Application No: C/07/01303/FUL

Date Registered: 26th July 2007

Applicant: Zoom Developments 95 West Regent Street Glasgow G2 2BA

Agent ID Partnership 95 South Woodside Road Glasgow G20 6NT

Development: Erection of 27 Dwellinghouses

Location: Former Travelling Peoples Site Road Annathill

Ward: 6 Coatbridge North & Cllrs Clarke, Sheilds, Wilson, & McWilliams

Grid Reference: '272739670604

File Reference: CIPLIANM65OICMILR

Site History:

Development Plan: Glasgow and Clyde Valley Structure Plan 2000 Monklands District Local Plan 1991, Including Finalised First Alterations A, 6 & C September 1996 The site is zoned as HG8 (Travelling People) in the Local Plan.

Contrary to Development Plan: Yes

Consultations: Scottish Environment Protection Agency No Objection Scottish Water No Objection British Gas No Objection Scottish Power No Objection British Telecom No Objection

Representations: 7 letters of representation received.

Newspaper Advertisement: Advertised on 8'h August 2007 Planning Application No. C/07/01303/FUL WMrn"b" Construction of 27 Dwellinghouses

IlutnMll,ir.anErmmlmn#I LmI.*L*I,*T"YN hWl".!i Former Travelling Peoples Site Mollinsburn Road nm4ir*u. ?' I IW ,1114 .'I,.,WtU*I.LII-Iii,Itill,, #ilbl,C *,% Annathill Coatbridge ... BI>Yl"*'li E; +- No1 to Scale Recommendation: Approve Subject to the Following Conditions:-

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

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

2. That a visibility splay of 4.5 metres by 90 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the development starts, 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.

3. That, no dwellinghouse hereby permitted shall be occupied until a 2.2 metre wide footway is constructed along the full frontage of the site, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the said Roads Authority.

Reason: In the interests of traffic and pedestrian safety.

4. That no dwellinghouse hereby permitted shall be occupied until the road and footpath adjacent to it have been constructed to basecourse standard and the road and footpath shall be maintained thereafter to the satisfaction of the Planning Authority during the construction phase.

Reason: In the interests of traffic and pedestrian safety.

5. That before the last dwellinghouse hereby permitted is occupied, all roads and footways shall be completed to final wearing course.

Reason: In the interests of traffic and pedestrian safety.

6. That before any of the dwellinghouses hereby permitted are occupied 2 car parking spaces shall be provided within the curtilage of the plot and outwith the public road or footway, and thereafter be maintained as parking spaces.

Reason: To ensure the provision of adequate parking facilities within the site.

7. That PRIOR to any works commencing on site, the applicant must confirm in writing to the Planning Authority that the foul drainage can be connected to the public sewer in accordance with the requirements of Scottish Water. The surface water must be treated in accordance with the principles of the Sustainable Urban Drainage Systems Design Manual for Scotland and Northern Ireland published by ClRlA in March 2000.

Reason: To prevent groundwater or surface water contamination in the interests of environmental and amenity protection.

8. That BEFORE the development hereby permitted starts, unless otherwise agreed in writing with the Planning Authority, full details of the proposed surface water drainage scheme shall be submitted to and for the approval of the said Authority. For the avoidance of doubt the drainage scheme must comply with the requirements of the publication titled 'Drainage Assessment : A Guide for Scotland' and any other advice subsequently published by the Scottish Environment Protection Agency (SEPA) or the Sustainable Urban Drainage Scottish Working Party (SUDSWP). The post-development surface water discharges shall ensure that the rate and quantity of run-off to any watercourse are no greater than the pre-development run-off for any storm return period unless it can be demonstrated that a higher discharge is necessary to protect or improve the aquatic habitat. SUDS shall still be provided even where discharges are proposed to public sewers notwithstanding any conditions imposed by Scottish Water. If the area of ground illustrated on Drawing No,G:774 L-001 N for the SUDS is inadequate for the purpose, a revised layout drawing for this part of the proposed development shall be submitted to and for the approval of the Planning Authority prior to any works of any description being commenced on the application site, unless otherwise agreed in writing with the said Authority.

Reason: To ensure that the drainage scheme complies with best SUDS practice to protect adjacent watercourses and groundwater and in the interests of the amenity and wellbeing of existing and future residents adjacent to and within the development site.

9. That the SUDS compliant surface water drainage scheme approved in terms of Condition 8 shall be implemented contemporaneouslywith the development in so far as is reasonably practical. Within three months of the construction of the SUDS, a certificate (signed by a Chartered Civil Engineer experienced in drainage works) shall be submitted 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 adjacent watercourses and groundwater from pollution and in the interests of the amenity and wellbeing of existing and future residents adjacent to and within the development site.

10. 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. For the avoidance ofdoubt the provision of a close boarded fence along the frontage of the site is not acceptable and full details of a wall or combined wall and fence shall be submitted for consideration.

Reason: To enable the Planning Authority to consider these aspects in detail.

1 1. That BEFORE any of the dwellinghouses hereby permitted, situated on a site upon which a fence or wall is to be erected, are occupied, the fence, or wall, as approved under the terms of condition 10 above. shall be erected.

Reason: To safeguard the residential amenity of the area.

12. 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, boundary treatment, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development, (d) details of the maintenance of these works. (e) a timetable for completion of the works

Reason: To enable the Planning Authority to consider these aspects in detail. 13. That all works included in the scheme of landscaping and planting, approved under the terms of condition 12 above, shall be completed in accordance with the approved timetable, and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased, within two years of the full occupation of the development hereby permitted, shall be replaced within the following year with others of a similar size and species.

Reason: In the interest of the amenity of the site and the general area.

14. That BEFORE the development hereby permitted starts, a woodland management and maintenance scheme, covering the areas of woodland planting within the areas area hatched green on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, and it shall include:-

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

Reason: To enable the Planning Authority to consider these aspects in detail.

15. That BEFORE the occupation of ,the fourth last dwellinghouse, the woodland management and landscape maintenance schemes approved under the terms of condition 14, and 12 shall be in operation. Reason: In the interest of the amenity of the site and the general area.

16. That, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no development shall take place within the curtilage of plots 7,8,9,11,12,13,14,15 and 16 as shown on the approved site layout plan, other than that expressly authorised by this permission.

Reason: To enable the Planning Authority to consider the further development of these plots.

17. That BEFORE the development hereby permitted starts, tree protection measures in accordance with British Standard BS 5837 shall be erected along the drip line of the existing tree screen, shown hatched red on the approved plans, and shall not be removed without the approval in writing of the Planning Authority.

Reason: In the interests of visual amenity

Note to Committee:

If the committee are minded to grant planning permission, the application will require to be referred to the Scottish Ministers in accordance with the Town and Country Planning (Notification of Applications)(Scotland)Direction 1997, as amended, as the proposals constitute a development on land owned by the Council and there is an associated financial interest if the site is developed. The proposals also constitute a departure from the terms of the local plan and there are objections to the proposals. Background Papers:

Application form and plans received 26th July 2007. Amended plans received on I? September 2007. Drainage Plan received on 18 September 2007.

Letter from Scottish Environment ProtectionAgency received 18th October 2007 Letter from Scottish Water received 13th August 2007 Letter from British Gas received 16th August 2007 Letter from Scottish Power received 16th August 2007 Letter from British Telecom received 13th August 2007 Letter from Scottish Water received 19th October 2007 Letter from Scottish Environment Protection Agency received 18th October 2007

Memo from Transportation Section received 14th August 2007 Memo from Protective Services Section received 24th August 2007 Memo from Environmental Services received 9th October 2007

Letter from Mr & Mrs Alan McComisky, 6 Annathill Gardens , Annathill, Coatbridge, ML5 2QP received 7th August 2007. Letter from A May, 8 Annathill Gardens, Annathill , Coatbridge received 8th August 2007.

Letter from J & M Michie, 7 Annathill Gardens ~ Annathill, Coatbridge received 8th August 2007. Letter from A May, 8 Annathill Gardens, Annathill , Coatbridge received 8th August 2007. Letter from A Young, Muirend Farm, Annathill, , Glasgow, G67 4HQ received 8th August 2007. Letter from Howat Associates, 5 Kilmarnock Road , Mauchline , Ayrshire, KA5 5DB received 9th August 2007. Letter from G Reid, 4 Weir Cottage , Annathill Coatbridge received 15th August 2007,

Glasgow and Clyde Valley Structure Plan 2000 Monklands District Local Plan 1991, lnciuding Finalised First Alterations A, B & C September 1996

Any person wishing to inspect these documents should contact Mr Colin Marshall at 01236 812376.

Date: 16 November 2007 APPLICATION NO. C/07/01303/FUL

REPORT

1. Description of Site and Proposal

1.1 Plannina Dermission is being sought for the erection o 27 dwellinahouses at th former TravelliGg ‘Peoples Site and retainedopen space area located off Mollinsburn Road, Annathill.

1.2 The flat, rectangular shaped site extends to 1.65 ha (4.08 acres) or thereby and is located to the north side of Mollinsburn Road, on the eastern edge of the village. The site is close to existing residential uses to the south and west and has an open outlook to the north and east. The site is currently overgrown with a mix of semi mature woodland, hedgerows and rough grassland. There are also some derelict areas of hard standing, which relate to the former Travellers Site use which closed some time ago.

1.3 The proposals would involve the redevelopment of the site with the formation of a new access taken from Mollinsburn Road. Internally the site would be provided with an internal access road to adoptable standard with a turning roundel to form a cul-de-sac. There would be 3 different house types and these would consist of a mix of 1% storey detached 4 and 5 bedroom units with detached garages. No house type would exceed 7 metres in height. Each plot would be accessed from a driveway with reasonable garden areas to the front and rear. The proposed finishing materials would be consistent with narrow profile slate effect roof tiles, off white render to external walls. Base courses, lintols and cills would be highlighted with buff coloured stonework. UPVC windows would be used throughout and these would have a traditional sash and case design.

1.4 The proposed layout plan shows that the site would be bounded by a 5 metre wide peripheral planting area to the northern and eastern boundaries. A SUDS scheme would be accommodated at the south eastern corner of the site.

1.5 The site is currently owned by the Council and this was previously declared surplus to operational requirements in 2003. PI development brief was prepared for the site and tenders were invited from prospective housing developers.

2. Development Plan

Under the terms of the Adopted Monklands District Local Plan 1991, the application site is zoned under policy HG8 (Travelling People). Policy HG2 (Private Sector Residential Development) and Policy HG10 (Residential Development outwith Residential Areas) would also be relevant in terms of applying the appropriate design guidance for a development of this type. There are no strategic planning issues to address.

3. Consultations and Representations

3.1 There were no objections from the Transportation, Protective Services or Countryside and Landscape Sections subject to conditions.

3.2 There was no objection from SEPA or Scottish Water subject to conditions including a requirement for SUDS at the site.

3.3 There was no objection from the Geotechnical Section subject to conditions.

3.4 There was no objection from Scottish Power, Scottish Gas or BT. 3.5 There were 7 letters of objection and the material terms of objection can be fairly summarised as follows:-

The proposed positioning of the house at the northwest corner (plot 7) would have a detrimental affect on privacy. The height of the proposed dwellinghouses would be 1 % storey and this is not in keeping with the existing houses in Annathill village which are predominantly single storey. This will result in a loss of privacy and will enable existing properties to be overlooked. The removal of existing trees from the western boundary would significantly reduce privacy levels of the existing houses. These trees should be retained. The site is poorly drained and affects adjacent farm land. It is considered that the proposed development would exacerbate this problem unless there is adequate drainage facilities provided. The proposed layout does not accord with the Council's design guidance on space around dwellings. The proposed external finishes are not in keeping with the existing houses in Annathill. Specifically the use of uPVC materials to windows, eaves and soffits is not appropriate. The tree planting belts to the north, south and east of the site boundary are not in keeping with the design brief, which required 5 metre wide planting belts to be provided outwith private garden areas and should be maintained by factor arrangements. The existing trees and shrubs located along the western boundary of the site provide some screening between the site and the existing houses. This should be retained as a screening buffer. There is no service strip identified on the plans adjacent to Mollinsburn Road. The proposed structure planting area does not include a planting specification. The proposed planting areas should be located out with garden areas to be in keeping with PAN 72. The existing drainage and sewerage infrastructure would be unable to cope with this additional housing development to the detriment of further pollution of water courses which run through adjacent farm land. 0 The village of Annathill has no local facilities to support the needs of additional family groups.

3.6 There has been a request from two of the objectors that the Council should consider visiting the site to gain an appreciation of the site characteristics in terms of the existing drainage problem and potential loss of wildlife habitat as a result of the proposals. The objectors have also requested a hearing to further explain their concerns in person.

4. Planninq Assessment and Conclusions

4.1 The proposals require to be assessed under the terms of the development plan and any other material considerations. Due to the limited size of the site the proposals are not of a scale of that would be of strategic significance. As such the proposals should be assessed under the terms of the above noted policies of the current local plan, including the Councils design guidance on new housing areas, the design brief and other material concerns. 4.2 The site lies within the village envelope of Annathill and is specifically covered by policy HG8 (Site for Travelling People) within the Monklands District Local Plan 1991. As noted above, the travelling people site has been disused for a number of years and has been considered surplus to operational requirements by the Council. The HG8 policy designation may therefore be considered to be obsolete; having served its original purpose and a departure may be justified to allow the semi-derelict site to be redeveloped for residential purposes. In support of this, Policy HG2 (Private Sector Residential Development), directs new residential development towards existing urban areas, including villages where there may be areas suitable for infill and redevelopment to enable a reduction in pressures to develop greenbelt sites. As such it is considered that the principle of residential use on the site would be acceptable. Policy HG 10 (Residential Development out with Residential Areas) allows assessment against the Council's design guidance on such developments.

4.3 Turning to the proposed layout and hcuse types the following assessment can be made. The proposed road layout would be constructed to adoptable standards and the Transportation Section had no objections subject to conditions.

4.4 The proposals include provision for 27 detached 1 % storey dwellinghouses with detached garages. The maximum ridge height of each house type would be 7 metres in accordance with the design brief. Whilst the majority of house plots would have generous front and rear garden areas, plots 7 to 16 (excepting plot 10) would have garden depths of only 7 to 8 metres. Whilst the design guidance suggests that a rear garden depth of 10 metres should be achieved, it is considered a 7 or 8 metre rear garden depth is acceptable in this instance as these houses would back on to the structure planting area on the northern periphery of the site. There are no other houses proposed to the rear of these plots and as such there would be no concerns over a potential loss of privacy as a result of allowing this. In the interests of maintaining a usable rear amenity space, it would be reasonable to impose a condition to remove the permitted development rights from these particular plots. (Plot 10 should not be included as its garden area is acceptable). This would enable the Council to formally consider any further plans to extend to the rear of these houses.

4.5 Overall, the density is considered acceptable and the detailed design appropriate for this semi- rural village setting. The proposed finishing materials using slate replica tiles, plain render with stone features are also considered acceptable. The use of modern materials accords with the design guidance. The site is partially overgrown and a number of semi mature trees would be lost to the development. However 5 metre deep tree planting areas, out with the proposed garden areas would be provided to the north and eastern boundaries. It is considered these structure planting areas would replace existing wildlife habitat areas provided appropriate species are planted and maintained. In addition an existing natural screening area along the western boundary of the site could be enhanced by further planting. A condition seeking the protection of this existing screen planting would be appropriate to protect and enhance this area during construction works. Taken together these new planting areas would add to the overall amenity of the site.

4.6 The size and shape of each plot is considered acceptable and there would be no unacceptable impacts on the privacy of either the new or existing residents should the development proceed. All public areas would be overlooked and there would be adequate security provided by appropriate screen fencing to rear garden areas. There would be no play area provision as the site is not large enough to require such a facility as required by the guidance. The plans indicate that a close boarded fence would be erected along the site frontage. It is considered this would offer a poor visual aspect and it would be appropriate to add-acondition requesting a combined feature wall and fence detail. 4.7 The proposals included full drainage details which were acceptable to the Geotechnical Section. This included provision for a Sustainable Urban Drainage System (SUDS) at the south east corner of the site in line with current requirements. A ground investigation survey was also provided and the Protective Services Section had no objection. The proposals generally comply ,. with the terms if the design guidance and are considered acceptable. The proposals also meet the general aims of the design brief.There were no adverse comments received during the consultation process as noted above and any outstanding concerns could be covered by condition if planning permission were granted.

4.8 Turning to the terms of objection, the following comments can be made.

VVhilst the proposed house at plot 7 would be positioned 2 metres from the existing boundary fence, there would be no habitable room windows to the upper floor areas. As such there would be no overlooking or loss of privacy issues. Whilst there are predominantly single storey houses in Annathill, the provision of 1% storey houses are not considered unacceptable.The proposed houses would be set far enough away from rear garden fences as to not create unacceptable overlooking problems. There would be no significant loss of privacy as a result of the development. Most of the screening found along the western boundary of the site falls out with the site boundary between two timber fences, It is considered this would be retained with further areas enhanced through additional planting along this boundary. This would be covered by a condition should planning permission be granted. The proposed development would have a drainage layout designed to accommodate foul and surface water including a SUDS provision, This would be provided to the satisfaction of Scottish Water and SEPA. The proposals may well improve the current drainage problems. Whilst the rear garden areas at plots 7 to 16 (excepting plot 10) are not the required 10m in depth, they would have at least 7 to 8 metres depth of rear garden. This provision is not unacceptable and there would be no detriment tc residential amenity or loss of privacy as there would be no houses to the rear of these plots. In addition any further development of these plots would require to be formally considered by the Planning Authority. Condition 16 noted above removes the permitted development rights for these plots. The proposed finishing materials are considered acceptable for this semi-rural location, offering traditional features through steep double pitched roofs, covered in replica slate coloured tiles, plain render and stonework highlights. The use of UPVC is not unacceptable and accords with design guidance. The original plans did not include the required 5 m deep planting belts. These were superseded with amended plans submitted cn September which rectified this matter. The neighbours were re notified of that amended plans were available further consideration. The existing planting screen found along the western boundary would be retained and enhanced through additional planting. The amended plans show a service strip. The planting specification would be considered as part of a planning condition. It is anticipated that the specification would be assessed by the Councils Conservation and Greening Section in consultation with the Landscape Architect The structure planting areas are located out with the designated garden areas as shown on the amended plans. The drainage system for the site would be provided in accordance with the requirements and specification of Scottish Water and SEPA under their current regulations and duties. The scale of the proposed development is not large enough to justify a requirement to provide such additional facilities.

4.9 The representations have been addressed where possible and suitable conditions imposed. It is not considered that the reasons for objecting are sufficient to recommend that the application is refused planning permission.

4.10 Taking into account all of the above the proposals are considered to be acceptable. It is therefore recommended that planning permission be granted subject to conditions.

4.11 Committee should note there has been a request from two of the objectors have requested that a site visit and hearing be undertaken prior to any decision being made on this application. It was considered that the Committee should visit the site to gain an appreciation of the site characteristics in terms of the existing drainage problem and potential loss of wildlife habitat as a result of the proposals. The objectors have also requested a hearing to further explain their concerns in person.