200 year flood event and there would be a flood issue if the Badenheath Bridge is partly blocked by a fallen tree. A sustainable urban drainage system should be installed.
3.3 My Transportation Section has no objections to the layout subject to conditions.
3.4 Fifteen letters of objection have been received including letters from Condorrat Community Council and from Councillor Chadha. Points of objection and comments area as follows:-
0 The proposed development is contrary to the Cumbernauld Local Plan Policy EN26 which identifies the site as an area of open space. It is also contrary to Policy EN24 which promotes open space provision.
Comments: As covered in section 2 above and in paragraph 4.l(a) below the proposed development is contrary to the development plan. It complies however with a more recent Council view on the development potential of the site, with the IHLS process concluding that the site may be suitable for housing in order to address a Structure Plan identified housing shortfall.
The proposal adversely affects an attractive area of open space; there is sufficient brownfield land available for development therefore there is no need for greenfield release; the site is important for local wildlife; local views over the site will be adversely affected; land is used agriculturally at present.
Comments: The site is not considered to have any special landscape or nature conservation merit. There will be a minimum distance of 120 metres between the proposed housing and the Luggie Water and as such there will be no adverse effect on the higher quality embankment habitat. It is considered that the development site, on higher land above the Luggie Water and its flood plain, forms a natural extension to Condorrat.
0 The proposal will lead to Condorrat and Mollinsburn joining, with both communities losing their separate identities.
Comments: There will remain almost half a kilometre between Condorrat and Mollinsburn. As such both communities will remain separate and distinct from one another.
0 The application site floods and has a high water table; upfill will worsen the flood risk for existing upstream properties. Comments: As covered in paragraph 4.l(b) below, flood risk is a significant issue. After appropriate amendments the layout now accords with the recommendations of the submitted flood risk assessment. Although there will be a small amount of upfill at the upper levels of the 1:200 year flood plain, there are no downstream properties that will have their flood risk increases through the minimal loss of flood water storage. There is no reason to believe that any upstream properties will have their flood risk increases.
0 There will be roads danger through the increase in local traffic. No traffic calming is proposed; works traffic should not enter the site via Craigend Road.
Comments: There is no temporary or permanent access proposed into the site from the established residential Craigend Road. Access is from Main Road which is of a suitable status to accept the additional proposed traffic. After suitable amendments the layout is satisfactory to the Transportation Manager. Traffic calming is proposed.
0 There will be noise and light pollution to prospective residents from traffic on the A80.
Comments: The development proposals have been significantly altered in order to ensure that noise from the A80 (including the proposed M80 upgrade) comes within acceptable limits. This matter is covered more fully in paragraph 4.1 (c) below.
0 Existing local sewerage problems may be worsened; a gas main may be damaged.
Comments: There are no objections to the proposal from Scottish Water or Transco. Development proposals must meet the appropriate standard set by the service providers.
No play area is proposed.
Comments: A play area is proposed on the open area adjacent to the housing site. Details of equipment will be submitted through the requirements of a recommended planning condition.
0 There will be noise and dust nuisance to local residents; the value of adjacent properties will be adversely affected.
Comments: There will be some nuisance, this being a natural consequence of building works. This, however, will only be temporary. Property values are not a normal planning consideration.
0 There has been a previous refusal of planning permission for residential development on the site.
Comments: Planning permission (CN/88/00132) was refused for 110 dwellinghouses in 1989. Reasons for refusal related to the proposal being contrary to the development plan, lack of information, road safety and precedent. A subsequent appeal was dismissed, with the Reporter concluding that there was no overriding reason for development on the greenfield part of the application site (the greenfield area is the current application site) but stating that this area may be suitable for the longer term growth of the area. There is now a proven need for additional housing in North Lanarkshire and it is considered that residential development is now appropriate on the current application site.
0 There has been no local consultation and no public meetings have taken place.
Comments: The correct level of publicity has taken place with there being notification and press advertisements for both the planning application and the preceding IHLS process which identified the site as having potential for residential development, 0 There is lack of existing facilities in Cumbernauld i.e. shops, restaurants and school places.
Comments: The Director of Education has no objection to the proposal. It is anticipated that a balance between the needs of residents and the level of service provision will be met over time. The proposed development will bolster existing Condorrat shops and services.
4. Planninn Assessment and Conclusions
4.1 All planning decisions must be made in accordance with the development plan unless material considerations dictate otherwise. In this particular case, key areas of consideration are as follows;
Cumbernauld Local Planhterim Housina Land Statement: The proposal is contrary to the Cumbernauld Local Plan which identifies the site as a Significant Area of Open Space with a presumption against residential development. This zoning is however countered by the more recent IHLS exercise to identify potential housing sites in order to provide residential capacity to match the most recent requirements of the Structure Plan. The IHLS process has identified Badenheath as one of the four potentially suitable residential sites in the Cumbernauld and Kilsyth area. It is considered that, on balance, the IHLS residential designation should form the strategic planning background to the application. The Cumbernauld Local Plan pre-dates the latest Structure Plan requirement for additional housing land.
Flood Risk: Much of the full application site is at risk of flooding from the Luggie Water in the 1:200 year flood event. After due consideration of two Flood Risk Assessments the development proposals have been altered such that the proposed dwellinghouses are on the higher part of the site. A small area of upfill is proposed on the upper reaches of the 1:200 year event flood plain. Although the upfill is contrary to the advice in Scottish Planning Policy 7 concerning development on a functioning flood plain, it is noted that the upfill is minor and that there are no downstream properties that will have increased flood risk.
Noise: It is noted in two noise assessments that noise from the A80 and from the proposed motorway upgrade is a significant problem. Under Planning Advice Note 56 “Planning and Noise” the recorded level of noise requires remediation measures before any residential planning permission should be granted. In order to address the noise problem it is proposed that house types adjacent to Main Road have no habitable room windows on the relevant north western elevation. 1.8 metre high walls bound the gardens on this side of the site. My Head of Protective Services has confirmed that these noise reduction measures are acceptable.
5. Conclusion
5.1 It is considered that the IHLS identification of the application site as having potential for residential development is a sufficiently material matter to outweigh the Local Plan presumption against development. Potential hindrances to development have been overcome and it is considered that the layout and house types are acceptable. The proposed development will form a natural extension to Condorrat and provide a defensible edge to the settlement.
5.2 The points of objection are noted, but are not considered to raise such fundamental issues as would lead to a recommendation for refusal. Taking all the above matters into account it is considered that the proposed development is satisfactory and it is recommended that planning permission be granted.
5.3 Notwithstanding the IHLS process, if the above recommendation is accepted the application will have to be notified to the Scottish Ministers under the appropriate Direction. Application No: N/05/00851 IF U L
Date Registered: 24th May 2005
Applicant: Mr D Gordon C/o Montagu Evans 302 St Vincent Street Glasgow G2 5RU
Agent Montagu Evans 302 St Vincent Street Glasgow G2 5RU
Development: Non-Compliance with Condition 1 (Timescale for Submission of Reserved Matters Application) of Planning Permission N101/01679/OUT (Development of Roadside Facilities and Replacement Sports Provision)
Location: Site at Johnston Farm Woodneuk Avenue IM73 Junction Gartcosh
Ward: 68 Moodiesburn West and Gartcosh Councillor Joseph Shaw
Grid Reference: 270342668505
File Reference: N/05/00851/FUL
Site History: N/01/01679/OUT : Development of Roadside Facilities (Incorporating Hotel, Drive Through Restaurant, Pub / Restaurant and 24 Hour Petrol Filling Station) and Replacement Sports Provision (Outline). Granted in August 2002. N/04/00550/FUL : Application for the construction of 51 houses was withdrawn in July 2004.
Development Plan: The application site is covered by the following plans/policies:
Policies E.PR02 (Green Belt), E.PRO6 (Area Unaffected by Specific Proposals) and E.PR07 (Residential Area) in the Strathkelvin Southern Area Local Plan adopted May 1983 Policies HG3, HG1/9 and LRI from the Finalised Draft Northern Corridor Local Plan October 2000
Contrary to Development Plan: Yes
Consultations: None
Representations: None
Newspaper Advertisement: Not Required r Recommendation: Grant Subject to the Following Condition:.
1 a) That within 18 months of the date of this permission (N/05/00851/FUL), an application for approval of the reserved matters, specified in condition 2 of permission N/01/01679/0UT, shall be made to the Planning Authority, b) That the development hereby permitted shall be started, either within three and a half years of the date of this permission (N/05/00851/FUL), or within two years of the date of 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
Background Papers:
Application form and plans received 24th May 2005
Letter from Councillor Joseph Shaw, P 0 Box 14, Civic Centre, Motherwell, ML1 1TW received 3rd June 2005. Letter from Gartcosh Community Council C/o Mr B Johnston, Griffin Lodge, Gartcosh, G69 8AY received 4th July 2005.
Any person wishing to inspect these documents should contact Mr Martin Dean at 01236 616459. APPLICATION NO. N/05/00851IFU L
REPORT
I. Description of Site and ProPosal
1.I The application is for the deletion of Condition 1 (works must commence either within 5 years of the date of the outline permission or within 2 years of the date of the reserve matters approval, whichever is the later) of outline permission N/Ol/Ol679/OUT granted on 8 August 2002 for the development of roadside facilities (incorporating hotel, drive through restaurant, public househestaurant and 24 hour petrol filling station) and replacement sport provision at Woodneuk AvenuelM73 Junction Gartcosh.
1.2 The applicants request that a replacement condition be imposed requiring that a) the reserved matters application be submitted within 3 years of the grant of this current application and b) that thereafter building works commence within 5 years of the grant of this current application or two years of the grant of the required reserve matters application, whichever is the later. In effect, the application is for the renewal of the outline permission granted in August 2002.
2. Development Plan
2.1 Strathkelvin Southern Area Local Plan 1983: E.Pro2 (Green Belt) (part site) E.PRO6: (Area Unaffected by Specific Proposals) (part site) E.PRO7: (Residential Area) (part site) Northern Corridor Finalised Draft Local Plan 2000: HG3 (Retention of Residential Amenity) (part site) HGIIS: (Provision of Housing Opportunities) (part site) LRI: (Protection of Existing Leisure and Recreation Facilities) (part site)
3. Consultations and Representations
3.1 No consultations were carried out due to the limited nature of the application.
3.2 Councillor Joseph Shaw has no objections to the application, but has suggested that a more limited period be imposed for the submission of a reserved matters application than the applicants’ suggested 3 years. He considers that this would help progress this regeneration project.
3.3 Gartcosh Community Council have objected to the application on the following ground.
Gartcosh Community Council have always opposed the proposed roadside facilities and see no reason why a time extension should be granted.
Comments: As covered in paragraph 4.1 below the principal of the roadside facilities is not open for re-examination through this application. It is considered reasonable to permit a limited extension of time for submitting a reserved matters application.
4. Planning Assessment and Conclusions
4.1 The application has been submitted under Section 42 of the Town and Country Planning (Scotland) Act 1997. This section allows for an application to develop land without complying with one or more conditions attached to a previously issued permission. The principle of the previously approved development is not open to re-examination under such an application, but merely the terms of the relevant condition(s). However, as stated in paragraph 1.2 above the application is essentially for a renewal of the 2002 outline permission. 4.2 The applicant wishes to prolong the validity of outline permission N/01/01679/OUT through the deletion of condition 1 and the substitution of a new condition requiring an extended period for submitting a follow up application and commencing works. There is a balance to be stuck between allowing a lengthy period for submitting a reserved matters applicationlcommencing works (which may aid the applicant in promoting the development) and a lesser period (which may provide an impetus for speeding up the potential development). It is considered that an appropriate balance would be a time limit of 18 moFths (rather than the suggested 3 years) for submission of a reserved matters application and 3 /2 years (rather than the suggested 5 years) for commencement of works from the date of grant of the current application.
4.3 Taking the above matters into account it is recommended that planning permission be granted for the deletion of condition 1 of permission N/01/01679/OUT and the submission of a condition requiring that a reserved matters application be submitted within 18 months of the date of this current permission and that works commence no later than 31/2 years from the date of this current permission or 2 years from the date of any subsequent reserve matters permission, whichever is the later. Application No: NI05/00888/0 UT
Date Registered: 26th May 2005
Applicant : Jamieson Medical Practice 8 Station Road Muirhead
Agent Bradford Robertson Architects Fortune House 74 Waterloo Street Glasgow
Development: Construction of a Doctors' Surgery with Associated Car Parking, and the Construction of a Roundabout.
Location: Lanrig Park Lindsaybeg Road Chryston
Ward: 69: Chryston and Auchinloch Councillor Charles Gray
Grid Reference: 268282669923
File Reference: N/05/00888/OUT
Site History:
Development Plan: The site is covered by leisure and recreation policies for maintaining and improving facilities in the Strathkelvin Southern Area Local Plan 1983 and by a policy protecting existing leisure and recreation facilities in terms of the emerging Northern Corridor Local Plan (Finalised Draft) 2000.
Contrary to Development Plan: Yes
Consultations: Scottish Water (Objection)
Representations: 9 Representation Letters
Newspaper Advertisement: 8th June 2005
Recommendation: Grant Subject to the Following Conditions:-
1. That within three years of the date of this permission, an application for the approval of the reserved matters, specified in Condition 3 below, shall be made to the Planning Authority.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the development hereby permitted shall be started, either within 5 years of the date of this permission, or within 2 years of the date of which the last of the reserved matters are approved, whichever is the later.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997
3. That before the development starts, a further planning application shall be submitted to the Planning Authority in respect of the following matters:-
(a) the siting, design and external appearance of all buildings and other structures; (b) the means of access to the site, including roundabout; (c) the layout of the site, including all roads, footways, and parking areas; (d) the design and location of all boundary walls and fences; (e) the provision of drainage works, and (f) the disposal of sewage.
Reason: To enable the Planning Authority to consider these aspects in detail.
4. That notwithstanding the generalities of condition 3 above, the access road requires to be designed and constructed to RCC standard, and parking provision shall be based on the former SRC Guidelines for Development Roads 1986.
Reason: In the interests of traffic and pedestrian safety.
5. That notwithstanding the generalities of condition 3 above, prior to the submission of the Reserved Matters application, written confirmation shall be provided by the applicant to the effect that Scottish Water will allow a connection to the public sewerage system.
Reason: To safeguard the amenity of the area and to ensure that the proposed drainage scheme complies with appropriate regulations.
6. That notwithstanding the generalities of Condition 3 above, the surface water drainage scheme shall comply with the Scottish Environment Protection Agency (SEPA) principles of Sustainable Urban Drainage Systems (SUDS).
Reason: To safeguard the amenity of the area and to ensure the proposed drainage scheme complies with the latest SEPA guidance.
7. That notwithstanding the generalities of Condition 3 above, the Reserved Matters application shall be accompanied by a site investigation survey prepared in accordance with British Standard Code of Practice BS 101752001 with particular reference to ClRlA Report 149 "Protecting Development from Methane".
Reason: In the interests of amenity as Chryston is an area of naturally occurring methane gas.
NOTE TO COMMITTEE
If granted, this application will have to be notified to the Scottish Ministers in accordance with the Town & Country Planning (Notification of Applications) (Scotland) Direction 1997 because the proposed development constitutes a departure from the Local Plan and the Council has a financial interest.
Background Papers:
Application form and plans received 26th May 2005 Letter from Scottish Water received 4th July 2005 Letter from Lesley Pollock, Headteacher, Chyston Primary School, Lindsaybeg Road, Chryston received 17'h June 2005. Letter from Jamieson Medical Practice, The Surgery, 8 Station Road, Muirhead received 22"d June 2005. Letter from Mrs Joyce Gibson, 59 Lindsaybeg Road, Chryston received 28'h June 2005. Letter and amended plan from Bradford Robertson Architects, 74 Waterloo Street, Glasgow received 1st July 2005. Letter from Councillor Charles Gray, PO Box 14, Civic Centre, Motherwell
Letter from Mr James Kane & Mrs Kane,63 Lindsaybeg Road, Chryston, G69 9DN received 16th June 2005. Letter from Charles E. lrwin,55 Lindsaybeg Road, Chryston, Glasgow, G69 9DW received 21st June 2005. Letter from Mr & Mrs. Dekker,49 Lindsaybeg Road, Chryston, Glasgow, G69 9DW received 22nd June 2005. Letter from Mrs Christine Kerr,57 Lindsaybeg Road, and Mrs Joyce Gibson, 59 Lindsaybeg Road, Chryston, Glasgow, G69 9DW received 21 st June 2005. Letter from Susan Pyne,53 Lindsaybeg Road, Chryston, Glasgow, G69 9DW received 22nd June 2005. Letter from Mrs Helen Smith,l8 Peathill Avenue, Chryston, Glasgow, G69 9NP received 30th June 2005. Letter from Miss R Anderson,l Neuk Avenue, Muirhead, Glasgow, G69 9EX received 30th June 2005. Letter from Mrs Christine Kerr,57 Lindsaybeg Road, and Mrs Joyce Gibson 59 Lindsaybeg Road, Chryston, G69 9DW received 19th July 2005.
Any person wishing to inspect these documents should contact Mrs Kirsten Devlin at 01236 616463. APPLICATION NO. N/05/00888/OUT
REPORT
1. Description of Site and Proposal
1.I This application is for the construction of doctors’ surgery, associated car parking and roundabout on an area of open space that forms part of Lanrig Park in Chryston. The site lies north of 61 Lindsaybeg Road and south of the Jubilee Path and the Lanrig Holdings site, in respect of which the Council have agreed to grant planning permission to Miller Homes for the construction of 31 houses. The Miller application has been notified to the Scottish Ministers and their decision is awaited.
1.2 The application site has an area of 0.34 hectares, while Lanrig Park has an overall area of approximately 4.9 hectares.
2. Development Plan
2.1 Under the terms of the Strathkelvin Southern Area Local Plan 1983, the site is identified as a leisure and recreation site that should be maintained, while Policy LR4 identifies the site as requiring general improvements. In terms of the Northern Corridor Local Plan (Finalised Draft) 2000 the site is covered by Policy LRI, which states there is a presumption against development adversely affecting existing open spaces, except where the development provides for outdoor recreation, nature conservation or landscape protection and enhancement.
3. Consultations and Representations
3.1 My Traffic and Transportation Section has no objections to the proposals subject to the imposition of conditions relating to the standard of road and parking provision.
3.2 Scottish Water objects to this application, as there are constraint issues within the wastewater network system in the area. They have however confirmed that they will remove the objection if the applicant can demonstrate that the development will not have an impact on their assets, or that suitable infrastructure can be put in place to support the development.
3.3 None of the other consultees have any objections to the proposal.
3.4 Eight letters of objection have been received, the main points of which, and my comments thereon are as follows:
The proposal is contrary to Policy LRI of the Local Plan, which seeks to protect existing leisure and recreation facilities, with a presumption against development. It is also pointed out that the site is a well-used facility.
Comment: The proposal is not in accordance with the Local Plan policy zoning. While Lanrig Park may be well used, the Council’s Department of Community Services have declared the application site surplus to their requirements.
0 Policy LR4 outlines the need for housing developments to provide adequate open space and play areas. As more housing has been approved at Lanrig Holdings then there is a need for more open space in order to promote an active and healthy lifestyle in children.
Comment: The proposed housing development to the north will contain 31 family houses. The Council have agreed to grant consent, and a Legal Agreement will be concluded with Miller Homes in respect of a financial contribution towards the upgrading of an existing equipped play area at the south end of Lanrig Park.
0 The proposal will have a detrimental effect on the natural environment by the removal of 1 Oak and 4 Poplar trees.
Comment: While it is unfortunate that the trees will require removal, they are not covered by a Tree Preservation Order and the Community Services Department have not objected to the proposed doctors’ surgery.
0 The proposal would have a significant impact on biodiversity. Many natural habitats have already been lost in the area.
Comment: It is considered that the proposal will have little impact on biodiversity.
0 Several springs rise in the park and the site is one of the lowest points. Questions regarding the effect on the watercourses and on existing properties in the immediate area have been raised.
Comment: This matter will be covered in the detailed design of the proposed developemnt.
0 The proposal together with the new housing development at Lanrig Holdings will have a detrimental effect on the semi-rural nature of the area.
Comment: It is agreed that this area has a semi-rural character as it is close to the edge of the residential area. However, as both sites are within the residential ‘envelope’ it is considered that this proposal will not have a detrimental effect.
0 The proposed surgery will obscure the open aspect of the Campsie Fells that the properties along Lindsaybeg Road currently have, particularly as the building is two storeys in height while the residential properties are single storey.
Comment: A number of residential properties will have a restricted view, but that there is no entitlement to a view under the planning legislation.
0 The proposed surgery will overlook several private rear gardens.
Comment: The first layout indicated that the rear two-storey element of the surgery would overlook the rear gardens at Lindsaybeg Road, especially no. 61. However, the amended layout shows the building positioned to the east of the site taking it further away from the properties. While there will be the ability to look over to the gardens of the these properties it is considered that the surgery will be a sufficient enough distance away from these properties so as not to have a significant impact on privacy.
0 There is concern that the proposal, combined with the residential development at Lanrig Holdings, will increase traffic volumes to the detriment of school children and elderly residents. It is stated that the traffic has already risen significantly since the junction at the M73 at Gartcosh was constructed. There is also concern that the traffic levels are set to rise with the regeneration project at Gartcosh and the redevelopment of Woodilee hospital. Lindsaybeg Road already suffers from high volumes of speeding traffic, which the Council has tried to alleviate by introducing traffic calming measures and speed restrictions. These traffic problems also result in many residents experiencing problems when entering and exiting their driveways.
Comment: While this proposal and that for the residential development adjacent will lead to an increase in traffic, my Traffic and Transportation Team have not raised this as being an issue. The introduction of a roundabout at the entrance to the site will help to reduce the speed of the vehicles on Lindsaybeg Road.
0 As this is an area where there are a number of traffic related problems there is an expectation that a Traffic Access and Impact Study be carried out.
Comment: My Traffic and Transportation Team have not requested any form of traffic study.
11 agencies including two schools, registry office and social work office are already situated on Lindsaybeg Road.
Comment: It is accepted that this part of Chryston has a number of different uses situated on or accessed from Lindsaybeg Road. However, this is not in itself a reason for refusal, especially since my Traffic and Transportation Team have not raised any issues with respect to traffic volumes.
0 A roundabout was rejected by residents in the past and will not alter the volume of traffic.
Comment: My Traffic and Transportation Team are satisfied with the principle of a roundabout. While it will not alter the volume of traffic, it will have a positive impact on traffic management and speed of traffic in the area.
0 The new access to the practice would be a danger to schoolchildren approaching the schools via the Jubilee Path. If approved, children will have to cross the site access or to avoid this they will have to cross north at the traffic calmed area where there is no patrol, They would then need to cross Main Street and the school entrance, all of which is not as safe as the present route.
Comment: My Traffic and Transportation Team Leader has not raised any issues with respect to the schools route. Pedestrian guard rails will be incorporated into the roundabout design.
0 The proposal is at the wrong end of the village for the residents of Crowwood, Gartcosh and Mount Ellen. It would be better in a more central location.
Comment: It is considered that the site is reasonably located, taking into account the fact that the medical practice covers a wide area which includes Stepps, Auchinloch, Lenzie, Gartcosh, Condorrat, Glenboig and Annathill as well as Muirhead and Chryston.
0 Patients will have difficulty crossing Lindsaybeg Road especially from Main Street at peak times.
Comment: As before, my Traffic and Transportation Team Leader has not raised this as an issue.
0 Questions have also been raised about what other sites have been investigated by the practice, and what further development is anticipated as there appears to be an access through to the remainder of the open space.
Comment: While the doctors’ practice has not provided details of other sites they have investigated, this information was submitted for their application at Station Road, Muirhead, which was withdrawn in May 2003. At this time they confirmed that 7 other sites had been investigated all of which were either unsuitable in terms of size or the fact that the owners had other plans for them. It is understood that a condition of the sale of land will require the medical practice to ensure access is able to be gained to the remainder of Lanrig Park. It must be stressed that the Council has no plans at present for any further development in the Park 0 There is concern that the Council is selling off land to the detriment of the environment, and that the area is becoming very built up.
Comment: While the area is becoming more built-up, the majority of Lanrig Park will remain, and the ‘countryside’ commences just a few hundred metres along Lindsaybeg Road.
0 Chryston Community Council has pointed out that there is a lack of definition of footpath routes on the proposed plan and that traffic calming will be necessary at the south side of the new roundabout for safe pedestrian access across Lindsaybeg Road.
Comment: If approved, the above details will be dealt with at the reserved matters stage.
0 The Community Council has also stated that HGV’s will have difficulty negotiating the roundabout, and they also raised concern that the plan did not outline the distance of the development to adjacent boundaries.
Comment: My Traffic and Transportation Team have not raised any issues with respect to the roundabout, however, the fine detail will be the subject of a Roads Construction Consent. While no boundary distances were specifically outlined, the submitted plan was to scale.
0 Further concern has been expressed by two residents that the amended proposal will have a larger impact on biodiversity as the site has been extended.
Comment: The amended site area is approximately 0.1 hectares larger than the initial site, however, it is considered that the proposal will have a minimal impact on biodiversity.
3.5 Please note that Councillor Gray has confirmed he supports the proposal, but is however opposed to the sale of the remainder of the park.
4. Planninn Assessment and Conclusions
4.1 As required by Section 25 of the Town and Country Planning (Scotland) act 1997, all planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. In the consideration of this planning application, the key issues are the Local Plan policy zoning of the site and the concerns of the objectors.
4.2 Under the terms of both the Strathkelvin Southern Area Local Plan 1983 and the Northern Corridor Local Plan (Finalised Draft) 2000, the site has a leisure and recreation zoning that seeks to maintain these areas, and has a presumption against development unless for appropriate recreation or nature conservation uses.
4.3 As the proposal is contrary to the Local Plan policy zoning, consideration must be given to the fact that it is for a doctors’ surgery, which is an important community facility. The practice has indicated that their current premises are no longer acceptable as they are too small and there is no scope to extend the property. It has also been stated it does not pass health and safety requirements for their patients or the new legislation for disability access. The Council’s Department of Community Services have declared the application site surplus to their requirements.
4.4 It is considered that the need for an improved doctors’ surgery and the fact that the Council have declared the land surplus to requirements outweigh the Local Plan policy zoning in this instance. Furthermore, consideration requires to be given to the fact that the proposal will take up approximately 7% of the overall area of Lanrig Park, leaving over 4.5 hectares undeveloped. 4.5 Notwithstanding the concerns raised by the objectors, and discussed in section 3 above, it is recommended that planning permission be granted. It should be noted that a local resident has requested that the P & E Committee conduct a site visit and hearing prior to determining this planning application.
4.6 If the P & E Committee accepts this recommendation, the application will require to be notified to the Scottish Ministers since the proposed development constitutes a departure from the Local Plan and the Council has a financial interest in the site. Application No: N/05/00982/FUL
Date Registered: 28th June 2005
Applicant: Mr Grant Lennie 53 Cum bernauld Road Stepps Glasgow G33 6LR
Development: Single Storey Front and Side Extension to a Dwellinghouse
Location: 53 Cumbernauld Road Stepps Glasgow G33 6LR
Ward: 70 Stepps Councillor Brian Wallace
Grid Reference: 265327 668159
File Reference: N/05/00982/FUL
Site History: No relevant site history
Development Plan: The site lies in a residential area in the Northern Corridor Local Plan Finalised Draft 2000 and Policies HG3 Residential Amenity and HG5 House Extensions apply
Contrary to Development Plan: No
Consultations:
Representations: None
Newspaper Advertisement: Not Required
Comments:
This application is for a single storey front and side extension to a detached dwellinghouse with a large front garden area, in a mostly residential area on the north side of Cumbernauld Road, Stepps, immediately to the west of Somerfield Stores. The front part of the extension would provide a domestic double garage, and the side part an office, small meeting room and ancillary facilities, in connection with the applicant's existing business which he runs from home. The applicant has confirmed that the only business vehicular movements to the site are for weekly meetings with seven individual staff on a Friday afternoon. As a result of neighbour notification, one business on the south side of Cumbernauld Road has objected on traffic and parking grounds. However, I am satisfied that the existing and proposed use of the premises remains domestic and that the access and parking arrangements of the current proposal are acceptable. My Transportation Section have no objection to the latest amended proposals subject to conditions incorporated in my recommendation.
The proposal accords with the relevant policies of the development plan, specifically Policies HG3 and HG5 of the Northern Corridor Local Plan Finalised Draft 2000. Design is satisfactory to match the existing dwelling and I consider there would be no significant impact on residential amenity. It is recommended that permission be granted subject to conditions to control materials, parking and the details of the access arrangements.
Recommendation: Grant Subject to the Following Conditions:.
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building.
Reason: To safeguard the residential amenity of the area.
3. That notwithstanding the provisions of Class 7 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no gates, fences, walls, or other means of enclosure, shall be erected between the front of the extended dwellinghouse hereby permitted and the adjoining road, with the exception of a 600 metre high rendered wall in the position shown on the approved plans.
Reason: In the interests of traffic and pedestrian safety.
4. That before the development hereby permitted is occupied, all the parking and manoeuvring areas shown on the approved plans, shall be levelled, properly drained and surfaced, with measures taken to prevent loose chippings and surface water going onto the public road, and shall, thereafter, be maintained as parking and manoeuvring areas.
Reason: To ensure the provision of adequate parking facilities within the site.
5. That before the development hereby permitted is occupied, a 5.0 metre wide dropped kerb vehicular access shall be constructed and the kerb re-instated in the positions shown on the approved plans, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the said Roads Authority.
Reason: To accord with the terms of the application in the interests of traffic and pedestrian safety.
6. That a visibility splay of 2 metres by 20 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the development hereby permitted is occupied, everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line areas and, thereafter, nothing exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or allowed to grow, within these sight line areas.
Reason: In the interests of traffic and pedestrian safety. 7. That the use of the garage and front parking area hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellinghouse on the site and no commercial activity shall be carried out, in, or from, the garage or parking area. Furthermore, the integral garage shall not be altered for use as a habitable room without the prior written consent of the Planning Authority.
Reason: To ensure the provision of adequate parking facilities within the site.
Background Papers:
Application form and plans received 8th June 2005
Northern Corridor Local Plan Finalised Draft 2000
Memo from NLC Transportation Section received 11th July 2005
Letter from Thermashield,ThermashieldHouse, 30 Cum bernauld Road, Stepps, Glasgow, G33 6EN received 24th June 2005.
Any person wishing to inspect these documents should contact Mr Richard Cartwright at 01 236 616474. Application No: N/05/0101OlFUL
Date Registered: 24th June 2005
Applicant : Mr A Mclntyre 21 Blenheim Avenue Stepps G33 6DP
Agent Grant/Murray Architects 30 Bell Street Glasgow G1 1LG
Development: Alterations, Change of Use and First Floor Extension to An Office to Form a Dwellinghouse
Location: 91 Cumbernauld Road Stepps
Ward: 70 Stepps Councillor Brian Wallace
Grid Reference: 265569668290
File Reference: N/05/0101O/FUL
Site History: No relevant planning history
Development Plan: The site is zoned within a residential area in the Northern Corridor Local Plan Finalised Draft 2000. Policies HG3 and HG4 are re1eva nt .
Contrary to Development Plan: No
Consultations:
Representations: Two Representation Letters
Newspaper Advertisement: Not Required
Recommendation: Grant Subject to the Following Conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the facing materials to be used for the external walls and roof shall be roughcast and grey slate effect tiles.
Reason: To accord with the application drawings and to ensure compatibility with the adjoining property.
3. That before the dwellinghouse hereby permitted is occupied 1 car parking space measuring 2.5 metres by 5.0 metres shall be provided within the curtilage of the plot and outwith the public road or footway, and thereafter be maintained as a parking space.
Reason: To ensure the provision of adequate parking facilities within the site.
4. That before the development hereby permitted is commenced and notwithstanding the scheme shown on the approved plans, a detailed scheme showing the dropped kerb access and footway edge bollard(s), to be funded by the developer, shall be submitted to and agreed in writing by the Planning Authority (this scheme will also require an amendment to the Roads Construction Consent for the private road of Edward Place).
Reason: In the interests of traffic and pedestrian safety.
5. That before the dwellinghouse hereby permitted is occupied, all the road works shall be completed in accordance with the details approved under the terms of condition 4 above.
Reason: In the interests of traffic and pedestrian safety.
6. That before the dwellinghouse hereby permitted is occupied, the low boundary wall and landscaping shown on the approved plans shall be completed to the satisfaction of the Planning Authority.
Reason: In the interests of visual amenity and traffic and pedestrian safety.
Background Papers:
Application form and plans received 15th June 2005 Northern Corridor Local Plan Finalised Draft 2000
Memo from NLC, Transportation Section, received 11 July 2005
Letter from Lee Lafferty, Flat 1/2 , 93 Cumbernauld Road, Stepps, G33 6EP, received 22nd June 2005. Letter from Mr & Mrs Robert Turner,3 Edward Place, Stepps, G33 6EN, received 13th July 2005.
Any person wishing to inspect these documents should contact Mr Richard Cartwright at 01236 61 6474. APPLICATION NO. N/05/0101O/FUL
REPORT
I. Description of Site and Proposal
1.I The application site lies on the north side of Cumbernauld Road, Stepps, at the junction of Edward Place which serves a recent three storey private flatted development at the rear. Older, terraced dwellings front Cumbernauld Road to either side of Edward Place. At present, the site consists of a single storey office building, built onto the two storey gable end wall of a row of terraced houses, together with a small level hard surfaced yard area used for parking, to the side.
1.2 It is proposed to build a first floor extension to the property with a new roof following the existing pitched form, and change the use to become a dwellinghouse with two bedrooms situated above living accommodation on the ground floor. One car parking space would be formalised, with the remainder of the frontl side yard area landscaped.
2. Development Plan
2.1 The site is zoned within a residential area in the Northern Corridor Local Plan Finalised Draft 2000. Policy HG3 seeks to protect residential amenity and character and Policy HG4 sets criteria for assessing applications for residential development.
3. Consultations and Representations
3.1 My Transportation Section has recommended refusal of the application as the parking standard of two spaces for a two bedroom house cannot be met. In the event of approval, it is recommended that parking on the adjoining footway be prevented by a requirement for a low boundary wall and bollard(s).
Comment: With the current office use of the site, there have been observed problems of two vehicles parking in the yard area with the second one overhanging the footway. It is considered that through the current proposal, this problem can be reduced by requiring physical measures to deter parking over the footway, and also the overall parking demand may be less for a two bedroom house than for office use at the site.
3.2 Two third party letters of representation have been received on this application from adjoining residents, raising the following concerns on which I comment in turn:
Loss of Privacy
0 Concern is expressed that loss of privacy would result from the proposed new flat approximately 18 metres from the lounge window of 3 Edward Place.
Comment: Following the deletion of a window which was originally proposed on the angled splay of the application building directly facing the Edward Place flat, the closest distance of facing windows which would result from the latest amended plans is 17 metres. However, this is at an angle of approximately 45 degrees and it is not considered that any significant loss of privacy would result. Insufficient Parking
0 Concerns are expressed about parking provision by two residents.
Comment: This issue is addressed in comments within paragraph 3.1 above and it is considered that there would be no detrimental effect on the existing parking situation as a result of the current proposal and indeed that there could be an improvement.
Environmental Concerns
0 Building onto the adjacent gable wall would affect the existing bathroom ventilation of No. 93 Cumbernauld Road; Concerns are expressed about the potential disturbances as a result of further development in the area.
Comment: It is accepted that there would be some limited disturbance during the development period only, but this is not a reason to refuse permission. The bathroom ventilation of the adjacent flat is a matter which is covered under the Building Regulations and is not a material consideration for the current planning application.
4. Planninn Assessment and Conclusions
4.1 This application must be determined in accordance with the development plan unless material considerations indicate otherwise; in this case Policies HG3 and HG4 of the Northern Corridor Local Plan Finalised Draft are the most relevant policies and it is considered that these are complied with. There can be no objection in principle to the proposed residential use in what is a predominantly residential area.
4.2 The proposed built form of the development is acceptable in design terms and, despite a concern by one objector, which is discussed in section 3 above, there are not considered to be any overriding amenity objections. Whilst it is not possible to comply with the normal garden size for a new two bedroomed house, the physical improvement and landscaping of the side yard area which is proposed is considered satisfactory in the present case. Parking provision is discussed in section 3 and although this proposal cannot meet the Council’s normal requirement of two parking spaces for a two bedroom house, it is concluded that there will be no worsening of the current situation as a result of this proposal. In conclusion this application is therefore recommended for approval, subject to conditions on materials and to secure the access, parking and landscaping as discussed in the report. Application No: N/05/01041/FUL
Date Registered: 17th June 2005
Applicant: T-Mobile (UK) Ltd Clo Stappard Howes 122 Dundyvan Road Coatbridge ML5 IDE
Agent Stappard Howes 122 Dundyvan Road Coatbridge ML5 1DE
Development: Installation of 15 Metre High Lattice Telecommunications Mast and Ancillary Development
Location: Site to the North of 21-27 Castlehill View Allanfauld Farm Allanfauld Road Kilsyth
Ward: 65 Queenzieburn & Kilsyth West Councillor Jean Jones
Grid Reference: 271 149 678764
File Reference: N/05/01 041 /FU L
Site History: 02/00508/FUL Installation of 15 Metre High Telecommunications Mast and Ancillary Equipment for Orange approved June 2002 to the east of Allanfauld Farm and west of Beltmoss Quarry
Development Plan: The site lies within the Kilsyth Hills Regional Scenic Area in the Kilsyth Local Plan 1999. Policies CF11, BE2 and NE1 1 apply. Contrary to Development Plan: No
Consultations: Scottish Natural Heritage (Comments) NLC Community Services (Comments) NLC Education (Comments) Representations: None
Newspaper Advertisement: Not Required
Comments:
This application is for the installation of a 15 metre high lattice telecommunications mast and associated equipment including two cabinets, a steel meshdeck and 2.1 metre high palisade fencing around the compound, at a site to the west of Allanfauld Fram and north of 21-27 Castlehill View, High Balmalloch, Kilsyth. The site lies 55 metres to the north of an access track running along the north edge of the built up area and 75 metres from the nearest house. The applicant has submitted the required ICNIRP Certificate of compliance with guidelines on radio frequency emissions, and also a statement on alternative sites investigated, which I consider demonstrates that the proposal is the best available option to provide the required 3G telecommunications coverage to Balmalloch.
The existing Orange mast east of Allanfauld Farm could not accommodate further apparatus without redevelopment into a higher and wider structure, which would significantly add to its visual impact. The visual/ landscape impact of the current proposal is reduced by the ascending hill to the north, by existing electricity pylons close to the site and by existing tree cover.
This application conforms with the relevant policies of the development plan, namely Policies CFI 1, GB2 and NE11 of the Kilsyth Local Plan 1999. Policy NE1 1 allows telecommunications development in the Kilsyth Hills Regional Scenic Area, within which the site lies, where no suitable alternative location exists and subject to strict control on design and landscape considerations, access and environmental impact. There have been no third party or consultee objections to this application. NLC Education Department do note the general perception of the school community that telecommunications installations may represent a danger and that school choices may be affected. For the current application, the nearest schools are Kilsyth Academy approximately 500 metres away and Balmalloch Primary School 550 metres away. Scottish Natural Heritage and NLC Community Services Department do not object to the proposal, but have made a number of recommendations for conditions which are incorporated in my recommendationfor approval below.
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 final colour to be used on the telecommunication mast, compound, associated equipment and fences to be erected on the site shall be submitted to, and approved in writing by the Planning Authority.
Reason: In the interests of visual amenity in the Kilsyth Hills Regional Scenic Area.
3. That details of a scheme of shelterbelt or hedgerow and tree planting of native species around the boundary of the application site shall be submitted to and approved in writing by the Planninmg Authority before development commences, and this scheme shall be implemented in the next available planting season after the installation of the telecommunications dvelopment.
Reason: In the interests of minimising any detrimental impact from the development on visual amenity and nature conservation.
4. That no trees within or in the vicinity of the application site shall be lopped, topped or felled, and no shrubs or hedges shall be removed from the area, without the approval in writing of the Planning Authority.
Reason: In the interests of visual amenity and nature conservation in the Kilsyth Hills Regional Scenic Area.
5. That all habitats potentially affected by the proposed development, including the pond west of the site, shall be surveyed by a suitably qualified person for any species which receive statutory protection, including badgers and Great Crested Newts; should any protected species or their habitats be found on the site the Planning Authority and Scottish Natural Heritage shall be immediately informed and no works shall commence until all relevant legislation is complied with. Reason: To minimise risk to protected species and to ensure legal compliance with the requirements of the Protection of Badgers Act 1992 and the Wildlife and Countryside Act 1981.
6. For the avoidance of doubt, no works to create a new access track between the application site and the existing access track shall be carried out under this permission without the prior written approval of the Planning Authority.
Reason: In the interests of visual amenity and nature conservation in the Kilsyth Hills Regional Scenic Area and as no details of such a proposal formed part of the application submission.
7. That in the event that the equipment becomes redundant, it must be removed and the site re- instated to the satisfaction of the Planning Authority within one month of the equipment becoming redundant.
Reason: To ensure the timeous re-instatement of the site to a satisfactory standard.
8. That before development commences, details of existing and proposed ground levels and all groundworks proposed for the installation of the mast and compound shall be submitted to and approved in writing by the Planning Authority.
Reason: That these details have not been submitted and in the interests of visual amenity in the Kilsyth Hills Regional Scenic Area.
9. That the palisade fencing shown on the application drawings is specifically not approved as part of this consent, and that details of alternative fencing, eg a vertical pale timber fence or profiled weldmesh fence, shall be submitted to and approved in writing by the Planning Authority prior to development commencing.
Reason: In the interests of visual amenity in the Kilsyth Hills Regional Scenic Area.
Background Papers:
Application form and plans received 17th June 2005
National Planning Policy Guidance NPPGl9 Radio Telecommunications 2001 Planning Advice Note PAN62 Radio Telecommunications 2001 Kilsyth Local Plan 1999
Memo from NLC Community Services Department received 29th July 2005 Memo from NLC Education Department received 12'h July 2005 Letter from Scottish Natural Heritage received 20th July 2005
Any person wishing to inspect these documents should contact Mr Richard Cartwright at 01236 616474. Application No: N/05/01OGO/FUL
Date Registered: 22ndJune2005
Applicant: Mr & Mrs J McKenna 7 Scott Drive Cumbernauld G67 4LB
Development: Extension to a Dwellinghouse and Provision of Decking (Amended Application)
Location: 7 Scott Drive Greenfaulds Cumbernauld G67 4LB
Ward: 61 Carbrain West and Greenfaulds Councillor William Goldie
Grid Reference: 274945 672871
File Reference: N/05/0106O/FUL
Site History: A previous similar application 05/00361/FUL was approved by Committee on 11th May 2005.
Development Plan: The area is covered by residential policies in the Cumbernauld Local Plan 1992.
Contrary to Development Plan: No
Representations: One Representation Letter
Newspaper Advertisement: Not Required
Comments:
Recommendation: Grant Subject to the Following Conditions:-
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.
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 residential amenity of the area.
That the hereby approved south west facing upper floor window of the attic truss storage area shall be opaque glazed.
Reason: To maintain adequate levels of privacy.
4. That any resultant increase in foul drainage must be connected to the Public Sewer in accordance with the requirements of Scottish Water.
Reason: To prevent groundwater or surface water contamination in the interests of environmental and amenity protection.
5. That the use of the garage hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellinghouse on the site and no commercial activity shall be carried out, in, or from, the garage.
Reason: To safeguard the residential amenity of the area.
Background Papers:
Application form and plans received 22nd June 2005
Letter of representation from Neil & Christine McVicar, 5 Scott Drive, Greenfaulds, Cumbernauld, G67 4LB received 5th July 2005.
Any person wishing to inspect these documents should contact Mr Craig Maclnnes at 01236 616464. APPLICATION NO. N/05/01OGO/FUL
REPORT
1. DescriPtion of Site and ProPOsal
1.1 The application site is a two storey house at 7 Scott Drive, Greenfaulds, Cumbernauld. It is located within an established residential area and is bounded by properties to the side and front, and the A73 to the rear.
1.2 The applicant proposes to demolish an existing flat roof garage and construct a new pitched roof one with an attic truss storage area. Also proposed is a utility room extension, outside store and WC. The applicant already has permission for a similar development. However, in this application, the garage element of the proposal is altered to incorporate an attic truss storage area. This will involve raising the height of the garage roof. At its maximum height it will be 1 metre higher than that approved in the original application. As the plot is on a rearward sloping gradient this will mean that the roof will be at its highest towards the rear. However, the proposed WC and small storage area at the back of the garage are to have a lower roof than was originally proposed. This means that the roof of the new structure will be higher across two thirds of its depth, and will be lower across the remaining third.
2. Development Plan
2.1 The application site is covered by Residential Policy HG4 of the Cumbernauld Local Plan 1992. The proposal is not contrary to this policy and raises no strategic issues.
3. Rewesentations
3.1 One letter of representation has been received in connection with this application from the neighbours at 5 Scott Drive. Although an objection was received from these neighbours in connection with the previously approved application, a number of new concerns have been raised in connection with this application. The issues concerning the objectors are as follows:
0 The proposed building is oppressive and overbearing because of its scale and siting in relation to the neighbour's property and because the application site sits at a higher ground level.
Comment: None of the neighbour's windows will overlook the new garage extension. Although part of the new proposed roof will be 1 metre higher than the approved one, this will not be the case throughout. At the rear of the new structure, where there is greatest potential for any impact to the neighbours, the roof will be around half a metre lower. The extension should not be overbearing as it is lower than both the applicant's and the neighbour's properties.
0 The garage projects 1.25 metres in front of the existing building line and the proposed roof is over 2.5 metres higher than the existing garage.
Comment: A similar proposed garage has already been approved 1.25 metres in front of the existing house. Although the roof pitch will be higher at this same location, there will be no additional impact. The properties in the area do not adhere to a distinct building line and, therefore, there is no reason why the garage cannot be constructed at this location. The application site is located north west of the objector's property, meaning that the new proposal will have the minimum of impact. The proposal involves the construction of a pitched roof garage. The existing garage has a flat roof. Pitched roof constructions are always higher to allow for the sloping roof faces. In this case the increased height is acceptable, as it will be lower than both the roof of the house and an existing dormer extension. It should be more in-keeping than the present flat roof garage, as the roof will be finished to match that of the existing house. In addition the front of the new building will be finished with a decorative gable eave feature that will match the existing one on the front facing gable of the house.
0 The proposed building presents a continuous wall nearly 11 metres in length along the north western boundary of the neighbour's property.
Comment: This is not disputed, however, at its maximum the wall will be 3 metres high, with the remainder between 2.5 metres and 3 metres. Garden walls 2 metres high can be constructed without planning consent. This wall is marginally higher than this, however, it is no higher than that of the already approved garage. It is the raising of the roof pitch, and not the construction of higher walls that allow for the increase in height of the new proposal.
0 The proposed window in the south west gable overlooks the neighbour's conservatory and patio and will affect their privacy unless the glass is frosted.
Comment: Any potential for overlooking is minimal as the roof of the proposed small storage area and WC should prevent this. However, as the window is to allow light into a storage area, there is little conceivable detriment to the applicant in requiring that it be opaque glazed.
4. Planninn Assessment and Conclusions
4.1 The main consideration in determining this application is whether the new higher proposal will have a more detrimental effect than that of the previously approved application. It is considered that as aspects of the new proposed construction are to be lower in height than that of the already approved building, and that there is to be no increase in the height of the walls adjacent to the boundary, there should be no additional impact arising from this amended proposal.
4.2 Despite the representation, I am satisfied that this proposal is acceptable and that although an increase in height is involved, it should be no more detrimental to the neighbouring property than the previously approved application. It is recommended that planning consent be granted. Application No: N/05/0109O/FUL
Date Registered: 27th June 2005
Ap piican t : Mr & Mrs R Duncan 7 Cathkin Crescent Carrick Knowe Cumbernauld G68 OFD
Agent ARM Architects 2a Berkeley Street Glasgow G3 7DW
Development: Construction of a Dwellinghouse and Garage
Location: Land to the East of Easter Dullatur Farm Dullatur
Ward: 64 Croy & Kilsyth South & Smithstone Cllr Francis Griffin
Grid Reference: 274709 677218
File Reference: N/05/0109O/FUL
Site History: No relevant site history
Development Plan: The site is located within the Green Belt in the Kilsyth Local Plan 1999. Policies GB3 on residential development, NE1 on Prime Quality Agricultural Land and BE8 on the Antonine Wall Consultation Zone are relevant.
Contrary to Development Plan: No
Consultations: NLC Community Services (Corn ments) West of Scotland Archaeological Service (No Response) Representations: None
Newspaper Advertisement: Advertised on 6'h July 2005
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. Easter Diillatur Farm 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.
Reason: That these details have not yet been submitted and in the interests of visual amenity in this Green Belt location.
3. That before the development hereby permitted starts, full details of the design and location of all boundary fences, walls and planting shall be submitted to, and approved in writing by the Planning Authority. This shall include species-rich hedgerows to the west, north and east of the site.
Reason: That these details have not yet been submitted and in the interests of visual amenity and biodiversity in this Green Belt location.
4. That before the dwellinghouse hereby permitted is first occupied, all the parking and manoeuvring areas shown on the approved plans shall be levelled, properly drained and surfaced to the satisfaction of the Planning Authority, and shall, thereafter, be maintained as parking and manoeuvring areas.
Reason: To ensure the provision of adequate parking facilities within the site.
5. That the developer shall afford access at all reasonable times to the West of Scotland Archaeology Service or other archaeological contractor approved in writing by the Planning Authority prior to the commencement of the development, and shall allow them to observe work in progress and record any items of interest and finds uncovered by the proposed works, and that notification of the commencement date shall be given to the West of Scotland Archaeology Service or the approved archaeological contractor in writing not less than 14 days before work commences on site.
Reason: That it is possible that unscheduled archaeological remains may exist in this location which is close to the Antonine Wall.
6. That the occupation of the dwellinghouse authorised by this permission shall be limited to a person employed full-time locally in agriculture and equine activity, as defined in Section 277 of the Town and Country Planning (Scotland) Act 1997, or a dependant of such a person residing with him/her or the widow or widower of such a person.
Reason: To ensure that the dwelling is occupied in accordance with its requirement for agricultural purposes.
7. That no trees within or adjoining the application site shall be lopped, topped, felled, or otherwise affected, without the approval in writing of the Planning Authority. If any tree, eg the single tree on the western site boundary, is subsequently agreed for felling, this must be on the basis of the planting of a replacement tree, the details of which must be agreed in writing by the Planning Authority before development proceeds and which must be planted in the next available planting season, with its replacement if it dies within two years. Before any felling of the existing tree it must be inspected for bats and Scottish Natural Heritage and the Planning Authority informed in writing of the results of this survey.
Reason: In the interest of nature conservation and visual amenity in this Green Belt location. 8. That before the development hereby submitted starts, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants and an investigation of any gas seepage from nearby filled ground), shall be submitted to the Planning Authority. The report should be undertaken in accordance with British Standard Code of Practice BS 101 752001 “The Investigation of Potentially Contaminated Sites” and also ClRlA Report 149 “Protecting Development from Methane.” Any necessary remedial works, having regard to the proposed use of the site, must be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed.
Reason: To ensure the site is free of contamination in the interests of the amenity of prospective residents.
9. That prior to any works commencing on site, the applicant must confirm in writing to the Planning Authority that the drainage arrangements to be provided are to the satisfaction of the Scottish Environment Protection Agency (SEPA). The preferred method for the disposal of septic tank effluent is the provision of a sub soil soakaway system. The septic tank and soakaway must be designed in accordance with the current code of practice BS6297:1983 and The Building (Scotland) Regulations 2004 - with the associated technical guidance. Surface water should be excluded from the septic tank. Any soakaway must be located at least 50 metres from any private water supply or other groundwater resource and at least 10 metres from any watercourse or permeable drain. (Note : If poor soil porosity or risk to groundwater resources preclude the use of a soakaway, alternative arrangements will have to be agreed with SEPA. Further advice on the disposal of sewage where no mains drainage is available, is contained within Pollution Prevention Guidance Note 4 which is available on the SEPA website www.sepa.org.uklguidance or from any SEPA office).
Reason: To prevent groundwater or surface water contamination in the interests of environmental and amenity protection.
NOTE TO COMMITTEE
If granted, the planning permission will not be issued until an Agreement under Section 75 of the Town & Country Planning (Scotland) Act 1997 has been concluded with the applicant in respect of the agricultural occupancy of the house and to prevent the legal separation of the house from the farmland.
Background Papers:
Application form and plans received 27th June and 27‘hJuly 2005 Circular 24/1984 Development in the Countryside and Green Belts Kilsyth Local Plan 1999
Memo from NLC Transportation Section, received 26‘hJuly 2005 Memo from NLC Community Services, received 2gthJuly 2005 Memo from NLC Protective Services, received 15 July 2005
Any person wishing to inspect these documents should contact Mr Richard Cartwright at 01236 616474. APPLICATION NO. N/05/01090/FUL
REPORT
1. Description of Site and Proposal
1.I The application site lies 120 metres to the east of Easter Dullatur Farm and adjoining the north side of the existing access track from Dullatur Road. It is separated from the existing farm buildings by one field where sloping land would make development immediately alongside the existing farm difficult. To the north and northeast are other open fields of the farm, while to the south of the site is an embankment covered with trees, the course of the Antonine Wall and the railway.
1.2 It is proposed to construct a one and a half storey dwelling for the son of the farm owner, and who already works full time at Easter Dullatur Farm. A report prepared by the Scottish Agricultural College has been submitted which concludes that the farm warrants three full time agricultural workers. The dwelling would be finished in white harling with some stone, vertically proportioned windows and a steep black/blue artificial slate roof.
2. Development Plan
2.1 The site lies within the Green Belt in the Kilsyth Local Plan 1999 and Policy GB3 requires an agricultural or other justification for any new dwelling, the restriction of occupancy by condition or Section 75 Legal Agreement, and the guidance of PAN36 “Siting and Design of New Housing in the Countryside” to be followed.
2.2 Policy NE1 on Prime Quality Agricultural Land also applies and presumes against development except where there are overriding relevant circumstances. It is considered that agricultural need provides such a justification. Policy BE8 opposes any development adversely affecting a Scheduled Ancient Monument but Historic Scotland have confirmed that the Antonine Wall would not be affected by the current proposal.
3. Consultations and Representations
3.1 There have been no third party representations received on this application.
3.2 My Transportation Section have no objections to the proposal and neither do NLC Community Services Department, subject to conditions, following the receipt of an amended siting plan. NLC Protective Services recommend a condition requiring a site investigation report and any required remedial measures, due to areas of unknown fill in the vicinity.
3.3 The West of Scotland Archaeology Service have not responded to their consultation, but in view of the response of Historic Scotland to the applicant on the proposal which was submitted with the application, it is recommended that a condition be incorporated to require an archaeological watching brief to be kept at the site, in case unscheduled archaeological remains exist in the area. 4. Planninn Assessment and Conclusions
4.1 This application must be determined firstly against national and development plan policy on development within the Green Belt. Circular 24/1985 on Development in the Countryside and Green Belts and Policy GB3 of the Kilsyth Local Plan 1999 allow the development of a new dwelling in the Green Belt only where strict criteria are met. These include justification by establishing an agricultural need, and I am satisfied that the Scottish Agricultural College report submitted with the current application provides such a justification (see paragraph 1.2 above). The applicant has confirmed a willingness to accept a planning condition and/ or Section 75 Legal Agreement to restrict occupancy and tie the dwelling to the farmland. The proposed siting of the new house is close to the existing farm (although not immediately adjoining due to topographical constraints) and I am satisfied that the proposal accords with Policy GB3 and also Planning Advice Note PAN36 Siting and Design of New Housing in the Countryside.
4.2 The siting of the proposed new dwelling has been amended from the original submission in order to not affect three mature trees fronting the access track, and there are now considered to be no significant adverse conservation impacts. Access arrangements are considered satisfactory, with three dwellings only now to be served from the existing access track off Dullatur Road, and the Council’s parking and garden standards are met. Historic Scotland have confirmed that, although the site lies close to the Antonine Wall, this Scheduled Ancient Monument will not be affected by the proposal. However, it is possible that unscheduled archaeological remains may exist in this location and so a watching brief is recommended. Other conditions are recommended on materials, to approve boundary treatment details, protect nearby trees, require a site investigation and any remedial works necessary, and control occupancy of the dwelling.
4.3 Subject to the conditions recommended in the above report, it is recommended that planning permission be granted, but that the Decision Notice should not be issued until an Agreement under Section 75 of the Town and Country Planning (Scotland) Act 1997 has been concluded between the Council and the applicant in respect of the agricultural occupancy of the dwellinghouse and to tie the dwelling to the farmland it serves. Application No: N/05/01173/OUT
Date Registered: 11th July 2005
Applicant: Mrs Margaret Gibson 116 Lochend Road Gartcosh Glasgow G69 8AY
Agent Neil Gibson 1/2, 8 Kennyhill Square Glasgow G31 3LW
Development: Construction of a Dwellinghouse
Location: 116 Lochend Road Gartcosh Glasgow G69 8AY
Ward: 68 Moodiesburn West And Gartcosh Councillor Joseph Shaw
Grid Reference: 269858668343
File Reference: N/05/01173/OUT
Site History:
Development Plan: The site is covered by No Anticipated Change and Retention of Residential Amenity policies in respectively the Strathkelvin Southern Area Local Plan 1983 and the Northern Corridor Finalised Draft Local Plan 2000.
Contrary to Development Plan: No
Consultations:
Representations: 2 Representation Letters
Newspaper Advertisement: Not Required
Recommendation: Grant Subject to the Following Conditions:-
1, That before development starts, a further planning application shall be submitted to the Planning Authority in respect of the following reserved matters:- (a) the siting, design and external appearance of all buildings and other structures; (b) the means of access to the site; (c) the layout of the site, including all roads, footways, and parking areas; (d) details of existing and proposed site levels.
(e) the design and location of all boundary walls and fences; (f) the provision of drainage works; (9) the disposal of sewage;
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That within three years of the date of this permission, an application for approval of the reserved matters, specified in condition 1 above, shall be made to the Planning Authority.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
3. That the development hereby permitted shall be started, either within five years of the date of this permission, or within two years of the date on which the 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.
4. That the proposed dwellinghouse shall, (a) front onto Jardine Terrace, (b) take vehicular access from Jardine Terrace, (c) be no higher than one and a half stories, (d) have a minimum rear garden depth of 10 metres, (e) leave a minimum 10 metres rear garden depth for the existing dwellinghouse at 116 Lochend Road, or such other scheme as may be acceptable to the Planning Authority.
Reason: In the interests of amenity and the proper planning of the area by ensuring that the dwellinghouse properly relates to the adjacent streetscape and has adequate garden ground.
5. That the drainage scheme required by condition 1 above shall comply with the Scottish Environment Protection Agency principles of Sustainable Urban Drainage Systems.
Reason: To safeguard the amenity of the area and to ensure that the proposed drainage scheme complies with the latest SEPA guidance.
Background Papers:
Application form and plans received 11th July 2005
Letter from Mr & Mrs R W Ferguson, 1 Jardine Terrace, Gartcosh, Glasgow, G69 8AR received 14th July 2005. Letter from Mr A Bradford, 2 Jardine Terrace, Gartcosh, G69 8AP received 25th July 2005.
Any person wishing to inspect these documents should contact Mr Martin Dean at 01236 61 6459. APPLICATION NO. N/05/01173/0UT
REPORT
1. Description of Site and Proposal
1.I The application is in outline for the construction of a dwellinghouse on a 575 square metre plot in the rear garden of 116 Lochend Road, Gartcosh. It is proposed that the dwellinghouse fronts onto, and takes access from, Jardine Terrace. It is noted that there is the ability to have 10 metre rear gardens for both the existing and proposed dwellinghouses.
2. Development Plan
2.1 Under the Strathkelvin Southern Area Local Plan 1983 the site is covered by the following policy:- E.PRO6: Area Unaffected by Specific Proposals.
The Northern Corridor Finalised Draft Local Plan 2000 has the site covered by the following policy:- HG3: Retention of Residential Amenity.
3. Consultations and Representations
3.1 My Transportation Section has no objection to the proposal subject to conditions.
3.2 Two letters of objection have been received from residents in Jardine Terrace with the following points being raised.
0 The proposed dwellinghouse will alter the established character of the area.
Comments: Jardine Terrace is a residential cul-de-sac. It is not considered that the construction of an additional dwellinghouse on private garden at the end of the cul-de-sac will alter the existing residential character of the area to an extent which would justify refusal.
0 There is private land between the public road and Jardine Terrace at the application site. Access to the site should be via the Lochend Road entrance to the existing dwellinghouse rather than via Jardine Terrace.
Comments: It is good planning practice to have dwellinghouses front onto adjacent roads and as such be fully part of the local streetscene. The indicative plans show the proposed dwellinghouse fronting onto Jardine Terrace and this orientation is a requirement of a recommended planning condition. If access is via the Lochend Road driveway to the existing dwellinghouse, as suggested by an objector, the proposed dwellinghouse would be regarded as backland development as it would relate more to the rear garden than to Jardine Terrace.
0 There is insufficient parking on Jardine Terrace for the proposed dwellinghouse.
Comments: It will be a requirement of any future detailed permission that there is adequate on- site parking for the proposed dwellinghouse. There will, therefore, be no need for anyone to require to park on Jardine Terrace. It should be noted, however, that Jardine Terrace is a public road on which anyone is entitled to park.
0 The proposed dwellinghouse will create a precedent for similar such developments off Jardine Terrace. Comments: The application site is the only potential plot that faces directly on to Jardine Terrace. A grant of permission will not, therefore, set a precedent for other similar dwellinghouses.
0 There will be congestion and disturbance to residents and damage to cars during building works.
Comments: There will be some nuisance and disruption with this being a natural consequence of building works. This will, however, only be temporary.
4. Planninn Assessment and Conclusions
4.1 Planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. There is no development plan hindrance to the proposed dwellinghouse.
4.2 It is concluded that there is sufficient land to form a viable plot and that the site has a suitable frontage on to Jardine Terrace. The apprehension of some existing residents about change and temporary disruption is understandable. It is considered, however, that this is a suitable position for a plot and that a dwellinghouse will acceptably relate to Jardine Terrace. Application No: N/05/01213/FUL
Date Registered: 15th July 2005
Applicant: T Mobile (UK) Ltd Clo Agent
Agent Stappard Howes 122 Dundyvan Road Coatbridge ML5 IDE
Development: Installation of 8 Pole Mounted Anntennas and 5 Equipment Cabins
Location: Broadwood Stadium 1 Ardgoil Drive Cumbernauld
Ward: 56 Balloch W, Blackwood E & Craigmarloch Cllr Barry McCulloch
Grid Reference: 272877674284
File Reference: N/05/01213/FUL
Site History: 921000531CON Erection of Multi-User Stadium and Ancillary Recreational Facilities approved 1992.
95/00065/CON Erection of Seating Stand, Changing Rooms / Aerobics Facilities and Formation of Football Pitches and Car Parking approved 1995.
Development Plan: The site is zoned for recreational use by Policy EN31 of the Cumbernauld Local Plan 1993.
Contrary to Development Plan: No
Consultations: NLC Education (Comments)
Representations: None
Newspaper Advertisement: Not Required
Comments:
This application is for the installation of 8 pole mounted telecommunications antennas, four each in an elevated position on both ends of the roof of the main stand at Broadwood Stadium, together with 5 equipment cabins also to be installed on top of the sloping roof structure. The applicant has submitted the necessary ICNIRP Certificate of Conformity with the EU guidelines on radiofrequency emissions. "Yrn L.l.*JIII. CIOCII m,,,,,a1[1 el1.0,llll N/05/01213/FUL 11,*1aq,amn <.I&5001 ,."i I,, "011. T Mobile (UK Ltd) z TW Rosa F UMIUMU W Broadwood Stadium Cdl I ,.*I 1 Ardgoll Drive Cumbernauld l",',"'.01-51 1ICIO W. DIIJIICICZI- instaiiatlon Of 8 Pole Mounted or L*,CI IUYI23I*P 1w1 Anntennas and 5 Eaubment Cabins No strategic or amenity issues are raised by this application, which is also in conformity with the development plan, namely the Cumbernauld Local Plan 1993, although this has no specific telecommunications policy. There have been no objections to this application. NLC Education Department, whilst not objecting to the proposal, have noted the general perception of the school community that telecommunications installations may represent a danger and that school choices may be affected. For the current application, the nearest schools are St Maurice's RC High School some 350 metres away, Westfield Primary School 780 metres away and Eastfield Primary School 940 metres away. I am satisfied that this is an appropriate siting in which to meet the applicant's obligations to extend its telecommunications network coverage and indeed is the best available option. There are no visual amenity concerns with this proposal high on the stadium roof, provided the equipment is appropriately coloured grey. It is therefore recommended that permission be granted subject to conditions.
Recommendation: Grant Subject to the Following Conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997
2. That the telecommunications antennas and all associated equipment shall be coloured grey.
Reason: To minimise the visual impact of the development on the surrounding area.
3. That in the event that the equipment becomes redundant it must be wholly removed within one month of the equipment becoming redundant.
Reason: In the interests of visual amenity.
Background Papers:
Application form and plans received 15th July 2005
Cum bernauld Local Plan 1993 Memo from NLC Education Department received 27'h July 2005. Memo from Transportation Section received 25'h July 2005.
Any person wishing to inspect these documents should contact Mr Richard Carhvright at 01236 616474. Application No: N/05/01223/FUL
Date Registered: 19th July 2005
Applicant: Mr Gary Lyle 3 Dunellan Court Moodiesburn
Development: Extension to a Dwellinghouse
Location: 3 Dunellan Court Moodiesburn
Ward: 67 Moodiesburn East & Blackwood West Councillor W. Hogg
Grid Reference: 270049670663
File Reference: N/05/01223/FUL
Site History: No relevant site history
Development Plan: The site is shown within a new housing area in the Northern Corridor Local Plan Finalised Draft 2000. Policies HG3 & HG5 apply Contrary to Development Plan: No
Consultations:
Representations: Three Representation Letters
Newspaper Advertisement: Not Required
Comments:
This application seeks consent for a two storey side extension comprising a garage and kitchen on the ground floor with additional bedroom accommodation above, at a semi-detached property within a residential area of Moodiesburn. Amended plans have been submitted setting the extension back slightly from the original proposal to allow two full size car parking spaces to remain on the front driveway, in addition to the new garage, and thereby comply with the Council's parking requirement for a three or four bedroom dwelling. The proposed design and materials for the extension are satisfactory and adequate garden ground will remain.
Three letters of representation has been received on the application. Two objections have been received from lower level properties in Dunellan Avenue, to the side of the application property, on the grounds of loss of privacy to rear gardens, overshadowing and loss of outlook from a bedroom window at 36 Dunellan Avenue, and property devaluation. However, in view of the difference in levels of approximately three metres between the two sites, and also amended plans setting the front first floor bedroom window of the proposed extension further back, I do not consider there would be any significant overlooking of either garden area or windows of any neighbouring properties. Neither do I consider there would be any significant overshadowing from an extension 15 metres to the north side of 36 Dunellan Avenue. Loss of outlook and possible property devaluation are not relevant planning matters for the determination of this application. I
'rouuceu by :laming and Environment Dspertmsnt 223/FuL lsming House Mr Gary Lyle ! Tryd Road :U M BERNAU LD 3 Dunellan Court Moodiesburn 367 1 JW Extension to a Dwellinghouse IILIIII.l *os. I,. nrrnru NI"*I"IIIVII .,,n nrrrm*r,~norn~tn,.,an,~rrsrl 'ei. 01236 616240 Fax 01236 618232 *ReDresentation 11;.11a"" Die. .. < ,enC*llml ThlS copy has been produced speciflcaily for the Map Return Scheme purposes only. #~."m"**~**~~*t"<,m11*111.1 Clill) Gq,,,,"ht -,.ll.Y IO"IUI.SUII,U dl","DT..llmlt. )S Llcence 100023368 2004 NOfurther copies may be made The third letter of representation is from the owner of 2 Dunellan Court opposite. He is concerned that the original plans showed the area for driveway monoblocking to encroach on his land, but this issue has been addressed by amended plans now received. He is also concerned at possible damage to monoblocking in the communal area of Dunellan Court, but this is a civil matter and not a matter of planning concern affecting the determination of this application.
The relevant policies of the development plan are complied with, namely HG3 on Retention of Residential Amenity and HG5 on House Extensions. Notwithstanding the objections to the application which are discussed above, it is recommended that permission be granted subject to conditions on materials and parking provision.
Recommendation: Grant Subject to the Following Conditions:.
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building.
Reason: To safeguard the residential amenity of the area.
3. That before the extension to the dwellinghouse hereby permitted is occupied, 2 car parking spaces each measuring 2.5 metres by 5.0 metres, 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.
4. That the garage hereby approved as part of this development shall not be altered for use as a habitable room without the prior written consent of the Planning Authority.
Reason: To ensure the provision of adequate parking facilities within the site.
Background Papers:
Application form and plans received 19th July 2005 and amended plans received 2gthJuly 2005
Northern Corridor Local Plan Finalised Draft 2000
Letter from Mr Richard Malloy,38 Dunellan Avenue, Moodiesburn, Glasgow, G69 OGB received 21 st July 2005. Letter from Mr Kevin Lee, 36 Dunellan Avenue, Moodiesburn, Glasgow, G69 OGD received 1st August 2005. Letter from Mr John Martin, 2 DunellanCourt, Moodiesburn, Glasgow, G69 OGB received 2"dAugust 2005.
Any person wishing to inspect these documents should contact Mr Richard Cartwright at 01236 16474. Application No: C1051007701FUL
Date Registered: 25th May 2005
Applicant: Mr And Mrs Stewart 2 Mulvey Crescent Ai rdrie Lanarkshire ML6 OBG
Agent ExpressPlans.Com Ltd C/o 2 Mulvey Crescent Airdrie ML6 OBG
Development: Erection of Two Storey Rear Extension to Dwellinghouse
Location: 2 Mulvey Crescent Ai rd rie Lanarkshire ML6 OBG
Ward: 41 Whinhall Councillor George Devine
Grid Reference: 275265665284
File Reference: AIM9400021CMIILR
Site History:
Development Plan: The property is covered by residential policy HG9 (Existing Residential Area) in the Monklands District Local Plan 1991.
Contrary to Development Plan: No
Consultations:
Representations: One Letter of Representation
Newspaper Advertisement: Not Required
Recommendation: Grant Subject to the Following Conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building. Plannina ADDlication No. C/05/00770/FUL
=,anningand=Tc,juced by EnvlmnmentDepament Erectionvof'iwo storey Rear Extension to Dwellinghouse FWIq House ;Try" Road JJMBERNAULD 2 Mulvey Crescent, Ardrie 2671 JW A &prod& homfhOiBara SuhlqrnB)P'O"lh rd 012366iaio F~Xoim6ia3z btto Scale &K$%'F2ZdS$h'e's Representation VIeWod~diqobidollnfri.sCrmccpyn#?t * & m.ylsdfopm.ecubm CI dvll vio&lny 35 Lcence 1000233% 2004 Reason: To safeguard the residential amenity of the area.
Background Papers:
Application form and plans received 16th May 2005
Adopted Monklands District Local Plan 1991
Letter from Mr & Mrs O'Toole,4 Mulvey Crescent, Airdrie, ML6 OBG received 24th May 2005.
Any person wishing to inspect these documents should contact Miss Charrnaine Mills at 01236 812375. APPLICATION NO. C/05/0077O/FUL
REPORT
I. Description of Site and Proposal
1.I Planning permission is being sought for the erection of a two-storey rear extension and single storey rear extension to No 2 Mulvey Crescent, Airdrie. The application property is a semi- detached dwellinghouse set within an existing residential area.
1.2 The two-storey rear extension will be built to 4 metres from the boundary line of No 4 Mulvey Crescent, Airdrie and will extend 1.2 metres from the existing gable end of the dwellinghouse. The dimensions of the two-storey rear extension are 4.9 metres (length) by 3.9 metres (breadth) with a pitched roof, which is below the existing roofline. The extension reduces to single storey where the dimensions are 2.8 metres (length) by 0.8 metres (breadth) by 1.3 metres (height).
1.3 The facing materials to be used for the external walls and roof will match in colour and texture those of the existing adjoining building.
2. Development Plan
2.1 The property is covered by residential policy HG9 (Existing Residential Area) in the Monklands District Local Plan 1991. There are no strategic implications.
3. Consultations and Representations
3.1 One letter of representation has been received from No 4 Mulvey Crescent, Airdrie. The main grounds of objection are as follows:
(i) The drawings do not include the garage at No 2 Mulvey Crescent, Airdrie. The objector does not approve of the garage due to guttering problems.
(ii) Reduction in sunlightldaylight to the rear and gable end of No 4 Mulvey Crescent Airdrie.
4. Planninn Assessment and Conclusions
4.1 In assessing this application the local plan policy HG9 for existing residential areas is relevant. This seeks to protect such areas by opposing development that adversely affects the amenity of the established housing.
4.2 In relation to the grounds of objection these are addressed as follows:
(i) Amended plans to show the garage on the block plan have been submitted. The erection of the existing garage at No 2 Mulvey Crescent is not part of the proposal. The problems related to the existing garage are not relevant to this planning application.
(ii) The relevant sunlightldaylight tests have been completed and the overall detriment, in terms of reduction in sunlight and daylight, would be minimal due to the position of the dwellinghouses and the distance between both neighbouring properties.
4.3 In conclusion I have considered the points of objection raised with regard to the proposed extensions but find no reason to uphold them as it is not considered that the degree of detriment to the objector’s property is sufficient to warrant refusal. The development is acceptable and the detrimental effect on overshadowing on neighbouring properties would be minimal. I therefore recommend that planning permission be granted subject to appropriate conditions. Application No: C/05/00816IFUL
Date Registered: 17th May 2005
Ap pli can t : Mr D Kelly 1 Wallace Wynd Law Wishaw
Agent M Robertson 36 Catherine Street Motherwell MLI 2RN
Development: Erection of Two Storey Building with 2 Shops on Ground Floor (1 Hot Food Takeaway) and 2 Dwellinghouses on First Floor
Location: Land to the East of 68 Main Street Caldercruix Ai rdrie Lanarkshire ML6 7RA
Ward: 46 Plains And Caldercruix Councillor T. Morgan
Grid Reference: 282186 667735
File Reference: CIPUCCM03068ICMILR
Site History:
Development Plan: Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by policy HG9 (Housing policy for Existing Residential Area)
Contrary to Development Plan: No
Consultations: Scottish Water (No Objection)
Representations: Three letters of representation
Newspaper Advertisement: 01/06/05
Comments:
Recommendation: Grant Subject to the Following Conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. Planning Application No. C/05/00816/FUL Erection of Two Storey Building with 2 Shops on Ground Floor (1 Hot Food Takeaway) and 'roduced by Two Dwellinghouses on First Floor 'lanning and Environment Department :laming House *shire 2 Tryst Road Land to the East of 68 Main Street, Caldercruix, Airdrie Coufldl XMBERNAULD 367 1 JW A RapodvslhomfheOdn.n;cSu~qm.ppiig*Ik rei. 01236 616210 Fax. 01236 616232 Ik Representation Not to Scale z~~%~'&%d&~!$'w'ews Ul~m~,n*iedrep~dudonintlig~Cran~ri~t Site Area 0.05 HA am mq Ibdfo pmesutm w.01~11pooddlw 3s Licence 100023369 2004 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.
Reason: To enable the Planning Authority to consider these aspects in detail.
3. That before the development hereby permitted is brought into use, all the fences, or walls, as approved under the terms of condition 2 above, shall be erected.
Reason: To safeguard the residential amenity of the area.
4. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority.
Reason: To enable the Planning Authority to consider these aspects in detail
5. That a detailed drawing showing the bin store location and boundary enclosure shall be submitted to and approved in writing by the Planning Authority, prior to the start of these works.
Reason: To enable the Planning Authority to consider these aspects in detail.
6. That a visibility splay of 2.5 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 brought into use everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line areas and, thereafter, nothing exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or allowed to grow, within these sight line areas.
Reason: In the interests of traffic and pedestrian safety.
7. That before the development hereby permitted is brought into use, a 5.5 metre wide 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: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings.
8. That before the development hereby permitted is brought into use the following parking and access requirements shall be provided. a) the new vehicular access shall be 5.5 metres wide and shall be taken at right angles to Main Street b) the first two metres of the access shall paved behind the heal of the footway c) a minimum of 11 no. off-street car parking spaces shall be provided and each space shall measure 2.5 x 5.0 metres with a 6m aisle width d) the car parking spaces shall be suitable marked with 5 spaces allocated for the hot food operation, 3 spaces for the retail operation and 3 spaces for the residential flatted development.
Reason: To ensure the provision of adequate parking facilities within the site.
9. That before the hot-food shop hereby permitted is brought into use an external flue shall be provided and this shall terminate an minimum height of 1 metre above the roof eaves of the building to the satisfaction of the Planning Authority. Reason: To safeguard the residential amenity of the area. Background Papers:
Application form and plans received 17th May 2005
Memo from Transportation section received 1st August 2005 Memo from Protective Sevices Section received 12th July 2005 Letter from Scottish Water received 27th June 2005
Letter from T Robertson & Signatories,83 Main Street, Caldercruix, Airdrie, ML6 7RE received 3rd June 2005. Letter from J R Moir MCIOB BIAT,DM Hall, Building Surveying Division, 12 Grampian Court , Beveridge Square , Livingston, EH54 6QF received 9th June 2005. Letter from Councillor Thomas Morgan, PO Box 14, Civic Centre, Motherwell, MLI 1TW received 17th June 2005.
Any person wishing to inspect these documents should contact Mr Colin Marshall at 01236 812376. APPLICATION NO. C/05/00816/FUL
REPORT
Description of Site and Proposal
Planning permission is being sought for the erection of a two-storey building with a class 1 shop and hot food take-away on the ground floor and two flatted dwellinghouses on the first floor on ground east of 68 Main Street, Caldercruix.
The site has a 16 metre wide frontage and is 33m in depth providing an overall site area of 528 sq.metres. The site sits between an existing public house and an area of public open space on the south side of Main Street. Opposite the site, on the north side of Main Street there is another public house and a dwellinghouse. Generally the area is characterised by a mixture of uses, which face onto Main Street.
The proposed building would be two storeys in height with a pitched tiled roof. The ground floor shops would be accessed from Main Street and access to the upper flats would be from the rear via a stairway and balcony access. A rear parking court for 11 vehicles would be provided with a dropped kerb access provided to the east elevation of the building. The hot food takeaway would have a waiting area, servery, food preparation area and w.c./storage area to the rear. The hours of opening for the takeaway would be from 17.00 to 00.00 Monday to Thursday and 17.00 to 01 .OO Friday to Sunday. The shop unit would have a retail floor area of some 45 sq. metres with office and kitchenltoilet facilities to the rear. The shop would open from 9.00 to 17.00 Monday to Saturday. The flats would each have two bedrooms, lounge, kitchen- dining area, shower roomlwc and store.
Development Plan
Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by policy HG9 (Housing policy for Existing Residential Area). There are no strategic planning issues to address.
Consultations and Representations
The Transportation Section had no objection subject to conditions relating to the provision of satisfactory parking and access arrangements.
The Protective Services Section had no objection subject to conditions relating to the provision of a satisfactory means of disposing of cooking smells and ensuring that food safety regulations and health and safety regulations are met.
Scottish Water had no objections subject to satisfactory drainage connections to the public sewerage system.
A letter of representation was received from Cllr T Morgan who offered the following comments.
0 It would be preferable if the development included only residential uses 0 Access provision is a concern and the comments from the Transportation Section should be carefully considered. 0 The provision of shops will require appropriate conditions to minimise any negative impacts such as increased litter, traffic. 0 Generally the development of this site is welcome however the above comments should be taken into account. 3.5 There were two other letters of representation and the terms of objection can be fairly summarised as follows.
3.6 Firstly a letter was received from DM Hall Surveyors, Livingstone on behave of Abacus Estates, Salford, who own the adjacent public house situated west of the application site.
A two storey development is inappropriate in the locality where buildings are generally single storey The introduction of a further bad neighbour use where there are two public houses would be detrimental to amenity The proposed hot food takeaway would be detrimental to the possibility of changing the use of the adjacent public house to residential There are insufficient off-street parking spaces in the area and this proposal would exacerbate the problem for potential residents and customers. The establishment of common access rights to the rear of the site and to the rear of the public house has not been established. This requires to be clear before any such application is considered. The owners of the adjacent public house did not receive the appropriate neighbour notification.
Secondly a letter was received from Mr and Mrs T Roberson, 83 Main Street, Caldercruix.
The proposal would result in further loss of visual amenity of this part of Main Street There is no need for a further hot food take-away in Main Street as there are two existing premises A hot food take-away is not in line with NLC’s promotion of healthy dietlfood nutrition The proposals would lead to increased litter There would be increased incidents of anti-social behaviour, including late night loitering, vandalism, damage to buildings that would put extra pressure on police resources. There would be increased noise levels The proposals would be detrimental to any separate proposals to alter the existing public house to a permanent dwellinghouse. The Main Street has 2 hot food takeaways, two clubs, and a bookmakers. Following closing times of all of these, there would be increased anti-social behaviour. There is no objection to the flatted dwellinghouses The proposals would be bad for the image of the village.
4. Planning Assessment and Conclusions
4.1 The proposed development requires to be assessed under the terms of the development plan and any other material considerations. The site falls within an area covered by policy HG 9 (Housing Policy for Existing Residential Areas) where there is a presumption against development which may adversely affect the amenity of the area or is not ancillary to housing.
4.2 Whilst the proposed shop unit would be regarded as ancillary to a residential area, hot food takeaways are not considered necessary to support residential areas. However this part of Main Street serves as a main access roadway to the village where there is a mix of existing commercial uses including two public houses, two social clubs, bookmakers and other shop units. Given these site circumstances the provision of a hot food take-away would not be unacceptable along this part of Main Street. 4.3 The Transportation Section had no objection to the proposals provided 11 off-street parking be provided along with a dropped kerb access point. The Protective Services section also had no objection subject to the provision of an external flue exits a minimum height of 1.O metre above the eaves of the roof. They also requested that the required food safety regulations be met. The revised layout plan indicates that the transportation Section requirements can be accommodated and, as such the parking and access arrangements are considered satisfactory.
4.4 The provision of a satisfactory flue design would be subject of a condition should planning permission be granted, The terms of the associated policy COM 10 (Hot Food Shops/Restaurants) would not be compromised as the proposals relate to the erection of a new building and a satisfactory Rue extraction system would be incorporated in the design of the building.
4.5 The local member had no objection to the proposals but it is noted he would prefer to see the site developed for housing purposes only. It was requested that any comments by the Transportation Section be carefully considered. The proposals relate to a combined commercial and residential development and are in line with the other commercial uses found along this part of Main Street. The Transportation Section requirements have been met.
4.6 Turning to the above noted objections the following comments can be made on each point.
The erection of a two-storey building at this location is acceptable. There would be no detriment to visual amenity or any overshadowing issues. 0 The addition of a hot food take-way in an area where there are other late opening commercial premises would be reasonable, as there would be little impact on the amenity of this area of Main Street. Any cumulative impact would be minimal as these commercial uses are reasonably spaced out along Main Street. The proposed hot food takeaway would not affect the residential amenity of Main Street as adequate parking provisions can be provided along with a satisfactory flue arrangement. As such it is unlikely any further residential developments along Main Street would be compromised by the current proposals. There would be adequate off-street parking facilities at the site. The Transportation Section had no objection to the parking provision. Generally, land ownership and access rights are legal matters out with the scope of the consideration of a planning application. Whilst such matters would need to be resolved before any development proceeded they would not prohibit the consideration of the planning application. The submitted application form indicates that the owner, lessee and occupier of the adjacent public house at were notified. Agents acting on behalf of the owner of the adjacent building have been given an opportunity on commenting on the application details as noted in the letter from DM Hall received on gthJune 2005. As such it is considered the relevant parties have been given an opportunity to comment on the application details. Conversely it is considered there would be no loss of visual amenity as a result of the proposals. The proposals would involve the erection of a two-storey building with both commercial and residential uses that are considered acceptable in this part of Main Street. Whilst there are other hot food take-away shops in Main Street, the issue over need for the market to address. Food safety issues are considered under separate Environmental Health legislation and are not material to the consideration of the application. The general comment on the nutritional values of the food sold by hot food take-away shops can be noted but it is not a material consideration. Adequate litterbins would be provided as part of the operator’s requirement to meet Environmental Health legislation. Likely incidents of anti-social behaviour during late evening hours are essentially a police matter and are not material to the consideration of a planning application. As the proposed hot food shop would be open late in the evening ( subject to the grant of the necessary licence) it is likely that there would be a an increase in activity at this part of Main Street. However there are two public houses in the immediate vicinity and activity levels by customers is fairly high. The addition of a hot food take-away would not significantly increase activity levels over current levels. As such there would be no harm to the amenity of the area. 0 As noted previously the proposals would not be detrimental to residential amenity 0 Perceived increases in anti-social behaviour as a result of a development are subjective and are essentially matters for the police to investigate. They are not material to the consideration of a planning application. 0 It is noted the residential element of the proposals are acceptable 0 The view that the proposals would harm the image of the village can be noted however this view is subjective. The proposals are considered to be acceptable with no harm to the amenity of the area.
4.8 In conclusion, the proposals for the commerciallresidential development are considered acceptable. Although a number of objections have been received it is considered that these could not be sustained. It is therefore recommended that planning permission be granted subject to conditions. Application No: C1051008301FUL
Date Registered: 20th May 2005
Applicant: Mr Dick 1 Woodside Farm Cottages Forestfield Caldercruix Airdrie Lanarkshire ML6 7RY
Agent HomeCAD 2 Cumbernauld Business Park Wardpark Road Cum bernauld G67 3JZ
Development: Erection of Single Storey Extension to the Front of Dwellinghouse
Location: 1 Woodside Farm Cottages Forestfield Caldercruix Ai rdrie Lanarkshire ML6 7RY
Ward: 52 Salsburgh Councillor David Fagan
Grid Reference: 285225667444
File Reference: CIPLICCF7441SMILR
Site History: No significant history
Development Plan: The property is zoned as GB2 (Restrict development in countryside around towns) in the Monklands District Local Plan 1991 and is assessed against HG9 (Housing Policy for Existing Residential Areas.)
Contrary to Development Plan: No
Consultations: None required
Representations: 1 Representation Letter
Newspaper Advertisement: Not Required
Comments:
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. Planning Application No. C/05/0083O/FUL
Produced by Erection of Single Storey Extension Planning and EnvKonrnent Department Flerning House to Front of Dwellinghouse &shire 2 Tryst Road COUOtil CUM BERNAULD G67 1 JW 1 Woodside Farm Cottages, Forestfield A R.POd~romlhOrdnMs.S"N.ym~pprnvlh Tel. 01236 616210 Fax. 01236 616232 Caldercruix, Airdrie Not to Scale %~$%~~&%~&$?''~vs "".llb"..d r.pndYni0" i*1rnrcrorn Cc+./ridlf Ik Representation amm~lsdbr~~u~orclvilpo~lrp Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building.
Reason: To safeguard the residential amenity of the area.
Background Papers:
Application form and plans received 20th May 2005 Monklands District Local Plan 1991
Letter from H. J. MacKinnon,34 Loganlea Crescent, Addiewell, West Lothian, EH55 8HP received 10th June 2005.
Any person wishing to inspect these documents should contact Ms Susan Miller at 01236 812374. APPLICATION NO. C1051008301FUL
REPORT
1. Description of Site and Proposal
1 .I Planning permission is being sought for the erection of a single storey front extension to No.1 Woodside Cottages, Caldercruix. The application property is the west section of a traditional ‘U’ shaped courtyard steading conversion which contains a total of three dwellinghouses.
1.2 The single storey extension is to the front of the existing property. The dimensions of the extension are 3 metres by 7.0 metres. The facing materials to be used for the external walls and roof shall be of stone and slate effect to match the colour and texture of the existing adjoining building.
2. Development Plan
2.1 The property is zoned as GB2 (Restrict Development in Countryside Around Towns) in the Monklands District Local Plan 1991 and is assessed against HG9 (Housing Policy for Existing Residential Areas). There are no strategic implications.
3. Consultations and Representations
3.1 One letter of representation has been received from the owner of adjoining house at No 3 Woodside Cottages. The grounds of objection are:
(i) The extension will block the light to the rear entrance porch of No 3 Woodside Cottages. This will in turn block natural light to the hall area of the property making it much darker resulting in the loss of residential amenity to the rear porch.
(ii) The Scale/Appearance of the development will not be in keeping with the traditional courtyard style of the building. The extension will detrimentally alter the appearance of the courtyard.
(iii) The proposed extension will result in further problems of access onto the communal areas with a door opening straight onto the communal courtyard exacerbating the parking issues on this area.
(iv) The property will effectively have no garden.
(v) Concerns over the drainage of the extension into an old system.
4. Planning Assessment and Conclusions
4.1 In assessing this application the local plan policy HG9 (Housing Policy for Existing Residential Areas) is relevant. This seeks to protect such areas by opposing development that adversely affects the amenity of the established housing.
4.2 The grounds of objection are addressed as follows: The relevant sunlightldaylight tests are not applicable in this instance as the main impact will be on a porch which is not a habitable room. In any case, bearing in mind the size of the extension and its relationship with the objector’s window, the impact on sunlightldaylight within the objector’s property is not likely to be significant.
The original plans showed an extension that was felt to be ‘suburban’ in terms of its appearance which jarred with the existing buildings. This was raised with the applicant who subsequently submitted revised plans showing a slightly smaller extension (7.00m wide as opposed to 7.68m) and of a more traditional design to reflect the character of the courtyard. In particular, the proposal now allows for a traditional ‘crow step’ gable to match that on the existing building.
Problems of access to communal areas are a legal issue and require to be resolved between the three parties sharing the courtyard area. The applicant has confirmed that the property has two designated car parking spaces within the courtyard and that the extension will not encroach on any of the allocated parking spaces. It is the responsibility of the applicant to ensure that the proposal is correctly located on land within the their control.
The property currently has a walled off area of 15 square metres to the front of their property to use as garden ground, part of which would accommodate the new extension. . In addition, there is a further area of garden ground of around 127 square metres adjacent to their property. This is considered to be adequate garden ground.
The drainage details of the extension must satisfy the Building Regulations and is not in this instance a material planning consideration.
In conclusion, due consideration has been given to the points of representation raised by the neighbouring proprietor at No.3 Woodside Cottages and no reason was found to uphold these objections or to merit a refusal. The proposal to erect an extension is considered to be acceptable. It is felt that the scale and design of the proposal (as amended) will not detract from the character of the surrounding area or have a significant adverse impact on the objector‘s amenity. There are no significant issues in terms of daylight or sunlight. The application raises no strategic issues and accords with relevant local plan policies. It is therefore recommended that planning permission be granted subject to the appropriate conditions. Application No: C/05/00850/FU L
Date Registered: 20th May 2005
Ap piican t : T - Mobile Clo Agent
Agent Stappard Howes 122 Dundyvan Road CoatbridgeML5 1DE
Development: Installation of a 14.7m High Streetworks Monopole with 2 No. Equipment Cabinets and Ancillary Development
Location: Land To East Of Calder Community Centre Paddock Street Coatbridge Lanarkshire ML5 4PG
Ward: 35 Sikeside And Carnbroe Councillor J Cassidy
Grid Reference: 274975663899
File Reference: C/PL/TP035/CM/LR
Site History:
Development Plan: The site is zoned as HG9 existing residential areas and LRll improve public open space and policy TELI (Telecommunications Developments) of the Adopted Monklands District Local Plan 1991.
Contrary to Development Plan: No
Consultations:
Representations: 3 Letters of objection
Newspaper Advertisement: Not Required
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. In event that the equipment hereby approved becomes redundant it shall be removed and the site reinstated to the satisfaction of the Planning Authority within one month of the equipment becoming redundant. Playing Field
Planning Application No. C/05/0085O/FUL Installation of a 14.7m High Streetworks Monopole with 2 No. Prod~edby Flannng and Envimnment Department Equipment Cabinets and Ancillary Development FkmirQ muse rbhlre 2 Tryst Road had1 CUMBERNAULD Land To East of Calder Community Centre
G671JW Paddock Street, Coatbridge Rspadlcsl fmrnIhaOrmsrs Sunieymrppmwlh Td 01236616210 Fax 01236616232 btto Scale &K&"%'EZdG&'M'm'' Ul&bdudrqm&mm IMdmeCraun-#~f ^"...... l^^^^"*^^ ^^"' Representation received from Coatbridge Area Community Forum sd msylesdlOpnYwflcn mddl vocedim Reason: To ensure restoration of the site to a satisfactory standard.
Background Papers:
Application form and plans received 20th May 2005
Adopted Monklands District Local Plan 1991
Letter from P. Winnie (Chairperson),Coatbridge Area Community Forum, 19F Cumbrae Crescent, Coatbridge, ML5 4PX received 31st May 2005. Letter from C. C. Dornan,St. Stephen's R.C. Church, Paddock Street, Sikeside, Coatbridge, ML5 4PG received 17th June 2005. Letter from Elaine Smith MSP,Constituency Office, Unit 65 Fountain Business Centre, Coatbridge, ML5 3AA received 15th June 2005.
Any person wishing to inspect these documents should contact Miss Charmaine Mills at 01236 812375. APPLICATION NO. C/O510085O/FUL
REPORT
1. Description of Site and Proposal
1.I The applicant is seeking planning permission to erect a 14.7 metre high telecommunication streetworks monopole with 2 No equipment cabinets and ancillary development. All proposed structures and associated cabinets are to be painted grey.
1.2 The proposed 14.7m telecommunication streetworks monopole would be sited on the grass verge adjacent to Paddock Street, Carnbroe, in front of the existing metal fencing. The nearest residential property lies 90 metres north of the application site. The nearest school lies over 360 metres southwest of the application site. There is a community centre approximately 100 metres southwest of the application site and football playing fields directly south of the application site.
1.3 The applicant has supplied a supporting statement that indicates the need for a mast within this area to meet a shortfall in coverage, which will be of general benefit to business, and domestic users in the area. Several sites were investigated including mast sharing before this was put forward.
2. Development Plan
2.1 The site is zoned as HG9 existing residential areas and LRll improve public open space and policy TELI (Telecommunications Developments) of the Adopted Monklands District Local Plan 1991 is also applicable. There are no strategic implications.
3. Consultations and Representations
3.1 The Transportation Section have been consulted and have no objections.
3.2 Education Department were consulted and have concerns regarding the health risks associated with telecommunication masts.
3.3 Elaine Smith MSP was consulted as requested and had concerns regarding the health risks associated with telecommunication masts.
3.3 There were 3 letters of objection to the proposal, including the letter from Elaine Smith MSP. The main objections are as follows:
Concern over the health risk involved with Telecommunication Masts being in close proximity to housing as well as the local community centre, schools, playing fields, sheltered housing and proposed nursing home.
The proposal would not be in keeping with the surrounding environment and may be detrimental to the visual amenity of the area. The objector believes that the proposal is poorly sited due to the skyline of the surrounding neighbouring properties.
The area that requires coverage is Carnbroe, the objector disagrees with the site being in Sikeside.
The description of the site is inadequate in that the applicant has described it as mixed industrial and residential area. (5) Proximity to the local community centre, schools, playing fields, sheltered housing and proposed nursing home and possible impact on school intake.
4. Planninn Assessment and Conclusions
4.1 In assessing this application the local plan policy HG9 for existing residential areas is relevant. This seeks to protect such areas by opposing development that adversely affects the amenity of the established housing. Local plan policy LRI 1 improve public open space is also relevant. In land use terms the proposal is compliant with the development plan.
4.2 Policy TELI contained in the Monklands District Local Plan 1991 indicates that any telecommunications developments will be considered with regard to national policy and against; economic benefit, specific locational need and environmental impact.
4.3 NPPG 19 provides support for telecommunications development where the applicants have demonstrated the ability to carefully consider the siting and design options, and where the possible environmental effects have been minimised. Should the applicant have taken all these factors into consideration, refusal is unlikely to be warranted. With regards to PAN 62, it should be noted that it is preferred to locate telecommunication equipment in unobtrusive locations. The applicant has satisfied the criteria set out in both NPPG 19 and PAN 62.
4.4 It is unlikely that there would be a significant negative or positive impact in regards to economic benefit that can be measured. It will be of general benefit to the community to have full signal coverage for mobile phones.
4.5 As for specific locational need several sites were investigated. However due to limited coverage, lack of site providers and the inability to site-share with any other telecommunications installations in the surrounding area, the application site was chosen to provide the appropriate network coverage.
4.6 In considering environmental impact, it is considered that the proposed installation will be of similar appearance to the surrounding street furniture and will not have a significant visual impact. As for related health impact the proposal is in accordance with all relevant national planning policy and the applicant has submitted the ICNIRP compliance certificate.
4.7 In relation to the grounds of objection these are addressed as follows:
(1) The required ICNIRP Declaration has been supplied stating that the proposal is in compliance with the international safety standards for electro-magnetic radiation emissions. It is conceded that there is significant public awareness of the possible health risks associated with telecommunications apparatus. However, while the public perception of health risks has be’en regarded as a material planning consideration in previous cases, given that the applicant has provided the necessary ICNIRP certificate, it is considered that health implications are not sufficient enough on their own to justify refusal of this planning application.
(2) The telecommunications streetworks monopole will be of a slimline design. The proposed installation will be painted grey and will be similar to the existing street furniture within the area. There are floodlights directly behind the proposed site and a scattering of trees. In terms of the proposal disrupting the skyline because of the gradient of the land and the flatted dwellinghouses nearby it is thought the proposal will have a minimal effect on the skyline. It is considered that the proposed design of the telecommunications mast is acceptable in planning terms, and will not be detrimental to the amenity of the surrounding area. (3) The technical justification submitted as part of the application states that the site is required to provide coverage for the residential areas of Carnbroe, Cairnhill and Greenend. The applicant has provided the required site selection survey for possible alternative sites. Many alternative sites were considered. However due to limited coverage, lack of site providers and the inability to site-share with any other telecommunications installations in the surrounding area, the application site was chosen to provide the appropriate network coverage. This position is considered to be accepted.
(4) It is recognised that the area is predominantly residential and that there are no industrial uses within the close vicinity of the application site. The applicant has advised in the supporting statement that the proposal is located in a predominantly residential area and has not referred to any industrial areas within this statement. The application has been assessed against the relevant policies in the Adopted Monklands District Local Plan 1991.
(5) The proposed mast is located approximately 360 metres from the nearest school building, 90 metres away from the nearest residential development and approximately 100 metres from Calder Community Centre. It is of the opinion that the streetworks monopole will be a suitable distance from the developments named above. Although the proposal is in close vicinity to the playing fields and the proposed nursing home it is thought that it will not be detrimental to the amenity of the area and the required ICNIRP certificate has been supplied. Efforts have been made by the applicant to distance the monopole from the school as much as possible. The effect on future school intake is not a material planning consideration.
4.8 In summary, it is considered that taking into account the development plan and all material considerations including national policy and public concerns, planning permission should be granted in this case. On the objections received, the main issues appear to be with the health risks associated with telecommunication masts and the effect on the visual amenity of the surrounding residential area. However the required ICNIRP Declaration has been supplied stating that the proposal is in compliance with the international safety standards for electro- magnetic radiation emissions. The national guidance requires that any masts minimise any detrimental visual impact on surrounding residential area the type of monopole mast proposed here has minimal visual impact. The proposed development is in accordance with local plan policy and national policy guidance in PAN 62 and NPPG 19 Radio Telecommunications. I consider that the proposal meets the criteria stipulated in policy TEL 1 and should not significantly impact on the amenity of the area. It is therefore recommended that planning permission be granted. Application No: C/05/00909/FU L
Date Registered: 10th June 2005
Ap pl icant : Carlo Rea 159 Main Street Plains ML6 7JQ
Agent lan Cramond Associates 17A Balfour Street Alloa KKIO 1RU
Development: Erection of Side Extension to Form Licensed Bookmakers and External Alterations to Existing Public House (The Stable Inn)
Location : 159 Main Street Plains Airdrie Lanarkshire ML6 7JQ
Ward: 46 Plains And Caldercruix Councillor Thomas Morgan
Grid Reference: 279682 666851
File Reference: PL,M030/159/CMI/LR
Site History: 00/01318/FUL Refurbishment of Fire Damaged Commercial Premises including Demolition of First Floor and Erection of Pitched Roof over the Premises - Granted 01/00026/AMD Temporary Re-roofing of Public House and Restaurant (Amendment to Planning Consent C/00/01318/FUL) - Withdrawn 99/01273/ADV Two Wall Mounted Advertisement Display Units (Retrospective) - Refused 99/01509/ADV Erection Of One Wall Mounted Advertisement Display Unit - Refused
Development Plan: The site is zoned as HG9 (Existing Residential Area) in the Monklands District Local Plan 1991
Contrary to Development Plan: No
Consultations:
Representations: 1 Representation Letter
Newspaper Advertisement: 22ndJune 2005 Planning Application No. C/05/009091FUL Erection of Side Extension to Form Licenced Bookmakers 'roducpl by 'lannng and Environment Department and External Alterations to Existing Public House rlyhlre :leming nouse hndl ?TrystRoad :UMBERNAULD 371JW 159 Main Street,Plains Rprodrudfrornfh03n~;cSurvnm.pprewth NOtiitoSca,e rmi~.~Fnd~Cmbcil*~~~~i~~~ rei 0123861eio F= oiz3661e32 sai& nice ocran-im LhsMbd~drwmdudmimqrCmrn coplrl*l( Representation .rdm.yI~.dl~p~.sr"nonorrlvilpo~iql E Licence 103023388 2004 * Recommendation: Grant Subject to the Following Conditions:.
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building.
Reason: To safeguard the residential amenity of the area.
Background Papers:
Application form and plans received 20th May 2005
Memo from Protective Services received 1" July, 1 IthJuly, IdhJuly 2005
Adopted Monklands District Local Plan 1991
Letter from C Lombardo,2 Northburn Street, Plains, Airdrie, ML6 7JP received 1st June 2005.
Any person wishing to inspect these documents should contact Miss Charmaine Mills at 01236 812375. APPLICATION NO. C/05/00909/FUL
REPORT
1. Description of Site and Proposal
1 .I Planning permission is being sought for the erection of a single storey side extension to form a licensed bookmakers and external alterations to an existing public house. The application site is The Stables Inn at 159 Main Street, Plains.
1.2 The dimensions of the single storey side extension are 10.7 metres (length) by 5 metres (breadth) with a pitched roof, which is line with the existing roofline. There is an existing boundary fence and wall to the rear and side of the property, which measures 1.8 metres in height approximately.
1.3 The proposals would involve internal alterations with alterations to the exterior of the building. These are two windows being installed at the gable end of the public house, new entrance formed between Main Street and Morthburn Street and the emergency exit has moved from the rear of the public house to the gable end facing Northburn Street. No additional parking facilities are proposed.
1.4 The facing materials to be used for the external walls and roof will match in colour and texture those of the existing adjoining building.
2. Development Plan
2.1 The property is covered by residential policy HG9 (Existing Residential Area) in the Monklands District Local Plan 1991. There are no strategic implications.
3. Consultations and Representations
3.1 The Protective Services and the Transportation Section have been consulted and have no objections.
3.2 Councillor Thomas Morgan has written a letter of support for the proposal.
3.3 One letter of representation has been received from No 2 Northburn Street, Plains. The main grounds of objection are as follows:
(1) The objector believes that the ground to the rear of the proposal, which is part of the boundary line in the Location Plan (dated November 2004 Drawing No 1) is owned by No 2 Northburn Street. This piece of land is also shown in Drawing No 3 as being paved and fenced.
(2) There has been no compensation received for the section of land mentioned in No 1 above.
(3) Anti social behaviour maybe increased due to the licensed bookmakers.
4. Planninn Assessment and Conclusions
4.1 In assessing this application the local plan policy HG9 for existing residential areas is relevant. This seeks to protect such areas by opposing development that adversely affects the amenity of the established housing. 4.2 In relation to the grounds of objection these are addressed as follows:
(i) Any boundary disputes, in terms of land ownership, would be a legal matter to be resolved between the objector and the developer.
(ii) Any disputes in regards to compensation would be a legal matter to be resolved between the objector and the developer.
(iii) The concerns raised by the objector are noted in respect of the possible increase in anti- social behaviour, however these concerns are not material planning considerations and therefore cannot be assessed as part of this application.
4.3 In conclusion I have considered the points of objection raised with regard to the proposed extensions but find no reason to uphold them as it is not considered that the degree of detriment to the objector’s property is sufficient to warrant refusal. On the objection received the main issue appears to be land ownership which is an issue to be resolved between the objector and the developer. The proposed development is in accordance with local plan policy, as it is believed that the development would not affect the amenity of the established housing area, as there are other commercial uses along Main Street, Plains. I therefore recommend that planning permission be granted subject to appropriate conditions. Application No: C/05/00947/FUL
Date Registered: 20th June 2005
Applicant: Mr A. Burnett 18 Belhaven Road Hillhouse Hamilton -ML3 QRS Agent Retail Concession Catering Ltd Concession House 1 Stadium Way Harlow Essex CM19 5GX Development: Siting of Snack Bar
Location: B And Q Tennent Street Coatbridge Lanarkshire Ward: 39 Shawhead Councillor James Brooks
Grid Reference: 273670664339
File Reference: CTT750000-CMI/LR
Site History: 01/00637/0UT Construction of Non-Food Single User Retail Building Selling DIY, Home Improvements and Associated Products with Ancillary Garden Centre, Bulk Goods Yard, Access, Parking and Landscaping - Granted 02100148/REM Construction of Non-food Single User Retail Building Selling DIY, Home Improvements and Associated Products with Ancillary Garden Centre, Bulk Goods Yard, Access Parking and Landscaping - Granted 02/00961/FUL Erection of Greenhouse and Canopy within Existing Garden Centre - Granted 99/01042/FUL Erection Of 113 No. Dwellinghouses - Application Withdrawn
Development Plan: The site is designated as SPZl (Simplified Planning Zone) in the Monklands District Local Plan 1991,
Contrary to Development Plan: No
Consultations:
Representations: None received
Newspaper Advertisement: Advertised on 6'h July 2005 Planning Application No. C/05/00947/FUL 'rcduced by 'lannlng and Environment Department 'leming House rlyhire Tryst Road Siting of Snack Bar Cwndl UMBERNAULD 871JW A Wpcdmd homlhlOi~aneSvneymrpplnprmh 'd 01236616210 FBX.01236616232 B & Q Tennent Street, Coatbridge btto Scale ZK~wA%'~c%''&f$M'm'' Ulsdbfl.edrqablcUm i~iqeCrmHmt S Lcence 100023369 2004 ~~~l~dl~~~~~~~~~~ip~~,~ Comments:
Permission is being sought for the siting of a mobile snack bar within the car park of B&Q Warehouse, Tennent Street, Coatbridge. The site is designated as SPZl (Simplified Planning Zone) in the Monklands District Local Plan 1991 which has been overtaken by the granting of permission for B&Q. The snack bar is proposed to be located within the car park to the west of the Warehouse building and would take up three of the currently available six hundred car parking spaces. The proposed hours of operation would be within the public trading hours of B&Q which are Monday to Friday 7am to 9pm, Saturday 7am to 8pm and Sunday 9am to 7pm. The snack bar would be located at its closest point, 16m from the western boundary with the adjacent operational railway line.
The facility will primarily serve the general public using B&Q and the adjacent predominantly industrial premises to the east of B&Q. All car borne traffic using this proposed facility can be accommodated within the extensive car park. The Transportation Section is satisfied that the proposal will not introduce any potential road safety issues into the area and the Pollution Control Section has offered no objection to the proposal.
No objections have been received against this proposal as a result of the neighbour notification and public advertisement procedures and therefore subject to the inclusion of sufficient controls over the hours of operation of the snack bar and a limit to the period of consent, taken the temporary nature of the structure, then I consider the proposal acceptable and recommend that planning permission be granted subject to conditions.
Recommendation: Grant Subject to the Following Conditions:-
1. That the permission hereby granted is for a temporary period only and shall expire on 17th August 2010.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That operations on the site, for which planning permission is hereby granted, shall take place only between Monday to Friday 7am to 9pm, Saturday 7am to 8pm and Sunday 9am to 7pm.
Reason: To define the permission.
Background Papers:
Application form and plans received 28th April 2005
Adopted Monklands District Local Plan 1991 Protective Services Section, response received 28thJuly 2005 Memo for Transportation received 8'h July 2005
Any person wishing to inspect these documents should contact Miss Charmaine Mills at 01236 812375. Application No: C/05/01063/FUL
Date Registered: 23rd June 2005
Applicant: Mr & Mrs J Yeats 18 Ardfern Road Moffat Mills Airdrie ML6 8NN
Agent Hardie Associates 78 Hopetoun Street Bathgate EH48 4PD
Development: Erection of Single Storey Extension to the Side, Front and Rear of Dwellinghouse
Location: 18 Ardfern Road Airdrie Lanarkshire ML6 8NN
Ward: 52 Salsburgh Councillor David Fagan
Grid Reference: 279004664725
File Reference: C/PL/AIA650018/SM/LR
Site History: No relevant site history
Development Plan: The property is zoned as HG3 (New Private Sector Housing Development) in the Monklands District Local Plan 1991 and is assessed against policy HG9 (Housing Policy for Existing Residential Areas).
Contrary to Development Plan: No
Consultations:
Representations: 1 Representation Letter
Newspaper Advertisement: Not Required
Comments:
Recommendation: Grant Subject to the Following Conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. \
~~ ~ Planning Application No. C/05/01063/FUL
'mdlced by lannmg and Environment Cepartment Erection of Single Storey Extension to Side, Front bmirg muse and Rear of Dwellinghouse rlyhire Tryst Road Coundl XJMBERNAULD B71JW 18 Ardfern Road, Airdrie A FglrDllccd homIkOrdlscsSurvwm~pcg~h €4 01236616210 Fax 01236616232 Not to Scale Representation LhllblYdrqnblmm iWcg-Crm wlml ILcence 100023369 2M)4 * sd mayleadtopmr&utlm 01 civil pocesdw 2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building.
Reason: To ensure that the extension matches the external appearance of the existing building and thereby maintains the visual quality of the area.
Background Papers:
Application form and plans received 21st June 2005 Monklands District Local Plan 1991
Letter from Mr & Mrs Rodgers,l6 Ardfern Road, Moffat Mills, Airdrie, ML6 8NN received 30th June 2005.
Any person wishing to inspect these documents should contact Ms Susan Miller at 01236 812374. APPLICATION NO. C1051010631FUL
REPORT
I. Description of Site and Proposal
1.I Planning permission is being sought for the erection of a single storey extension to the side, front and rear of 18 Ardfern Road, Airdrie. The property in question is a semi-detached dwellinghouse set within an established residential area.
1.2 The extension to the side of the dwellinghouse is 7.8 metres (length) by 2.6 metres (breadth at the widest point), with a roof height of 4.8 metres. The extension protrudes 1.5 metres from the front of the property. The dimensions of the extension to the rear are 3.5 metres (length) by 5.5 metres (breadth) with a roof height of 4 metres.
1.3 The facing materials to be used for the external walls and roof shall match in colour and texture to those of the adjoining building.
2. Development Plan
2.1 The property is zoned as HG3 (New Private Sector Housing Development) in the Monklands District Local Plan 1991 and assessed against policy HG9 (Housing Policy for Existing Residential Areas). There are no strategic implications.
3. Consultations and Representations
3.1 One letter of representation has been received from No.16 Ardfern Road. The main grounds of objection are as follows:
(i) The garage to the rear of 18 Ardfern Road is not indicated on the plans and is overshadowing the rear of the objector’s property. The garage is built within 300mm of the boundary and is not used solely for a vehicle, as drums are played at anti-social night time hours.
(ii) The proposed extensions would be over-development of the plot and cause a fire hazard.
(iii) The rear extension would cause overshadowing to the rear elevation of No.16 Ardfern Road and reduce the outlook to the rear.
4. Planning Assessment and Conclusions
4.1 In assessing this planning application, local plan policy HG9 (Housing Policy for Existing Residential Areas) is relevant. This seeks to protect such areas by opposing development that adversely affects the amenity of the established housing. As noted, the site is within a residential area therefore the principle of an extension is acceptable.
4.2 In relation to the grounds of objection these are addressed as follows:
(i) The garage is not part of this planning application and would not normally have required the benefit of planning permission. However, following receipt of this planning application it was noted that permitted development rights for domestic garages were removed at the time of the original planning permission for the entire estate. Planning permission is therefore required for the garage. A retrospective planning application has been requested from the applicant and this will be assessed on its own merits, affording the objector the right to comment when the application is received.
(ii) The rear extension does reduce the garden area, however, the length remains 8 metres from the rear extension to the rear boundary of the plot. It is felt that this is acceptable and is not considered to constitute over-development of the plot. In terms of causing a fire hazard the extensions must meet the Building Regulations and it is not a material planning consideration.
(iii) The extension passed the relevant SunlighVdaylight test.
4.3 In conclusion, due consideration has been given to the points raised by the objector at No.16 Ardfern Road. It is considered that whilst there will be minimal impact on sunlight and daylight to the objector’s property, the degree of detriment is not sufficient to merit a refusal. It is felt that the extensions will not cause significant adverse effect on privacy. The design of the proposal is considered to be acceptable and it is not considered to be over-development. The proposal retains two in-curtilage car-parking spaces and adequate garden ground. It is therefore recommended that planning permission be granted subject to the appropriate conditions. Application No: C/05/01094/FUL
Date Registered: 5th July 2005
Applicant: T-Mobile (Uk) Ltd Clo Agent
Agent Stappard Howes 122 Dundyvan Road Coatbridge ML5 1DE
Developmen t : Installation of 15M High Slimline Lattice Telecommunications Tower Incorporating 6No. Antennas with an Equipment Cabin, Meter Cabinet and all Associated Ancillary Development.
Location : Central Motors Main Street Calderbank Airdrie Lanarkshire ML6 9SJ
Ward: 50 Calderbank Councillor Patrick Donnelly
Grid Reference: 2771 10 662847
File Reference: CAM030/X/091/CMI/LR
Site History:
Development Plan: The site is zoned as ECON 8 general urban areas and policy TELl (Telecommunications Developments) of the Adopted Monklands District Local Plan 1991.
Contrary to Development Plan: No
Consultations:
West of Scotland Archaeology Service (No Objections) Historic Scotland (No response)
Representations: 141 Representation Letters and Petition with 386 Signatories
Newspaper Advertisement: Not Required
Recommendation: Grant Subject to the Following Conditions:.
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. Planning Application No. C/05/01094/FUL Installation of 15 m High Slimline Lattice Telecommunications Tower 'reduced by yanningadE~~~~~~~~~~ Deprtment Incorporating 6 No. Antennas with an Equipment Cabin, Meter Cabinet -lerning House and Associated Ancilliary Development tT'ysl Road LIMBERNAULD 3671 JW Central Motors, Main Street, Calderbank, Airdrie A F.pCdui.l homtMO,&n-Swwmap~m wlh re1 01238616210 Fax. 01238616232 Not to Scale &EpG22c%d&:oFM~-' L*IaUhm.edr.pm**,m I*,NlC,a*" Drmrllht Representation ud m.yildlopm,r;u"a rnC,"/, PD&,npl )s Licence iWM3368 a04 * 2. In event that the equipment hereby approved becomes redundant it shall be removed and the site reinstated to the satisfaction of the Planning Authority within one month of the equipment becoming redundant.
Reason: To ensure restoration of the site to a satisfactory standard.
Background Papers:
Application form and plans received 28th June 2005
Adopted Monklands District Local Plan 1991 Memo from Education received 15'h July 2005 Letter from Councillor Patrick Donnelly received 13'h July 2005 Letter from West of Scotland Archaeology Service received 1'' August 2005
Letter from Ms Judi M Ferguson,Chairperson, Calderbank Primary School Board, C/o 148 Main Street, Calderbank, Airdrie, ML6 9SH, received 1st July 2005. Letter from C Wilkie,l9 Fir View, Calderbank, Airdrie, ML6 9SW received 4th July 2005. Letter from B Wilkie,l9 Fir View, Calderbank, Airdrie, ML6 9SW received 4th July 2005. Letter from M McDermid,34 English Row, Calderbank, Airdrie, ML6 9TU received 6th July 2005. Letter from E Peat & Signatories,Rohmarel, 55 Main Street, Calderbank, Airdrie, ML6 9SG received 7th July 2005.
Leker from C McGregor & Signotaries,54 Fir View I Calderbank, Airdrie, ML6 9SW received 25th April 2005. Letter from Monkland Glen Community Council,C/o Dr I A Glen, 21 Monks Road, Airdrie, ML6 9QW received 25th July 2005. Letter from Calderbank Conservation Society,C/o Hugh Lucas (Chair), 103 Park Road, Calderbank, Airdrie received 25th July 2005. Letter from E Reilly,68 Main Street, Calderbank, Airdrie, Lanarkshire, ML6 9SG received 25th July 2005. Letter from J Peter,21 Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from J. Morrison,49 Monks Road, Airdrie, ML6 received 21st July 2005. Letter from S Best,20 Braco Avenue, Airdrie, ML6 8HR received 21 st July 2005. Letter from G. Gallagher,53 Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from P. Griffin,51 Monks Road, Airdrie, ML6 received 16th July 2005. Letter from M Graham,7O Monks Road, Airdrie, ML6 9QF received 18th July 2005. Letter from N. Rea,lO Maybole Drive, Airdrie, ML6 9XJ received 21st July 2005. Letter from E. White17 Maybole Drive, Airdrie, ML6 9XJ received 21st July 2005. Letter from C. McAllister,3 Maybole Drive, Airdrie, ML6 9XJ received 21 st July 2005. Letter from J. Steele,65 Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from M Ahmed,55 Monks Road, Airdrie, ML6 OQW received 21st July 2005. Letter from G Gallagher,53 Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from M. Morrison,49 Monks Road, Airdrie, ML6 received 21st July 2005. Letter from L. Baird,39 Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from J.S. Riddell,29 Monks Road, Airdrie, ML6 received 21st July 2005. Letter from J. Nico1,37 Monks Road, Airdrie, ML6 received 21st July 2005. Letter from S.S.Kelly,lS Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from M. Stein,31 Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from E. Mills,41 Monks Road, Airdrie, ML6 received 21st July 2005. Letter from P. Mills,41 Monks Road, Airdrie, ML6 received 21st July 2005. Letter from J. Geddes,57 Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from Amanda Arkall,61 Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from S. Speirs,47 Monks Road, Airdrie, ML6 received 21st July 2005. Letter from M. Speirs,47 Monks Road, Airdrie, ML6 received 21st July 2005. Letter from Mrs A. Rooney,45 Monks Road, Airdrie, ML6 received 21st July 2005. Letter from M. Goldie,l7 Monks Road, Airdrie, ML6 9QW received 21st July 2005. Letter from Owner/Occupier,l St. Davids Drive, Airdrie, ML6 received 21st July 2005. Letter from D. Toye,l Cloister Avenue, Airdrie, ML6 received 21st July 2005. Letter from D. Sandilands,3 Abbots Terrace, Airdrie, ML6 received 21 st July 2005. Letter from M. Sandilands,3 Abbots Terrace, Airdrie, ML6 received 21st July 2005. Letter from M. Blincow,11 Abbots Terrace, Airdrie, ML6 9QP received 21st July 2005. Letter from T. Pollock,4 Abbots Terrace, Airdrie, ML6 received 21st July 2005. Letter from M. Selby,6 Abbots Terrace, Airdrie, ML6 9QP received 21st July 2005. Letter from L. Grainger,6 Maybole Drive, Airdrie, ML6 9KJ received 21st July 2005. Letter from Owner/Occupier,23 Monks Road, Airdrie, ML6 9QW received 21 st July 2005. Letter from A. McGrady,I 2 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from J. Mclntosh,40 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from D. Mclntosh,40 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from A. Lynn,36 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from P. Mcllwraith,32 Friars Way, Airdrie, ML6 9QU received 21 st July 2005. Letter from M. Morrow,26 Friars Way, Airdrie, ML6 9QU received 21 st July 2005. Letter from S Smart,4 Friars Way, Airdrie, ML6 9QU received 21st July 2005. Letter from K. M. McPherson,2 Friars Way, Airdrie, ML6 9QU received 21st July 2005. Letter from C. Hughes,42 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from D. Bryce,30 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from G. Robertson,28 Friars Way, Airdrie, ML6 9QU received 21st July 2005. Letter from P. Ammed,l8 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from S. McQuarie,20 Friars Way, Airdrie, ML6 received 21 st July 2005. Letter from J. Dunlop,24 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from H. Campbell,l6 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from Owner/Occupier,14 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from Margaret Kerr,8 Friars Way, Airdrie, Lanarkshire, ML6 9QU received 21 st July 2005. Letter from T. Brady,6 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from J. Campbell,l6 Friars Way, Airdrie, ML6 received 21st July 2005. Letter from D. Woods,l4 Monks Road, Airdrie, ML6 received 28th July 2005. Letter from W. McMullen,2 Cloister Avenue, Airdrie, ML6 9QS received 28th July 2005. Letter from David Christie,7 St. Davids Drive, Airdrie, ML6 9QR received 28th July 2005. Letter from J. Moffat,8 Cloister Avenue, Airdrie, ML6 9QS received 28th July 2005. Letter from L. Rankin,lO Cloister Avenue, Airdrie, ML6 received 28th July 2005. Letter from Mr & Mrs Shields,l 1 Cloister Avenue, Airdrie, ML6 received 28th July 2005. Letter from S. McMullen,2 Cloister Avenue, Airdrie, ML6 9QS received 28th July 2005. Letter from J. Innes,9 Cloister Avenue, Airdrie, ML6 9QS received 28th July 2005. Letter from Mr & Mrs W. Weir3 Abbots Terrace, Airdrie, ML6 9QP received 28th July 2005. Letter from Mr & Mrs J. Paton3 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from R. Geddes,3 St. Davids Drive, Airdrie, ML6 9QR received 28th July 2005. Letter from E.B. Geddes,3 St. Davids Drive, Airdrie, ML6 9QR received 28th July 2005. Letter from A. McKelvie,l St. Davids Drive, Airdrie, ML6 9QR received 28th July 2005. Letter from L. McEwan,l2 Monks Road, Airdrie, ML6 received 28th July 2005. Letter from E. McEwan,l2 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from LA. Mitchell,5 Clincart Cottages, Moray Street, Blackford received 28th July 2005. Letter from A. Mitchell,9 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from S. Harvie,Meikle Drumgray Farm, Watston, Airdrie, ML6 7TY received 28th July 2005. Letter from J. McGarry,9 St. Davids Drive, Airdrie, ML6 9QR received 28th July 2005. Letter from G. McGarry,9 St. Davids Drive, Airdrie, ML6 9QR received 28th July 2005. Letter from W. King,l9 Cloister Avenue, Airdrie, ML6 9QS received 28th July 2005. Letter from I. Harper,l 1 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from C.D. King,l9 Cloister Avenue, Airdrie, ML6 9QS received 28th July 2005. Letter from H. Harper,l 1 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from R. Kirton,21 Cloister Avenue, Airdrie, ML6 received 28th July 2005. Letter from R.C. Kirton,21 Cloister Avenue, Airdrie, ML6 received 28th July 2005. Letter from J.B. Barclay,l5 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from A, Barclay,15 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from L. Stewart,56 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from G. Stewart,56 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from Mr R. O'Hare,34 Ayr Drive, Airdrie, ML6 9AG received 28th July 2005. Letter from J. Gillies,32 Ayr Drive, Airdrie, ML6 9XG received 28th July 2005. Letter from J. McEwan,l2 Monks Road, Airdrie, ML6 received 28th July 2005. Letter from R.K. Kinniburgh,8 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from J. Kinniburgh,8 Monks Road, Airdrire, ML6, received 28th July 2005. Letter from M.G. Stewart,48 Monks Road, Airdrie, ML6 received 28th July 2005. Letter from I. Simpson,52 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from M. Kane,54 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from J. Kane,54 Monks Road, Airdrie, Lanarkshire, ML6 9QW received 28th July 2005. Letter from R. Burnett,74 Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from Owner/Occupier,78 Monks Road, Airdrie, Lanarkshire, ML6 9QF received 28th July 2005. Letter from J. Angus,92 Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from A. Cunningham,34 Monks Road, Airdrie, Lanarkshire, ML6 9QW received 28th July 2005. Letter from A. Duncan,50 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from M. Duncan,50 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from E.M. Dickson,58 Monks Road, Airdrie, ML6 received 28th July 2005. Letter from M. Stewart,56 Monks Road, Airdrie, Lanarkshire, ML6 9QW received 28th July 2005. Letter from J. Johnston,GO Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from J. Jones,62 Monks Road, Airdrie, ML6 received 28th July 2005. Letter from J.G. Wilson,66 Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from G.F. Wilson,66 Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from G. Ritchie,72 Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from A Ritchie,72 Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from R. Fleming,76 Monks Road, Airdrie, ML6 received 28th July 2005. Letter from G. Beach,84 Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from Owner/Occupier,96 Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from Owner/Occupier,62 Monks Road, Airdrie, ML6 9QF received 28th July 2005. Letter from Mr & Mrs. T. Haldane,40 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from L. Obrie,28 Monks Road, Airdrie, ML6 9QW received 28th July 2005. Letter from T. Green,29 Main Street, Calderbank, received 2nd August 2005. Letter from M. Green,29 Main Street, Calderbank, Airdrie, ML6 received 2nd August 2005. Letter from D.A. Hannon,80 Monks Road, Airdrie, Lanarkshire, ML6 9QF received 2nd August 2005. Letter from M. Hannon,80 Monks Road, Airdrie, ML6 received 2nd August 2005. Letter from I. Magilton,l2 Elm Quadrant, Airdrie, ML6 8AS received 2nd August 2005. Letter from R. O'Donnell,Strathyre, North Biggar Road, Airdrie, ML6 6EJ received 2nd August 2005. Letter from J. McClements,35 Friars Way, Airdrie, ML6 9QU received 2nd August 2005. Letter from R.E. McClements,35 Friars Way, Airdrie, ML6 OQU received 2nd August 2005. Letter from M. Kennedy,31 Friars Way, Airdrie, ML6 9QY received 2nd August 2005. Letter from E. Riordan,31 Friars Way, Airdrie, ML6 9QU received 2nd August 2005. Letter from lrene O'Brien,21 Friars Way, Airdrie, ML6 9QU received 2nd August 2005. Letter from J. Duffy,23 Friars Way, Airdrie, ML6 9QU received 2nd August 2005. Letter from S. Andrews,l9 Friars Way, Airdrie, ML6 9QU received 2nd August 2005. Letter from R. Gillespie,l7 Friars Way, Airdrie, ML6 9QU received 2nd August 2005. Letter from A. Smith,l5 Friars Way, Airdrie, ML6 9QU received 2nd August 2005. Letter from J. Smith,l5 Friars Way, Airdrie, ML6 9QU received 2nd August 2005. Letter from I. Gillespie,5 Friars Way, Airdrie, ML6 9QU received 2nd August 2005. Letter from Owner/Occupier,lO Monks Road, Airdrie, ML6 received 2nd August 2005. Letter from Owner/Occupier,lO Monks Road, Airdrie, ML6 received 2nd August 2005. Any person wishing to inspect these documents should contact Miss Charmaine Mills at 01236 812375. APPLICATION NO. C/05/01094/FUL
REPORT
1. Description of Site and Proposal
1.I The applicant is seeking planning permission to erect a 15 metre high slimline lattice telecommunications tower incorporating 6 no. antennas with an equipment cabin, meter cabinet and all associated ancillary development. All proposed structures and associated cabinets are to be painted grey.
1.2 The proposed 15m telecommunications tower would be sited on the land to the rear of Central Motors, Main Street, Calderbank. The nearest residential property lies 70 metres north of the application site.
1.3 The proposed compound will be enclosed by a metal palisade fence measuring 11.4 metres in length and 6.7 metres in breadth and will be 2 metres in height. There is an existing 2 metre high palisade security fence around the boundary to the rear of Central Motors. There are mature trees to the rear of the boundary and along Main Street which are over 3.5 metres in height.
1.4 The applicant has supplied a supporting statement that indicates the need for a mast within this area to meet a shortfall in coverage, which will be of general benefit to business, and domestic users in the area. Several sites were investigated including mast sharing before this was put forward.
2. Development Plan
2.1 The site is zoned as ECON 8 general urban areas and policy TELI (Telecommunications Developments) of the Adopted Monklands District Local Plan 1991 is also applicable. There are no strategic implications.
3. Consultations and Representations
3.1 West of Scotland Archaeology Service were consulted and have no objections.
3.2 Education Department were consulted and have concerns regarding the health risks associated with telecommunication masts.
3.3 Councillor Patrick Donnelly has requested a Site Visit and Hearing.
3.4 There were 141 letters of objection and a petition with 386 signatures was received following neighbour notification. A total of 132 of these letters are all in petition style. Three letters have been copied which local residents have then signed. The main objections are as follows:
(1) Concern over the health risk involved with Telecommunication Masts being in close proximity to housing. There are people with sensitive equipment such as pacemakers and have been advised by their consultants that the proposal would interfere with the equipment. (2) The design of the telecommunication mast may spoil the appearance of both built up areas and of the countryside. (3) The planning application was purposely submitted during the school holidays, which makes it difficult for people to object. (4) Harm to wildlife, birds and farm animals within the area. (5) The proposal may attract vandalism and gangs of youth (6) There may be a likelihood of mast sharing if planning permission is granted (7) Unfair prejudice on the future development of neighbouring land (8) Proximity to local school and possible impact on school intake (9) Increased traffic for installation and maintenance may cause a danger to pupils at Calderbank Primary (10)The area is currently being promoted as a countryside walk (North Calder Heritage Trail) and would be spoilt by the proposal. Efforts have been made to improve the valley of the North Calder Water and the Monkland Canal and this proposal would be detrimental to these improvements. (1 1)The proposal would spoil the skyline. (12)The proposal does not accord with NPPG19 in that it is to be sited in a rural location
4. Planning Assessment and Conclusions
4.1 The site is situated within an industrial area. In assessing this application, the local plan policy ECON 8 general urban areas is relevant. In land use terms the proposal is compliant with the development plan.
4.2 Policy TELI contained in the Monklands District Local Plan 1991 indicates that any telecommunications developments will be considered with regard to national policy and against; economic benefit, specific locational need and environmental impact.
4.3 NPPG 19 provides support for telecommunications development where the applicants have demonstrated the ability to carefully consider the siting and design options, and where the possible environmental effects have been minimised. Should the applicant have taken all these factors into consideration, refusal is unlikely to be warranted. With regards to PAN 62, it should be noted that it is preferred to locate telecommunication equipment in unobtrusive locations. The applicant has satisfied the criteria set out in both NPPG 19 and PAN 62.
4.4 It is unlikely that there would be a significant negative or positive impact in regards to economic benefit that can be measured. It will be of general benefit to the community to have full signal coverage for mobile phones.
4.5 As for specific locational need several sites were investigated. However due to limited coverage, lack of site providers and the inability to site-share with any other telecommunications installations in the surrounding area, the application site was chosen to provide the appropriate network coverage.
4.6 In considering environmental impact, it is considered that the proposed installation will be of similar appearance to the surrounding street furniture and will not have a significant visual impact. The boundary wall will hide the associated cabinets. As for related health impact the proposal is in accordance with all relevant national planning policy and the applicant has submitted the ICNIRP compliance certificate.
4.7 In relation to the grounds of objection these are addressed as follows:
(1) The required ICNIRP Declaration has been supplied stating that the proposal is in compliance with the international safety standards for electro-magnetic radiation emissions. It is conceded that there is significant public awareness of the possible health risks associated with telecommunications apparatus. The proposed installation is located approximately 70 metres from the nearest dwellinghouse. However, while the public perception of health risks has been regarded as a material planning consideration in previous cases, given that the applicant has provided the necessary ICNIRP certificate, it is considered that health implications are not sufficient enough on their own to justify refusal of this planning application. (2) The telecommunications monopole will be situated to the rear of Central Motors. The development site, which has large mounds of earth and storage units within the vicinity, is not an attractive site at present. The proposed installation will be painted grey and will be relatively well screened by the existing trees to the rear of the area and along Main Street. It is considered that the proposed design of the telecommunications mast is acceptable in planning terms, and will not be detrimental to the amenity of the surrounding area. (3) The necessary neighbour notification has been completed and the date on which a planning application is submitted is not a material planning consideration. (4) It is thought that the proposal will not have a detrimental effect on the surrounding wildlife, birds or farm animals, which may habitat, this area. (5) The concerns raised by the objector are noted in respect of the possible increase in anti- social behaviour, however these concerns are not material planning considerations and therefore cannot be assessed as part of this application. (6) And (7) The planning assessment can only take into consideration the merits of the current proposal. (8) The proposed mast is located approximately 260 metres from the nearest school building. Efforts have been made by the applicant to distance the apparatus from the school as much as possible. (9) The applicant has given written confirmation that when maintenance has to be carried out it will be one van that will access the site and this is likely to take place annually. The required installation and maintenance of such a development is not at a level where it will have a great increase of traffic into Calderbank. (10)lt is felt that the monopole will have a minimal impact on the North Calder Trail as the views are away from the proposal and are protected by the woodland area. The proposal does not infringe on the valley of the Monkland Canal or North Calder Water. (1l)ln terms of the proposal disrupting the skyline, because of the gradient of the land, the surrounding trees and buildings of similar height nearby it is thought the proposal will have a minimal effect on the skyline. (12)The proposal is within the built up area of Calderbank and it is thought that the proposal will not have a detrimental affect on the rural area surrounding Calderbank. The national guidance requires that any masts minimise any detrimental visual impact on surrounding residential area and the applicant has taken measures to achieve this. It is thought that the proposal will not change the character of the landscape and will not detract from its quality.
4.8 In summary, it is considered that taking into account the development plan and all material considerations including national policy and public concerns, planning permission should be granted in this case. On the objections received, the main issues appear to be with the health risks associated with telecommunication masts and the effect the proposal will have on the amenity and character of Calderbank. However the required ICNIRP Declaration has been supplied stating that the proposal is in compliance with the international safety standards for electro-magnetic radiation emissions. The proposed development is in accordance with local plan policy and national policy guidance in PAN 62 and NPPG 19 Radio Telecommunications. The proposal will be sufficiently screened by the surrounding trees and buildings and it is thought it will not have a detrimental effect on the visual amenity of the area. I consider that the proposal meets the criteria stipulated in policy TEL 1 and should not significantly impact on the amenity of the area. It is therefore recommended that planning permission be granted.
4.9 The Committee is asked to note that Councillor Patrick Donnelly has requested that a site visit and hearing be arranged prior to any decision being made on this application. Application No: C/05/01119/FUL
Date Registered: 30th June 2005
Applicant : Mr John Clelland 472 Greengairs Road Greengai rs Airdrie Lanarkshire ML6 7TQ
Development: Erection of a One and a Half Storey Bungalow
Location: Land to the East of 472 Greengairs Road Greengairs Ai rdrie Lanarkshire ML6 7TQ
Ward: 45 New Monklands West
Grid Reference: 279466670941
File Reference: C/PL/GWG900472/CM/LR
Site History:
Development Plan: Under the terms of the Adopted Monklands District Local Plan 1991 tha application site is located within an area covered by policies GB2 (Restrict Development in Countryside Around Towns) and LI 1.2 Good Quality Landscape).
Contrary to Development Plan: Yes
Consultations: Scottish Environment Protection Agency (No Response) STottish Water (No Objection) British Gas (No Objection) Scottish Power (No Objection)
Representations: None Received
Newspaper Advertisement: 13 July 2005
Comments:
Planning permission is being sought for the erection of a 1% storey detached dwellinghouse and garage on land to the east of 472 Greengairs Road, Greengairs, Airdrie. This isolated site sits on the south side of the B803 between two existing houses that are located approximately 1/4 mile to the east of Greengairs village. The surrounding area is open countryside that is generally used as grazing land. The proposed dwellinghouse would be 1W storey, providing 2 bedrooms, lounge, kitchen, bathroom and halls on the ground floor with single bedroom within the roofspace. No dormers are proposed however U- \ / \ rooflights would be provided. The proposed house would sit some 16 metres back from the roadway within a large garden curtilage. The proposals would also involve the formation of a lay-by along the frontage of the site. The proposed drainage connections would be via a new septic tank facility.
Under the terms of the Monklands District Local Plan 1991 the application site is located within an area covered by policies GB2 (Restrict Development in Countryside Around Towns) and LI 112 Good Quality Landscape.
The Transportation Section recommended that planning permission be refused on road safety grounds. They considered that as a new access would be taken from a de-restricted section of roadway with no footways or street lighting and the use of the site would result in increased braking and turning manoeuvres, the proposals would be detrimental to road safety. In addition, the required sightlines cannot be achieved.
Scottish Power and Scotland Gas Networks had no objections. There were no consultation responses from Scottish Water, SEPA or NLC Protective Services. There were no other representations.
The proposals require to be considered under the terms of the development plan and any other material considerations.
Whilst the proposal for a single dwellinghouse is not of a scale to be of strategic importance, the site is located in a Rural Investment Area as identified in the Glasgow and the Clyde Valley Joint Structure Plan. However the proposed development is not of a scale or type that would offer any economic or environmental benefit to this part of the Rural Investment Area.
Local plan policy GB2 would be particularly relevant in assessing this proposal along with policy LI 112. Policy GB2 states that isolated development in the countryside around towns shall not accord with the local plan unless there is a specific locational need. Proposals that have a specific locational need then need to be justified against the following criteria: economic benefit, specific locational need, infrastructure implications and environmental impact. In this instance, no specific locational need for a new dwellinghouse at this isolated site has been provided. There would be no residual economic benefit to the local community. There would be little infrastructure implications other than the provision of an additional drainage facility and the proposal would not result in any environmental improvements. As there is no specific locational need the proposals can not be justified against the terms of policy GB2. The proposals do not offer an improvement to the surrounding landscape, which is currently considered to be of good quality. Overall the proposals would be considered as being contrary to the terms of the development plan.
Taken together the proposals are considered to be unacceptable in terms of policy GB2 and road safety grounds. There are no material circumstances that would otherwise allow an acceptable departure from the development plan. In addition, road safety would be compromised. As such it is recommended that planning permission be refused for the reasons set out below.
Recommendation: Refuse for the Following Reasons:-
1. The proposed dwellinghouse is contrary to policy GB2 Restrict Development in Countryside Around Towns of the Monklands District Local PLan 1991 as there is no specific locational need for a dwellinghouse at this isolated site. The proposals cannot be justified under the prescribed GB2 criteria as there would be no economic benefit, there is no specific locational need, and there would be no environmental improvement
2. The proposed dwellinghouse would be accessed from a de-restricted length of Greengairs Road (8803) which has no footways or street lighting, and the establishment of this additional access would result in an increase in braking and turning manoeuvres on a rural road to the detriment of road safety. 3. The required visibility splays of 2.5 x 215mm along Greengairs Road from the proposed access to the dwellinghouse cannot be achieved.
Background Papers:
Application form and plans received 30th June 2005
Memo from Transportation received 1st August 2005. Letter from British Gas received 13th July 2005 Letter from Scottish Power received 20th July 2005 Letter from Scottish Water received 3 August 2005
Any person wishing to inspect these documents should contact Mr Colin Marshall at 01236 812376. Application No: C/05/01160/FUL
Date Registered: 8th July 2005
Applicant: Mr and Mrs Fiondia 20 Smithycroft Hamilton ML3 7UL
Agent Revamp Transition Unit 88 Stirling Enterprise PK Stirling FK7 7RP
Development: Change of Use of Public House to Hot Food Take Away Class 3 and 3 Class 1 Shops With External Alterations
Location: 155 Calder Street Coatbridge Lanarkshire ML5 4QR
Ward: 35 Sikeside and Carnbroe Councillor Cassidy
Grid Reference: 274409 664311
File Reference: C/PL/CTC080155/CM
Site History: 92/327 Erection of Public House Granted 8'h Oct 2005
Development Plan: Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by policy HG3 (New Private Sector Housing Development)
Contrary to Development Plan: No
Consultations:
Representations: One Letter of Representation
Newspaper Advertisement: 20 July 2005
Recommendation: Grant Subject to the Following Conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. Planning Application No. C/05/01160/FUL Wrced by Change of Use of Public House to Hot Food Take Away qm*gand Emnmment :big Muse Class 3 and Class 1 Use with External Alterations !Tryst Road XMBERNAULD S71JW 155 Calder Street, Coatbridge A mpodusd fmmila eo- svwey mipiirrr m Fbtto Scale ~sprmi~lmd~BColfdlrdherhlsls*/s '4 01236616210 Far 01236616232 s.munI aka mcran -@I Ul~~naedrepn&mmImrrreCwm-@l ad mqlssdtopm-Um oldvilpo&l~ E Licence 1WO23384 2M)4 Ik Representation 2. That before the hot food shop hereby approved is brought into use an extraction flue shall be provided and this shall terminate a minimum height of 1 metre above the height of the roof eaves.
Reason: To safeguard the residential amenity of the area.
3. That before any of the shop premises hereby approved are brought into use a total of 17 car parking spaces shall be provided as noted on the approved plans, to the satisfaction of the Planning Authority
Reason: To ensure the provision of adequate parking facilities within the site.
Background Papers:
Application form and plans received 4th July 2005
Memo from Transportation received Memo from Protective Sevices Section received
Letter from Owner/Occupier,Calder Stores, 159 Calder Street, Greenend, Coatbridge, ML5 4QN received 13th July 2005.
Any person wishing to inspect these documents should contact Mr Colin Marshall at 01236 812376. APPLICATION NO. C/O510116O/FUL
REPORT
1. Description of Site and Proposal
1.I Planning permission is being sought for the change of use of a public house to a Hot Food Take-Away (Class 3) and 3 shop units (Classl) at 155 Calder Street, Coatbridge.
1.2 The proposals would involve both internal and external alterations to the vacant Black Bear Public House, which sits on the north side of Calder Street. The site faces onto Calder Street and is bounded to the west by Patrick Street, to the north by a car park and to the east by an adjacent shop. There are existing residential areas on the opposite side of Calder Street and to the rear of the car park. Calder Street is used as a main traffic distributor road leading from Whifflet to Greenbank areas of Coatbridge.
1.3 The interior of the building would be sub-divided into 4 separate shop units. The proposed hot food shop (unit A) would have a new frontage to the south and west elevations providing a public area to the front with servery, food preparation area, fridge and freezer rooms, potato preparation room, staff toilets, staff room and office. A new shop front finished in granite facings would be provided to the south-west corner of the building with new walled access ramp with railing provided on the west elevation. An external flue would be provided and this would exit 1 metre above the roof plane. Two proposed shop units, unit B and C (offering floor areas of 56 sq.m and 105 sq.m respectively) would take access from the south elevation each with a new shopfront. An additional shop unit D would be formed to the rear of the building with a new shop front on the north elevation. This shop unit would have a floor are of some 72 sq.m. New roller shutters are to be provided at the 4 new shop fronts. The existing building would be finished in a new cement render with paint finish. The existing car park attached to the public house would be extended to provide 17 car-parking spaces to the side and rear of the building. Some landscaping works to the front of the building would also be provided.
2. Development Plan
2.1 Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by policy HG3 (New Private Sector Housing Development)
3. Consultations and Representations
3.1 There were no objections from the Transportation Section subject to conditions.
3.2 There were no objections from the Protective Services Section subject to conditions.
3.3 There was one letter of representations and the terms of objection can be fairly summarised as follows. ..
0 There is no need for additional shop units in this area 0 There are insufficient parking spaces and customers will make use of the adjacent shop unit car park. 0 There would be no benefit to the local community 0 Customers should only use the allocated car park 0 The shop units should only sell non-food related items 0 There would be too much competition and this would result in the closure of other shops in the area. 4. Plannina Assessment and Conclusions
4.1 The proposed development requires to be assessed under the terms of the development plan and any other material considerations. The site falls within an area covered by policy HG 3 (New Private Sector Housing Development) which identified this site as being suitable for private sector housing development. This area has now been developed and includes both residential and commercial uses.
4.2 Whilst the proposed shop units would be regarded as ancillary to the outlying residential area, hot food takeaways are not considered necessary to support residential areas. However this part of Calder Street serves as a main distributor road where there is a mix of existing commercial use. Given these site circumstances the provision of a hot food take-away along with the 3 other shop units would not be unacceptable along this part of Main Street.
4.3 The Transportation Section had no objection to the proposals provided the proposed 17 off- street parking be provided. The Protective Services section also had no objection subject to the provision of an external flue exits a minimum height of 1 .O metre above the eaves of the roof. They also requested that the required food safety regulations be met. The proposed layout plan indicates that the Transportation Section requirements can be accommodated and, as such the parking and access arrangements are considered satisfactory.
4.4 The provision of a satisfactory flue design would be subject of a condition should planning permission be granted. The terms of the associated policy COM 10 (Hot Food ShopslRestaurants) would not be compromised as the proposals relate to the erection of a new building and a satisfactory.flue extraction system would be incorporated in the design of the building. Whilst there are some houses located to the north of the site these are located some 30 metres away from the flue extract point and smell nuisance would be minimal.
4.5 The proposed external finishes to the building are considered to be acceptable
4.6 Turning to the terms of objection the following comments can be made.
The issue over the need for a particular development is a matter is not material to the consideration of this planning application as it is for the market to determine. The Transportation Section considered the proposed level of parking provision at 17 spaces is satisfactory. The provision of additional shop facilities may offer some benefit to the local residential area as shops are generally considered to support housing areas. Hot Food shops offer a service provision to the local and wider community and are acceptable provided there is no harm to the amenity of the area. As noted above need and benefit issues are matters for the marketto determine. Given that there would be 17 car parking spaces, customers are likely to use the dedicated parking facilities. It would be a matter for the NLC Licensing Board to consider which items a shop may sell. Issues over shop competition are not material to the consideration of this planning application.
4.7 In conclusion, the proposals for the hot food take-away and 3 additional shop units are considered acceptable. Although a number of points of objection have been made it is considered that these could not be sustained. It is therefore recommended that planning permission be granted subject to conditions. Application No: S/04/01693/FUL
Date Registered: 20th September 2004
Ap pl icant : Wishaw & District Housing Association Ltd 55 Kirk Road Wishaw ML2 7BL
Agent Campbell & Morris Associate 4 Lansdowne Crescent Glasgow G20 6NQ
Development: Construction of 24 Dwellinghouses & Associated Alterations to School Parking Area & Fencing
Location: Dykehead Primary School Easter Road Shotts Lanarkshire ML7 4AS
Ward: 20 Benhar Councillor Charles Cefferty
Grid Reference: 287042 660148
File Reference: S/PL/l7/48/HMG
Site History: No Applications of Relevance
Development Plan: The site is identified as a sheltered housing site on the Shotts Local Plan and as a Housing Association Development Opportunity and Established Community Services in the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004)
Contrary to Development Plan: No
Consultations: NLC Community Services (Comments) NLC Property Services (No Response) Scottish Environment Protection Agency (No Response) Scottish Water (Objection) Transco (Comm ents) Scottish Power (Com ments)
Representations: None
Newspaper Advertisement: Not Required
Comments:
This application seeks planning permission for the construction of 24 dwellinghouses and alterations to Dykehead Primary School car park and fencing at land at Dykehead Primary School, Easter Road, Shotts. The site covers an area of approximately 1.36 Hectares and comprises of grassland, vegetation and a number of small trees. There is a public footpath running directly through the site from Easter
Road to Bon Accord Crescent, with an additional footpath leading from the rear of Dykehead Primary School. The site is bounded by dwellinghouses to the north, east and west and the primary school to the south.
The applicant, Wishaw and District Housing Association, proposes to construct twelve two-storey semi- detached dwellings, eight two-storey terraced dwellings and four two-storey flatted dwellings. In addition to the residential development, the applicant proposes to alter the access to Dykehead Primary School and revise the layout of the car park. The proposed access to the Primary School will be adjacent to the proposed housing.
The application site is covered by Housing Policy HSG 5.629 and is identified as a Site for Potential Housing Association Development in the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004) and Policy CS 2 Established Community Facilities. The proposal is considered to be in accordance with the development plan and raises no strategic issues.
There have been no letters of representation following the neighbour notification procedure. Following consultations made in relation to this application, there have been objections from Scottish Water. These objections primarily relate to the connection of the development to the public drain system. Scottish Water would have no objections if the applicant bears the cost of the increased capacity of the existing infrastructure and the proposed scheme will not compromise the quality and quantity of discharge from the existing sewerage system. A planning condition can be imposed to this effect. NLC Community Services Landscaping Section have not provided any comments as no landscaping scheme has yet been submitted. The Conservation and Greening Section have made comments reporting footpath provision, retention of trees within the site and drainage matters. These matters can largely covered by planning conditions. My Transportation, Geotechnical and Protective Services Departments, Scottish Power and Transco have made comments in relation to this application.
In accordance with Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions are made in accordance with the development plan unless material considerations indicate otherwise. In this case the proposal is not contrary to local plan policy, therefore the main issue in the determination of this application is the impact on the character of the surrounding area and the amenity of the neighbouring residential properties. A local plan policy of relevance to this proposal is Housing Policy HSG 11 of the Southern Area Local Plan (Modified 2001 and 2004) which requires account to be taken of the impact of the proposal on the character and amenity of the surrounding area, the scale of the development, the means of access and parking provision. These elements have been taken into consideration and the proposed residential layout is considered to be acceptable. There is a suitable mix of housing types and the density and scale of the layout is considered to be in keeping with the character of the surrounding area. The proposed dwellings shall be constructed with facing brick, wet dash render and interlocking roof tiles, details of which have to be agreed. The proposed dwellings meet the Council's Open Space Guideline in general, however a minimum 10 metre rear garden depth is not met in some of the semi-detached plots. Nevertheless, there is sufficient space at the side of the dwellings for a suitable private garden area. The road layout is considered to be acceptable. All dwellings will front onto Easter Road, and there will be a shared surface cul-de-sac containing 8 dwellings. Details of the boundary treatments have been submitted with the application and in general these are acceptable, however it is proposed to attach a condition requiring a 1.8 metre high palisade fence to be erected along the boundary between the proposed dwellings and the school.
The alterations to the car park layout are considered to be in accordance with roads guidelines. An extra five parking spaces have been created in order to provide suitable parking provision for staff, and this will prevent any vehicular traffic parking adjacent to the dwellings on Easter Road. All traffic calming features on Easter Road will remain and the existing footpath leading from the rear of the school will be accessed through the shared surface cul-de-sac.
Taking the above points into consideration, it is recommended that planning permission be granted subject to conditions. Recommendation: Grant Subject to the Following Conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That before the first house is occupied, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects in detail.
3. Notwithstanding the details shown on the approved plans, a 1.8 metre high palisade screen fence shall be erected along the boundaries marked in BROWN on the approved plans.
Reason: In the interests of the amenity of future residents.
4. Notwithstanding the details shown on the approved plans, a 1 metre boundary high wall shall be constructed along the front of Plots 1-12 and 21-24, details of which shall be submitted to, and approved in writing by the Planning Authority.
Reason: In the interests of the amenity of future residents.
5. That before any of the dwellinghouses hereby permitted, situated on a site upon which a fence or wall is to be erected, are occupied, the fence, or wall as shown on the approved plans and as required by conditions (3) and (4) above, shall be erected.
Reason: To safeguard the residential amenity of the area.
6. That, notwithstanding the provisions of the Building Standards (Scotland) Regulations 1990, and before the development starts, a certificate from a recognised firm of chartered engineers, duly signed by a Chartered Engineer or Chartered Geologist of Geotechnical Adviser Status (ICE, SlSG 1993) shall be submitted to the Planning Authority confirming the mineral stability of the site. This certificate shall be based on a professionally supervised and regulated rotary drilling programme.
Reason: To ensure the mineral stability of the proposed housing site.
7. That before the development hereby permitted starts, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants), shall be submitted to the Planning Authority and the works required in order to remove or render harmless these contaminants, having regard to the proposed use of the site, shall be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed.
Reason: To ensure the site is free of contamination.
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.
Reason: To enable the Planning Authority to consider these aspects in detail. 9. That before the development hereby permitted starts, a scheme of landscaping, for the areas hatched GREEN on the approved plans, shall be submitted to and approved in writing by the Planning Authority, and it shall include:-
(a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of trees 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 to be removed and details of those to be retained, and measures for their protection in the course of development, and (d) details of the phasing of these works.
Reason: To enable the Planning Authority to consider these aspects in detail.
10. That within one year of the occupation of the last dwellinghouses within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 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: To enable the Planning Authority to consider these aspects in detail.
11. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuing care, maintenance and protection of the proposed grassed, planted and landscaped areas hatched GREEN on the approved plans.
Reason: To enable the Planning Authority to consider these aspects in detail.
12. That before completion of the development hereby permitted, the management and maintenance scheme approved under the terms of Condition 11 shall be in operation.
Reason: To ensure proper maintenance of the area.
13. That no trees shall be lopped, topped or felled and no shrubs or hedges, shall be removed from the application site, without the approval in writing by the Planning Authority.
Reason: In the interests of nature conservation and visual amenity of the surrounding area.
14. That no dwellinghouse shall be occupied until the access roads and footways leading thereto from the existing public road have been constructed to base course level.
Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings.
15. That before the last dwellinghouse hereby permitted is occupied, all roads and footways shall be completed to final wearing course.
Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities.
16. That the existing traffic calming features in Easter Road shall not be removed or altered, unless agreed otherwise in writing by the Planning Authority.
Reason: In the interests of traffic safety.
17. That before the last dwellinghouse within the development hereby permitted is occupied, footway markings should be provided from Easter Road to the pedestrian entrances to Dykehead Primary School in accordance with North Lanarkshire Council's Safer Routes to School Project.
Reason: In the interests of pedestrian safety.
18. That before the individual driveways hereby permitted are brought into use, the driveway for the first 2 metres, measured from the heel of the footway, shall be paved to prevent deleterious material being carried onto the public road and footway, and all driveways shall be a minimum of 6 metres in length where they lead to a garage and 10 metres in length where no garage is provided.
Reason: To ensure the provision of adequate parking facilities within the site.
19. That notwithstanding the details shown on the approved plans, the pedestrian footpath to the south of Plot 17 shall be constructed with block paviours, to the satisfaction of the said Roads Authority.
Reason: To ensure the provision of satisfactory pedestrian access facilities.
20. That before any of the dwellinghouses hereby permitted are occupied, all alterations to the vehicular and pedestrian accesses to Dykehead Primary School, car park layout and parking bay on Easter Road shall be completed to the satisfaction of the Planning Authority.
Reason: To ensure satisfactory pedestrian and vehicular access to that site.
21. That before the development hereby permitted starts, full details of the location and design of the surface water drainage scheme to be installed within the application site shall be submitted to and for the approval of the Planning Authority, and for the avoidance of doubt the scheme requires to be approved by the Scottish Water and the Scottish Environment Protection Agency in terms of their principles of Sustainable Urban Drainage Systems.
Reason: To safeguard the amenity of the area, to prevent groundwater pollution and to ensure that the proposed drainage system complies with the latest SEPA guidance.
22. That before the development hereby permitted starts, the applicant shall provide written confirmation to the Planning Authority that all the requirements of Scottish Water, have been fully met in respect of providing the necessary site drainage infrastructure to serve the development.
Reason: To ensure the provision of satisfactory site drainage arrangements.
NOTE TO COMMITTEE
Should planning permission be granted, a Stopping Up Order will be required for the turning facility at Easter Road and part of the vehicular entrance to Dykehead Primary School.
Background Papers:
Application form and plans received 20th September 2004 and amended plans received 2"d June 2005 and 7'h July 2005.
Memo from Traffic and Transportation Team Leader received gth May 2005 and 21'' June 2005. Memo from NLC Community Services received gthOctober 2004 and 26'h October 2004. Letter from Scottish Water received 1gth October 2004. Letter from British Gas received 11 th October 2004. Letter from Scottish Power received 1lth October 2004. Memo from Geotechnical Team Leader received 22"d October 2004 Memo from Head of Protective Services received 27th October 2004.
Any person wishing to inspect these documents should contact Miss Heather Gebbie at 01698 302132. Application No: S/05/00517/FUL
Date Registered: 21 st April 2005
Applicant: William Morrison Supermarkets Plc Hilmore House Thornton Road Bradford BD8 9AX
Agent Andrew Tallach Aedas Architects Ltd 9th Floor 1 Cadogan Square Glasgow G2 7HF
Development: Erection of Security Gates & Fencing to Existing Service Yard
Location : Safeway Stores PLC 160 Kirk Road Wishaw Lanarkshire ML2 785
Ward: 8 Stewarton Councillor John Moran
Grid Reference: 280018 655289
File Reference:
Site History: 97/10777/FUL Coffee Shop Extension and Associated Car Park Alterations as well as various minor planning applications for signage.
Development Plan: The site is situated within a secondary village and neighbourhood retail area within the Southern Area Local Plan.
Contrary to Development Plan: No
Consultations: Strathclyde Police (no objection)
Representations: 2 letters of representation
Newspaper Advertisement: Not Required
Comments:
Permission is sought for the retrospective erection of palisade fencing on top of and to infill the existing gaps within the wall and for the installation of a gate to the entrance of the service yard at 160 Kirk Road, Wishaw.
The proposal would result in the existing boundary feature on the southern boundary on Young Street
being increased in height to 3 metres. An 18m long section of 3-metre high palisade fencing is proposed on the eastern boundary of the yard to restrict access from the customer parking. The wall on the western boundary backs onto residential properties and there are no proposals to increase the height of that section.
Strathclyde Police were consulted and advised that they had no objections to the proposal.
Two letters of objection were received from the occupiers at 9 and 11 Campbell Street and are summarised as follows:
1) Access to the service yard would be restricted by the proposed gate which could result in goods vehicles having to blow their horns to alert the store of their presence which would affect the amenity currently enjoyed by the surrounding properties. Furthermore, concern was raised regarding where vehicles were going to wait whist the yard was occupied. 2) Vandals are currently able to gain access to the service yard by scaling the wall on Young Street and walking along the garage roofs of the objectors resulting in significant damage. Increasing the height of the boundary on Young Street is not sufficient to improve security. 3) Emptying bins and skips within the service yard is carried out usually at 7am on Saturdays. This results in a large amount of noise and a more suitable time should be conditioned. 4) Lights from the garage are creating light pollution to the detriment of the adjacent neighbours.
The applicant has confirmed that there are no changes proposed to the internal layout of the existing service yard. With regard to the concerns raised by the objectors, the following should be noted. The agent has confirmed that a bell has been installed to allow drivers to communicate their presence within the store which should alleviate the concerns of the objectors with regard to how the goods vehicles would alert the store as to their presence. Furthermore, the agent has confirmed that there is sufficient space in front of the gates to accommodate another goods vehicle off the public road if two vehicles arrived at the yard simultaneously. With regard to the second concern, it should be noted that it is considered the security of the yard has been increased significantly by the development. This should improve the situation whereby vandals were gaining access to the yard by climbing onto the wall on Young Street and then onto the objectors garage roofs. It should be noted that the application does not include the lights within the garage or the actual servicing of the yard. The latter two points of objection can therefore not be taken into account when determining this application as they are not material considerations.
The design is considered to be acceptable and will therefore have a minimal impact on the residential and visual amenity of the surrounding area. Furthermore, the additional fencing will increase the security of the yard, thus making access increasingly difficult to those who intend to trespass.
The are no material considerations which outweigh the presumption in favour of the development and it is therefore recommended that the application be approved.
Recommendation: Grant Subject to the Following Conditions:.
1, Details of the entry system which has been installed shall be submitted and approved in writing, and amended as appropriate if required, by the Local Planning Authority within 2 months from the date of this decision.
Reason: In order for the planning authority to give consideration to details which have yet to be submitted.
Background Papers: Application form and plans received 21 st March 2005
Letter from Strathclyde Police received 2nd June 2005
Letter from Mr & Mrs P Bell, 11 Campbell Street, Wishaw, ML2 8HT received 18th April 2005. Letter from Joseph Lindsay, 9 Campbell Street, Wishaw, ML2 8HT received 18th April 2005.
Any person wishing to inspect these documents should contact Mr Kevin Treadwell at 01698 302102. Application No: S/05/00615/REM
Date Registered: 15th April 2005
Ap pl icant : Mr & Mrs T Young Clo Agent
Agent WH Dickie 77 Hamilton Road Motherwell MLI 3DE
Development: Erection of Two-Storey Dwellinghouse
Location: 204 Main Street Holytown Motherwell Lanarkshire
Ward: 27: Holytown Councillor James Coyle
Grid Reference: 276834 660616
File Reference: SIPLIBI5II 2( 65)ILWA
Site History: 02/01359/OUT Erection of dwellinghouse (In Outline) Granted on the 17'h November 2004
Development Plan: The property is covered by policy HSG8 (Established Housing Areas) in the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004) and Policy DCI (Mixed use Areas) in the Northern Area Local Plan 1986.
Contrary to Development Plan: No
Consultations: British Gas (No objections) Scottish Water (No objections) British Telecom (No objections)
Representations: 2 Letters of representation
Newspaper Advertisement: Not Required
Recommendation: Grant Subject to the Following Conditions:-
1. That the development hereby permitted shall be started not later than 2nd December 2009.
Reason: To accord with the outline planning permission.
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.
Reason: To enable the Planning Authority to consider these aspects in detail. MrtR.nnir0.m LamhNn Ewvlmnrmnmmt PLANNING APPLICATION NO. S/05/00615REM Mdqunen 9UleSQl hmqWe 2TvllRord ERECTION OF TWGSTOREY DWELLINGHOUSE OIMBWNWW 071 JW T.*phm QtZX8IBIQ hXQ112d018232 A 204 MAIN STREET, HOLYTOWN, MOTHERWELL 08t~rGl,lmozudp ZOM * Representatiw, Site Area= 0.04 Ha 3. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, and it shall include:- a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted;
Reason: To soften the edge of the built development towards the adjacent areas.
4. That within one year of the occupation of the dwellinghouse hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under condition 3 above, shall be completed and any trees, shrubs or areas of grass which die, are removed, damaged or become diseased, within two years of the completion of the development shall be replaced within the following year with others of a similar size and species.
Reason: To ensure proper implementation of the landscaping scheme.
5. 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.
Reason: To enable the Planning Authority to consider these aspects in detail.
6. That before the dwellinghouse hereby permitted is occupied, all fences or walls as approved under the terms of condition 5 above, shall be erected.
Reason: In the interests of residential amenity.
7. That before the development hereby permitted is occupied a 10 metre long driveway to accommodate 2 car parking spaces shall be provided, as per the approved plans, and thereafter be maintained as parking spaces.
Reason: To ensure the provision of adequate parking facilities within the site.
8. That before the dwellinghouse permitted is occupied a turning facility shall be provided within the curtilage of the site to allow vehicles to enter and leave the site in forward gear.
Reason: To ensure that vehicles can enter and leave the site in forward gear in the interest of road safety.
9. That a visibility splay of 3.5 metres by 90 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the development hereby permitted is completed, 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: To enable drivers of vehicles leaving the site to have a clear view over a length of road
10. That before development starts, full details of the location and design of the surface water drainage scheme to be installed within the application site shall be submitted to and approved in writing by the Planning Authority, and for the avoidance of doubt the scheme shall comply with the Scottish Environmental Protection Agency's (SEPA) principles of Sustainable Urban Drainage Systems (SUDS).
Reason: To safeguard the amenity of the area and to ensure that the proposed drainage system complies with the latest SEPA guidance.
11. That before the development hereby permitted commences details of the materials for the hard landscaping of the site shall be submitted to, and approved in writing by the Planning Authority.
Reason: To ensure appropriate materials are utilised for the purposes of SUDS and road safety.
12. That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no additional development shall take place within the curtilage of the dwellinghouse hereby permitted, without the prior consent of the Planning Authority.
Reason: To enable the Planning Authority to retain effective control, in order to protect the amenity of the dwellinghouse and surrounding properties.
Background Papers:
Application form and plans received 15th April 2005
Memo from Transportation Manager received 1st June 2005 Letter from Scottish Water received 16th May 2005 Letter from British Gas received 5th May 2005 Letter from British Telecom received 9th May 2005
Letter from Mr T Collins, 212 Main Street, Holytown, Motherwell, MLI 4TP received 5th May 2005. Letter from Jack Grant and CO Solicitors, 14 Hamilton Road, Motherwell, MLI 1BB on behalf of Mr Mohammed Hussain received 13'h May 2005
Any person wishing to inspect these documents should contact Miss Lesley Ward at 01698 302142. APPLICATION NO. S/05/0061S/REM
REPORT
1. Description of Site and Proposal
1.I Planning permission is being sought for the erection of one dwellinghouse on land to the rear of 208 and 212 Main Street, Holytown.
1.2 The application site has a frontage onto Melrose Avenue, where the plot size is some 17m wide and 23 metres in depth. The surrounding area contains a mix of uses, including residential to the North, a social club and school to the South and public house to the west. The residential properties are 1.5 storeys in height and have been significantly extended to the rear.
1.3 The proposed dwellinghouse will be 2 storeys and a single vehicular access would be taken from Melrose Avenue via a drop kerb access. Internally there would be 4 bedrooms, 3 bathrooms (2 en-suite), lounge, study, diningroom and kitchen. The rear garden depth would be almost 9 metres, with the house being set back 3 metres from the heel of the footway.
2. Development Plan
2.1 Under the terms of the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004), the area is covered by Policy MSG8 (Established Housing Areas). Policy DCI (Mixed use Areas) of the Northern Area Local Plan 1986 is also relevant. There are no strategic issues.
3. Consultations and Representations
3.1 None of the external consultees objected to the proposals. However, the Traffic and Transportation section recommended refusal of the development based on the fact that it would result in the removal the existing off-street parking facilities for the properties at 208 and 212 Main Street.
3.2 One letter of representation was received from an adjoining property in regard to the proposals. The terms of objection can be summarised as follows.
The height of the proposed dwellinghouse would affect the light to the rear of the objector’s property and adjoining property. 0 There may be a loss in water pressure during and after construction. There will be an inconvenience and upheaval during construction, including an increase in noise. 0 There is doubt over the extent of land ownership within the application site. There was also a query over whether the dwellinghouse would result in a rise in the value of Council Tax levies on existing properties.
In addition, a letter was received on behalf of an adjoining landowner stating that the original block plans showed an area of ground that was not owned by the applicant.
4. Planninn Assessment and Conclusions
4.1 The proposals require to be assessed under the terms of the development plan and any other material considerations. In this instance the terms of policy HSG8 of the emerging Southern Area Local Plan and DCI of the Adopted Northern Area Local Plan would be relevant along with an assessment against the Councils design guidance on new housing proposals. 4.2 The main factors that require to be assessed are road access and parking, detailed design including size and shape of plot, privacy, and open space standards.
4.3 Road Access and Parking: The proposals would involve the formation of a new single vehicular access from Melrose Avenue to enable a private driveway to the North side of the proposed dwellinghouse. This would reduce the potential for on-street parking and it is considered to be acceptable subject to the visibility splays and junction spacing being achieved. However, the Transportation Section recommended refusal of the application regarding the loss of parking for the existing residents although there are garages belonging to adjacent properties outwith their curtilages (to the immediate west of the application site) that can still be accessed via a private road.
4.4 Detailed Design: The residential area surrounding the development site is a mix of semi- detached and detached houses with varying degrees of plot size and garden ground. Although the house is larger by virtue of its area and height than immediately adjoining properties, it is not out of scale or character with the wider residential area, particularly in this area where there is no established building line or house type.
4.5 Privacy: There would be no privacy issues as the new house is proposed to have a utility room window on the ground floor and bathroom window on the first floor facing neighbouring properties. There is an existing 1.8 metre high fence along the northern boundary of the site and the upper bathroom window will be obscure glazed.
4.6 Open Space around Dwellings: While the front of the house will be less than the preferred 6 metres from the kerbline, many of the adjacent properties front directly onto the footway thus it is considered to be acceptable in this instance. The proposed plot size is therefore considered to be acceptable in terms of the Councils Design Guidance and as such are in line with policy HSG8.
4.7 Turning to the terms of objection noted above, the following comments can be made.
0 Amended plans were received showing a revised house position as 4 metres from the boundary to the North as opposed to the original 2 metres. This will therefore minimise the potential loss of sunlightldaylight to neighbouring properties. The relevant sunlightldaylight test has been carried out and although there will be some loss of sunlight to the rear gardens of 208 and 212 Main Street, there is no loss of sunlight to any habitable rooms. It is therefore considered to be acceptable. 0 The effects of the development on water pressure is not a material planning consideration. Nevertheless, it is the responsibility of the developer to ensure there will be no adverse effects on neighbouring properties during the construction stage. 0 Whilst there may be increased noise and activity levels during construction works, this would be within normal acceptable working practices and would be for a temporary period. 0 The land ownership issue is not a material planning consideration, however the applicant has fulfilled the obligations in terms of completing the Land Ownership Certificate. Further to this, the applicant has removed a section of land which formed part of the original application site and has amended the plans accordingly.
4.8 Following consideration of the proposals against the terms of the development plan including the relevant design guidance it is concluded that the proposed housing development is acceptable and in accordance with the Outline consent. There were no objections from consultees and the terms of objection raised by residents cannot be sustained in this instance. It is therefore recommended that planning permission be granted subject to conditions. Application No: S/05/00826/AMD
Date Registered: 11th May 2005
Applicant: Glen lsla Homes Ltd C/o Park Road Unit 5 Carfin Industrial Estate Carfin MLI 4UH
Agent Colin McNeish Davis Duncan Architects 20 Royal Crescent Glasgow G3 7SL
Development: Amendment to Planning Permission S/03/01074/FUL Comprising Erection of Additional Storey to Block A3 Providing Three Additional Flats
Location: 267 Stewarton Street Wishaw Lanarkshire ML~aAL
Ward: 8 Stewarton Councillor John Moran
Grid Reference: 280157 654562
File Reference: S/PLlB/l0/6/GO RL
Site History: 03/01074/FUL Renewal of Planning Permission S/98/00199/FUL for Construction of 26 Dwellinghouses Granted 1 March 2004 98/00199/FUL Construction of 26 Dwellinghouses Granted 4'h August 1998 338/90 Erection of Storage Accommodation at Factory Premises Gianted 13'h September 1990 41 1/81 Change of Use from Lemonade Factory to Wholesale Cash and Carry Granted 3rdFebruary 1982
Development Plan: The application site is zoned HSG2 Private Housing Development in the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004). The application is not of strategic significance.
Contrary to Development Plan: No
Consultations:
Representations: 2 Representation Letters
Newspaper Advertisement: Not Required I I I PLANNING APPLICATION NO. S/05/00826/AMD mm iamtdim OUWI AMENDMENT TO PLANNING PERMISSION S/03101074/FUL P.m,wad Erv,rn"msnt hdqunem COMPRISING ERECTION OF ADDITIONAL STOREY TO 411.60, F*mqHou. 2 1n.I Rold BLOCKS AI ,A2& A3 PROVIDING 3 ADDITIONAL FLATS armBWN4"W 07I JW 267 STEWARTON STREET, WISHAW r.mpha O 1. That the development hereby permitted shall be started within five years of the date of this permission. Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority. Reason: To safeguard the visual amenity of the area. 3. That before the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority. Reason: To safeguard the amenity of future residents. 4. That notwithstanding the requirements of condition (3) above, before car parking spaces 17 to 28, inclusive, as shown on the approved plans are brought into use a 1.8 metre high close boarded, stained timber, screen fence shall be erected along the boundaries marked BROWN on the approved plans. Reason: In order to safeguard the amenity of adjacent residents. 5. That, notwithstanding the requirements of condition (3) above, before any of the dwellings 5-26, as shown on the approved plans, are occupied, a 1.8metres high, close boarded, stained timber screen fence shall be erected along the boundary of the associated rear garden ground where shown PINK on the approved plans. Reason: In order to safeguard the amenity of the future residents of those properties. 6. That before any of the dwellinghouses hereby permitted are occupied, a 1.0 metre high wall shall be erected along the boundaries of the site at Stewarton Street and Greenhead Road, where marked PURPLE on the approved plans, and prior to the wall being erected, samples of the facing materials to be used shall be submitted to and approved in writing by the Planning Authority. Reason: In the interests of the visual amenity of the area and to safeguard the amenity of future residents. 7. That before any of the dwellinghouses or flats hereby permitted is occupied, all the parking and manoeuvring areas shown on the approved plans, shall be levelled, properly drained, surfaced in a material which the Planning Authority has approved in writing before the start of surfacing work and clearly marked out, and shall, thereafter, be maintained as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities within the site. 8. That before any of the dwellinghouses or flats hereby permitted is occupied, the means of vehicular and pedestrian access shall be constructed in accordance with the approved plans. Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings. 9. That a visibility splay of 2.5 metres by 90 metres, measured from the road channel, shall be provided to the north of the vehicular access on Greenhead Road and 2.5 metres by the distance to Stewarton Street to the south, and before any of the dwellinghouses or flats hereby permitted is occupied, everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line areas and, thereafter, nothing exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or allowed to grow, within these sight line areas. Reason: In the interests of traffic safety. 10. That a visibility splay of 9 metres by 120 metres, measured from the road channel, shall be provided to the right side of the junction from Greenhead Road onto Stewarton Street, and before any of the dwellinghouses or flats hereby permitted is occupied, everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line areas and, thereafter, nothing exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or allowed to grow, within these sight line areas. Reason: In the interests of traffic safety. 11. That before any of the dwellinghouses or flats hereby permitted is occupied, all existing vehicular accesses to the application site, marked BLUE on the approved plans, shall be closed off and the ground, within the area formerly occupied by the accesses, shall, thereafter, be reinstated as a public footway. Reason: In the interests of pedestrian safety. 12. That prior to the start of development, details of the surfacing materials to be used in the construction of the vehicular access to the site, shall be submitted to and approved in writing by the Planning Authority. Reason: In the interests of pedestrian and vehicular safety and to prevent deleterious material being carried out onto the highway. 13. Connection to the public highway of Greenhead Road should be via a 5.5 metre wide dropped kerb footway crossing at the point shown on the application drawing. Reason: In the interests of traffic and pedestrian safety. 14. That, notwithstanding the details shown on the approved site plan, there shall be no direct pedestrian access onto Stewarton street or Greenhead Road. Reason: In the interests of traffic and pedestrian safety, as any separate pedestrian access would encourage on-street parking at its location. 15. That, notwithstanding the provisions of the Building Standards (Scotland) Regulations 1990, and before the development starts a certificate from a recognised firm of chartered engineers, duly signed by a Chartered Engineer or Chartered Geologist of Adviser Status (ICE, SISG 1993) shall be submitted to the Planning Authority confirming the mineral stability of the site. This certificate shall be based on a professionally supervised and regulated rotary drilling programme. Reason: To ensure the mineral stability of the proposed site. 16. That before the development hereby permitted starts, a scheme of landscaping shall be submitted to, and approved in writing by the Planning Authority, and it shall include: (a) details of any 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; and (c) details of the phasing of these works. Reason: In the interests of the residential and visual amenity of the area. That within one year of the occupation of the fourth last dwelling within the development hereby permitted, all planting, seeding and turfing included in the scheme of landscaping and planting, approved under the terms ofcondition 16 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 residential and visual amenity of the area. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuing care, maintenance and protection of: (a) the proposed access, manouevring and parking areas hatched YELLOW on the approved plans and external lighting of communal areas; (b) the proposed grassed, planted and landscaped areas including bin stores hatched GREEN on the approved plans; and (c) the proposed fences to be erected along the lines marked BROWN or PINK on the approved plans. Reason: In the interests of the residential and visual amenity of the area. That before completion of the development hereby permitted, the management and maintenance scheme approved under the terms of condition 18 shall be in operation. Reason: In the interests of the residential and visual amenity of the area That a detailed drawing showing the bin store locations and boundary enclosure details shall be submitted to, and approved in writing by the Planning Authority prior to the start of these works, and the relevant bin store shall be completed prior to the first occupation of any dwelling. Reason: To safeguard the residential amenity of the area. That before the development hereby permitted starts, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants), shall be submitted to the Planning Authority and the works required in order to remove or render harmless these contaminants, having regard to the proposed use of the site, shall be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed. Reason: To ensure the site is free of contamination. Background Papers: Application form and plans received 11th May 2005 Amended plans and neighbour notification received 27'h July 2005 Letter from Transportation received 22nd July 2005 Letter from lsobel McCallum, 263 Stewarton Street, Wishaw, ML2 8AL received 20th May 2005. Letter from Mr W Kyle & Miss A Campbell, 9 Greenhead Road, Wishaw, ML2 8DL received 6th June 2005. Any person wishing to inspect these documents should contact Mr Gordon Liddell at 01698 302128. APPLICATION NO. S/05/00826/AMD REPORT 1. Description of Site and Proposal 1.I This application forms an amendment to planning permission S/98/00199/FUL for the erection of 26 dwellinghouses on the site of a previous double glazing factory to the west of the junction of Stewarton Street with Greenhead Road, Wishaw. A subsequent application (S/03/01047/FUL) was granted planning permission for the renewal of this consent on 1'' March 2004, incorporating additional conditions. 1.2 Consent currently exists for the erection of 26 dwellinghouses, configured in three blocks of 2 bedroom flats (22 flats in total) and four terraced dwellinghouses. What is proposed in this instance is the addition of a third storey to the block of flats located at the southern most corner of the site. This provides an additional three 2-bedroom flats. It is noted that all other blocks within the development are two storeys in height. Also proposed are some slight amendments to the elevational treatment of all blocks. 1.3 The applicant initially applied for a partial third storey on three blocks, including those directly adjacent to existing housing on Greenhead Road and Stewarton Street, however after some negotiation this has been amended to the plans subject of this report. 2. Development Plan 2.1 The application site is zoned for private housing development in the Southern Area Local Plan Finalised Draft (Modified 2001 & 2004). The proposal is not of strategic significance. 3. Consultations and Representations 3.1 My Transportation Team Leader has no objections to the development proposal. 3.2 Two letters of objections have been received. One from the occupiers of 9 Greenhead Road and the other a co-signatory letter from residents on Stewarton Street. The grounds for objection are: 0 Overshadowing 0 loss of privacy 0 close proximity to existing two storey dwellinghouses 0 drainage 4. Planning Assessment and Conclusions 4.1 In assessing this application reference is given to the development plan and then any other material considerations. In terms of the development plan context, the site benefits from zoning HSG2 Private Housing Development Opportunities in the Southern Area Local Plan Finalised Draft (modified 1998 & 2004). Furthermore the principle of residential development on the site and indeed the specific layout has been firmly established through the previous approvals S/98/00199/FUL and S/03/01047FUL. 4.2 Consideration is therefore given to design standards and whether the site can accommodate this additional development. Firstly, in terms of visual appearance and height I am content that the increase in height of this block can be adequately accommodated within the site. While all other blocks are 2-storey this particular block is located in the southern extremity of the site at the corner of Stewarton Street and Greenhead Road. This part of the site is situated at the lowest position and with a corner location and open aspects beyond Stewarton Street and Greenhead Road the increase in height sits comfortably in the street scene and will act as a corner feature of the development. It is noted that an improved elevational treatment is proposed with corner features and shallow balconies. Whilst greater in height, the relationship between the block and the other two storey blocks is not such that would merit refusal of the application. With regards to elevational changes to the other blocks, these comprise a change in window type for the lounges (to a french door style window with the incorporation of a shallow balcony feature) and the incorporation of some timber panelling. As amendments to existing features and with no change in footprint these are considered to be non-material and do not raise any further planning issues. 4.3 Turning to open space, parking standards and other design issues. The applicant is able to provide a level of amenity space marginally lower than that normally expected for the total number of flats now proposed. A total of 1000 sqm amenity space would normally be required for a development of this size and the applicant has demonstrated provision of 960sqm. Whilst striving to achieve the minimum standards required, this slight reduction is not considered significant enough to merit refusal of the application. It is noted further open space exists directly opposite on Greenhead Road. A reassessment of parking provision for the entire development has also been carried out with an additional 3 spaces to the total already provided now proposed. In this respect my Transportation Team Leader has no objection to the application. With regard to other design issues such as privacy, overlooking, and overbearing effects given the footprint has already been established and the block in question is not located directly adjacent to any existing housing the proposals will not result in any unreasonable adverse effects. 4.4 Two letters of objection were received, one from residents at 9 Greenhead Road, the other from co-signatories of residents on Stewarton Street. The reasons for objection included overshadowing, loss of privacy, close proximity to existing two storey dwellinghouses and drainage. These objections related to the original proposals submitted by the applicant, which included a partial increase in height of the blocks on the western and eastern corners of the site, directly adjacent to 9 Greenhead Road and 259-265 Stewarton Street. In relation to overshadowing, close proximity and to a lesser extent loss of privacy, it was agreed that the proposals were unacceptable. Subsequently an amended proposal was negotiated, which is the subject of this report. I consider the current proposals have no such impact on the neighbouring properties. Re-notification has been carried out. In relation to drainage, I do not consider the extent of the development significantly different to that which currently has consent. The applicant requires to gain all relevant technical consents from Scottish Water. 4.5 In light that an amended scheme has been designed which can sit comfortably within the site, can adequately achieve relevant design standards and without detriment to neighbouring properties I recommend that planning permission be granted for this amendment application subject to the same conditions as the most recent consent. Application No': S/05/00837/0UT Date Registered: 15th June 2005 Applicant: Nicholas Morgan Swinstie Farm Swinstie Road Cleland Motherwell Development: Conversion of Existing Stables to Dwellinghouse (In Outline) Location: Outbuildings At Swinstie Farm Swinstie Road Cleland Motherwell Lanarkshire Ward: 19 Cleland Councillor James Martin Grid Reference: 280519 657727 File Reference: SIPLIB14I361GORL Site History: 05/00097/FUL Conversion and Alteration of Farm Outbuildings to Form Dwellinghouse Granted 17'h May 2005 04/00368/FUL Alterations and Change of Use of Existing Store and Outbuildings to Form Part of Existing House Withdrawn 04/01246/FUL Proposed Alterations and Change of Use of Existhy Store and Outbuildings to Form Part of Existing House Granted 2 Sept 2004 527/79 Change of use of dwellinghouse and farm buildings to dwellinghouse, dog dressing room and assembly and manufacturer of simulated stone fireplaces 2!jth July 1980 Development Plan: This site is zoned as Green Belt in the Glasgow and the Clyde Valley Structure Plan 2000 (Strategic Policy 1 applies), the Central Industrial Area Part Development Plan 1964 and the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004) Contrary to Development Plan: Yes Consultations: Scottish Water (No Response) British Gas (Comments) Scottish Power (Comments) Representations: 1 letter of representation Newspaper Advertisement: 6th July 2005 Recommendation: Refuse for the Following Reason:- ?. The proposed conversion of the stables building to a dwellinghouse is contrary to greenbelt policy set out in Strategic Policy 1 of the approved Glasgow and the Clyde Valley Joint Structure Plan 2000, Policies ENV6 and HSG 12 of the Southern Area Local Plan Finalised Draft (Modified 2001 & 2004) and the adopted Central Industrial Area Part Development Plan 1964 in that the building is not worthy of preservation, there is no proven operation need and that the development would therefore constitute unjustified sporadic development in the Green Belt. Background Papers: Application form and plans received 11th May 2005 Memo from Transportation Manager received 27th July 2005 Letter from British Gas received 6th July 2005 Letter from Scottish Power received 6th July 2005 Any person wishing to inspect these documents should contact Mr Gordon Liddell at 01698 302128. APPLICATION NO. S/05/00837/0UT REPORT 1. Description of Site and Proposal 1.I This outline application is for the conversion of existing stables to a single dwellinghouse on land at Swinstie Farm, Swinstie Road, Cleland. The application site is situated on the east of the main yard when entering from Swinstie Road. The site comprises a large brick built agricultural style shed (currently in active use as stables) which is finished in an aged brown harl with corrugated roof sheeting. It is noted that the shed has in the past been used for the manufacture of marble fireplaces. A rectangular riding paddock to the rear and some further open space is proposed as garden ground. As the application is only in outline no further details are provided. The applicant has advised that the proposal is solely for the conversion of the building to a new dwellinghouse, rather than any connection with a rural business or land use. The applicant currently resides at the farmhouse. 1.2 The application site is located on the eastern section of the farm. To the west lies the yard, farmhouse and some traditional farm buildings (some of which have consent for conversion to residential use). Open space belonging to the applicant lies to the south, the property Avonmill and associated land lies to the east and a further area of greenbelt to the north. 2. Development Plan 2.1 This site is zoned as Green Belt on the Central Industrial Area Part Development Plan 1964. In the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004), the site is also zoned as Green Belt and Policies ENV 6, HSG12 and TR13 apply. As a designated Green Belt site Strategic Policy 1 of the Glasgow and the Clyde Valley Structure Plan 2000 applies. 3. Consultations and Representations 3.1 My Transportation Team Leader has no objection to the application. 3.2 Scottish Water have yet to respond following consultation procedures. Should Committee be minded to grant planning permission, matters relating to Scottish Water's interests would require further assessment in order to ensure all appropriate connections to the public system can be achieved. The level of development is such that SEPA do not wish to be consulted, however should planning permission be granted conditions would also be required to ensure no development commences until drainage arrangements are provided and verified by SEPA. 3.3 Scottish Power has apparatus at the site, which may require alteration at the applicant's expense. 3.4 Transco indicate that existing equipment may require to be protected or diverted. They advise that the developer verify and establish the actual position of Transco pipelines/apparatus as in compliance with Health and Safety Executive Document HSG47 before any mechanical plant is used. 3.5 1 letter of support has been received from the local Councillor, Councillor James Martin. The grounds of support are based on the fact that the building is not visually appealing, has outlasted its usefulness and that if converted to a dwellinghouse would enhance the area. 4. Planninn Assessment and Conclusions 4.1 This application firstly requires to be assessed against the relevant Green Belt policies, which in this case are set out in Strategic Policy 1 of the Glasgow and Clyde Valley Joint Structure Plan 2000 and ENVG & HSG12 of the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004). 4.2 Strategic Policy 1 of the Structure Plan requires the continued designation and safeguarding of the Glasgow and Clyde Valley Green Belt within which there is a presumption against the spread of built up areas and encroachment into the countyside. It goes on to state that Local Plans shall define the detailed boundaries and policies to protect the Green belt. 4.3 Through policy ENVG the Council seeks to safeguard the character and function of the Green Belt with a presumption against development other than that directly associated with and required for agriculture, forestry, renewable energy, outdoor leisure and recreation, telecommunications or other appropriate rural uses. It’s associated text goes on to set out the purposes for Green Belt local!y, including 0 Controlling the growth of built up areas. 0 Preventing neighbouring settlements from merging. 0 Preserving the character of settlements including their setting. 4.4 Policy HSG12 provides scope for new residential dwellinghouses in the Green Belt, which do not form replacement dwellings, but only where there is a proven operational need in accordance with the criteria set out in policy ENV6. Policy HSG12 also allows for the conversion of existing buildings to residential use with no operational need, but only where they are worthy of preservation, are substantially complete and do not result in a significant increase in floorspace. In this case the external appearance of the building is plain and undistinguished and is more characteristic of a standard working agricultural shed than a traditional stone built barn or steading. It certainly post-dates the original farmhouse and associated outbuildings and has in the past been used as a works for the manufacture of marble fireplaces. 4.5 In the absence of any operational need to justify an additional dwellinghouse at this location and given that the building is unworthy of preservation I have strong reservations about this proposal and consider it contrary to policies ENVG and HSG12 and to constitute unjustified sporadic development in the Green Belt. Given the poor characteristics of the shed I also highlight the consequences of the Council setting a precedent by encouraging the conversion of such buildings. It is noted that two applications have previously been granted for the conversion of traditional farm buildings to residential use at Swinstie Farm. In both cases these were traditional stone built outbuildings which were deemed worthy of preservation or were for use of existing outbuildings as domestic garages. 4.6 In relation to the letter of support for the proposal, this application may facilitate an overall environmental improvement of the site, however, that cannot be seen as reasonable justification for setting aside normal restrictions on housing in the Green Belt. While the shed is not particularly attractive, it is characteristic of many agricultural sheds throughout Lanarkshire and there may be other ways to generate environmental improvements than converting the building to a dwellinghouse, including the conversion of other outbuildings at this particular site. 4.7 In relation to transportation issues, policy TRI 3 details principles for assessing the transport implications of new developments. My Transportation Team Leader has no objection to the application. 4.8 At the time of writing the report Scottish Water have not yet responded following standard consultation procedures. 4.9 The current application does not comply with policies designed to protect Green Belt within which it lies, and I therefore consider that national and Development Plan policies preclude the granting of consent for residential development. For the reasons identified this is an inappropriate form of development in the Green Belt and I do not consider that other material considerations justify departing from the presumption against development. Application No: S/O5/00878/FUL Date Registered: 13th June 2005 Applicant : Carole Connor 179 Cambusnethan Street Wishaw ML2 8PW Development: Erection of Garage Location: Plot 1 440 Caledonian Road Wishaw Lanarkshire ML2 OJA Ward: 14 Pather And Gowkthrapple Councillor John McGhee Grid Reference: 279069654358 File Reference: S/PL/BF/lO/12 Site History: Planning Permission granted for the change of use of the site for the hire of commercial vans, August 1996, Application No.S/96/10225/FUL Planning permission granted for the erection of four, two storey semi detached dwellinghouses, 8'h April 2003, Application No. S/03/00166/FUL Planning Permission granted for the amendment to Plot 1 of S/03/00166/FUL (Erection of Four Dwellinghouses), 5ith January 2005, Application No. S/04/02124/AMD Development Plan: The site is located within an area covered by Housing Policies and Retail and Commerce Policies in the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004), to which Policies HSG 8 (Established Housing Areas) and RTL 9 (Other Commercial Uses) apply. Contrary to Development Plan: No Consultations: None Required Representations: None Received Newspaper Advertisement: Not Required Comments: This application seeks planning permission for the erection of a domestic garage at the southwestern boundary of Plot 1 on the former Gordons Autoparts site, 440 Caledonian Road, Wishaw. A mixture of styles of buildings bound the application site. On the opposite side of Caledonian Road lies a 3-storey flatted development. To the south of the site lie a public house and a two-storey dwellinghouse. To the north of the site lies Plots 2, 3 and 4 and a two-storey detached dwelling and a public house on the corner of Millbank Road. Planning permission was granted on the 22nd August 2003 for the erection of four, two-storey semi detached dwellinghouses at 440 Caledonian Road, Wishaw (Planning Reference: S/03/00166/FUL). The development is to be served via a 5.5 metre wide dropped kerb footway type crossing which led to the parking courtyard in front of the dwellings. The parking courtyard has provision for 10 off street parking bays, 2 bays for each dwelling and 2 visitor parking bays. In addition an amended application was granted on the 5th January 2005 for the amendment to Plot 1 in the form of increasing the depth of the house by 2.4 metres. (Planning Reference: WO41021 241AMD). The present application seeks consent for the erection of a pitched roof garage measuring 9 metres in length by 4 metres in width, with a floor area of 36 square metres. The height of the proposed garage is to measure 2.1 metres to the eaves and 4.2 metres to the ridge. It is proposed to form a driveway and access the garage via 2 of the parking bays in the parking courtyard. The proposed driveway is to run parallel with Plot 1 for approximately 2 metres before turning 90 degrees running down the side of the house for 8 metres. It is proposed to finish the garage in roofing materials and facing brick to match the original dwellinghouse. The application site is within a residential area and therefore only requires to be assessed in terms of Policies TR 11 Car Parking and TR 13 Assessing the Transport Implications of Development. Policy TR 11 seeks to ensure that adequate off street parking is provided particularly when developments result in the loss of existing car parking spaces. Policy TR 13 requires consideration of the impact of development on adjoining land uses and upon traffic circulation and road safety. My Transportation Section have been consulted in relation to this application and have recommended that the application be refused, as the applicant proposes to take access to a driveway via parking bays allocated for the houses. In addition my Transportation Section have stated that it would be physically impracticable for a vehicle to negotiate this driveway arrangement successfully leading to vehicles having to reverse the full length of the driveway and parking bay in order to leave the garage. No letters of representation have been received following the neighbour notification procedures. In assessing this particular proposal, it is considered that the relevant determining factors are the size, proportion and positioning of the garage, its effect on the provision of private garden ground, its relationship to neighbouring properties, its effect on parking provision, access and road safety and the external finishes of the proposals. It is considered that the proposed garage is acceptable in terms of its size, proportion and positioning in relation to the dwellinghouse. In addition it does not significantly reduce the amount of private garden due to its proposed location at the side of the dwelling. It is further considered that there are no issues in respect of the privacy or amenity experienced by the adjoining dwellings and the proposal would fit in with the streetscene in terms of location and the proposed materials to be used in the external finish. In assessing the application in terms of Policies TRll and TR13 the Transportation Sections comments must be taken into account. As indicated above they object to the application because of the reduction in the number of useable car parking spaces and substandard access arrangements to the serve the garage. In total 10 spaces are required to serve the development comprising of, 2 spaces per dwelling and 2 visitor-parking spaces. It is considered that the removal of two formalised parking spaces serving this development is likely to lead to either parking of vehicles on Caledonian Road or double parking within the courtyard. The lack of space within the application site and position of the proposed garage would as indicated by the Transportation Section, lead to unacceptable manoeuvring of vehicles within the communal parking area. As such the proposal is considered to be contrary to Policies TR 11 and TR 13 of the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004), in that the proposed development would result in the loss of two existing car parking spaces within the site, leaving the provision below that required and the vehicular access to the garage would be substandard, leading to unacceptable manoeuvring within the communal parking area. It is therefore recommend that permission be refused. I I. Recommendation: Refuse For The Following Reason:- 1. That the proposal would be contrary to Policies TR 11 and TR 13 of the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004) in that it would result in the loss of car parking provision within the courtyard parking area and the vehicular access to the garage would be substandard leading to unacceptable manoeuvring within the communal parking area both of which would be to the detriment of Traffic safety. Background Papers: Application form and plans received 29th April 2005 Memo from NLC Transportation Manager received 15th July 2005 Southern Area Local Plan Finalised Draft (Modified 2001 and 2004). Any person wishing to inspect these documents should contact Mr Fraser Miller at 01698 302087. Application No: S/05/01056/FUL Date Registered: 5th July 2005 Applicant : Wong Yay Li 15 Castleview Newmains ML2 9PQ Agent P.Robertson 6 Main Street Bothwell G71 8RF Development: Change of Use From Fruit Shop to Cafe Location : 1 Tiree Crescent Newmains Wishaw Lanarkshire ML2 9HF Ward: 19 Cleland Councillor James Martin Grid Reference: 281860 656774 File Reference: S/PL/B/3/74(70)/EML Site History: None Development Plan: The site is within an Established Housing Area in the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004) Contrary to Development Plan: No Consultations: No Objections Representations: None Newspaper Advertisement: 13'h July 2005 .. Comments: This planning application seeks planning permission for a change of use of the vacant unit from Class 1 Retail Store to Class 3 Cafe at 1 Tiree Crescent, Newmains. The vacant unit was previously operated as a Fruit Shop and is located within a small shopping area comprising a hot food takeaway, grocery store and post office. The site is situated within an established housing area and Policy HSG8 (residential amenity) and RTL 11 (Bad Neighbour Development) of the Southern Area Local Plan Finalised Draft (Modified 2001 & 2004) are therefore material planning considerations. The proposed Cafe will not comprise any external alterations to the existing shop front and will include internal alterations only. The Transportation Team Leader has been consulted as part of the application and has offered no objections. The Pollution Control Manager has been consulted as part of this PLANNING APPLICATION NO. S105/01056/FUL CHANGE OF USE FROM FRUIT SHOP TO CAFE 1 TIREE CRESCENT, NEWMAINS, WISHAW application and offered no objections subject to condition with respect to the design, installation and operation of any air conditioninghentilation outlined in the conditions below. The Protective Services Manager has been consulted as part of this application and offered no objection provided the premises meet the provisions of the Food Safety Act 1990 and Health and Safety at Work Act 1974. In accordance with Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. The proposed change of use of the vacant unit from Class 1 Retail Store to Class 3 Cafe is acceptable in terms of design, its impact on the character and amenity of the area and has sufficient vehicular access and parking provision. The application therefore accords with policies HSG8 and HSG13 of the finalised Southern Area Local Plan and is recommended for approval. 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 noise associated with the ventilation system shall not give rise to a noise level, assessed with windows open, within any dwelling in excess of the equivalent of Noise Rating Curve 35 between 7.00 am and 10.00 p.m. and Noise Rating Curve 25 at all other times. Reason: In the interests of amenity of local residents. Background Papers: Application form and plans received 17th June 2005 Memo from Transportation Manager received 25th July 2005 Memo from Head of Protective Services received 19th July 2005 Letter from Environmental Services (Southern Area) received 25th July 2005 Any person wishing to inspect these documents should contact Mr Edward McLennaghan at 01698 302134. Application No: S/05/01155/FUL Date Registered: 1st July 2005 Applicant : Hutchison 3G UK Ltd Clo Mono Consultants Ltd 48 St Vincent Street Glasgow G2 5TS Agent Mono Consultants Ltd 48 St Vincent Street Glasgow G2 5TS Development: Replacement of Existing 12.5 m High Monopole Telecommunications Installation with a 15m High Slimline Monopole Location: Land At Liberty Road Bellshill Lanarkshire Ward: 24: Bellshill North Councillor Harry McGuigan Grid Reference: 273142 659686 File Reference: Site History: S/02/01391/Ful - Erection of a 12.5m Slimline Monopole With Tri- Sector Antenna and Associated Equipment Cabinets Development Plan: The property is covered by policy L3 (Protected Open Space) in the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004) Contrary to Development Plan: No Consultations: Representations: None received Newspaper Advertisement: Not Required Comments This application seeks planning permission to erect a 15 metre high telecommunications slimline monopole with ground based equipment cabinets and ancillary development. This mast is proposed to replace the existing 12.5 metre mast which was granted consent in December 2002. The applicant has supplied a supporting statement that indicates the need to replace the existing 12.5 metre mast with a 15 metre mast at the same site to improve coverage, which will be of general benefit to business, and domestic users in the area. Several sites were investigated including mast sharing before this proposal was submitted. Orbiston Public Park PLANNING APPLICATION No. S I05 I 01 155 I FUL samnanorra oc~oomht MdW"ud mo~ductmIll- mm ht REPLACEMENT OF 12.5 METRE HIGH MONOPOLE TELECOMMUNICATIONS INSTALLATION. WITH A A 15 METRE HIGH SLIMLINE MONOPOLE LAND AT LIBERTY ROAD, BELLSHILL. The site is on the edge of a public park and is zoned as L3 (Protected Open Space) in the Southern Area Local Plan Finalised Draft (Modified 2001 and 2004). Policy CS6 (Telecommunications Development) is also applicable. There are no strategic implications. Policy L3 states that the Council will seek to protect designated open spaces by resisting proposals which would adversely affect such spaces. In land use terms the proposal is compliant with the development plan. Policy CS6 indicates that telecommunications developments will be considered using a precautionary approach and will seek to locate such developments outwith densely populated areas or areas where there are sensitive uses. Proposals should be sited and designed to minimise the visual impact of the apparatus. Since the proposed monopole is slimline; will be a replacement for the existing monopole, and would be sited on the public footway adjacent to similar street furniture, there will be minimal visual impact. NPPG 19 and PAN 62 provides support for telecommunications development where the applicants have demonstrated the ability to carefully consider the siting and design options, and where the possible environmental effects have been minimised. It indicates that where the applicant has taken all these factors into consideration, refusal is unlikely to be warranted. The applicant has satisfied the criteria set out in both NPPG 19 and PAN 62. The applicant has provided details of several sites that were investigated prior to the submission of this application. However due to limited coverage, lack of site providers and the inability to site-share with any other telecommunications installations in the surrounding area, the application site was chosen to provide the appropriate network coverage. As for related health impact the proposal is in accordance with all relevant national planning policy and the applicant has submitted the ICNIRP compliance certificate. In conclusion it is considered that in terms of siting and design the proposed development is acceptable and it should not significantly impact on the Protected Open Space. The proposed development is therefore in accordance with national policy guidance in PAN 62 and NPPG 19 Radio Telecommunications, and meets the criteria stipulated in local plan policy CS6. Comments received from the Transportation Department indicate that they have no objections to the proposal. Taking into account the development plan and all material considerations including national and local policies, planning permission should be granted in this case. 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 in the event that the telecommunications equipment, supporting structure or the apparatus within the site becomes redundant it must be removed to the satisfaction of the Planning Authority within one month of becoming redundant. If the site ceases to be used for telecommunications transmission, it must be reinstated to the satisfaction of the Planning Authority within six months of cessation. Reason: To minimise the level of visual intrusion and to ensure the reinstatement of the site to a satisfactory standard. Background Papers: Application form and plans received 1st July 2005 Memo from Transportation Manager received 27th July 2005 Any person wishing to inspect these documents should contact Miss Lesley Ward at 01698 302142.