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North Lanarkshire Council
DEPARTMENT OF PLANNING AND ENVIRONMENT
Planning Applications for consideration of Planning and Environment Committee 3
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Committee Date : 2IStJune 2000
AGENDA ITEM NO ...... !-.-
Ordnance Survey maps reproduced from Ordnance Survey with the permission of HMSO Crown Copyright reserved 2 APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 21STJUNE 2000 Page No. Application No. Applicant Developmenthocus Recommendation
5 N/00/00220/OUT Tulloch Properties Ltd Mixed Use Development Comprising Refuse Class 1 (Retail), Class 3 (Food & Drink) Public House and Hot Food Take-Away - 1-5 Greenfaulds Road, Carbrain, Cumbernauld
12 N/00/00295/JOUT MrGLinn Erection of Dwellinghouse (Outline) Refuse Site Off Coach Close, Kilsyth
15 N/00/00346/FUL Taywood Homes Ltd Residential Development (1 79 Refuse (P) Dwellings) - Land south of Southview Place and Lochend Avenue Gartcosh
34 N/00/00353/FUL Mrs M Kerr Erection of Domestic Garage Grant 2 1 Taggart Road Croy G65 9JJ
40 N/00/004 12/OUT Edaw Limited Outline Planning Application for the Grant (P) Formation of an Access and Development Platforms for a Petrol Filling Station, Fast Food Restaurant, Health Club, Hotel and Restaurant, Car Show Rooms and Associated Structural Landscaping Land Bounded by the A80, the B8048 and the Low Wood Auchenkilns Holdings, Cumbernauld.
56 N/00/00414/FUL Mr Robert Lawson Change of Use from Shop to Hot Food Grant Takeaway Outlet 67 Glenmanor Avenue, Moodiesburn
59 N/00/0043 1/FUL Persimmon Homes Erection of 60 Houses with Associated Grant Garages, Roads, Play Area and Open Space - Area 7A Craigmarloch, Cumbernauld
67 N/00/00456/OUT Mr & Mrs Melia Outline Application for the Development Refuse (PI of Five Dwellings - Land Currently Occupied by Redundant Farm Buildings Adjacent to Greenside Farm Waterhead Road, Palacerigg, Cumbernauld
74 N/00/0047 l/FUL Mrs Kim Hunter Siting of a Mobile Snack Bar Grant Parking Bay Adjacent to 22 Tannoch Drive, Lenziemill, Cumbernauld
77 N/00/00475/FUL Persimmon Homes Erection of 7 Dwellinghouses - Grant Land Between Plots 86 & 93, Area 6C, Craigmarloch Cumbernauld
82 N/00/00492/_OUT Mrs H Ralph Erection of Detached Dwellinghouse Refuse (In Outline)- 9 Drove Hill, Balloch, Cumbernauld 3 APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 21STJUNE 2000
Page No. Application No. Applicant DevelopmenULocus Recommendation
86 Town Centre Initiatives Environmental and Landscaping Works, Grant Including the Erection of Steel Lattice Archway - Town Centre Entrance St Mungo’s Walk, Town Centre, Cumbemauld
89 N/0010056 l/FUL Patricia Moore Change of Use of Former Amusement Grant Arcade to Small Function Suite Forming and Extension to Existing Licensed Premises - 3 Tweed Walk, Town Centre, Cumbemauld
Erection of Public HouseRestaurant and Grant 92 N/00/00596/FUL.. Whitbread - Tulloch Properties Hotel - Former Bus Garage Cumbernauld Road, Stepps
97 sustrans Use of Land as Cyclepath, Erection of Grant Public Artwork and Station Improvements Including Installation of CCTV Scheme - Drumgelloch Station, Bankhead Place Glasgow - Edinburgh Cycle Path, Airdrie
104 C/OO/OO 197RUL GAP Housing Association Erection of 108 Dwellinghouses With Grant Associated Roads and Environmental Improvement Work (Phase 1) Gap Housing Assoc. New Build Phase 1 Minch Way, Airdrie
109 C/00/003 16RUL Headway Developments Ltd Mixed Development Comprising Retail/ Grant (P) 3 Residential and Community Hall Headway Development Site, Coatbridge Road, Glenmavis, Airdrie
122 c/oo/oo33 3RUL Mr & Mrs P Brown Erection of Rear Conservatory and Grant WalyFence - 67 Main Street, Glenboig, Coatbridge
‘27 c/oo/oo349/FUL Turnberry Homes Erection of Residential Development Grant Comprising 2 1 Dwellinghouses and Formation of Access Road at 7 Old Monkland Road Coatbridge
C/OO/OO3 87/FUL Camegies Leisure Group Change of Use of Part of Former Retail Grant Unit to Night Club Unit 1 3 1-35 Graham Street, Airdrie
c/oo/oo459/FUL Crematoria Management Ltd Erection of Crematorium, Formation of Refuse (P) Vehicular Access, Roads and Parking - Laid to the East of Woodhall Mill Road, Calderbank, Airdrie
143 C/OO/OO473/FUL Mr Douglas Thomson Formation of Vehicular Access and Grant Driveway (In Retrospect) - 108 Woodside Street, Coatbridge.
146 C/OO/OO5 12/M Mr Sarfraz Majid Relocation of Flue (In Retrospect) Grant (Amendment to Application No. C/99/0 16 12RUL) - _. 76 Deedes Street, Airdrie
I:DATA\COMM2\WORDWLAN21 -JW.dm 4 APPLICATIONS- FOR PLANNING AND ENVIRONMENT COMMITTEE 21STJUNE 2000 Page No. Application No. Applicant Developrnentnocus Recommendation
150 SI991008 8 6IOUT Eastlake Developments Ltd Extension and Alterations to Carfiin Grant (P) “Village” Masterplan Ex-Carfin Bond and Industrial Estate, Carfin, Motherwell
163 SI9910 154ffUL George Wilson (Stonehouse) Construction of Dwellinghouse in Lieu Grant Ltd of Play Area - Land to the west of 7 Carroll Crescent, Newarthill
170 SI9910 3381 FUL Mercury Personal Erection of 22.5 Metre High Refuse Communications Ltd TelecommunicationsMonopole Bruce Road, Carfiin
176 S100100 1951 FUL City Link Developments Ltd Residential Development (49 Units) Grant Site B2 Watling Street, Motherwell
182 S1001002361 FUL Orange PCS Ltd Erection of 20.0 Metre High Refuse TelecommunicationsMast - Shotts Bon Accord Club, Baton Road -. Shotts
188 S1001002431 FUL Thomas Richardson Erection of Pigeon Loft (Retrospective) Grant 166 Bonkle Road, Newmains
192 s1001003421 FUL Mr & Mrs Egan Extension to Dwellinghouse - Grant 11 Newlands Road, Uddingston
197 S/00/00436/ FUL National Transcommunications Retention of T.V. Mast - Grant Ltd Hartwood Hospital, Hartwood
200 S100100437LBC National Transcommunications Retention of T.V. Mast - Grant Ltd Harhvood Hospital, Hartwood
203 S1001004811 FUL R J Blyth Use of Land for Car Boot Sale - Refuse Harestonehill, Overtown Road, Wishaw
209 S1001004941 FUL Gilchrist & Lynn Ltd Residential Development comprising 3 1 Grant flats and terraced houses and associated car parking - Glencairn Street, Motherwell
2 16 S/OOl005091 FUL Motherwell College Erection of Classrooms and Student Grant Common Room - Dalzell Drive, Motherwell
(P) N/00/00346/FUL If approved refer to Scottish Ministers (P) N/00/004 121OUT If approved refer to Scottish Ministers (P) Nl00100456lOUT If approved refer to Scottish Ministers (P) C/00100316/FUL If approved refer to Scottish Ministers (P) c/oo/oo459/FUL If approved refer to Scottish Ministers (P) S/99100886/FUL If aouroved refer to Scottish Ministers
I:\DATA\COMM2\WORDWLANUI -JU.dW 5
Application No. : N/00/00220/OUT
Date Registered: 8th March 2000
APPLICANT: TULLOCH PROPERTIES LTD, TULLOCH HOUSE, BUCHANAN BUSINESS PARK, CUMBERNAULD ROAD, STEPPS
Agent: Smith Design Associates, 16 Lynedoch Crescent, Glasgow, G3 6E0
DEVELOPMENT: MIXED USE DEVELOPMENT COMPRISING CLASS 1 (RETAIL), CLASS 3 (FOOD & DRINK) PUBLIC HOUSE AND HOT FOOD TAKE-AWAY
LOCATION: 1-5 GREENFAULDS ROAD CARBRAIN CUMBERNAULD
Ward: 61
Grid Reference:
File Reference: N/00/00220/OUT
Site History: Section 6(1) Approval for Residential Development granted 11/05/95 N/97/00168/OUT Outline Approval for 1000 square metres retail granted 13/11/97
Development Plan Cumbernauld Local Plan Contrary to Development Plan: Yes
CONSULTATIONS: Objection: No Objection: East Of Scotland Water West Of Scotland Water British Gas Transco Scottish Power The Coal Authority
Conditions: S .E.P. A. (East) No Reply: Strathclyde Police
REPRESENTATIONS: Neighbours: 3 Letters of Objection from Neighbours 1 Letter of Representation from a Neighbour Newspaper Advertisement: 1 Letter of Objection from a Residents Association
COMMENTS: The applicants propose a mixed development comprising a 1 161 square metre retail unit, additional retail units totalling 697 square metres, a fast food outlet of some 306 square metres and a public house / restaurant of approximately 929 square metres with associated access and parking. The site lies to the south- east of, and is accessed from, Greenfaulds Road. It is separated from the railway line to the south by a public footpath and landscaping. The site is covered by industrial policies in the adopted Cumbernauld Local Plan, although Cumbernauld Development
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Corporation granted consent for residential use of part of the site under Section 6(1) of the New Towns Act. This consent has now lapsed. RECOMMENDATION:
Refuse permission for the following reasons:
1. The proposed development would be contrary to Policy IB1 of the adopted Cumbernauld Local Plan in that it is incompatibie with industrial and business use, and it would have an adverse effect on the existing shopping hierarchy.
2. The proposed development would be contrary to Policy SH7 and SH9 of the adopted Cumbernauld Local Plan in that it seeks to locate a retail development outwith the areas identified for such developments and it would have an adverse effect on the vitality and viability of both the existing Cumbernauld Town Centre and Local Centres. 3. The proposed development is contrary to National Planning Policy Guidance (NPPG 8) in that it fails to satisfy the sequential approach outlined therein in relation to the location of new retail development and other more appropriate sites exist for retail developments of this scale within the town centre which would be more appropriate in terms of sustaining its vitality and viability
4. The proposed development, if approved, would set an undesirable precedent as it would be likely to encourage further applications for similar developments in locations which would prejudice the vitality and viability of the Town Centre and Local Centres.
List of Background Papers:
Application form and plans received 7th March 2000 Cumbernauld Local Plan (1993) Strathclyde Structure Plan (1995) NPPG 8 Town Centres and Retailing NPPG 17 Transport and Planning Letter received 14th March 2000 from Mr & Mrs T Gilmartin Letter received 15th March 2000 from Mr & Mrs E Thomson Letter received 20th March 2000 from Railtrack Letter received 23rd March 2000 from Mr & Mrs D Bonar Letter received 28th March 2000 from Greenfaulds Residents Association Letter received 21st March 2000 from The Coal Authority Letter received 22nd March 2000 from British Gas Transco Letter received 22nd March 2000 from East Of Scotland Water Letter received 23rd March 2000 from Environmental Services Letter received 23rd March 2000 from West Of Scotland Water Letter received 23rd March 2000 from S.E.P.A.(West) Letter received 27th March 2000 from Scottish Power Planning and Retail Statement received 28th April 2000 from Robert Turley Associates Transport Impact Assessment received 3 Ist May 2000 from Goodson Cole Transportation
Any person wishing to inspect these documents should contact Mary Stewart at 01236 616473. 8
APPLICATION NO. N/00/00220/OUT
REPORT
1. Description of Site and Proposal
1.1 The site extends to some 1.77 ha and lies to the south-east of Greenfaulds Road. It was formerly occupied by two industrial units, separated by the site access. The smaller of these units remains at the southern end of the site whilst the other was demolished, leaving a cleared level area to the north-east of the access.
1.2 Vehicular access to the site is from Greenfaulds Road which also serves a primary school, the fire station and a number of residential areas to the north-west, and the ambulance station and railway station car park adjoining the site. A public footpath and landscaping separate the site from the main railway line to the south-east. A footbridge across the railway line links the site to the main industrial area at Lenziemill.
1.3 The applicants propose a mixed development comprising a 1,161 square metre retail unit, 697 square metres of additional retail floorspace (illustrated as two units), a 306 square metre fast food restaurant and a restaurant public house of approximately 929 square metres. The application is in outline and the indicative site layout includes provision for parking and servicing.
2, National Planning Guidelines
2.1 NPPG 8 Town Centres and Retailing sets out national planning policy on retailing, whilst NPPG 17 seeks to create sustainable development patterns through an integrated approach to planning and transportation. The former identifies Town Centres as the first preference for new retail development; only where there are no suitable sites should other locations be considered.
2.2 Paragraph 45 of NPPG 8 also states that where development is not consistent with the Development Plan it is for the developer to demonstrate why an exception to policy should be made. A list of criteria that any such development should meet is provided.
2.3 Paragraphs 32 and 33 of NPPG 17 state that development should be sited where there is a choice of transport and should not be dependant predominantly on access by car.
3. Development Plan
3.1 The area is covered by policy IB1 in the adopted Cumbernauld Local Plan, which states:
"Within the identified "Industrial Areas" on the Proposals Map, there will be a presumption in favour of industrial and business Class 4 development. Proposals for development incompatible with their primarily industrial and business use will not be allowed, in particular there will be a presumption against retail developments where they are considered to have an adverse effect on the existing retail hierarchy. 'I 9
3.2 Policy SH7 of the adopted Cumbernauld Local Plan, states: "There will be a presumption against retail development where they are considered to have an adverse effect on the existing Central Area, District Centres and Local Centres." Policy SH9 identifies sites for new retail development.
3.3 The Regional Development Strategy requires that existing shopping centres are sustained and improved, and that they should be the focus for new investment.
3.4 Policy RET2A of the Strathclyde Structure Plan gives a list of criteria against which "proposals for retail development of over 2,000 square metres gross floorspace, outside existing centres" require to be justified. The development falls below this 2,000 square metre threshold in terms of the proposed Class 1 retail floorspace.
4. PIanning History
4.1 Cumbernauld Development Corporation produced the Greenfaulds (Greenfaulds Road) 6(1) Amendment in November 1994. This was approved by the Secretary of State for Scotland in May 1995 and effectively re-zoned the northern part of the site for residential use. This consent expired on the lStApril 1999.
4.2 North Lanarkshire Council granted Outline Planning Permission for a retail unit on the southern part of the site on the 21St November 1997. That permission was subject to a condition that no more than 1,000 square metres of gross floorspace should be provided on the site.
5. Representations and Consultations
5.1 The Coal Authority offered no objections to the proposed development. Transco, Scottish Power, East of Scotland Water and West of Scotland Water provided information on the location of their existing apparatus in the vicinity and confirmed that services could be provided.
5.2 SEPA commented on the need for surface water disposal to be undertaken in a manner that would comply with surface water best management practice for sustainable urban drainage. They considered that a suitable design could be achieved utilising permeable surfacing and incorporating a pond or wetland and possibly swales within the site landscaping.
5.3 The Area Transportation Manager concluded that whilst he did not agree with some minor assessment details within the submitted Traffic Impact Analysis, these would have only minor implications for the final conclusions. He concurred with the Analysis in that he considered the traffic generation of the development would not have a significant detrimental effect on traffic operation on the road network, and that the proposed roundabout junction would not have a significant detrimental effect on traffic operation on Greenfaulds Road. He did consider that the proposed arrangements for pedestrians were inadequate and that a further crossing point on Greenfaulds Road would be required.
5.4 Railtrack outlined their requirements in terms of ensuring the safety of the adjacent railway route. These relate mainly to protection of the line from damage or obstruction during construction works and the subsequent discouragement of unauthorised access to the line. 10
5.5 Greenfaulds Residents Association and the three neighbours objected to the application on the following grounds: 0 Increase in traffic 0 Increased traffic volumes in proximity to the ambulance depot, fire station and primary school 0 Illegal parking 0 Ample existing fast food and licensed premised already exist in the area 0 Loitering and nuisance 0 Increase in litter and smell 0 Proximity to the primary school, special needs school, ambulance station and fire station. 0 Increased noise, especially late at night 0 Anti social problems arising from licensed premises (drunkenness, loitering, fighting, vandalism etc.)
6. Planning Assessment and Conclusions
6.1 The proposal is contrary to policy IB1 in the adopted Cumbernauld Local Plan. Whilst the subsequent residential and retail permissions are material considerations, which to some extent may indicate a need to re-examine the future use of the site through the Local Plan review process, they do not override the plan policy.
6.2 The retail element of this site comprises a total of 1,858 square metres of Class 1 Retail floorspace and therefore falls below the threshold set in both the Strathclyde Structure Plan and NPPG 8 in terms of the requirement for a full retail impact assessment. The actual implications of this retail floorspace provision are, however, amplified by the additional floorspace devoted to a hot food unit and a public househ-estaurant.
6.3 The proposed provision must therefore be assessed against national and local policy guidance and the likely impact of the development on the town centre, other district centres and local facilities in the area must be taken into account.
6.4 The supporting statement submitted by the applicant concedes that the site can not satisfy the sequential test required in terms of Paragraph 45 of NPPG 8. The applicant argues that the proposed development seeks to provide a new local centre to meet an identified deficiency in local shopping provision and that as such the site should not satisfy this criterion, as NPPG 8 makes no provision for such facilities. The applicant has provided no evidence of such an identified shortfall in provision, nor has the Council accepted that shortfall exists. 6.5 Greenfaulds is one of the older parts of the new town and was therefore developed on the 'neighbourhood concept'. Local shops and public houses were provided as an integral part of the housing layouts and most of these small local shops and pubs are still in operation. The Town Centre, which was designed to be the focus for significant retail developments, is closely linked to and integrated with these neighbourhoods. In addition, a number of local facilities are grouped around Cumbernauld railway station to the east.
6.6 In dealing with the previous outline application for a retail unit on the site the Council considered it vital to restrict the size of any such unit in order to avoid impact on the town centre, district centres and other local facilities. Whilst it could be argued that the net increase in retail floorspace arising from the current proposal is small, this proposal nevertheless represents a substantial scale of retail development in itself, the impact of which is also combined with that of the additional facilities proposed. 11
6.7 The applicant states that the main retail unit is likely to be occupied by a discount food retailer, with the two smaller units being mainstream Class 1. The applicant considers that the limited range of goods on offer from such an operator means that they do not directly compete with other large foodstores. Paragraph 61 of NPPG 8 notes that the catchment and draw of discount foodstores is different from mainstream supermarkets and highlights the need to assess their impact on neighbourhood centres and other shops.
6.8 Whilst planning conditions could be imposed to restrict the type of goods on offer the market sector and range of goods offered couid not be brought under planning control. If permission were granted restricting the unit to use for the sale of convenience goods or food, the operator could, therefore, elect to compete directly with other foodstores within the town centre or with other local shops. It should also be noted that in terms of the capacity assessment undertaken as part of the new structure plan preparation there will be an oversupply of convenience floorspace when the extension of the town centre is completed. , 6.9 The site largely satisfies the criteria established in NPPG 17 in that it is readily accessible by both bus and rail services. Improvements to the site layout could provide more direct links to the proposed facilities.
6.10 The Area Transportation Manager is satisfied that the development could be accommodated in terms of the impact on Greenfaulds Road and the local road network and that satisfactory facilities for pedestrians could be provided. It should be noted that this opinion is based on the submitted Transport Impact Analysis.
6.11 In terms of the issues raised by objectors, the remaining traffic concern relates to the possibility of the development encouraging illegal parking. The original layout plan submitted did show a direct pedestrian link from the public house on to Greenfaulds Road. This may have given rise to concerns that it would lead to parking on the distributor road. This link was omitted in a later amendment to the proposed layout.
6.12 One objector has also expressed the view that there are sufficient fast food and licensed premises in the area already.
6.13 The remaining concerns expressed relate to the potential impact of the development on residential amenity by virtue of disturbance through noise, possible vandalism, litter and smell. Particular concern is expressed regarding the possibility of noise late at night. These concerns should be viewed in the context of the possible re-use of the site for industrial purposes, which could give rise to many of the same problems, including noise arising through 24 hour operation of premises etc.
6.14 There are no residential properties immediately adjoining the site. The closest properties are some 40 metres away across Greenfaulds Road. Some comfort could be given in respect of disturbance at night were the applicant prepared to accept a time limitation in respect of opening hours and delivery schedules for the retail units. It is unlikely that a similar restriction could reasonably be placed on either the hot food unit or the public house / restaurant. These units, however, are further from residential properties.
6.15 I consider that this proposal would prejudice the aims of the policies and guidelines described above. Accordingly I would recommend that planning permission be refused. 12
Application No: N/O 010 0295 /OUT
Date Registered: 4th.May 2000
APPLICANT: MR. G. LINN, 7 COACH CLOSE, KILSYTH G65 OQB
Agent:
DEVELOPMENT: ERECTION OF DWELLINGHOUSE (OUTLINE)
LOCATION: OFF COACH CLOSE, KILSYTH
Ward No: 64 Grid: 273 150 - 677730 File Reference: MD Site History: None
Development Plan: Kilsyth Local Plan: Greenbelt GB 1-4,6
Contrary to Development Plan: Yes
CONSULTATIONS:
Objection: No Objection: The Coal Authority, West of Scotland Water No Reply: Conditions :
REPRE SENTATIONS :
Neighbours: One Newspaper Advert: None
COMMENTS: The application is in outline for the erection of a dwelling adjacent to High Bamvood Road but taking access off Coach Road to the south. The application site is in open countryside zoned as Greenbelt under the terms of the Kilsyth Local Plan 1999. Under Policy GB3 there is a presumption against residential development in the Greenbelt unless shown to be necessary for the furtherance of agriculture, forestry, horticulture or other uses appropriate only to a rural area. The proposed dwelling is not required for any of the above uses and as such is contrary to Greenbelt policy.
The proposed dwelling would sit in open countryside and as such would adversely affect the existing rural character of the area.
Planning application N/98/0095 5/OUT for three dwellings on land to the north west of the application site was refused in September 1998 for greenbelt, road safety and precedent reasons. L
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A letter of support has been submitted from a neighbour. It is stated that the site should be zoned residential rather than greenbelt because the site is in the same ownership as residentially zoned land further to the west. It is also stated that there is sufficient sewerage capacity on Coach Road to accommodate further residential development.
In response to the above representation, it should be noted that the greenbelt boundary at this location was the subject of an objection during the processing of the Kilsyth Local Plan. The Local Plan Inquiry Reporter concluded that there should be no further release of residential land at this location, and the greenbelt boundary should wrap round existing developments and areas with existing planning permissions. This excludes the current application site.
The proposed dwelling is contrary to greenbelt policy, will adversely affect the local rural character and will create an undesirable precedent for similar inappropriate residential developments. It is recommended that planning permission be refused.
RECOMMENDATION: Refuse on the following grounds:-
1. In the interest of amenity and the proper planning of the area in that the dwelling would constitute inappropriate new development in the greenbelt and as such would be contrary to the Kilsyth Local Plan 1999.
2. In the interest of amenity in that the dwelling would adversely affect the existing rural character of the site and of the general area.
3. That should planning permission be granted for the dwelling a precedent may be set which would make it difficult for the Planning Authority to refuse similar applications.
List of Background Papers:
Application form and plans Kilsyth Local Plan 1999 Consultation letters from the Coal Authority and West of Scotland Water Letter of representation from Mrs. I. Linn, Linn Site Developments, South Barrwood, Coach Road, Kilsyth G65 OPR
Any person wishing to inspect these documents should contact Martin Dean on 01236-616459
Comaps20/M.Dean/0000295OUT/5jn/jk 15
Application No: N/00/00346/FUL
Date Registered: 3rd. April 2000
APPLICANT: TAYWOOD HOMES LTD., TAYWOOD HOUSE, BUCHANAN BUSINESS PARK, STEPPS
Agent:
DEVELOPMENT: RESIDENTIAL DEVELOPMENT (179 DWELLINGS)
LOCATION: LAND TO SOUTH OF SOUTHVIEW PLACE AND LOCHEND AVENUE, MOUNT ELLEN
Ward No: 68 Grid: 269260 - 668848 File Reference: MD Site History: Southview Place: N/98/00806/OUT: Residential Development (Outline) Withdrawn February 1999
Lochend Avenue: TP/89/563: Residential Development (Outline) - Refused in February 1989 for reasons relating to greenbelt, lack of housing need and undesirable precedent for convergence of Mount Ellen and Gartcosh - TP/91/77: Construction of All Weather Football Pitches and Clubhouse (Outline) - Refused in June 1991 for reasons relating to greenbelt, lack of tree planting, noise nuisance, road safety and earlier precedent. TP/92/43: Construction of 10 All Weather Football Pitches and Clubhouse - Refused in April 1992 for reasons relating to greenbelt, lack of tree planting, noise nuisance, road safety and earlier precedent - Appeal Dismissed. N/98/00807/OUT: Residential Development (Outline) - Refused on January 1999 for reasons relating to prematurity, greenbelt, road safety and over provision of housing development sites in the Gartcosh area.
Development Plan: Strathkelvin District (Southern Area) Local Plan 1983: Greenbelt (EPRO 2/4) Northern Corridor Finalised Draft Local Plan 2000 (to be confirmed at time of writing) Southview Place: Greenbelt Policies (ENV.2-8) Lochend Avenue: Housing Opportunity Link (HGlI18) Northern Corridor Consultative Draft Local Plan 1998: Housing Development opportunity (HG1/16) Strathclyde Structure Plan 1995: Residential Development in the Greenbelt Policies (GB1, GBlA, RES1, RESlA).
Contrary to Development Plan: Yes
Consultations/
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CONSULTATIONS:
Objection: No Objection: West of Scotland Water No Reply: Conditions:
REPRESENTATIONS:
Neighbours: 47 Newspaper Advert: 348
COMMENTS: The application is for residential development on a 4.9 hectare agricultural field south of Southview Place, Mount Ellen and on a 1.6 hectare unused site south of Lochend Avenue, Mount Ellen. It is proposed to erect 179 dwellings. A roundabout and a new road link between the sites are proposed.
Both sites are identified as Greenbelt within the Strathkelvin District (Southern Area) Local Plan 1983 with a presumption against residential development. In this respect the proposal is also contrary to the Greenbelt and residential policies in the Strathclyde Structure Plan 1995.
Under the terms of the emerging North Corridor Finalised Draft Local Plan 1998 (still to be approved by Committee at time of writing) the larger site would remain Greenbelt with the smaller site being identified for new residential development.
The proposed development would have some benefit in financing road improvements and creating greater housing choice in Mount Ellen which would be of assistance in promoting the Gartcosh Strategic Industrial Area. It is not however considered that these advantages override the clear national guidelines and Structure Plan and Local Plan policies against development in this greenfield (larger site) Greenbelt location which would in part adversely affect the setting of Mount Ellen.
There have been a considerable number of letters of objection.
Taking account of policy, amenity and precedent reasons it is recommended that planning permission be refused.
Should it be the decision of the Council that planning permission be granted the application will require to be referred to the Scottish Ministers as a significant departure from the Structure Plan.
Recommendation/ 18
RECOMMENDATION: Refuse, for the following reasons:-
1. In the interest of amenity and the proper planning of the area in that the proposal would constitute inappropriate new residential development in the Greenbelt, and as such would be contrary to the Strathkelvin District (Southern Area) Local Plan 1983, the Strathclyde Structure Plan and National Planning Policy Guidelines.
2. In the interest of amenity in that the proposed development would adversely affect an attractive greenfield site off Southview Place.
3. Should planning permission be granted for this development, a precedent may be set which would make it difficult for the Planning Authority to refuse other similar applications.
List of Background Papers:
Application form, plans and amended plans Strathkelvin District (Southern Area) Local Plan 1983 Northern Corridor Local Plan Consultative Draft 1998 Northern Corridor Finalised Draft Local Plan 2000 Strathclyde Structure Plan 1995 National Planning Policy Guideline 3 “Land for Housing” Consultation letters from West of Scotland Water Consultation memos from Director of Education and Head of Sport, Parks and Transport Letters of Representation: See Appendix 1
Any person wishing to inspect these documents should contact Martin Dean on 01236-616459
Note: Should it be the decision of the Council to grant planning permission, the application will require to be notified to the Scottish Ministers as a significant departure from the provisions of a Structure Plan under the terms of the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997. 19
APPLICATION NO: N/00/00346/FUL:
1. PROPOSAL AND SITE
1.1 The application is for the erection of 179 dwellings south of Southview Place and Lochend Avenue, Mount Ellen. The residential development is on two separate sites with the larger being a 4.9 hectare site off Southview Place and the smaller being a 1.6 hectare site off Lochend Avenue. It is proposed to form a roundabout (or such other junction arrangement as may be required by a Traffic Impact Assessment and the Planning Authority) at the junction of Lochend Avenue and Lochend Road, and to form a new link road between the two sites. The larger Southview Place site is currently grazing farmland and the smaller Lochend Avenue site is over grown grassland.
2. DEVELOPMENT PLAN
2.1 Under the terms of the Strathkelvin District (Southern Area) Local Plan 1983, the site is covered by the following policies/proposals:-
EPR0.2: Designated Greenbelt with absolute prohibition of all new developments or changes of use unless shown to be in the interest of agriculture, forestry or outdoor recreation and providing that no damage to rural amenities results.
EPR0.4: Restrictions on residential property extensions within the greenbelt.
E.IMP.7: (Lochend Avenue): The planting of trees, if necessary through planning conditions will be supported.
The site is zoned as follows within the Northern Corridor Consultative Draft Local Plan 1998.
HG1/16: Greenfield housing development opportunity site.
Under the Northern Corridor Finalised Draft Local Plan 2000 (to be approved at time of writing) the following policies apply:-
Southview Place Site
ENV.2: Within the Greenbelt
ENV.3: Urban fringe planting
ENV.4: Presumption against new development in the Greenbelt unless required for agriculture, forestry, horticulture, nature conservation and tourism dependant on a countryside location.
ENV.5: Presumption against residential development unless required for agriculture, forestry, horticulture or other uses appropriate only to a rural area.
Lochend Avenue Site
HG1/18: Housing opportunity site.
Relevant/ 20
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Relevant policies within the Strathclyde Structure Plan 1995 are as follows:-
GB.l: The spread of built-up areas and the encroachment of the development within the Greenbelt shall not accord with the Regional Development Strategy.
GB.1A: Proposals for development within the Greenbelt shall require to be justified against the following criteria, (a) economic benefit, (b) specific locational need, (c) infrastructure implications and (d) environmental impact.
GB.2: Local Plans shall define the boundaries of the Greenbelt which can be sustained in the longer term, having regard to the provisions of the Structure Plan.
RES.1: The Regional Development Strategy requires that preference be given to residential development on brownfield infill or redevelopment sites within urban areas rather than greenfield sites.
RES.1A: Proposals to extend the greenfield supply of land for residential development requires to be justified against the following criteria, (a) the evidence of owner occupied demand and the effective supply of development opportunities in the relevant housing market area, (b) the evidence of need for social or tenanted housing established in the relevant local authorities approved housing plan, (c) accessibility to the public transport network and town centres, (d) infrastructure implications, and (e) impact on policy for the Greenbelt, Greening the Conurbation, or the Countryside Around Towns.
3. CONSULTATIONS AND REPRESENTATIONS
3.1 Summaries of consultation responses are as follows:-
Director of Education: No objections. The area to be developed is currently zoned to schools which have sufficient accommodation to cater for the estimated numbers of pupils that such a development may produce.
There have been a considerable number of letters of objection to the planning application. 394 letters of objection have been submitted consisting of 289 pre-typed individually signed letters, plus five individually written letters of objection including one from Chryston Community Council. One letter of support has been submitted with it being stated that housing will remove a wasteland eyesore adjacent to Lochend Avenue and that there should be no road safety problem as the local roads are already heavily used during football matches.
Points of objection are as follows:-
Housebuilding will result in an unacceptable intrusion into the Johnston Loch area and will adversely affect an attractive field with animals grazing. Mature trees will require to be felled. Local residents do not wish to overlook new housing; The proposal is contrary to the site’s Greenbelt zoning in the existing Local Plan. The site should remain Greenbelt with tree planting carried out at the Lochend Avenue site. The proposal does not meet the Structure Plan criteria for development in the Greenbelt (there are no economic benefits; there are no specific locational needs given that there are upwards of 1,000 new homes in process in the immediate vicinity; the impact would unacceptably threaten the integrity of the Greenbelt corridors separating Mount Ellen and Gartcosh);
There/ 21
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- There are sufficient other areas zoned for housing or with recent housing approvals to meet the needs of the local community; - There will be unacceptable convergence of Gartcosh and Mount Ellen; - The proposal will create a roads danger. There are existing road problems due to recent developments such as the motorway junction and the Station Road, Muirhead housing. An existing dangerous access onto Lochend Road will be worsened; - There will be over-crowding in local schools and nurseries; - There may be drainage problems; - Noise and air pollution problems will be created through additional traffic; - A dangerous precedent will be set for future planning applications; - There should be improvements to the existing fabric of Mount Ellen plus play areas and traffic calming rather than new residential development; - An existing problem of dog dirt will be worsened by additional local residents;
4. OBSERVATIONS
It is considered that the main issues are national guidelines and development plan policies concerning Greenbelt and residential development; local amenity and road safety.
Development Plan Polices and National Guidelines - Greenbelt and Residential
Both parts of the site are within the Greenbelt in the adopted local plan (Strathkelvin District (Southern Area) Local Plan 1983). There is therefore a clear presumption against residential development. The proposal is contrary to the Strathclyde Structure Plan 1995 Policy RES.l and GB.l which presume in favour of residential development on brownfield sites and against inappropriate development on greenfield sites. The criteria for acceptable residential development in the Greenbelt (Policy RES.1A) are not met.
National Guidelines as contained within National Planning Policy Guideline 3 “Land for Housing” states:
“. . , ., ...... Having regard to other development and environmental objectives, planning policies should be based on the following principles:-
- Full and effective use should be made of previously developed sites within existing built up areas, including re-development and conversions, to meet as such of the demand for new housing as possible; - Priority should be given to re-using derelict and vacant land, or empty housing, in preference to greenfield sites, provided a satisfactory residential environment can be created.” (Para. 26).
“...... Greenfield sites in Greenbelts should not normally be allowed for housing development. The release of sites in Greenbelts should be considered only in exceptional circumstances and where the release can be justified as part of an overall strategic appraisal of housing land requirements in a Structure Plan and where it does not undermine the continued overall effectiveness of the Greenbelt”. (Para. 37).
With/ 22
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With respect to the emerging local plan it is considered that the Consultative Draft version of the Northern Corridor Local Plan as issued in 1998 is too premature to be the basis for planning decisions. This prematurity was one of the reasons for refusal for the previous planning application (98/00807/OUT) for residential development on the Lochend Avenue site.
It is however considered that the Finalised Draft version of the Northern Corridor Local Plan (still to be approved at time of writing) can reasonably be taken into account in making planning decisions. This is due to the dated nature of the 1983 adopted local plan. The emerging local plan gives backing for residential development on the smaller Lochend Avenue site due to its position within the village envelope, its existing unattractive condition and the advantages of widening house types in Mount Ellen and within the vicinity of the Gartcosh Strategic Industrial area. Account must however be taken of the considerable number of local plan objections that have been lodged against any residential zoning on either of the two parts of the application site. The Finalised Draft version of the emerging local plan (still to be confirmed at time of writing) retains as Greenbelt the larger Southview Place part of the application site.
The applicants have decline to submit separate planning applications for the Southview Place and the Lochend Avenue sites. Separate applications would allow the different advantageddisadvantages of each site to be fully considered and if appropriate different planning recommendations made for the separate applications. As the submitted application covers both sites, then any fundamental planning objections to one site, i.e. Southview Place would mean that the full application would require to be recommended for refusal.
Amenity
Housing on both parts of the application site will be visible from Johnston Loch. Amended plans have been submitted with structure planting softening the appearance of housing on the southern boundaries. The proposed development will not bring Mount Ellen closer to Gartcosh as the new housing will be no further south than the existing Mount Ellen bungalows on Lochend Road.
The Lochend Avenue site is overgrown and it is not considered that there would be any significant loss of amenity through residential development. Residential development on the Southview Place site would however adversely affect an attractive greenfield site which is currently in agricultural use. There will therefore be a marked impact on the outlook of local residents.
Road Safety
The existing junction at Lochend Avenue/Lochend Road has restricted sight lines. The applicants have committed themselves to carrying out whatever road safety measures are deemed to be necessary by North Lanarkshire Council after the required submission of a Traffic Impact Assessment. It is anticipated that the requirements will involve roundabouts at the Lochend Avenue and Greenhill Avenue junctions with Lochend Road, and traffic calming measures throughout Mount Ellen. The Transportation Manager has no objection to the proposal subject to the submission of a Traffic Impact Assessment and compliance by a developer with whatever measures are deemed necessary by North Lanarkshire Council.
Other/ 23
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Other Matters
No drainage objections have been raised by consultees. Any potential surface water discharge into Johnston Loch will require to be to the full satisfaction of the Scottish Environmental Protection Agency and will require to take account of Sustainable Urban Drainage Systems which are designed to reduce pollution.
The Director of Education has confirmed that local schools can accommodate the extra pupils that would be generated by the proposed dwellings.
Should planning permission be granted a play area and road safety measures would be required.
Recent local residential planning permissions include:-
N/96/00220/FUL: Erection of 84 dwellings off Johnston Road, Gartcosh - Granted February 1997 N/97/00208/FUL: Erection of 125 dwellings off Station Road, Muirhead - Granted December 1997 N/98/01549/OUT: Residential development (approx. 200 dwellings) (outline) at Allison Place, Gartcosh - Granted May 1999.
5. CONCLUSIONS
5.1 It is recognised that the proposed development would have some advantages in that it would widen the housing choice in Mount Ellen and in the vicinity of the Gartcosh Strategic Industrial Area, would facilitate improvements to local roads and an improved play area.
5.2 Notwithstanding the above advantages, it is considered that the proposed residential development is unacceptable for the following reasons:-
- The application site is within the Greenbelt, and as such residential development is contrary to National Planning Policy Guidelines and Development Plan policies. These guidelines/policies are designed to direct development to brownfield sites and to retain Greenbelt sites as attractive parts of the rural environment; - Residential development on the Southview Place site would adversely affect an attractive greenfield site which is in agricultural use; - Any grant of planning permission would set a precedent for inappropriate residential development within the Greenbelt both in general and on land immediately adjacent to the application site.
Taking account of the above it is recommended that planning permission be refused. 24 LETTERS OF REPRESENTATION APPENDIX 1
Carol Abate, 16 Queensbank Avenue, Mount Ellen, Gartcosh G69 Janet Kewley Adam, 78 Old Gartloch Road, Gartcosh G69 8ET Kathleen Aitkinson, 201 Southview Place, Mount Ellen, Gartcosh G69 Geraldine & Andrew Airlie, Lochend House, 201 Lochend Road, Gartcosh, G69 8BE Mrs. Elizabeth Allison, 9 Queensbank Avenue, Mount Ellen, Gartcosh G69 James Allison, 201 Southview Place, Mount Ellen, Gartcosh G69 Jean Allison, 34 Lochend Avenue, Mount Ellen, Gartcosh G69 Mr. T. Allison, 9 Queensbank Avenue, Mount Ellen, Gartcosh G69 Margaret I. Anderson, 5 Johnston Road, Gartcosh G69 8AZ Joseph Ash, 4 Croftfoot Place, Gartcosh G69 8EG M. Ash, 4 Croftfoot Place, Gartcosh G69 8EG
Thomas Ballantyne, 18 Kirkhill Road, Gartcosh G69 8AJ E. Baker, 34 Lochside, Gartcosh G69 Richard Baker, 34 Lochside, Gartcosh G69 G. Bain, 14 Coronation Place, Mount Ellen D. Bain, 14 Coronation Place, Mount Ellen Agnes Barlow, 2 Mowbray Avenue, Gartcosh G69 8AW Andrew Barrett, 54 Old Gartloch Road, Gartcosh G69 8ET Patricia Barrett, 54 Old Gartloch Road, Gartcosh G69 8ET Jane Beattie, 229 Southview Place, Gartcosh G69 8BU Alexander A Beattie, 229 Southview Place, Gartcosh G69 8BW E. Beattie, 12 Slakiewood Avenue, Mount Ellen, Gartcosh G69 J. Beckett 4 Lochend Avenue, Mount Ellen, Gartcosh G69 Kenneth Beecroft, 1 Ashton Gardens, Gartcosh G69 8EF David Black, 1 Whitehill Terrace, Gartcosh G69 Margaret Boland, 24 Lochside, Gartcosh G69 Janet Bowie, 13 Jardine Terrace, Gartcosh G69 8AP U. Bradford, 2 Jardine Terrace, Gartcosh G69 8AP Patricia Bradley, 44 Lochside, Gartcosh G69 8DH Mr. & Mrs. I.L. Bradley, 41 Lochside, Gartcosh G69 8DH James Buchanan, 4 Kirkhill Road, Gartcosh G69 J. Bunch, 32 Greenhill Avenue, Mount Ellen Gartcosh G69 8BN John Bums, 8 Croftfoot Place, Gartcosh G69 8EG Karen Burns, 8 Croftfoot Place, Gartcosh G69 Isabel T Burrell, 1 Eastgate, Gartcosh G69 8AS Keith Burrell, 1 Eastgate, Gartcosh G69 N. Bryce, 23 Queensbank Avenue, Mount Ellen, Gartcosh G69 Ian Bryce, 3 Ashton Gardens, Gartcosh G69 8EF Kathleen Bryce, 3 Ashton Gardens, Gartcosh G69 8EF Eleanor Bryce, 40 Old Gartloch Road, Gartcosh G69 R. Byers, 32 Lochend Avenue, Mount Ellen, Gartcosh G69
Chryston Community Council, c/o Miss R. Anderson, 1 Neuk Avenue, Muirhead, Chryston G69 9EX Charles Cairns, 8 Greenhill Avenue, Mount Ellen, Gartcosh G69 Lorraine Cairns, 37 Woodlands Avenue, Mount Ellen, Gartcosh G69 8BT Morag Cairns, 9 Manor Road, Gartcosh G69 8AL WH Cairns, 9 Manor Road, Gartcosh G69 8AL E. Cameron, 7 Queensbank Avenue, Mount Ellen, Gartcosh G69 A. Campbell, 4 Spey Walk, Holytown ML1 4ST Doreen Campbell, 39 Woodlands Avenue, Mount Ellen, Gartcosh G69 8BT Pauline Campbell, 6 Woodneuk Road, Gartcosh G69 Robert Campbell, 6 Woodneuk Road, Gartcosh G69 Fiona Carberry, 314 Holms Place, Mount Ellen, Gartcosh G69 Violet Cardona, 3 Glaudhall Avenue, Mount Ellen, Gartcosh G69 25 Patrick Carney, 18 Slakiewood Avenue, Mount Ellen, Gartcosh G69 John Carr, 22 Woodlands Avenue, Mount Ellen, Gartcosh G69 Kelly Carroll, 3 Greenhill Avenue, Mount Ellen, Gartcosh G69 Noreen Carson, 15 Blades Court, Gartcosh G69 8DY Robert Carson, 15 Blades Court, Gartcosh G69 8DY Mrs. E. Cherry, 6 Kirkhill Road, Gartcosh G69 8AJ Andrea Christie, 24 Woodlands Avenue, Mount Ellen, Gartcosh G69 8BT Mrs. Mary Christie, 2 Woodneuk Terrace, Gartcosh G69 Mr. Martin Christie, 2 Woodneuk Terrace, Gartcosh G69 John L. Colee, 3 Lochview Terrace, Gartcosh G69 Mr. Alex C. Collins, 34 Manor Road, Gartcosh G69 8AN A. Colvin, c/o 46 Kirkhill Road, Gartcosh G69 8AJ T. Connelly, 36 Woodlands Avenue, Mount Ellen, Gartcosh G69 Elizabeth Corbett, 17 Queensbank Avenue, Mount Ellen, Gartcosh G69 Anne Marie Cowan, 34 Blades Court, Gartcosh G69 8DY Thomas Cowan, 34 Blades Court, Gartcosh G69 8DY Mrs. M. Cowan, 62 Old Gartloch Road, Gartcosh G69 Mrs. Minnie Coyle, 4 Beard Crescent, Gartcosh G69 8AU Lynda Crichton, 118 Lochend Road, Gartcosh G69 Bridget Cummings, 25 Woodlands Avenue, Mount Ellen, Gartcosh G69 Mary Crook, 56 Old Gartloch Road, Gartcosh G69 R. Alan Crozier, 4 Lochview Terrace, Gartcosh G69 Mary Cushen, 2 Manor Road, Gartcosh G69
Jim & EA Doman, 8 Woodneuk Road, Gartcosh G69 8AG B. Devlin, 18 Woodlands Avenue, Mount Ellen, Gartcosh G69 Jean A. Dewar, 1 Lochview Terrace, Gartcosh G69 8BA Wm. G. Dewar, 1 Lochview Terrace, Gartcosh G69 8BA James & Barbara Ann Diamond, 9 Johnston Road, Gartcosh G69 8AZ J. Dingwall, 23 Woodlands Avenue, Mount Ellen, Gartcosh G69 Tom Dingwall, 42 Old Gartloch Road, Gartcosh G69 8ET Jean Dingwall, 50 Old Gartloch Road, Gartcosh G69 Maxine Dingwall, 42 Old Gartloch Road, Gartcosh G69 8ET John Dolan, 10 Kirkhill Road, Gartcosh G69 Susan Donnelly, 16 Woodlands Avenue, Mount Ellen, Gartcosh G69 Peter Donnelly, 46 Old Gartloch Road, Gartcosh G69 Bethune Duffy, 30 Coronation Place, Gartcosh G69
Mrs. Egan, 1 Woodlands Avenue, Mount Ellen, Gartcosh G69 Mr & Mrs J. Elliot, 19 Kirkhill Road, Gartcosh G69 Bill Elliot, 8 Glaudhall Avenue, Gartcosh G69 8BH Ailsa Elliot, 25 Woodneuk Road, Gartcosh G69 8AG
Mrs. C. Ferguson, 213 Southview Place, Gartcosh G69 Catherine Ferguson, 10 Inchwood Avenue, Gartcosh G69 8EA Mr. R.W. Ferguson, 1 Jardine Terrace, Gartcosh G69 8AP Alistair M. Ferguson, 10 Inchwood Avenue, Gartcosh G69 8EA Carol Fleming, 6 Lochside, Gartcosh G69 M. Fleming, 8 Jardine Terrace, Gartcosh G69 8AP Bruce Forrest, 114 Lochend Road, Gartcosh G69 L. Frame, 26 Greenhill Avenue, Mount Ellen, Gartcosh G69 Dorothy Fraser, 34 Lochend Road, Gartcosh G69 Lynne Fraser, 17 Blades Court, Gartcosh G69 8DY Gordon Fraser, 17 Blades Court, Gartcosh G69 8DY
J. Gallacher, 160 Lochend Road, Gartcosh G69 8BB Eileen A. Gallacher, 160 Lochend Road, Gartcosh R. Galt, 20 Bothlyn Crescent, Mount Ellen G69 26 Dr. J. Ghoshal, 61 Old Gartloch Road, Gartcosh G69 Margaret Gibson, 11 Queensbank Avenue, Mount Ellen, Gartcosh G69 Agnes Gibson, 10 Fern Grove, Gartcosh G69 8BB Peter Gibson 10 Fem Grove, Gartcosh G69 8BB Sharon Gibson, 22 Manor Road, Gartcosh G69 John Gibson, 12 Lochend Avenue, Mount Ellen, Gartcosh G69 Derek Gillespie, 10 Beard Crescent, Gartcosh G69 David Loudon Gillespie & James Logan Gillespie, 14 Woodneuk Road, Gartcosh G69 8AG Jim Gilmour, 3 Inchwood Avenue, Gartcosh G69 8EA Carol Graham, 2 Queensbank Avenue, Mount Ellen, Gartcosh G69 D. Graham, 11 Slakiewood Avenue, Mount Ellen, Gartcosh G69 Isabel Graham, 95a Lochend Road, Gartcosh G69 8AB Helen Grant, 221 Lochend Road, Gartcosh G69 8BE Gordon E Grant, 221 Lochend Road, Gartcosh G69 Patricia Gray, 1 Beechgrove, Gartcosh G69 8JB Agnes Gray, 5 Manor Road, Gartcosh G69 8AN Thomas Gray, 1 Beechgrove, Gartcosh G69 8JB Mr. RG & Mrs. EC. Guy, 40 Lochside, Gartcosh G69
FM Hall, 48 Old Gartloch Road, Gartcosh G69 8ET Clare Hamilton, 219 Southview Place, Gartcosh G69 Thomas Hamilton, 219 Southview Place, Gartcosh G69 Mr. Hugh Harra, 15 Woodneuk Road, Gartcosh G69 L. Harradine, 51 Lochside, Gartcosh G69 8DH L. Harradine, 51 Lochside, Gartcosh G69 8DH M. Harvey, 10 Bothlyn Crescent, Mount Ellen Anne Marie Harvey, 15 Ashton Gardens, Gartcosh G69 8EF Linda Hastings, 34 Greenhill Avenue, Mount Ellen, /Gartcosh G69 Catherine Henderson, 24 Slakiewood Avenue, Mount Ellen, Gartcosh G69 Helen Henry, 6 Woodneuk Terrace, Gartcosh G69 8AY Lyn Henry, 1 Greenhill Avenue, Mount Ellen, Gartcosh G69 P. Henry 6 Woodneuk Terrace, Gartcosh G69 G. Henry, 4 Manor Road, Gartcosh G69 8AL Georgina C. Henry, 4 Manor Road, Gartcosh G69 Stephen Hickman, 4 Ashton Gardens, Gartcosh G69 8EF Grainne Hickman, 4 Ashton Gardens, Gartcosh G69 8EF Charles Hinds, 26 Lochend Avenue, Mount Ellen, Gartcosh G69 Mary Hone, 17 Glaudhall Avenue, Mount Ellen, Gartcosh G69 MR Hourigan, 3 Slakiewood Avenue, Mount Ellen, Gartcosh G69 Annie Hynds, 9 Woodlands Avenue, Mount Ellen, Gartcosh G69
Lesley Jenkins, 20 Woodlands Avenue, Mount Ellen, Gartcosh G69 Allan Johnston, 16 Kirkhill Road, Gartcosh G69 Charmaine Johnston, 128 Lochend Road, Gartcosh G69 8AY Bryan Johnston, 128 Lochend Road, Gartcosh G69 8AY
John Kelly, 122 Lochend Road, Gartcosh G69 8AY Isobel Kelly 122 Lochend Road, Gartcosh G69 8AY D. Kennedy, Kingshill, Gartcosh G69 8DS E.G. Kennedy, Kingshill, Gartcosh G69 8DS Michael Kenny, 8 Ashton Gardens, Gartcosh G69 8EF Peter & Catherine Kerr, Lochend House, 201 Lochend Road, Gartcosh G69 8BE F. Kershaw, 10 Ashton Gardens, Gartcosh Colin R. Kewley, 78 Old Gartloch Road, Gartcosh G69 8ET D. Kieman & P. Kiernan, 231 Southview Place, Gartcosh G69 M. Kilfedder, 22 Coronation Place, Mount Ellen Maria Kilpatrick, 28 Greenhill Avenue, Mount Ellen, Gartcosh G69 27 Robert V. Kirk, 72 Old Gartloch Road, Gartcosh G69 8ET Anne L. Kirk, 72 Old Gartloch Road, Gartcosh G69 8ET
Elizabeth Lyons, 21 1 Southview Place, Mount Ellen, Gartcosh G69 8DD Mrs. L. Laird, 96 Old Gartloch Road, Gartcosh G69 8ET Mr. F. Love, 64 Old Gartloch Road, Gartcosh G69 8ET Caroline Lauder, 48 Lochside, Gartcosh G69 8DH. Ian Lauder, 49 Lochside, Gartcosh G69 8DH Mr. T. Lever, 1 Kirkhill Road, Gartcosh G69 8AJ Mr. & Mrs. A. Lindie, 6 Beechgrove, Gartcosh G69 8JB Christina M. Lindsay, 1 Woodneuk Terrace, Gartcosh G69 8AX Judith Lipp, 16 Ashton Gardens, Gartcosh G69 8EF Edward Lipp, 16 Ashton Gardens, Gartcosh G69 8EF John Long, 21 Manor Road, Gartcosh G69 8AN Jean Lloyd, 10 Manor Road, Gartcosh G69 Marie Long, 10 Glaudhall Avenue, Mount Ellen, Gartcosh G69 Margaret Laing, 56 Lochend Road, Gartcosh G69 8AB Charles Lindsay, 21 1 Lochend Road, Mount Ellen, Gartcosh G69 D. Logue, 207 Lochend Road, Mount Ellen Gartcosh G69 8BE Margaret Laing, 56 Lochend Road, Gartcosh G69 8AB Charles Lindsay, 21 1 Lochend Road, Mount Ellen, Gartcosh G69 Margaret Laing, 56 Lochend Road, Gartcosh G69 8AB Charles Lindsay, 21 1 Lochend Road, Mount Ellen, Gartcosh G69 D. Logue, 207 Lochend Road, Mount Ellen Gartcosh G69 8BE D. Logue, 207 Lochend Road, Mount Ellen Gartcosh G69 8BE
Senga Macaloney, 111 Lochend Road, Gartcosh G69 WR Macaloney, 111 Lochend Road, Gartcosh G69 Jan MacAloney, 11 1 Lochend Road, Gartcosh G69 AH Senga Macaloney, 111 Lochend Road, Gartcosh G69
+ WR Macaloney, 111 Lochend Road, Gartcosh G69 Jan MacAloney, 11 1 Lochend Road, Gartcosh G69 AH David McGowan, 11 Ashton Gardens, Gartcosh G69 8EF Lorraine McLaughlin, 10 Ashton Gardens, Gartcosh John McNaughton, 9 Beard Crescent, Gartcosh G69 C. McGillivanay, 9 Blades Court, Gartcosh G69 B & A McMonagle, 1 Blades Court, Gartcosh G69 P. McCan, 4 Bothlyn Crescent, Mount Elien 1. McCorquodale, 14 Bothlyn Crescent, Mount Ellen G69 Alan McGregor, 6 Bothlyn Crescent, Mount Ellen G69 W. Menzies, 13 Glaudhall Avenue, Gartcosh G69 Donna McGovem, 7 Glaudhall Avenue, Mount Ellen, Gartcosh G69 Marie McGuire, 5 Fern Grove, Gartcosh G69 Thomas McGuire, 5 Fern Grove, Gartcosh G69 Ann McWhinnie, 9 Glaudhall Avenue, Mount Ellen G69 8BH Annalena McAfee, 12 Greenhill Avenue, Gartcosh G69 8BL Kelly Anne McCormick, 18 Greenhill Avenue, Mount Ellen, Gartcosh G69 Margaret J. McConnachie, 20 Greenhill Avenue, Mount Ellen Gartcosh G69 Shirley McCorquodale, 40 Greenhill Avenue, Mount Ellen, Gartcosh G69 8BN Robert McIntyre, 22 Greenhill Avenue, Mount Ellen, Gartcosh G69 Elaine McLellan, 5 Greenhill Avenue, Mount Ellen, Gartcosh G69 M. McAllister, 8 Inchwood Avenue, Gartcosh G69 8AE Mary McCulloch, 5 Jardine Terrace, Mount Ellen, Gartcosh G69 8AR Mr. G. MacDonald, 10 Jardine Terrace, Gartcosh G69 Anne McGillvray, 12 Inchnock Avenue, Gartcosh G69 8EA Laura McGillvray, 12 Inchnock Avenue, Gartcosh G69 8EA Elizabeth McAuslane, 9 Kirkhill Road, Gartcosh G69 William McGrath, 8 Kirkhill Road, Gartcosh G69 8AJ Elizabeth A. McKinstry, 7 Johnston Road, Gartcosh G69 8AZ 28 James McIntosh Radcliffe, 23 Johnston Road, Gartcosh G69 8AZ Prof. S. McKinstry, 7 Johnston Road, Gartcosh G69 8AZ M. McKinley, 10 Lochend Avenue, Mount Ellen, Gartcosh G69 W. McNeilage, 18 Lochend Avenue, Mount Ellen, Gartcosh G69 Mr. R. McNeilage, 20 Lochend Avenue, Mount Ellen, Gartcosh G69 Mrs. M. McNeilage, 20 Lochend Avenue, Mount Ellen, Gartcosh G69 A. Macaloney, 22 Lochend Avenue, Mount Ellen, Gartcosh G69 Mrs. M. Macaloney, 36 Lochend Avenue, Mount Ellen, Gartcosh G69 Jean McCutcheon, 12 Lochside, Gartcosh G69 Carol McDowall, 3 Lochview Terrace, Gartcosh G69 8BA J. McCoogan, 1 Queensbank Avenue, Mount Ellen, Gartcosh G69 S. McIntyre, 14 Queensbank Avenue, Mount Ellen, Gartcosh G69 Michael McKnight, 92 Old Gartloch Road, Gartcosh G69 8ET Margaret McGarry, 6 Lochview Terrace, Gartcosh G69 8BA Mrs. Bridget McLusky, 15 Lochside, Gartcosh G69 8DH James McPhee, 51 Lochside, Gartcosh G69 Mrs. Helen McPhee, 6 Manor Road, Gartcosh G69 Mr. David McPhee, 6 Manor Road, Gartcosh G69 Alistair MacDonald, 36 Queensbank Avenue, Mount Ellen, Gartcosh G69 Angela MacDonald, 36 Queensbank Avenue, Mount Ellen, Gartcosh G69 Elizabeth McCann, 27 Queensbank Avenue, Mount Ellen, Gartcosh G69 8BP Margaret McCann, 27 Queensbank Avenue, Mount Ellen, Gartcosh G69 M. McGuire, 21 Queensbank Avenue, Mount Ellen, Gartcosh G69 Lorraine McLemon, 38 Queensbank Avenue, Mount Ellen, Gartcosh G69 Celina McNairn, 30 Queensbank Avenue, Mount Ellen, Gartcosh G69 H. McNally, 20 Queensbank Avenue, Mount Ellen, Gartcosh G69 Mrs. C. McWilliarn, 22 Queensbank Avenue, Mount Ellen, Gartcosh G69 8BP Jacqueline McInnes, 2 Slakiewood Avenue, Mount Ellen, Gartcosh G69 E. McWhinnie, 8 Slakiewood Avenue, Mount Ellen, Gartcosh G69 Elizabeth McConnell, 21 Woodlands Avenue, Mount Ellen, Gartcosh G69 Marie McKay, 33 Woodlands Avenue, Mount Ellen, Gartcosh G69 A. MacKenzie, 35 Woodlands Avenue, Mount Ellen, Gartcosh G69 J. MacKenzie, 4 Woodlands Avenue, Mount Ellen, Gartcosh G69 JT MacAloney, 12 Woodneuk Road, Gartcosh G69 8AG Mark McQue, 26 Woodlands Avenue, Mount Ellen, Gartcosh G69 8BT B. McRae, 29 Woodneuk Road, Gartcosh G69 Mr & Mrs. L. McWilliam, 16 Woodneuk Road, Gartcosh G69 8AG
John Martin, 13 Woodlands Avenue, Mount Ellen, Gartcosh G69 Annette Morrison, 27 Woodlands Avenue, Mount Ellen, Gartcosh G69 M. Mitchell, 203 Southview Place, Gartcosh G69 Mary Murray, 227 Southview Place, Gartcosh G69 Maisie Miller, 26 Queensbank Avenue, Mount Ellen, Gartcosh G69 Susan Millar, 39 Queensbank Avenue, Mount Ellen, Gartcosh G69 8BP P. Morrison, 34 Queensbank Avenue, Mount Ellen, Gartcosh G69 Jessie Mair, 17 Manor Road, Gartcosh G69 8AN William Muirhead, 38 Lochside, Gartcosh G69 A. Muirhead, 38 Lochside, Gartcosh G69 William Muirhead, 38 Lochside, Gartcosh G69 A. Muirhead, 38 Lochside, Gartcosh G69 Elizabeth Murray, 9 Lochside, Gartcosh G69 8DH Marion Muirhead, 16 Lochend Avenue, Mount Ellen, Gartcosh G69 Margaret E. Mathers, 36 Kirkhill Road, Gartcosh G69 Elizabeth M. Mitchell, 21 Johnston Road, Gartcosh G69 8AZ Allan Marshall, 26 Jardine Terrace, Gartcosh G69 8AR Senga Macaloney, 111 Lochend Road, Gartcosh G69 WR Macaloney, 11 1 Lochend Road, Gartcosh G69 Jan MacAloney, 11 1 Lochend Road, Gartcosh G69 AH Margaret Melia, 212 Holms Place, Mount Ellen, Gartcosh G69 29 Mrs. E. Murphy, 32 Jardine Terrace, Gartcosh G69 John Murphy, 32 Jardine Terrace, Gartcosh G69 Catherine I. Martin, 36 Greenhill Avenue, Mount Ellen, Gartcosh G69 Mr. & Mrs. Allan Maxwell, 24 Greenhill Avenue, Mount Ellen, Gartcosh G69 C. Menary, 16 Greenhill Avenue, Mount Ellen, Gartcosh G69 Mrs. J. & Mr. T.F. Marshall, 7 Fern Grove, Gartcosh G69 8EB Miss Gillian Marshall, 7 Fern Grove, Gartcosh G69 8EB Alan Muir, 26 Coronation Place, Mount Ellen Marie & Brian Miller, 3 Beard Crescent, Gartcosh G69 Bridget Patricia Mathers, 5 Eastgate, Gartcosh G69 8AS Mary H. Morris, 3 Croftfoot Place, Gartcosh G69 8EG Miss M.R. Munro, 11 Beard Crescent, Gartcosh G69 8AU
W. Nicol, 2 Lochend Avenue, Mount Ellen, Gartcosh G69 Walter Naismith, 6 Lochside, Gartcosh G69
Occupier, 35 Lochside, Gartcosh G69 Christopher O’Brien, 1 Manor Road, Gartcosh G69 8AL John O’Byme, 3 Blades Court, Gartcosh G69 8DY Kathleen & Con O’Donnell, Chaseville Cottage, Lochend road, Gartcosh G69 Tania O’Hare, 31 Queensbank Avenue, Mount Ellen, Gartcosh G69 Occupier, 10 Queensbank Avenue, Mount Ellen, Gartcosh G69 JG Offord, 5 Slakiewood Avenue, Mount Ellen, Gartcosh G69 James Orr, 14 Blades Court, Gartcosh G69 8DY
A. Prevot, 1 Croftfoot Place, Gartcosh G69 M. Prevot, 1 Croftfoot Place, Gartcosh G69 8EG Mrs. NJ Paul, 76 Old Gartloch Road, Gartcosh G69 8ET Robert Potter, 29 Woodlands Avenue, Mount Ellen, Gartcosh G69 8BT T. Pollock, 13 Queensbank Avenue, Mount Ellen, Gartcosh G69 Alistair Patrick, 35 Queensbank Avenue, Mount Ellen, Gartcosh G69 Elizabeth Patrick, 35 Queensbank Avenue, Mount Ellen, Gartcosh G69 Mrs. Julie Park, 209 Southview Place, Mount Ellen, Gartcosh G69 8DD Douglas Park, 209 Southview Place, Mount Ellen Gartcosh G69 8DD
James Quinn, 14 Slakiewood Avenue, Mount Ellen, Gartcosh G69 Allan Quate, 41 Old Gartloch Road, Gartcosh G69
Mr. A. Rennie, 12 Glaudhall Avenue, Mount Ellen, Gartcosh G69 8BH A. Raybould, 4 Blades Court, Gartcosh G69 Jean Robertson, 12 Blades Court, Gartcosh G69 8DY Heather Robertson, 12 Blades Court, Gartcosh G69 8DY Agnes Reid, 18 Coronation Place, Mount Ellen D. Richmond, 31 Woodlands Avenue, Mount Ellen, Gartcosh G69 Sandra Reid, 20 Coronation Place, Mount Ellen Sandra Robertson 15 Glaudhall Avenue, Mount Ellen, Gartcosh G69 Mrs. E. Raybould, 18 Jardine Terrace, Gartcosh G69 8AP I. Raybould, 28 Jardine Terrace, Gartcosh G69 8AP Ann Radcliffe, 23 Johnston Road, Gartcosh G69 8AZ Elspeth Reid, 60 Old Gartloch Road, Gartcosh G69 Catherine Russell, 97 Lochend Road, Gartcosh G69 8AQ Patrick Reid, 28 Queensbank Avenue, Mount Ellen, Gartcosh G69 Nicola Ritchie, 19 Queensbank Avenue, Mount Ellen, Gartcosh G69 Gail Russell, 13 Woodneuk Road, Gartcosh G69 8AG
Moira Scott, 7 Woodneuk Terrace, Gartcosh G69 James Simpson, 4 Woodneuk Road, Gartcosh G69 8AG C. Smart, 23 Woodneuk cosh G69 8AG P. Savage, 18 Queensbank Avenue, Mount Ellen, Gartcosh G69 Robert Stevenson, 29 Queensbank Avenue, Mount Ellen, Gartcosh G69 30 Elizabeth Stevenson, 29 Queensbank Avenue, Mount Ellen, Gartcosh G69 Alice Ann Stewart, 33 Queensbank Avenue, Mount Ellen, Gartcosh G69 Mrs. W. Selvey, 110 Lochend Road, Gartcosh G69 8AB J.Slater, 14 Lochend Road, Mount Ellen, Gartcosh G69 George Stewart, 36 Lochend Road, Gartcosh G69 8AA Mr. A. Sloss 25 Kirkhill road, Gartcosh G69 8AJ Pamela Savage, 200 Holms Place, Mount Ellen, Gartcosh G69 C. Scullion, 9 Greenhill Avenue, Mount Ellen, Gartcosh G69 Andrea Scullion, 9 Greenhill Avenue, Mount Ellen, Gartcosh G69 Mrs. Agnes Shanks, 16 Lochside, Gartcosh G69 8DH Edward Shields, 2 Greenhill Avenue, Mount Ellen, Gartcosh P. Stewart, 38 Greenhill Avenue, Mount Ellen, Gartcosh G69 Margaret Scott, 22 Slakeiwood Avenue, Mount Ellen, Gartcosh G69 Margaret Stevenson, 15 Slakiewood Avenue, Mount Ellen, Gartcosh G69 Allan Spencer, 1 Brownsland Court, Gartcosh G69 Robert Soutar, 5 Croftfoot Place, Gartcosh G69 Corinne Stevenson, 32 Coronation Place, Mount Ellen William Selvey, 5 Beard Crescent, Gartcosh Stephen Skelton, 15 Beard Crescent, Gartcosh G69 Christine Skelton, 15 Beard Crescent, Gartcosh G69 Catherine Smith 2 Ashton Gardens, Gartcosh G69 8EF Gordon Smith 2 Ashton Gardens, Gartcosh G69 8EF S. Simpson, 3 Queensbank Avenue, Mount Ellen, Gartcosh G69 James Shaw, 24 Lochend Avenue, Mount Ellen, Gartcosh G69
Joseph Trimble, 12 Queensbank Avenue, Mount Ellen, Gartcosh G69 E. Trimble, 28 Lochend Avenue, Mount Ellen, Gartcosh G69 A. Taylor, 24 Queensbank Avenue, Mount Ellen, Gartcosh G69 Mr. E. Tarrier, 28 Blades Court, Gartcosh G69 S. Thompson, 4 Greenhill Avenue, Mount Ellen, Gartcosh G69 Mrs. M. Thomson, 34 Kirkhill Road, Gartcosh G69 Mrs. C. Trimble, 15 Greenhill Avenue, Mount Ellen, Gartcosh G69 Lindsay M Thannock, 215 Lochend Road, Gartcosh G69 Arthur Thomson, 15 Manor Road, Gartcosh G69 Mrs. F. Thomson, 32 Manor Road, Gartcosh G69 J. Thomson, 10 Woodlands Avenue, Mount Ellen, Gartcosh G69 Arthur Thomson, 15 Manor Road, Gartcosh G69 HB Tweed, 203 Lochend Road, Mount Ellen, Gartcosh G69
A. Walker, 18 Bothlyn Crescent, Mount Ellen Robert & Catherine Ward, 1 Johnston Road, Gartcosh G69 8AZ William Watt, 30 Greenhill Avenue, Mount Ellen, Gartcosh G69 Elizabeth Watterson, 7 Greenhill Avenue, Mount Ellen, Gartcosh G69 Linda Wilson, 6 Beard Crescent, Gartcosh G69 Fiona Ward, 21 Lochend Road, Mount Ellen, Gartcosh G69 GF Ward, 58 Lochend Road, Gartcosh G69 8AB Jean Weldon, 91 Lochend Road, Gartcosh G69 8AB John Watson, 21 Lochside, Gartcosh G69 8DH John Wilson, 6 Beard Crescent, Gartcosh G69 Thomas Walters, 13 Manor Road, Gartcosh G69 James D. Waddell, 44 Old Gartloch Road, Gartcosh G69 8ET Elizabeth Waddell, 44 Old Gartloch Road, Gartcosh G69 William Woods, 55 Old Gartloch Road, Gartcosh G69 8ET B. Weldon, 8 Queensbank Avenue, Mount Ellen, Gartcosh G69 Robert Watt, 25 Queensbank Avenue, Mount Ellen, Gartcosh G69 8BP Heather Walsh, 221 Southview Place, Gartcosh G69 Margaret Walsh, 221 Southview Place, Gartcosh G69 Elizabeth A. Wood, 223 Southview Place, Gartcosh G69 Ian Wilson, 9 Croftfoot Place, Gartcosh G69 8EG Elizabeth Wilson, 9 Croftfoot Place, Gartcosh G69 8EG 31 Janet Whittington, 12 Beard Crescent, Gartcosh G69 8AU
Iris Young, 6 Blades Court, Gartcosh G69 8DY M. Young, 17 Lochside, Gartcosh G69 Mr. T. Young, 6 Blades Court, Gartcosh G69 8DY
Elizabeth Zokas, 19 Woodlands Avenue, Mount Ellen, Gartcosh G69 Lorraine Zokas, 22 Woodlands Avenue, Mount Ellen, Gartcosh G69
Stewart.McI1 lap/jk 32 NORTH LANARKSHIRE COUNCIL
REPORT
To : PLANNING AND ENVIRONMENT COMMITTEE Subject: N/00/00346/FUL: Residential Development (179 Dwellings) off Southview Place and Lochend Avenue, Mount Ellen
SUPPLEMENTARY REPORT
From : DIRECTOR OF PLANNING AND ENVIRONMENT
Date : 21”. JUNE 2000 Ref : N/OO/OO346/FUL/MD/JK
Purpose of Report
The purpose of the report is to bring to the attention of the Committee further information on the application in relation to potential further areas for consideration and to an offer of planning gain.
Background
It was the decision of the 31st. May 2000 Planning and Environment Committee to continue consideration for the above application in accordance with the written request of the applicants. The applicants asked for further time to consider “several outstanding issues in regard to this application”. Despite a written request for details of these outstanding issues no such information has been submitted. Other than seeking clarification on the applicant‘s letter no application information is being sought by this Department.
2.2 Immediately prior to the previous Planning and Environment Committee the applicants stated via a letter to Councillor Shaw that they were willing to contribute a maximum of &100,000 to facilitate the enhancement andlor creation of community facilities by way of a planning legal agreement. While noting this offer it is not considered appropriate to take it into account in determining the planning application. Planning gain can properly be considered where it seeks to overcome problems caused by the proposed development. In the above application the recommendation for refusal for residential development is based on the development being contrary to Greenbelt policy, leading to a loss of amenity and setting an undesirable precedent. The financial contribution towards local community facilities does not overcome the recommended reasons for refusal. It is the advice of the Head of
Legal Services that the financial contribution offer should not be taken up by the Council as it does , not relate to the main planning issues and that any decision to grant planning permission on the basis of this financial offer would expose the Council to a risk of legal challenge.
3. Conclusions
3.1 The only matter which has been raised by the applicants is the offer of L100,OOO financial gain for Mount Ellen community improvements. This has however no bearing on the fundamental problems of the development which relate to Greenbelt policy, loss of amenity and an undesirable precedent for similar residential developments in the Greenbelt. It is therefore concluded that it would be inappropriate to take account of the applicant’s financial offer.
4. Recommendation/ 33 -2-
4. Recommendation
4.1 As per the report to the 31st. May Planning and Environment Committee it is recommended that planning permission be refused for the following reasons:-
1. In the interest of amenity and the proper planning of the area in that the proposal would constitute inappropriate new residential development in the Greenbelt, and as such would be contrary to the Strathkelvin District (Southern Area) Local Plan 1983, The Strathclyde Structure Plan and National Planning Policy Guidelines.
2. In the interest of amenity in that the proposed development would adversely affect an attractive greenfield site off Southview Place.
3. Should planning permission be granted for this development a precedent may be set which would make it difficult for the Planning Authority to refuse other similar applications.
@ David M Porch DIRECTOR OF PLANNING & ENVIRONMENT 8th. June 2000
Any person wishing further information on the above should contact Martin Dean on extension 01236- 616459
List of Background Papers
Planning application reference N/00/00346/FUL: Residential Development on Land to south of Southview Place and Lochend Avenue, Mount Ellen. Letter from Taywood Homes dated 26th. May 2000 seeking deferral of consideration of application to the 2lst. June 2000 Planning and Environment Committee Letter from Taywood Homes dated 19th. May 2000 to Councillor Shaw concerning &100,000 offer for enhancinghreating Mount Ellen community facilities. 34
Application No:
Date Registered: 4th. April 2000
APPLICANT: MRS. M. KERR, 21 TAGGART ROAD, CROY
Agent:
DEVELOPMENT: ERECTION OF DOMESTIC GARAGE
LOCATION: 21 TAGGART ROAD, CROY
Ward No: 64 Grid: 272567 - 675434 File Reference: AF Site History: None
Development Plan: Kilsyth Local Plan 1999 Within area identified as existing residential
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: No Reply: Conditions: East of Scotland Water, West of Scotland Water
REPRESENTATIONS:
Neighbours: Two letters of representation Newspaper Advert: None
COMMENTS: This application is for the erection of a single domestic garage to the side of the terraced dwelling at 21 Taggart Road, Croy. The applicant proposes the erection of a pitched roof garage with materials to match those used in the construction of the adjacent dwelling. Two letters of representation have been received objecting to the proposal. Both letters express concern that the proposal will restrict the number of car parking spaces within Taggart Road.
The Transportation Manager has recommended that planning permission be refused due to an inadequate length of runway and due to potential conflict with general residential parking on the designated parking area directly in front of the proposed garage.
Amended/ , ;\ '\ 36
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Amended plans have been received showing a relocation of the garage such that the runway is increased to six metres. A car will be able to sit in the runway without obstructing the front footpath.
The proposal may lead to some conflict between parking in this part of the parking bay and the need to keep the area immediately in front of the proposed driveway clear for access purposes. It is not however . considered that there is a significant enough parking problem to lead to a recommendation for refusal.
Taking account of the above it is recommended that planning permission be granted.
RECOMMENDATION: Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of 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 amenity of the adjoining residential area.
3. That before the development hereby permitted starts, a dropped kerb shall be formed to the satisfaction of North Lanarkshire Council as Roads and Planning Authority.
Reason: To ensure satisfactory vehicular access to the garage.
4. That any alterations to statutory undertakers apparatus shall be carried out to the satisfaction and requirements of the respective statutory undertakers; in this respect it should be noted that West of Scotland Water have advised that there may be public sewers in the site which may restrict development potential and that they should be contact prior to works commencing.
Reason: In the interest of statutory undertakers apparatus.
List/ 37
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List of Background Papers:
Application form, plans and amended plans Kilsyth Local Plan 1999 Consultation letters from East of Scotland Water and West of Scotland Water Consultation memo from Assistant Area Manager, Property Services Letters of objection from Mrs. J. Robertson, 37 Taggart Road, Croy G65 9JJ and Mrs. A. Meechan, 39 Taggart Road, Croy G65 9JJ
Any person wishing to inspect these documents should contact Allan Finlayson on 01236-616465 38
APPLICATION NO: N/00/00353/FUL
1. SITE AND PROPOSAL
1.1 The application is for a garage measuring 6m x 3.3m finished in roughcast and tiles to match the adjacent terraced dwelling at 21 Taggart Road, Croy. The garage and driveway is to be located on a former section of public open space which has been purchased from North Lanarkshire Council by the applicant. Amended plans have been received showing the garage at the rear of the application site with a 6m long front driveway.
1.2 Under the terms of the Kilsyth Local Plan 1999 the site is identified as part of an established residential area (HG2-5).
2. CONSULTATIONS AND REPRESENTATIONS
2.1 Summaries of consultation responses are as follows:-
East of Scotland Water: This authority’s infrastructure does not appear to be affected by this proposal. West of Scotland Water: There are public sewers located within the site boundary which could restrict development proposals. Assistant Area Manager (Property Services): This Department has no objections to the proposed garage.
2.2 The Transportation Manager has objected to the proposal on the grounds that access would be via an on-street parking lay-by which may lead to conflict between lay-by parking and access to the garage. He also points out that the minimum driveway length should be 6m rather than the initially proposed ’ 3m. Concern is expressed that pedestrians using the adjacent remote footpath may feel constrained between the proposed garage and the existing fence on the other side.
2.3 Two letters of objection have been received with the following points being made:-
- The garage will mean losing two parking spaces to allow for free access to the driveway. This will be to the detriment of local residents as there is already a shortage of parking spaces. The relevant part of the car park is closest to houses to the rear of the application site and is therefore particularly valuable to those residents.
- There has been previous Council and Police action to ensure that the parking area is kept free for local parking. Parking in other areas has been discouraged or stopped.
- The garage will be used by a person who does not reside at the application site.
3. OBSERVATIONS
3.1 The applicant has been informed of the comments of West of Scotland Water.
3.2 Amended plans have been received giving an increased 6m driveway. Six metres will allow a car to park on the driveway without over-hanging the adjacent footpath.
3.3 It/ 39
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3.3 It is not considered that the loss of a limited area of open space adjacent to the remote footpath will lead to a significant enough loss of residential amenity to warrant a recommendation for refusal.
3.4 The major problem with the proposal is the potential loss of two parking spaces to allow for free access to the proposed driveway. It is possible that only one parking space would need to be kept free, but it would be normal for a slightly wider area to be kept free to allow for easy access to the garage. The loss of the one or two lay-by spaces would be partly balanced by the creation of the garage and driveway parking spaces. There would however be some disadvantage to local residents. Notwithstanding this disadvantage it is considered normal for a property to have a dedicated off-street parking space if this is achievable. In other circumstances it is accepted that on-street parking can be reduced to allow for the formation of vehicular driveways into gardens.
3.5 Taking all matters into account it is considered that on balance the proposed garage and driveway are acceptable. It is therefore recommended that planning permission be granted. 40
Application No: N/00/00412/OUT
Date Registered: 12th. April 2000
APPLICANT: EDAW LTD., 219 ST. VINCENT STREET, GLASGOW G2 5QY
Agent:
DEVELOPMENT: OUTLINE PLANNING APPLICATION FOR THE FORMATION OF AN ACCESS AND DEVELOPMENT PLATFORMS FOR A PETROL FILLING STATION, FAST FOOD RESTAURANT, HEALTH CLUB, HOTEL AND RESTAURANT, CAR SHOWROOMS AND ASSOCIATED STRUCTURAL LANDSCAPING
LOCATION: LAND BOUNDED BY THE A80, THE B8048 AND THE LOW WOOD, AUCHENKILNS HOLDINGS, CUMBERNAULD
Ward No: 63 Grid: 274060- 674062 File Reference: GL Site History: 1984 approval by The Secretary of State for use of site for Hotel purposes
Development Plan: Zoned as an area of significant open space in the adopted Cumbemauld Local Plan
Contrary to Development Plan: Yes
CONSULTATIONS:
Objection: No Objection: Transco, Scottish Power, The Coal Authority, East of Scotland Water, West of Scotland Water No Reply: Scottish Executive Development Department, Glasgow & Clyde Valley Structure Plan Team Conditions:
REPRESENTATIONS:
Neighbours: Two letters received Newspaper Advert: Three letters received
COMMENTS: This application is in outline and seeks to establish the principle of the site being developed for a mix of related leisure/retail uses. Despite not being reflected as such in the adopted Local Plan the site has been earmarked since the mid 1980’s as a suitable site for a hotel. Indeed, the Secretary of State granted approval for such a use in 1985 under the terms of Section 6(1) of the New Towns (Scotland) Act 1968. At wind-up of Cumbernauld Development Corporation the site was transferred to North Lanarkshire Council as part of the balancing package approved by the Secretary of State.
The/ \
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The site is located on the north side of the A80 at Auchenkilns roundabout. The site is bounded by the A80, the B8048 and the Low Wood. The proposed access point is at the northern end of the site in the vicinity of the residential properties known as Balloch Holdings. The council owns the residential property within the application site. A further three residential properties are situated on the opposite side of the B8048 beyond Balloch Holdings and across a significant area of open ground is the residential area of Balloch.
The application is discussed in detail in the attached report. There has been no objections to the proposed development from any of the consultees. The application has attracted five letters of representation * and the points raised therein are discussed in detail in the attached report. The proposed development is considered acceptable in planning terms and accordingly it is recommended that planning permission is granted. It should be noted that given the Council’s interest in this site and the site’s current local plan designation, should the Committee be minded to grant planning permission the application will need to be referred to the Scottish Ministers.
RECOMMENDATION: Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started, either within five years of the date of this permission, or within two years of the date on which the last of the reserved matters are approved, whichever is the later.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That before development starts, a further planning application shall be submitted to the Planning Authority in respect of the following reserved matters:-
the siting, design and external appearance of all buildings and other structures; the means of access to the site; the layout of the site, including all roads, footways, and parking areas; the provision of public open space; the details of, and timetable for, the hard and soft landscaping of the site; details for management and maintenance of the areas identified in (c),(d) and (e) above; the design and location of all boundary walls and fences; the provision for loading and unloading of all goods vehicles; the phasing of the development; the provision of drainage works; the disposal of sewage; details of existing trees, shrubs and hedgerows to be retained; details of existing and proposed site levels.
Reason: To enable the Planning Authority to consider these aspects.
3. That/ 43
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3. That within three years of the date of this permission, an application for approval of the reserved matters, specified in condition 2 above, shall be made to the Planning Authority.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997
4. That notwithstanding the generalities of condition 2 above, the application for reserved matters shall accord with the requirements of Schedule 1 attached to this permission that defines the acceptable uses, plot sizes and total gross floor areas.
Reason: To define the scope of this planning permission and ensure that the planning authority retains adequate control over the development of this site.
5. That notwithstanding the generalities of condition 2 above, the application for reserved matters shall accord with the requirements of Schedule 2 attached to this permission that further defines the site access and internal layout, landscaping standards and design matters.
Reason: To define the scope of this planning permission and ensure that the planning authority retains adequate control over the development of this site given the strategic position of the site and the need to ensure that the resultant development is one of quality.
6. That before the development starts, a scheme shall be submitted for the written approval of the planning authority, including any modifications as may be required detailing the works necessary to upgrade the footpath link from the site to the residential area of Balloch as shown highlighted in yellow on Plan NLC.l to adoptable standards.
Reason: In the interests of promoting and encouraging pedestrian access to the site.
7. That prior to work starting on the construction of either the hotel or health club hereby permitted the scheme of works to upgrade the footpath approved under the terms of condition 6 above shall be completed.
Reason: In the interests of promoting and encouraging pedestrian access to the site.
8. That notwithstanding the provisions of the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984, no free standing signs, fascia signs, adverts or projecting signs shall be erected either within the site or on any of the buildings.
Reason: In the interests of visual amenity and to retain control over the signage associated with the site to ensure quality and to safeguard road safety given the proximity of the site to the A80 and the B8048.
9. That for the avoidance of doubt:-
a) the car show rooms hereby permitted shall be used as such and for no other purposes and the permitted change to Class 1 allowed by the Schedule to the Town and Country Planning (Use Classes) (Scotland) Order 1997 is hereby removed.
The/ 44
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the fast food outlet hereby permitted shall operate as such and thepermitted changes to Class 1 & 2 allowed by the Schedule to the Town and Country Planning (Use Classes) (Scotland) Order 1997 are hereby removed. the hotel restaurant hereby permitted shall operate as such and the permitted changes to Class 1 & 2 allowed by the Schedule to the Town and Country Planning (Use Classes) (Scotland) Order 1997 are hereby removed. the hotel hereby permitted shall operate as such and the permitted changes within use class 7 of the Town and Country Planning (Use Classes) (Scotland) Order 1997 are hereby removed. the health club hereby permitted shall operate as such and the permitted changes within use class 11 of the Town and Country Planning (Use Classes) (Scotland) Order 1997 are hereby removed.
Reason: In order that the planning authority retains effective control over the development permitted and to avoid permitted changes of use that would be detrimental given the location of the site.
NOTE
1. If granted this application will require to be referred to the Scottish Ministers in accordance with the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997.
List/ 45
SCHEDULE 1
PLANNING PERMISSION N/00/00412/OUT
USES, PLOT SIZES & GROSS FLOOR AREAS
PLOT USES MAXIMUM PLOT AREA MAXIMUM TOTAL (acres) GROSS FLOORSPACE (Sq m) 1 one each of petrol filling 1.69 549 station & fast food outlet 2 Maximum of 2 car show 1.91 1978 rooms l 3 One each of hotel €4 3.6 4836 restaurant and health club totals 7.2 7363 I 46
SCHEDULE 2
PLANNING PERMISSION N/00/00412/OUT
DETAILED REQUIREMENTS ON MATTERS TO BE ADDRESSED IN THE SUBMISSION OF APPLICATION FOR RESERVED MATTERS
CONCEPT
Building uses and types be appropriate to the special and strategic importance of the site Intensity of site development and quality of design to be appropriate to its setting Capitalise on the topography of the site and impact on the skyline Exploit the mature woodland backdrop in a positive manner Incorporate a robust landscape strategy as an integral element of the overall design Ensure that the layout positively addresses view corridors and the site’s status as a gateway location Create focussed views to quality landmark buildings within a landscaped setting Development impact on residential properties at Balloch Holdings to be sensitively handled
DETAILED REQUIREMENTS
1. Site structure and layout
0 The site should be developed in accordance with the plot layout detailed on the approved indicative masterplan 0 Selected views of buildings and features should be created through planting 0 Buildings should be positioned within a landscaped setting 0 The buildings along side the B8048 and A80 should be positioned so as not to overly dominate or restrict views into the site
2. Access and Parking
0 Vehicular access to be in the position indicated on the on the approved indicative masterplan Access to be in accordance with the requirements of North Lanarkshire Council in terms of junction type, geometry and visibility splays 0 Access to include pedestrian crossing island to serve footpath link to Balloch 0 A central spine road should form the main access through the site 0 Convenient and non-tortuous pedestrian access must be provided to all uses on the site 0 Parking and cycle provision must be in accordance with the requirements of North Lanarkshire Council and include appropriate provision for the disabled 0 Further studyhvestigation should take place into methods of transporting potential bus-borne visitors to the site and for furtheringhmproving the accessibility of the site to non vehicular traffic
3. Edgedboundary treatment
0 A sculptural planted edge 12 meters wide should form a boundary along the B8048 and A8O. Structural landscaping should be carried out in those areas detailed on the approved indicative masterplan and strategic gaps should be included in the B8048 and A80 boundaries to afford views into the site at strategic points. 0 The common boundary between the site and the Low Wood needs to be addressed to ensure that the development does not adversely effect this wood which is of nature conservation value. In particular, the issues of unrestricted access and wind blown litter should be addressed. 47
4. Topography and Planting e Changes in level should be accommodated through a series of landscaped terraces arranged radially along the contours of the site. Care should be taken to ensure that slopes are sympathetically graded and not excessively steep e A high standard of landscaping will be required through out the site and not limited to the boundaries of the site. Planting shall be utilised to achieve the following:
a) extend the Low Wood into the site b) reduce the impact of the car parking areas c) to provide accent along approaches and arrival spaces d) enhance the setting of the buildings within the development plots
5. Views
0 On entering the site a positive first impression must be created, focussing on a quality frontage A feature should be provided in the vicinity of Auchenkilns roundabout to assist in creating a distinct identity for the site.
6. Public realm treatment
0 Street furniture should be complimentary to the design and colour of the buildings 0 Marker features should be used in place of traditional signage e The car parks and internal road layout to be landscaped in a quality manner
7. Buildings
All buildings and structures should assist in creating a flagship development for Cumbernauld All buildings should be landmark buildings in their own right The buildings on plots 1 and 2 should be predominately 1 storey in height Buildings on the higher parts of the site should have interesting and well articulated rooflines Buildings should not present a rear or blank uninteresting elevation to the B8048 or A80 All elevations visible from within the site should be designed to a high quality Materials and colours should be imaginatively utilised to maximise the strategic gateway nature of the site and the landmark nature of the proposed development The presence of Low Wood should be maximised and exploited to create an attractive backdrop to the development 4%
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List of Background Papers:
Planning application forms and plans Consultation responses from Transco letter dated 20th. April 2000; Scottish Power letter dated 28th. April 2000; the Coal Authority letter dated 2nd. May 2000; Service Manager Planning and Building Control memo dated 3rd. May 2000; East of Scotland Water letter dated 3rd. May 2000; Protective Services (North Division) memo dated 3rd. May 2000; West of Scotland Water letter dated 8th. May 2000 and Protective Services, e-mail dated 7th June 2000 Letters of representation from WNC Wardrop, 26 Pentland road, Chryston, Glasgow G69 9LW, letter dated 27th. April 2000; Mr. D. Coats, 11 Balloch Holdings, Condorrat, Cumbemauld G68 9AT, letter dated 25th. April 2000; Mr. N.M. Clyne, 12 Balloch Holdings, Condorrat, Cumbernauld G68 9AT, letter dated 2nd. May 2000; K. Martin, 83 Southfield Road, Balloch, Cumbemauld, letter dated 8th. May 2000 and Mr. & Mrs. S. Thompson, 81 Southfield Road, Balloch, Cumbemauld, letter dated 8th. May 2000. Adopted Cumbernauld Local Plan (November 1993) Auchenkilns & Castlecary Campus Masterplan Report prepared by Edaw Ltd., Healey and Baker and Waterman Rennick Partnership dated November 1999. Transport Assessment Report By the Waterman Partnership dated May 2000
Any person wishing to inspect these documents should contact Graeme Lee on 01236-616474 49
APPLICATION NO: N/00/00412/OUT
1. SITE AND PROPOSAL
1.1 The site, which extends to 5.5 ha (13.59 acres), is in the ownership of the Council and islocated at the Auchenkilns Roundabout on the A80 Trunk Road. It is situated to the north-west of the roundabout and is an area of open grasdmeadow situated against the back drop of Low Wood, an area of established woodland. It is a prominent and strategically important location, adjacent to a major road junction on one of the most important trunk roads serving the Central Belt. Its prominence and visibility from this major transport corridor, combined with its location within the town, makes it a key gateway site.
1.2 The application is in outline and seeks to establish the principle of development on the site. The proposed development is the formation of an access and three development platforms suitable for the following uses: Petrol Filling Station: Fast Food Restaurant; Health Club; Hotel and Restaurant and Car Showrooms. In addition, associated structural landscaping is included as part of the development.
1.3 The site is bounded by the A80, the B8040 and the Low Wood. The application site is comprised of two fields and a residential property which is also owned by the Council. This residential property will be demolished if the development proceeds In the past, the property and two fields were operated as a small holding. The northem field generally slopes from the Low Wood towards to B8048, with the lower field generally sloping from the field boundary towards the A80.
1.4 In the adopted Cumbemauld Local Plan, the site is identified as being an area of open space. The associated Local Plan policy is Policy EN.26 which states that:-
“There will be a general presumption against development in areas of open space.,. . .. . Except where the development provides for outdoor recreation, nature conservation or landscape protection”..
2. CONSULTATIONS
2.1 The consultation process has not resulted in there being any objections to the development as proposed. The major utility companies advise that they have apparatus in the vicinity of the site, indeed a water main, a power line and a gas pipeline are all located within the site and will need to be taken into account with either stand offs being left or the apparatus relocated.
2.2 Given the nature of the development and its close proximity to a major road junction, a Transport Assessment Report (TAR) has been submitted in connection with the proposed development. The Transportation Manager agrees with the findings of the TAR and has not objected to the proposed development providing that certain matters are addressed by planning conditions. At the time of writing no response has been received from the Scottish Executive Development Department.
2.3 The Director of Community Services has provided comments based on the following issues, conservation and ecology, landscape and sport and play provision. These comments can be summarised as follows:-
- The proposed development is not perceived to have a significant impact of the operation of sport and recreation facilities, particularly the Tryst Sports Centre; - The indicative layout shows awareness of the site’s landform and visual factors;
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- The proposed uses indicate appreciation of the site’s ‘gateway’ location in relation to the New Town; - No objection provided that ground slopes in the structural planting areas are sympathetically graded and not excessively steep; - No objection from a nature conservation point of view subject to some detailed recommendations regarding the planting and translocation of certain species and that the adjacent Low Wood should be an integral and integrated part of the whole development.
2.4 Protective Services have made comments regarding the existing air quality at this location. The existing levels of traffic at Auchenkilns mean that there are currently elevated levels of nitrogen dioxide and particulate matter. They are concerned that the proposed development will exacerbate the levels of traffic pollution and thus increase the air quality problem at this location. No continuous monitoring has been carried out at this location but it is intended that a 3 month period of monitoring will be carried out in due course.
2.5 The Glasgow & Clyde Valley Structure Plan Team were consulted but have not responded.
3. REPRESENTATIONS
3.1 As a result of the neighbour notification process and the placing of an advert in the local press, five letters of representation have been received.
3.2 The matters raised by the objectors can be summarised as follows:-
The area is adequately serviced by filling stations; There are a number of food outlets in the town and to surrounding areas: There are a number of sports centres and used car outlets; The proposed development will add to road congestion on the B8048 and Auchenkilns roundabout; The area was understood to be a non-development area; The development will spoil the views and effect the value of property; Effect on wildlife; Increased traffic on the B8048 will be a danger to local children who play on the intervening open space between the road and the properties in Balloch; The access to the open space from Southfield Road will become a public route to the proposed hotel which will result in disturbances in a presently quiet area; Nuisance from traffic 24 hours a day.
3.3 One letter of representation which was not an objection included a detailed sketch of the existing roads layout and put forward a scheme for the elimination of Auchenkilns Roundabout.
4. Observations/ 51
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4. OBSERVATIONS
4.1 At the outset it is considered important that the Local Plan position is clarified. The Cumbemauld Local Plan was prepared in advance of the wind-up of Cumbemauld Development Corporation in 1996. The Development Corporation were responsible for all planning matters within the New Town area including forward planning. The Corporation directed development by the use of approvals under the terms of Section 6(1) of the New Towns (Scotland) Act 1968. These were granted by the Secretary of State. In the case of the application site a submission to the Secretary of State in 1984 was approved by the minister on 29th. November 1984. This Approval specifically allocated the site for hotel purposes.
4.2 The Cumbernauld Local Plan was prepared by Cumbemauld and Kilsyth District Council and adopted in November 1993. The Local Plan was intended to be a document which formalised the planning situation within the New Town and fully reflected the existing Secretary of State’s approvals, already granted under the terms of the New Towns Act, in a Local Plan Proposals Map. The Approval granted for the application site, however, was not identified in the Local Plan zoning for the site. This omission meant that instead of being zoned as a development site, in accordance with the existing 6(1) Approval, the site was shown as being an area of open space.
4.3 The 6(1) Approvals granted by the Secretary of State were not subject to time limits. The guidance put forward at the time of the wind-up of the New Towns stated that 6(1) Approvals were protected for three years, i.e. they lapsed on 1st. April 1999. The Approval for the application site should therefore have been identified in the Local Plan in the same manner as the housing sites in Craigmarloch and Carrickstone or the industrial sites in Orchardton Woods. Notwithstanding the fact that the Approval has now lapsed it is still considered to be a significant material consideration in this case. Given the 6(1) Approval for Auchenkilns existed at the time the Local Plan was prepared the weight which can be attached to the zoning of the site, as open space, has to be viewed in the context that the site was specifically identified for development on the basis of an approval granted by the Secretary of State.
4.4 At 1st. April 1996 the application site was transferred to North Lanarkshire Council as part of the so called ‘balancing package’ and is one of the areas included in The New Town (Cumbernauld) (Transfer of Property, Rights and Liabilities) Order 1996. The balancing package was designed to ensure that at the wind up of the New Towns the liabilities being transferred to the Local Authority were offset by transferring potentially realisable assets. The contents of this balancing package and the sites to be included within it were approved by the Secretary of State in March 1996.
4.5 In 1984, the site was considered by the Development Corporation as being ideally located and if developed would create a readily visible link between the original town and the extension area north of the A80. This remains the case today with the site representing a unique development opportunity. Since the 1980s the structural landscape that was planted by the Development Corporation along the A80 Corridor has become established. Its design and layout has further reinforced the gateway qualities of the site, highlighting its suitability for an appropriate development which would accord with its particular locational characteristics.
4.6 It/ 52
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4.6 It is considered that much of Cumbernauld appears to be remote from the A80 and that when approaching or passing the town by this route there is no sense of place or readily recognisable identity. There are a few exceptions to this generalisation - the red footbridges over the A80 and the OK1 and Isola factory units in Wardpark. Otherwise it is the backs of properties that are visible, or deceptively remote housing areas on the hillside to the north of the A80. The site is a key gateway site not only to traffic entering the town (especially via the B8048) but also in terms of approaching the conurbation. Therefore, it is considered that a quality development on this site will afford an opportunity to redress the town’s apparent isolation from the road.
4.7 The planning application was supported by a Transport Assessment Report (TAR) which concludes that despite the fact that the proposed the development would result in an increase in traffic, the existing roads network can cope. There is considered to be no material effect on the operation of Auchenkilns Roundabout. The same is true of Back ‘0’ Hill Roundabout. These findings are endorsed by the Transportation Manager who does not object to the proposed development.
4.8 The views of the objectors regarding the traffic increases in connection with the proposed development would not justify refusing the planning application. Whilst it is true that traffic will be increased, it is clear that the local roads network is capable of accommodating any such increase. It is true that there will be an increased element of inconvenience to those residents that gain access to their properties from the B8048 and that traffic noise will also increase. It must however be remembered that the B8048 is a key route into the town and a public road which is available to all traffic. It is considered that the likely increase in traffic associated with the proposed development is not in itself sufficient to warrant refusing the planning application especially when the Transportation Manager is satisfied that the site can be accessed without causing a danger to road users.
4.9 Given the nature of the proposed uses it is likely that most people travelling to the site will do so by private car. It is therefore appropriate that the proposed development is considered against National Policy contained in National Planning Policy Guideline (NPPG17) on Transport and Planning. It is clear from the TAR that the local roads network can cope with the resultant increase in traffic. However, in the terms of NPPG17, this in itself is not the only material consideration. The thrust of the policies contained in NPPG17 is to reduce the need to travel (particularly by car) and to promote alternative forms of travel (walking, cycling and public transport). The TAR concludes that being located so close to the A80 a significant proportion of the traffic that would visit the site is already passing. As such it would be difficult to meet all the aims of NPPG17. However, the proposed development comprises a mixture of uses and in grouping them together an opportunity to encourage linked trips to the uses being proposed will be created. This will promote an overall reduction in travel by private car compared to the case if each of these uses were isolated entities. The A80 and related road interchanges effectively form a barrier to convenient pedestrian movements to the site from south of the A80. From the north the site is accessible from a significant proportion of the Balloch residential area by means of a public footpath that arrives at the B8048 at Balloch Holdings which are located close to the proposed site access. The Transportation Manager has recommended that this footpath is upgraded to adoptable standard and this should include the clearing/cutting back of vegetation that bounds the path. This can be secured by planning condition. 53
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It is also recommended that a condition be imposed to secure that further investigation takes place into methods of transporting potential bus-borne visitors to the site. Again, this can be secured by planning condition. A condition will also ensure that cycle parking facilities are incorporated into the development. It is considered that as far as is reasonable and practicable the aims of NPPG17 have been taken into account in considering the proposed development and that the proposed development is not contrary to NPPGl7.
4.10 It is also important to note that in many regards the proposed development has a strong element that complies with Government policy on the provision of roadside facilities on major roads (National Planning Policy Guideline 9: The Provision of Roadside Facilities on Motorways and other Trunk Roads in Scotland NPPG9). The Government’s aim is to promote improved provision of roadside facilities, as a contribution to road safety, to increase competition, extend choice and help make Scottish roads more convenient for both residents of and visitors to Scotland. The Auchenkilns site is ideally positioned in relation to the central belt roads network to make a significant contribution in meeting these stated aims.
4.1 1 The Transportation Manager also recommends conditions that will afford the opportunity to re-assess the internal arrangement of roads and footpaths and also levels of parking provision. Also a condition that secures a safe pedestrian crossing over the B8048. Given that the proposed development is in outline only it is considered entireIy appropriate that these issues are made reserved matters.
4.12 The Scottish Executive Development Department have at time of writing still to respond. They have been involved in detailed discussions regarding the development of this site. It is not anticipated, therefore, that they will object to the proposed development. It has been established that if the development were to proceed it would not prejudice the potential on line up-grade of the A80.
4.13 The objectors raise a number of issues that are not material planning considerations, such as the loss of views, effect on property values, and the proximity of similar uses. The development status of the site has been discussed at some length at the start of this section of the report. The fact that the Transportation Manager has not objected to the proposed development means that the objections in terms of highway safety and congestion would not justify refusing planning permission.
4.14 The existing footpath between Balloch and the B8048 will be upgraded and it is anticipated that this will become the main pedestrian route to the proposed development. It is considered unlikely that significant numbers of pedestrians would walk to the site across the fields below Southfield Drive as was claimed by two of the objectors. If it were to be used and if disturbances were to occur then that would be a matter for the police.
4.15 Nuisance and disturbance from traffic visiting the site is highlighted by several of the objectors. Concern is expressed that this would occur 24 hours a day. The objectors concerned live in the Southfield road area of Balloch a considerable distance away from the application site. It is considered that these properties are sufficiently far aware to be unaffected by the proposed development. The properties adjacent to the B8048 will undoubtedly experience an increase in noise from traffic visiting the site. It should be remembered that they currently live close to the A80 and on a main route both into and through Cumbernauld (the B8048). 54
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It is considered that given existing background noise levels are likely to be high any increase is unlikely to be so significant as would justify refusing planning permission. The operation of the various uses within the site will be considered at the detailed application stage. Nevertheless, it is anticipated that the petrol filling station is likely to operate on a 24 hour basis.
4.16 The Director of Community Services has made a number of comments/recommendations. It is considered that a leisure facility in this location will not have an adverse effect on other sport and recreation facilities, particularly the Tryst. From a landscape point of view it is recommended that when the development platforms are being formed care is taken to avoid engineered or excessively steep slopes. A condition can be imposed that requires the submission of further details regarding the site levels.
4.17 The Conservation and Greening Unit make a number of detailed recommendations regarding the application site and the adjacent Low Wood. The Wood is a Site of Importance for Nature Conservation as there are ornithological, botanical and fungal interests therein. Several objectors make mention of the effect of the proposed development on wildlife, particularly deer. This is not highlighted as being a concern by the Conservation and Greening Unit.
4.18 The matters raised by the Conservation and Greening Unit pertaining to the application site, namely the translocation of an area of wildflowers and the inclusion of certain species within the planting schemes, can be addressed as part of the landscaping scheme for the site as a whole. A number of recommendations are made with regard to the Low Wood. This is not part of the application site but is in the ownership of the Council. Whilst the issues raised may be important, it is not considered reasonable or practical to pass onto any potential developer of the site the responsibility to manage the Low Wood as this cannot be related to the development being proposed. Their concerns regarding unrestricted access and litter can be covered by planning conditions, but responsibility to manage the site must rest with the Council. If the developers of the site were to be interested in securing access to the Low Wood, for example to form a jogging track/walkway through the wood as is suggested, then in negotiating an access agreement a contribution to managing the site could be secured. It would be improper for such negotiations or for these aims to be secured via the planning process.
4.19 The issue raised by Protective Services in relation to air quality at this location has been known about for some time and indeed was covered in reports prepared by the Scottish Office in relation to the upgrade of the A80 between Stepps and Haggs. The stop-start nature of traffic at Auchenkilns roundabout leads to increased levels of pollution and the only way to rectify this would be to remove this restriction to traffic. The TAR concludes that the development will not materially effect the performance of Auchenkilns roundabout and it should be realised that a significant amount of traffic visiting the site will come direct from the A80 i.e. it wiIl not be new or additional traffic. Consequently, it is considered that the issue of air quality is not of sufficient concern to justify refusing this application.
4.20 An indicative layout is included as part of the application detailing the plot layout and the associated structural landscaping. Low Wood is utilised as a backdrop to the proposed development and full use is made of the sloping nature of the site. The internal road mirrors the curve of the B8048 with the Hotel and Restaurant and Leisure Club to be positioned on the higher, more visible parts of the site. This also affords an opportunity to situate the petrol filling station and fast food outlet close to the access point and at a position which should be easier to screen or buffer using landscaping.
The/ 55
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The visually desirable uses will be screened but views will be afforded into the site at strategic points. In this way, the proposed development will be sensitively placed within the existing landscape. The key emphasis will be on securing a development that is of quality with close attention to detail being given to the position height and mass of the buildings. Also the principle elevations that will be visible from outwith the site can be carefully controlled to ensure that the resultant buildings are of a quality design that befits the site. It is considered that the planning conditions recommended will secure a quality development that will reflect the strategic nature of this gateway site and if the quality of the development is high, then it should assist in raising the profile of Cumbemauld, when being approached or passed on the A80. This should go someway to redressing the blank faCade that the majority of Cumbemauld presents to the A80. It may also assist in linking visually the two sides of Curnbemauld.
4.21 In conclusion, it is considered that the site is a strategically important and highly visible gateway site not only to Cumbemauld but also the conurbation. The proposed development is considered acceptable in planning terms and that given the correct controls a development of high quality will be achieved.
5. RECOMMENDATION
5.1 It is considered that the case for regarding this site as open space as defined in the Local Plan is compromised by the existence of the Secretary of State’s approval for the site in 1985. It would appear that a technical omission resulted in the site being incorrectly zoned in the Cumbemauld Local Plan. The Transport Assessment concludes that the development proposed could be achieved without any net detrimental impact on the local roads network. It is considered that the development can be carried out in compliance with the Government’s aims as contained in NPPG17 and NPPG9 and that there is no other policy or material planning consideration which would justify refusing outline planning permission. It should be noted that if Committee are minded to approve outline planning permission the application will require to be referred to the Scottish Ministers. 56
Application No: N/00/00414/FUL
Date Registered: 18th. April 2000
APPLICANT: MR. ROBERT LAWSON, 28 ST. IVES ROAD, MOODIESBURN, GLASGOW G69 OPE
Agent:
DEVELOPMENT: CHANGE OF USE FROM SHOP TO HOT FOOD TAKEAWAY OUTLET
LOCATION: 67 GLENMANOR AVENUE, MOODIESBURN
Ward No: 68 Grid: 269556 - 670655 File Reference: MD Site History:
Development Plan: Strathkelvin District Southern Area Local Plan 1983: No change (E.PR0.6) Northern Corridor Finalised Draft Local Plan 2000 (to be approved at time of writing) : Protect and enhance existing local shopping areas (SC.1)
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: No Reply: Conditions:
REPRESENTATIONS:
Neighbours: None Newspaper Advert: None
COMMENTS: The application is for a change of use from shop to hot food takeaway outlet at 67 Glenmanor Avenue, Moodiesbum.
Under the terms of the Strathkelvin District (Southern Area) Local Plan 1983 the site is identified by Policy E.PR0.6 whereby the area is unaffected by specific proposals.
The Northern Corridor Finalised Draft Local Plan 2000 (to be approved at time of writing) identifies the site as a local shopping centre with relevant shopping policies being as follows:-
SC.l/
58
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SC.l: Protect and enhance existing local shopping areas by discouraging developments that can threaten their viability and vitality. SC3: There will be a presumption against hot food shops, amusement arcades and public houses located directly below or in close proximity to residential properties or in such other locations where nuisance conditions are likely to occur. SC4: There will be a presumption against the loss of shops in local retail centres. There may be limited scope for changes of use from retail to other uses compatible with a retail environment (such as food and drink). These will have to be justified against: the effect proposals will have on the viability and vitality of the local shopping areas; compatibility with surrounding land uses; the avoidance of detrimental non-retail frontages; whether attempts have been made to market the premises for shop use and; other plan policies.
There are no objections to the application from the Protective Services Manager and from the Transportation Manager.
The application was advertised in the Kirkintilloch Herald on 24th. May 2000. No objections have been received.
The premises are part of a row of eight units. Of these, six are currently in Class 1 (shop) use. It is not therefore considered that the loss of this shop unit will be detrimental to the retail attractiveness of the local shopping centre. The previous butcher’s shop closed due to poor trading.
The nearest dwelling is 35m from the application site to the rear and therefore the proposed hot food takeaway should cause no loss of residential amenity.
It is considered that this is an acceptable location for a hot food takeaway outlet and as such it is recommended that planning permission be granted.
RECOMMENDATION: Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
List of Background Papers:
Application form and plans Strathkelvin District (Southern Area) Local Plan 1983 Northern Corridor Finalised Draft Local Plan 2000 (to be approved at time of writing)
Any person wishing to inspect these documents should contact Martin Dean on 01236-616459 59
Application No: N/00/0043 1RUL
Date Registered: 26th April 2000
APPLICANT: PERSIMMON HOMES (WEST SCOTLAND) LTD.
Agent: T. Lawrie & Ptns., Clydeway Skypark, 8 Elliot Place, Glasgow
DEVELOPMENT: ERECTION OF 60 HOUSES WITH ASSOCIATED GARAGES, ROADS, PLAY AREA & OPEN SPACE
LOCATION: Area 7A, Craigmarloch, Cumbemauld
Ward No: 56 Grid: 274119 676031 File Reference: JR ; Site History: No previous application
Development Plan: Zoned HG5A - Sites For New Residential Development in the Cumbemauld Local Plan (Adopted November 1993)
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: East of Scotland Water, Transco, The Coal Authority, West of Scotland Water, West of Scotland Archaeology Service No Reply Transco, Scottish Power, SEPA, Scottish Natural Heritage Conditions:
REPRESENTATIONS:
Neighbours: 1 Letter from adjoining neighbour Newspaper Advert: Not required
COMMENTS: This application has been received from T Lawrie, on behalf of Persimmon Homes, for the erection of 60 dwellings and associated works at Area 7A Craigmarloch, Cumbemauld. The development will comprise of 60 detached dwellings and associated works. The details of the housing development are contained within the accompanying report. It is considered that the proposal is acceptable and I would recommend that planning permission be granted subject to conditions.
Recommendation/
61
RECOMMENDATION: Grant subject to the following conditions:
1) That the development hereby permitted shall be started within five year of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997
2) That before development starts, full details and/or samples of the facing materials used on all external walls, windows, doors, rainwater goods and roofs shall be submitted to, and approved in writing by, the Planning Authority.
Reason: In order to protect the visual amenity of the site and the surrounding area.
3) That no integral garage shall be altered for use as a room without the prior written consent of the Planning Authority.
Reason: In the interests of the amenity of the site and to enable the Planning Authority to retain effective control.
4) That the use of the garages hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellings on the site, and no commercial activity shall be carried out, in, or from, said garages.
Reason: In order to protect the amenity of the site and the surrounding area.
5) That no dwelling shall be occupied until the access roads and footpaths leading thereto have been constructed to base course level.
Reason: In the interests of traffic safety at the locus and to ensure satisfactory traffic circulation within the site.
6) That within six months of the date of completion of the final dwelling on the site, the access road and footpaths which form part of this permission shall be constructed to wearing course level.
Reason: To ensure satisfactory pedestrian and vehicular access facilities to the dwellings.
7) That no trees within the application site shall be topped lopped, felled or otherwise affected, without the prior written consent of the planning authority.
Reason: In order to protect the visual amenity of the surrounding area.
8) That all trees within and adjacent to the application site shall be protected by a method to be agreed in writing with the Planning Authority before any work commences on site. The agreed method of protection, (which shall accord with BS5837/1980) shall be maintained on site until completion of all works adjacent to the trees.
Reason: In order to protect the visual amenity of the surrounding area. 62
9) That before development starts, a scheme of landscaping including boundary treatmentk), shall be submitted to and approved by the Planning Authority, and it shall include
a) details of any earth mounding, and hard landscaping, grass seeding and turfing
b) a scheme of tree and shrub planting, incorporating details of the number, variety and size of trees and shrubs to be planted;
C) 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, and
d) details of access points and footpath links into and through the shelterbelts shown green on the attached plan
e) details of the phasing of these works.
Reason: In order to protect the visual amenity of the surrounding area.
10) That prior to the occupation of the last 20 dwellings within the development hereby permitted, all planting, seeding, turfing and earth mounding 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 development, shall be replaced in the next planting season with others of a similar size and species.
Reason: In order to protect the visual amenity of the surrounding area.
11) That a Management Maintenance Schedule for the landscape scheme shall be submitted to and approved in writing by the Planning Authority prior to the commencement of landscape works. The landscaping shall thereafter be maintained in accordance with the approved maintenance schedule, to the satisfaction of the Planning Authority.
Reason: To enable the planning Authority to consider these aspects in detail and in the interests of the amenity of the site.
12) That before development starts a detailed design for all walls and fences to be erected on the site shall be submitted to and approved in writing by the Planning Authority, and this shall include details and specifications of the means of boundary definition to be used on each plot.
Reason: In the interests of amenity of the site and the surrounding area.
13) 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 12 above shall be erected.
Reason: To safeguard the amenity of future residents
14) That prior to the commencement of any works on site details of the layout and location of the contractor’s storagekompound and temporary sales areas shall be submitted to and approved in writing by the Planning Authority
Reason: To allow the Planning Authority to consider I ects in detail 63
15) That, notwithstanding the generalities of conditions 12 and 13 above, before any of the dwellinghouses shaded blue on the approved plans are occupied a 1.8m high screen fence or wall, the design of which has been approved in writing by the Planning Authority, shall be erected along the boundary of that dwellinghouse at the locations marked in yellow on the approved plans.
Reason: To safeguard the amenity of future residents.
16) That notwithstanding the provisions of Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no gates, fences, walls or other means of enclosure shall be erected between the front of the dwellinghouse and the adjoining road without the prior written consent of the Planning Authority.
Reason: In the interest of the visual amenity of the area.
17) That before development starts details of the surface finishes to curtilage parking areas shall be submitted to and approved by the Planning Authority.
Reason: These details have not been submitted.
18) That no electricity transforming or switching equipment, gas governor or sewage pumping station shall be erected on the site without the prior written consent of the Planning Authority.
Reason: In the interest of the visual amenity of the area.
19) That the developer as soon as is reasonably practicable and no later than at the end of each working day shall sweep or otherwise clear away any mud or similar material deposited on the surrounding road network by vehicles travelling to and from the site during the construction of the development.
Reason: To ensure the continued amenity and safety of the surrounding area.
20) That before the development hereby permitted starts, a scheme for the provision of a play area within the site, hatched red on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:-
a) details of the type and location of play equipment, seating and litter bins to be situated within the play area; b) details of the surface treatment of the play area; including the location and type of safety surface to be installed: c) details of the fences to be erected around the play area, and d) details of the phasing of these works.
Reason: To ensure the provision of adequate play facilities within the site.
21) That before the occupation of the last five dwellinghouses within the development hereby permitted, all works required for the provision of the equipped play area and included in the scheme approved under the terms of condition 20 above, shall be completed.
Reason: To ensure the provision of adequate play provision on the site. 64
22) That before the development permitted hereby starts, a management maintenance scheme for the proposed play area hatched red on the approved plans, , which includes proposals for its continuing care, maintenance and protection; shall be submitted to, and approved in writing by the Planning Authority, including any modifications as required.
Reason: To safeguard the residential amenity of the area.
23) That before the development hereby permitted is completed the management and maintenance scheme approved under the terms of condition 10 above shall be in operation.
Reason: To safeguard the residential amenity of the area.
24) That prior to the development hereby permitted being started on site full details of the existing and proposed ground levels shall be submitted to, and approved in writing, by the Planning Authority including any modifications as required.
Reason: To safeguard the residential amenity of the area.
25) That prior to the development hereby permitted being started, full details of the proposed working hours shall be submitted to and approved in writing by the Planning Authority, including any modifications as required.
Reason: To safeguard the residential amenity of the adjacent area.
26) That notwithstanding the terms of Condition 12) above, a 1.8 m high close board fence shall be erected along the boundaries shown hatched green on the approved plans.
Reason: In the interests of the amenity of the adjacent Dullatur Golf Course and tree shelterbelt and to enable the Planning Authority to retain effective control.
27) That notwithstanding the provisions of Class 7 of Schedule 1 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no gate or other means of access shall be constructed upon the boundary shown hatched green on the approved plans, without prior written consent of the Planning Authority.
Reason: In the interests of the amenity of the adjacent Dullatur Golf Course and tree shelterbelt and to enable the Planning Authority to retain effective control.
28) That prior to the development commencing on site full details of a footpath link along the route shown hatched brown on the approved plans shall be submitted to and approved in writing by the Planning Authority, including any modifications as required.
Reason: To ensure the satisfactory provision of pedestrian facilities to the adjacent bus stop.
29) That the footpath approved under Condition 28 above shall be completed prior to the completion of the last dwellinghouse.
Reason: To ensure the satisfactory provision of pedestrian facilities to the adjacent bus stop. 65
List of Background Papers
Application and plans dated 26 April 2000 Cumbernauld Local Plan (Adopted) 1993 Letter from Transco dated 5 May 2000 Letter from West of Scotland Water dated 15 May 2000 Letter from East of Scotland Water dated 24 May 2000 Letter from The Coal Authority dated 9 May 2000 Letter from Dullatur Golf Club dated 2 June 2000
Any person wishing to inspect these documents should contact Jim Ravey at 01236 616479. 66
Application Number: N/00/00431/FUL
1.0 Description of Site and Proposal
1.1 This application has been submitted by T. Lawrie, on behalf of Persimmon Homes, for the erection of 60 dwellings and associated works at the area known as 7A Craigmarloch, Cumbernauld. Three sites, identified as Craigmarloch 8M, 6C and 7A, were purchased by Persimmon Homes from Cumbernauld Development Corporation, prior to April 1996, for residential purposes. Sites 8M and 6C have now been developed.
1.2 The site lies to the north east of the Craigmarloch housing area and is currently lying vacant, although its last use appears to have been for agricultural purposes. The site forms a component of the Craigmarloch Housing Development. A partnership between Cumbernauld Development Corporation and Quality Street produced a design concept (brief) for a planned settlement based upon a traditional Scottish vernacular architecture. The site which is the subject of this application is the last significant area to be developed for housing purposes.
1.3 The site slopes steeply at the entrance, thereafter the site rises gently from the south to the north. Immediately to the north of the site lies the former Auchenbee Quarry. This quarry lies upon land which is owned by Dullatur Golf Club. North Lanarkshire Council approved an application for the infill of the quarry (N/98/0789/MIN). The works approved are now substantially complete. This has removed a potential hazard from the northern boundary of the site, whilst allowing the golf club to relocate a tee to improve the circulation around the course. The company who carried out the infill works were allowed a vehicular access across the land which is the subject of this application. The haulage road created by the infill company has formed the basis for the road on the submitted housing layout.
1.4 The proposed layout indicates that the residential development will accommodate 60 detached dwellings, the majority of which will within their house design incorporate an integral garage. All other dwellings will provide a double garage. The site extends to approximately 3.9 ha. This translates to approximately 16 dwellings per hectare, a density which is compatible with all the other adjacent housing areas. The range of accommodation will consist of four and five bedroom villas. The developer will also provide and maintain an equipped play area extending to approximately 750 sq. m. To the north and east the site is bounded by Dullatur Golf Course to the west is an area of planting dividing the site from the neighbouring housing site and to the south lies a small pond set within a landscaped area.
1.6 The site is zoned HG5A as having potential for new housing in the Cumbernauld Local Plan.
2.0 Consultations
2.1 Consultations responses were are follows:-
2.2 Transportation - The Transportation Manager responded with no objections.
2.3 Protective Services - No objections
2.5 East of Scotland Water - No objection
2.6 West of Scotland Water - No objections
2.7 Transco - No objections
2.8 The Coal Authority - No objections. 2.91 67
2.9 Neighbour Notification has produced 1 letter from the adjacent Dullatur Golf Course. The concerns expressed are:-
a) No details of the boundaries adjacent to golf course are given. They would like to see a screen fence erected. b) Previous developments adjacent to the golf course have caused problems due to residents constructing gates onto the land adjacent to the course. c) A footpath link is shown onto golf course land towards the north eastern edge of the site.
3.0 Conclusion
3.1 As previously mentioned this area is currently lying vacant and in an untended state. Its prominent position within the Craigmarloch road system ensures that it is a highly visible site within what is now an established residential area.
3.2 The site did have a potential problematic disused quarry immediately to the north. However as previously mentioned this has been removed by the IandfiWgolf course reconstruction. The timing of the infill works, and the completion of other housing developments in the Craigmarloch area has prompted Persimmon Homes to promote this development.
3.3 The proposed development will provide a range of “executive” detached housing within a private residential estate. The proposed road layout and the number of dwellings intended will complement the character of the area and reflects the criteria originally prepared by Cumbemauld Development Corporation/Quality Street when the original concept for Craigmarloch was established.
3.4 With regard to the concem being expressed by the adjacent Dullatur Golf Club, I can confirm that;
a) I have included a condition requiring that a 1.8 m high closed board fence is installed along certain specified boundaries, b) I have included a condition that the permitted development rights for installing gates and other means of access on these boundaries are removed c) I contacted Persimmon Homes regarding the provision of the footpath at this location. I have been informed that the footpath leads to a triangle of round in the ownership of Persimmon Homes. However discussions are ongoing between Persimmon Homes and Dullatur Golf Club to conclude an excambion of land. This triangle forms part of this deal. If the discussions reach a fruitful conclusion, then Persimmon Homes will gladly drop the footpath from their intended layout. However should the discussions reach an impasse, then Persimmon Homes would wish to retain an access to their land.
3.2 The proposed development accords with the Council’s open space and provision of play space requirements. The layout has been designed to take account of the neighbouring golf course, incorporates housing overlooking the pond, and is deemed appropriate by the Department’s Roads Engineers. I would therefore deem that the proposal from Persimmon Homes for the residential development of Project 7A Craigmarloch is acceptable and would recommend that planning permission be granted subject to conditions.
Comaps00/000431/FUL/jr 68
Application No. : N/00/00456/OUT
Date Registered: 26th April 2000
APPLICANT: MR MRS MELIA, 25 BLAIRDENAN AVENUE, MOODIESBURN, G69 OJT
Agent: Wilkie Moore Architects, " Crofthead", 31 Locksley Avenue, Cumbernauld, G67 4EN
DEVELOPMENT: OUTLINE APPLICATION FOR THE DEVELOPMENT OF FIVE DWELLINGS
LOCATION: LAND CURRENTLY OCCUPIED BY REDUNDANT FARM BUILDINGS ADJACENT TO GREENSIDE, WATERHEAD ROAD, PALACERIGG, CUMBERNAULD
-. Ward: 60 \
Grid Reference: 276657 673394
File Reference: N/00/00456/OUT
Site History: 96/00168/LUC Certificate of Lawful Use for Class 5 (Industrial) Use granted 26/02/1997
Development Plan Cumbernauld Local Plan Contrary to Development Plan: Yes
CONSULTATIONS:
Objection: No Objection: East Of Scotland Water; West Of Scotland Water; British Gas Transco
Conditions: S.E.P.A. (East) ; Director of Community Services
No Reply: Scottish Power
REPRESENTATIONS: Neighbours: One Letter Of Representation From A Neighbour. Newspaper Advertisement: No Response
COMMENTS: The applicant proposes the erection of a residential development comprising five dwellings, in outline. The site lies within an area of open space to the south of Cumbernauld. The property was originally a farmsteading, but part of the site is covered by an Established Use Certificate for Class 5 (Industrial) Use. This related to use of part of the site (mainly farm outbuildings and workshop buildings) for manufacturing of chimney cans. The development, as proposed, would extend significantly
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beyond the boundaries of the Class 5 area, encroaching onto the remaining agricultural land.
RECOMMENDATION:
Refuse permission for the following reasons:
1. The proposed development would be contrary to Policy EN26 of the adopted Cumbernauld Local Plan in that it does not provide for outdoor recreation, nature conservation or landscape protection.
2. The proposed development would result in a loss of visual amenity in the area in that the proposed grouping and layout of unlinked and informally related buildings would be incongruous within the rural landscape setting.
3. The proposed development, if approved, would set an undesirable precedent as it would be likely to encourage further applications for similar developments within areas of designated open space.
4. The proposed development would have an adverse impact on road safety in that the proposed visibility splay at the junction with Waterhead Road is inadequate.
Note to Committee
If granted this application will require to be referred to the Scottish Ministers in accordance with the Town & Country Planning (Notifications of Applications) (Scot1and)Direction 1997 List of Background Papers:
Application form and plans received 26th April 2000 Letter received 5th May 2000 from British Gas Transco Memo received 8th May 2000 from Environmental Services Letter received 9th May 2000 from West Of Scotland Water Letter received 12th May 2000 from S.E.P.A. (East) Letter received 23rd May 2000 from Mr David B Corbett Letter received 30th May 2000 from East Of Scotland Water Memo received 31st May 2000 from Countryside And Landscape Manager Memo received from Transportation Manager
Any person wishing to inspect these documents should contact Mary Stewart at 01236 616473. 71
APPLICATION NO, N/00/00456/OUT
REPORT
1. Description of Site and Proposal
1.1 The site lies on a hillside to the south of Cumbernauld and forms part of a prominent area of open landscape visible from large areas of the Cumbernauld from the town centre southwards. Access is from Waterhead Road along a narrow single track road.
1.2 The application site forms part of Greenside, which was originally a farm unit and was later used as a manufacturing facility for chimney cans. The original farmhouse was abandoned in favour of a replacement dwelling outwith the application site some thirty years ago. The original farmhouse remains on the site as a ruin. An ad-hoc group of farm outbuildings and later workshops also remain on the site and these too are largely derelict. There is some evidence of dumping of general builders debris and other waste beginning to accumulate on this area of the site. The remainder of the application site comprises agricultural grazing land.
1.3 Groups of mature trees form a prominent feature of the site, although a number of these are in very poor condition. Within the area of outbuildings some younger trees and scrub exist and the existing access is bordered by a mature hawthorn hedge on one side.
1.4 The applicant proposes the removal of all of the existing buildings and mature trees from the application site and the subsequent erection of five dwellings. Whilst the application is in outline, the submitted proposals include a site layout which shows five detached dwellings in an informal arrangement around an upgraded access.
1.5 Two indicative house types have also been submitted. These are both 1% storeys in height and the layout shows four of house type one and one of house type two.
2. Development Plan
2.1 The area is covered by policy EN26 in the adopted Cumbernauld Local Plan, which states:
“There will be a presumption against development in areas of open space defined in the Proposals Map, and other areas of recreational and amenity value to their surroundings except where the development provides for outdoor recreation, nature
conservation or landscape protection. ”
3. Planning History
3.1 An application for a Certificate of Lawful Use was submitted in 1996 in relation to the use of part of Greenside for a manufacturing process. The Certificate which relates to use of part of the current application site for Class 5 (Industrial) was issued on the 20thMarch 1997. 72
4. Representations and Consultations
4.1 West of Scotland Water and Transco commented that they had no apparatus in the vicinity and therefore had no objections to the proposals. East of Scotland Water considered that water supplies could be made available from an adjacent main on Waterhead Road.
4.2 SEPA commented that given the volume of sewage which the proposed development would generate, the optimum disposal route would be via connection to the public sewer. Otherwise an independent treatment facility which should include provision for the existing house would be required.
4.3 The Area Transportation Manager commented that substantial alterations to the proposed layout would be required in order to meet NLC roads standards. He also considered that the cost of works required to provide the required 4.5m x 160m visibility splay at the Waterhead Road junction would be prohibitive for this size of development.
4.4 The Director of Community Services commented that whilst the individual house designs submitted would be reasonably appro?+ite in this location, the nature of the group of housing would have an adverse vish- impact on the this rural area. He also commented on the need to retain one of the mature trees on the site and to provide replacement planting for those being removed. It was also considered important to retain the existing hedgerow on the south eastern side of the existing access.
4.5 No response was received from Scottish Power.
4.6 The letter of representation from a neighbour stated that he was opposed to the application only in as far as it might create a precedent for other residential development in the area and that in general terms he favoured a residential development as opposed to the potential problems which could be generated by a business use of the site.
5. Planning Assessment and Conclusions
5.1 This proposed development is contrary to Local Plan Policy, albeit that an incongruous industrial use has been established on part of the site. The current proposal extends considerably beyond this industrial are into open space. There are a number of derelict buildings on the site and some localised evidence of tipping etc. By far the more important views of the site are those longer range views from the north and these are not adversely affected by either.
5.2 The proposed development would be very visually intrusive, both by virtue of the number of dwellings proposed and because of the lack of cohesion resulting from the informal and unlinked nature of the proposed layout. The visual impact of the proposals would be further heightened by the works required to bring the proposed road layout up to an adoptable standard.
5.3 Whilst the removal of this non-conforming use would be desirable in planning terms the benefits are of the removal would be far outweighed by the visual impact of the proposal and the precedent that could be set in relation to the promotion of 73
residential development in other similar areas of open space in the area. In view of the above I would recommend that planning permission be refused. 74
Application No: N/00/00471/FUL
Date Registered: 27th April 2000
APPLICANT : MRS KIM HUNTER, 271 OAK ROAD, ABRONHILL, CUMBERNAULD, G67 3LC
Agent:
DEVELOPMENT: SITING OF A MOBILE SNACK BAR
LOCATION: PARKING BAY ADJACENT TO 22 TANNOCH DRIVE, LENZIEMILL, CUMBERNAULD
Ward No: 60 Grid: 275932-673235 File Reference: GLA Site History: No known history for the application site
Development Plan: Zoned as Industrial in the Cumbernauld Local Plan (Adopted November 1993)
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: British Gas, East of Scotland Water, West of Scotland Water & Scottish Power No Reply: Conditions:
REPRESENTATIONS:
Neighbours: No Response Newspaper Advert: No Response
COMMENTS: This applicant is seeking planning permission to site a mobile snack bar at the parking bays adjacent to 22 Tannoch Drive, Lenziemill, Cumbernauld.
The snack bar will be located off the public road and the Transportation Manager has not objected providing the applicant does not erect any advertising or directional signage. This can be addressed by the imposition of a planning condition.
The snack bar will be located in an estabIished industrial area and in planning terms does not raise any amenity concerns. Indeed, the snack bar is likely to provide a useful service. Nevertheless, to allow the traffic and amenity impacts to be monitored and to retain an element of control it is recommended that a temporary consent be granted for a period of two years.
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RECOMMENDATION: Grant subject to the following conditions:-
1. That the permission hereby granted is for a temporary period only and shall expire on 21st June 2002.
Reason: To enable the Planning Authority to retain effective control in order to be able to monitor the traffic and amenity impacts of the snack bar.
2. That the snack bar shall be positioned so as only to take up one car parking space.
Reason: To ensure that only one car parking space is lost as a result of the development.
3. That except as may otherwise be agreed in writing by the Planning Authority, the service hatch shall face onto the cobbled area shaded in green on the approved plans.
Reason: To ensure that only one car parking space is lost as a result of The development.
4. That no signage advertising the mobile snack bar shall be placed on the public road or footway.
Reason: In the interests of traffic and pedestrian safety.
List of Background Papers:
Planning Application Forms and Plans registered on 27th April 2000 Cumbernauld Local Plan (Adopted November 1993) Consultation response from British Gas dated 2nd May 2000 Consultation response from Scottish Power dated 3rd May 2000 Consultation response from East of Scotland Water dated 12th May 2000 Consultation response from West of Scotland Water dated 19th May 2000
Any person wishing to inspect these documents should contact Gillian Anderson on 01236-616478. 77
Application No:
Date Registered: 26th. April 2000
APPLICANT: PERSIMMON HOMES, PERSIMMON HOUSE, BOTHWELL ROAD, HAMILTON ML3 ODW
‘ Agent:
DEVELOPMENT: ERECTION OF SEVEN DWELLINGHOUSES
LOCATION: LAND BETWEEN PLOTS 86 AND 93, AREA 6C, CRAIGMARLOCH, CUMBERNAULD
Ward No: 56 Grid: 274182 - 675796 File Reference: IE Site History:
Development Plan: Cumbemauld Local Plan: Policy HG5A- Sites for new housing development
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: Department of Community Services, East of Scotland Water, West of Scotland Water, British Gas Transco, The Coal Authority, West of Scotland Archaeology Service and SEPA West No Reply: Department of Education, Scottish Power Conditions:
REPRESENTATIONS:
Neighbours: Three letters of objection Newspaper Advert: Not required
COMMENTS: In the original consent for the overall development, this site was reserved for a ‘landmark’ development to give a sense of identity to the area. However the ‘landmark’ development, four storey flats, has now been incorporated into an adjacent site being developed by Dundas Estates thus releasing this site from that requirement. Three letters of objection have been received from two neighbours and these are discussed in the attached report. I do not consider the grounds of objection to be of sufficient weight to merit refusal of the appropriate and I recommend 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.
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2. That before the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: In order to allow the Planning Authority to consider these details.
3. That before any of the dwellinghouses hereby permitted, situated on a site upon which a fence or wall is to be erected are occupied, the fence, or wall, as approved under the terms of condition 2 above, shall be erected.
Reason: To safeguard the amenity of future residents.
4. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining buildings.
Reason: In order to integrate the development into the existing adjoining site.
5. That notwithstanding the provisions of Class 7 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no gates, fences, walls, or other means of enclosure, shall be erected between the front of the dwellinghouse hereby permitted and the adjoining road.
Reason: In order to integrate the development into the existing adjoining site.
6. That no integral garage shall be altered for use as a room without the prior written consent of the Planning Authority.
Reason: In order to retain effective control.
7. That before work starts on the construction of any of the houses hereby approved, details of the surface treatment proposed for the area around the electricity sub-station and coloured yellow on approved plan No. 100REV.L shall be submitted to and approved in writing by the Planning Authority.
Reason: These details have not been submitted.
List of Background Papers:
Application form and plans Cumbernauld Local Plan Letter from West of Scotland Water dated 19th. May 2000; East of Scotland Water dated 24th. May 2000; British Gas Transco dated 8th. May 2000; The Coal Authority dated 8th. May 2000; West of Scotland Archaeology Service dated 8th. May 2000. Memo's from Head of Sport and Transport dated 30th. May 2000 and Environmental Control Manager dated 22nd. May 2000
Letter/ 80
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Letter from Persimmon Homes dated 26th. May 2000 Letters from Mr. Steven Crawford, 19 Glen Clova Drive, Craigmarloch G68 ODL dated 27th. April 2000 and 2nd. May 2000 and Daniel Foran, Glen Clova Drive, Craigmarloch G68 ODL dated 27th. April 2000
Any person wishing to inspect these documents should contact Iain Ewart on 01236-616472 81
APPLICATION NO: N/00/00475/FUL
1. PROPOSAL AND SITE
1.1 It is proposed to erect seven detached houses on a vacant site within Area 6c of the existing Persimmon Homes construction site in Craigmarloch. The land to which the application relates was originally earmarked for a ‘landmark’ development at the outset of the development of Craigmarloch being on the hilltop. The consent which was granted for Area 6c - PA94/106 did not contain proposals for that land because of this. However in the interim a landmark proposal has been approved on an adjacent site being developed by Dundas Estates (in the form of 2 X blocks of four storey flats) and the requirement no longer pertains to this site, hence this application.
1.2 The site lies with an area allocated for housing development in the Cumbemauld Local Plan.
2. CONSULTATIONS AND OBJECTIONS
2.1 The Department of Community Services, East of Scotland Water, West of Scotland Water, British Gas Transco, The Coal Authority, The West of Scotland Archaeology Service and SEPA West have been consulted and offered no objection. The Department of Education and Scottish Power were consulted and did not reply.
2.2 The Transportation Manager and the Environmental Control Manager are satisfied with the proposals.
2.3 Three letter of objection have been received, two from one neighbour and one from another. The grounds of objection can be summarised as follows:
a) The proposed houses are not a response to any change of need for the area; b) The proposed new development is significantly different from that shown when the objectors bought their house; c) Building work on the existing approved development has been slower thus compromising residential amenity: The proposal will exacerbate the problem; d) The proposal could result in potential damage to mature trees on the site; e) Children accessing the play area would be at risk from cars reversing from the driveways of the proposed homes and increased traffic on Glen Clova Drive.
3. OBSERVATIONS
3.1 With regard to the points of objection above I would comment on them in turn as follows:-
(a) It was always intended that the application site would be developed and in fact, less homes are going on the site than could have been the case; (b) Regardless of what the developer showed to the objectors when they bought these houses, the developer is entitled to submit this application; (c) Damage to residential amenity during construction work will only be temporary; (d) There are no mature trees on the application site; (e) The addition of seven homes will not have any significant effect on traffic movements on Glen Clova Drive.
4. CONCLUSION
4.1 The proposed development is entirely acceptable, accords with Local Plan and is of a scale and nature which is appropriate to this site. I therefore recommend approval. 82
Application No: N/00/00492/OUT
Date Registered: 2nd. May 2000
APPLICANT: MRS. HELEN D. RALPH, 9 DROVE HILL, BALLOCH, CUMBERNAULD G68 9DL
Agent: Avonside Timber Frame Ltd., Castlecary, Cumbernauld G68 ODT
DEVELOPMENT: ERECTION OF DETACHED DWELLINGHOUSE (IN OUTLINE)
LOCATION: GARDEN GROUND OF 9 DROVE HILL, BALLOCH, CUMBERNAULD G68 9DL
Ward No: 56 Grid: 273642 - 674991 File Reference: IE Site History: PA83/39 - Erection of house and garage granted by Cumbernauld Development Corporation on 28th. January 1983
Development Plan: Cumbernauld Local Plan: Policies HG3 and HG4 - Mainly residential uses, existing residential character and amenity to be protected.
Contrary to Development Plan: Yes
CONSULTATIONS:
Objection: No Objection: British Gas Transco, SEPA. East of Scotland Water, West of Scotland Water No Reply: Scottish Power Conditions:
REPRESENTATIONS:
Neighbours: One letter from an adjoining owner Newspaper Advert: Not required
COMMENTS: The house, as proposed, would not have a proper road frontage, would not relate satisfactorily with adjacent houses and would consequently be damaging to existing residential amenity. I therefore recommend that the application be refused.
RECOMMENDATION: Refuse permission for the following reasons:-
1. In the interests of residential amenity as the proposed house plot would not properly front onto an adjacent road, would not relate satisfactorily with adjacent houses, would not be in keeping with the character of the surrounding area and, as such, would be contrary to Policy HG3 of the Cumbernauld Local Plan.
2. If/
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2. If approved, the proposal would be liable to encourage the submission of other similarly unsuitable applications.
List of Background Papers:
Application form and plans Cumbemauld Local Plan Letters from West of Scotland Water dated 15th. May 2000; East of Scotland Water dated 12th. May 2000; British Gas Transco dated 8th. May 2000 and SEPA West dated 10th. May 2000 Letter from Mr. William Graham, 27 Earl’s Hill, Balloch, Cumbemauld G69 ET dated 8th. May 2000 Memo from Environmental Control Manager dated 18th. May 2000
Any person wishing to inspect these documents should contact Iain Ewart on 01236-616472 85
APPLICATION NO: N/00/00492/0UT
1. SITE AND PROPOSAL
1.1 Application is made for outline planning permission for the erection of s single dwellinghouse in what is currently garden ground of the existing detached bungalow at 9 Drove Hill, Balloch, Cumbemauld.
1.2 The garden ground which is the subject of this application is laid to lawn and slopes gently from north to south.
1.3 In the Cumbemauld Local Plan Policies HG3 and HG4 apply. Policy HG3 specifies criteria which will be applied for new residential development within residential areas and Policy HG4 is framed to protect residential amenity of residential areas.
2. CONSULTATIONS AND OBJECTIONS
2.1 East of Scotland Water, West of Scotland Water, British Gas Transco and SEPA West were consulted and have offered no objections. Scottish Power were consulted and did not reply.
2.2 The Transportation Manager and Environmental Control Manager also offer no objections.
2.3 A neighbouring householder has submitted a letter saying that he would not object provided that the new house was to be a bungalow but that he would object if it was to be a two storey house.
3. OBSERVATIONS
3.1 The consultees offer no objection and the neighbouring resident does not object to the principle of forming a residential plot on the site.
3.2 Policy HG3 of the Local Plan contains the criteria against which the proposal must be judged and it states, in part: “New residential development and alterations/extensions to residential properties will be in keeping with the scale and character of the surrounding area. In particular - - The site must provide a satisfactory living environment by accommodating a reasonablesize of dwellinghouse, and with acceptable garden area remaining, and with no detrimental effect on existing residential amenity”, ...... - “Houses should properly front onto an adjacent road or should acceptably relate to a suitable orderly disposition of buildings”.
3.3 The proposed house plot would be positioned to the side of the existing house but as the existing house is on the outer curve of Drove Hill it would effectively mean that the plot would be at last 20 metres in from the road and only accessed by an elongated driveway of that length which possibly would require to be shared with the existing house. Furthermore it could then be somewhat difficult to site a house within the plot which presented an elevation to the road or which gave it any outlook. In essence the proposal would virtually constitute backland development.
4. CONCLUSION
4.1 It is quite clear that the proposed house plot would not allow the development of a house which would satisfy the criteria specified in Policy HG3 and, if allowed, would damage residential amenity and the character of the area.
4.2 In the light of the above considerations I would recommend that the application be refused. 86
Application No: N/00/00499/FUL
Date Registered: 16 May 2000
APPLICANT: TOWN CENTRE INITIATIVES LTD., DALZIEL WORKSPACE, MOTHERWELL
Agent: Martin Berkeley Environmental Design, 40 Berkeley Street, Glasgow G3 7DW
DEVELOPMENT: ENVIRONMENTAL & LANDSCAPING WORKS, INCLUDING THE ERECTION STEEL LATTICE ARCHWAY
LOCATION: TOWN CENTRE ENTRANCE ST. MUNGO’S WALK TOWN CENTRE CUMBERNAULD
Ward No: 54 Grid: 275717 674512 File Reference: GC Site History: No Previous Applications
Development Plan: Zoned SH1, Existing Shopping Centre in Cumbemauld Local Plan
Contrary to Development Plan: No
CONSULTATIONS:
Objection : No Objection: East of Scotland Water, Scottish Power, Transco, No Reply: Police Conditions: REPRESENTATIONS:
Neighbours: No Response Newspaper Advert: Not Required
COMMENTS: This application describes a scheme of landscaping and environmental improvement works for the entrance into the PhaseU2 part of the Town centre at St. Mungo’s Walk, The project has been designed and progressed in co-operation with the owners of Phasel/2 and the owners of the Red Triangle Snooker Club, the adjoining properties. These parties are also contributing towards the cost of the works. The scheme includes the resurfacing of the footpath adjacent to the car park, the erection of a new ornamental metal railing along the edge of the car park, planting works at the neighbouring wooded area and the erection of a steel lattice archway at the entrance to the Town Centre. The pyramid shaped archway has been designed to echo the design of the spire on the nearby St. Mungo’s Church and to create a landmark feature at one of the main entrances into the Town Centre. I believe that the proposals will significantly improve the appearance of an important gateway into the town and would recommend that permission is granted.
RECOMMENDATION:/
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RECOMMENDATION:
1. That the development, hereby permitted shall be stared within five years of the date of this permission
Reason To accord with the provisions of the Town and Country Planning (Scotland) Act 1997
2. That before development starts, a scheme of landscaping including boundary treatment($, shall be submitted to and approved by the Planning Authority, and it shall include
a) a scheme of tree and shrub planting, incorporating details of the number, variety and size of trees and shrubs to be planted;
b) 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.
Reason: In order to protect the visual amenity of the surrounding area.
3. That prior to the completion of the development hereby permitted, all planting and seeding, included in the scheme of landscaping and planting, approved under the terms of Condition 2 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 development, shall be replaced in the next planting season with others of a similar size and species.
Reason: In order to protect the visual amenity of the surrounding area.
List of Background Papers:
Application Form And Plans Cumbernauld Local Plan Letter from East of Scotland Water dated 30 May 2000 Letter from Scottish Power dated 29 May2000 Letter from Transco dated 23 May 2000 Letter from dated
Any person wishing to inspect these documents should contact Gordon Cameron on 01236-616471 89
Application No: N/00/0056 1/FUL
Date Registered: 17th May 2000
APPLICANT: PATRICIA MOORE, 1-3 TWEED WALK, CUMBERNAULD TOWN CENTRE
Agent: Andrew Begley Architects, 26 Freeland Place, Kirkintilloch, Glasgow, G66 1ND
DEVELOPMENT: CHANGE OF USE OF FORMER AMUSEMENT ARCADE TO SMALL FUNCTION SUITE FORMING AN EXTENSION TO EXISTING LICENSED PREMISES
LOCATION: 3 TWEED WALK, CUMBERNAULD TOWN CENTRE
Ward No: 54 Grid: 275752-674516 File Reference: GLA Site History: 1 Tweed Walk - PA 85/370 - Alterations 1 Tweed Walk - PA 84/102 - Amusement Arcade/ Drink Parlour 3 Tweed Walk - PA 87/108 - Licensed Restaurant
Development Plan: Zoned as ‘Town Centre’ - Policies SH1, 8 Cumbemauld Local Plan (Adopted November 1993)
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: No Reply: Conditions:
REPRESENTATIONS:
Neighbours: No Response Newspaper Advert: No Response
COMMENTS: The applicant is seeking planning permission for the change of use of a former amusement arcade to a small function suite forming an extension to the existing licensed premises at 3 Tweed Walk, Cumbemauld Town Centre.
The existing net floor area is 259 square metres and the proposed area is to be 336 square metres. The function suite is to be 44 square metres in floor area and is to have a dance floor, a new bar servery and male and female toilets. The new function suite will be accessed from the existing bar area and it will bring the vacant, former amusement arcade back into an appropriate use.
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Consultations and neighbour notifications have produced no adverse responses and I can confirm that this is a suitable use for a vacant unit in Cumbemauld Town Centre. I therefore recommend that planning permission is granted subject to conditions.
RECOMMENDATION: Grant subject to the following conditions:-
1. That the permission shall be started within five years of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
List of Background Papers:
Planning Application Forms and plans registered on 17th May 2000 Cumbemauld Local Plan (Adopted November 1993)
Any person wishing to inspect these documents should contact Gillian Anderson on 01 236-616478. 92
Application No: N/00/00596/FUL
Date Registered: 23rd. May 2000
APPLICANT: WHITBREAD - TULLOCH PROPERTIES, 2 THE HERCULEAN, HOUGHTON HALL PARK, DUNSTABLE LU5 5XE
Agent: Robert Turley Associates, 7 Newton Place, Glasgow G3 7PR
DEVELOPMENT: ERECTION OF PUBLIC HOUSERESTAURANT AND HOTEL
LOCATION: FORMER BUS GARAGE, CUMBERNAULD ROAD, STEPPS
Ward No: 70 Grid: 266771 - 668843 File Reference: MD Site History: N/99/00767/OUT: Erection of Public HouseRestaurant and Hotel (Outline) - Approved May 2000 N/00/00595/FUL: Erection of Office Development - being processed
Development Plan: Strathkelvin District (Southern Area) Local Plan 1983 Policy EPR0.6 - Areas Unaffected by Specific Proposals Northern Corridor Local Plan (Finalised Draft) 2000 (still to be approved at time of writing) Policy ECON.2) - Established IndustryBusiness Areas Strathclyde Structure Plan 1995 Policies IND1, INDlA - Marketable Industrial Land
Contrary to Development Plan: Yes
CONSULTATIONS:
Objection: No Objection: The Coal Authority No Reply: Conditions:
REPRESENTATIONS:
Neighbours: None Newspaper Advert: None
COMMENTS: The application is for a public househestaurant and hotel on the western section of the former bus garage, Cumbemauld Road, Stepps. Outline planning permission (N/99/00767/OUT) was approved for the development in May 2000.
The site is covered by Policy E.PR06 (Area Unaffected by Specific Proposals) in the Strathkelvin District (Southern Area) Local Plan 1983. Under the Northern Corridor Local Plan (Finalised Draft) 2000 (to be confirmed at time of writing) the site is covered by Policy ECON.2 (Established IndustryBusiness Areas).
There/ PLANNING APPLICATION NO: N100/00596/NL PROPOSED PUBLIC HOUSURESTAURANT & HOTEL AT FORMER BUS GARAGE, -. STEPPS, Ns6668. I.3m I .LW This ayy has been produced specificallyfwPlanning ard Building Contrd purposes only. No further copes may be made 94
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There have been no objections in response to the advertisement in the Kirkintilloch Herald.
An application (N/00/00595/FUL) for two office blocks on the eastern section of the former Stepps bus garage is currently being processed.
In detail the proposal is for a traditionally designed “Brewer’s Fayre” style pubhestaurant, a four storey high “Travel Inn” style hotel and parking for 142 cars. Cumbernauld Road road improvements were negotiated at the outline application stage and are imposed through a planning condition. Some design improvements are required by planning condition for the most prominent elements of the development.
There are no consultee objections to the proposal.
The proposed Public House/Restaurant and Hotel comply with the outline permission and are considered acceptable. It is recommended that planning permission be granted.
RECOMMENDATION: Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started prior to 10th. May 2005.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997 and the terms of the outline planning permission.
2. That no part of the development shall be occupied until:-
- Infrastructure modifications at Crowwood Roundabout as indicated on the Goodson Cole Plan Figure 7,Revision C, dated 4th. April 2000, in their Transport Assessment Report dated 13th. April 2000. - Road improvements at Cumbernauld Road as indicated on the Goodson Cole Plan Drawing R01, Revision A, dated 11th. April 2000, have been implemented to the satisfaction of North Lanarkshire Council as Planning and Roads Authority, in consultation with the Scottish Executive Development Department Road Network Management and Maintenance Division in respect of Crowwood Roundabout; (trunk road modifications shall in all respects comply with the Design Manual for Roads and Bridges and the Specification for Highway Works published by HMSO and the developer shall issue a certificate to that effect signed by his design organisation).
Reason: In the interest of road safety and as required by the Scottish Executive Development Department Road Network Management and Maintenance Division.
3. That before the development hereby permitted starts, a report shall be submitted from a certified source on any ground conta: 9ci1 on the application site and any necessary remedial measures and shall be approvL wing by the Planning Authority, including any modifications as may be required; approk -dial measures shall thereafter be implemented prior to construction works commencing. 95
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Reason: To ensure that the site is not contaminated or that acceptable remedial measures are approved and carried out.
4. That before the development hereby permitted starts, amended elevations of the north facing section of the Public HouseRestaurant and of the Hotel shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: In order to secure design improvements to the prominent sections of the development.
5. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:-
(a) Details of any earth moulding and hard landscaping, grass seeding and turfing; (b) A scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (c) An indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development, and (d) Details of the phasing of these works.
Reason: In the interest of the amenity of the site and the general area.
6. That within one year of the occupation of the Public HouseRestaurant and Hotel hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 5 above, shall be completed and any trees, shrubs or areas of grass which die, are removed, damaged, or become diseased, within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species.
Reason: In the interest of the amenity of the site and the general area.
7. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To ensure that the materials are of a suitably high quality and are appropriate for the area.
8. 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 order to ensure that the fencing is of a suitably high standard for the site.
9. That drainage works shall be to the satisfaction of the Planning Authority, West of Scotland Water and The Scottish Environmental Protection Agency.
Reason: In the interest of amenity and public health. 96
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10. That the access, parking provision and turning areas shall be to the satisfaction of North Lanarkshire Council as Planning and Roads Authority.
Reason: In the interest of road and pedestrian safety.
11. That any alterations to statutory undertakers apparatus shall be carried out to the satisfaction and requirements of the respective statutory undertakers.
Reason: To protect statutory undertakers apparatus.
List of Background Papers:
Application form and plans Strathclyde Structure Plan 1995 Strathkelvin District (Southern Area) Local Plan 1983 Northern Corridor Local Plan (Finalised Draft) 2000 (to be confirmed at time of writing) Consultation memo from the Area Manager Environmental Health
Any person wishing to inspect these documents should contact Martin Dean on 01236-616459
Comaps2000/Martin.D/0000596/FUL/8jn/jk 97
Application No. c/oo/oooo8/FuL Date registered 2 February 2000 APPLICANT SUSTRANS, 3 COATES PLACE, EDINBURGH, EH3 7AA
Agent None DEVELOPMENT USE OF LAND AS CYCLEPATH, ERECTION OF PUBLIC ARTWORK AND STATION IMPROVEMENTS INCLUDING INSTALLATION OF CCTV SCHEME
LOCATION DRUMGELLOCH STATION, BANKHEAD PLACE, GLASGOW - EDINBURGH CYCLEPATH, AIRDRIE
Ward No. 49 Grid Reference 277746665360
File Reference C/PL/17707/200 1121OOO/KC/KH
Site History C/99/00738/FUL Change of Use of Derelict Land to Cyclepath was withdraw on 14 December 1999.
Development Plan Under the terms of the Adopted Monklands District Local Plan 1991, the application site is located within an area covered by the following policy zoning-
HG9 Housing Policy for Existing Residential Areas
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Scotrail, Strathclyde Passenger Transport Conditions No Reply
REPRESENTATIONS Neighbours 8 letters of objection were received from neighbours.
Newspaper Advertisement Not required
COMMENTS This application comprises of a number of component parts, these being the creation of a cyclepath to the rear of properties 24-38 Bankhead Place in order that it links with the existing cyclepaths at Bankhead Place, east of Crowwood Drive and also creates a link into Drumgelloch Train Station; the erection of public artwork under the bridge at Crowwood Drive, and improvements and installation of CCTV scheme at Drumgelloch Station. Full assessment of the proposal, including policy matters and points of objection are dealt within the accompanying background report. I therefore recommend for the reasons outlined in the accompanying report that the proposal be granted planning permission.
r0000008 Produced by Department of Planning and Environment Central Divlsion Muniupal Buildings KildOMn Street COATBRIDGE ML5 3LN
Telephone 01236 812222 Fa.01236 431068 * OBJECTORS __. 1:1250 Th~scopy has been produced specifically for Plannlng and Building Control purposes Only OS Liceme VI 09041L NO further copies may be made - 99
RECOMMENDATION
Grant, subject to the following conditions.
1. That the development hereby permitted shall be started within five years of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997
2. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection Of-
(a) the proposed cyclepath coloured peach on the approved plans;
(b) the proposed CCTV cameras at Drumgelloch train station;
(c) the proposed external lighting located on the cyclepath and the underside of Crowwood Drive bridge;
(d) the proposed 1.8 metre high fences;
(e) the pieces of artwork located under the Crowwood Drive bridge;
(0the barriers at Drumgelloch station where the proposed cyclepath meets the existing footpath;
(g) the proposed handrails on the section of proposed cyclepath that meets the existing footpath at Drumgelloch train station;
(h) the proposed route signage at Drumgelloch station and on the proposed cyclepath, and
(i) the areas of ground immediately to the side of the proposed cyclepath at Bankhead Place, and around the artwork under Crowwood Drive bridge.
Reason: To enable the Planning Authority to consider these aspects.
7 3. That before completion of the development hereby permitted, the management and maintenance schemed approved under the terms of condition 2 shall be in operation.
Reason: To safeguard the future of the development and in the interests of amenity of the surrounding area.
4. That before the development hereby permitted starts, details of how the proposed cyclepath meets the existing length of path at Bankhead Place, shall be submitted to, and approved by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects.
5. That a clearance of 0.75 metres adjacent to all existing and proposed fencing and handrails be provided.
Reason: In the interests of pedestrian and cyclist safety and to comply with the provisions of Sustrans Guidelines and Practice Details - Issue 2.
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6. That no cycling shall be permitted along the station platform. Cyclists dismount signs shall be erected at the proposed access control.
Reason: In the interests of pedestrian and cyclist safety.
List of Background Papers
- Application form and plans dated 22 December 1999. - Adopted Monklands District Local Plan 1991. - Consultation responses from Transportation Manager dated 22 February 2000,7 April 2000 and 24 May 2000. Consultation response from Strathclyde Passenger Transport dated 22 February 2000. Consultation response form Railtrack dated 29 February 2000. Letter of representation from Mrs M McGivern, 30 Bankhead Place, Airdrie dated 17 January 2000. Letter of representation from J and A Milligan, 26 Bankhead Place, Airdrie dated 16 January 2000. Letter of representation from T Fraser, 28 Bankhead Place, Airdrie dated 16 January 2000. Letter of representation from Thomas Rennicks, 36 Bankhead Place, Airdrie dated 16 January 2000. Letter of representation from Christine Robertson, 24 Bankhead Place, Airdrie dated 16 January 2000. Letter of representation from Peter Stangoe, 34 Bankhead Place, Airdrie dated 16 January 2000. Letter of representation from Kate and Kenny McGuigan, 38 Bankhead Place, Airdrie dated 16 January 2000. Letter of representation from Peter Chapman, 32 Bankhead Place, Airdrie dated 16 January 2000.
Any person wishing to inspect the above background papers should telephone Coatbridge 812382 and ask for Kirsten Cairns.
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APPLICATION NO. C/OO/OOOOS/FUL
REPORT
1. SITE AND PROPOSAL
1.1 This application is for the construction of a small section of the Glasgow to Edinburgh Cyclepath, erection of public artwork, and improvements and installation of CCTV scheme at Drumgelloch Station, Airdrie
1.2 The section of path proposed adjacent to the railway line is located to the rear of properties 24-38 Bankhead Place. It is proposed that the small section of path provide the missing link between the existing section of the cyclepath at Bankhead Place (constructed by Strathclyde Regional Council) and the section east of Crowwood Drive, which mainly utilises the old railway line out of Airdrie, through Caldercruix and out to Bathgate. The proposed path would be 2 metres wide of a bitmac fmish, and have 4 lighting columns.
1.3 It is further proposed that the path will link into Drumgelloch Station, creating access for cyclists, pedestrians and disabled persons. 1 lighting column is proposed on the access ramp into the station.
1.4 The artworli proposed for underneath the bridge at Crowwood Drive consists of 9 markers made of concrete which incorporate casts and images of locations on the cycleroute. It is further proposed that lighting be placed on the underside of the bridge.
1.5 The proposed work at Drumgelloch Station comprises of the aforementioned access from both Crowwood Drive and Bankhead Place, and the installation of CCTV cameras along the existing path at the station.
1.6 The application site is located within a residential area, with flats north of the railway line and terraced properties to the south.
2. CONSULTATIONS
2.1 Railtrack have no objections to the proposal. Strathclyde Passenger Transport, who are funding the station improvement elements support the proposal.
3. REPRESENTATIONS
3.1 8 letters of representation have been received from the neighbours at properties 24-38 Bankhead Place.
3.2 The points of objection can be fairly summarised as follows:
1. The proposed path to the rear of properties 24-38 Bankhead Place will attract undesirables leading to anti-social behavior and dropping of litter.
2. The proposed path will lead to wear and tear of existing boundary fencing.
3. The artwork under Crowwood Drive bridge by their nature will encourage youths and public drinkers to sit on the markers, leading to anti-social behavior. Furthermore, the light on the underside of the bridge will be vandalised or will be used to aid anti-social behavior.
4. There is no need for improved access to the station as there are two accesses on the north side of the line. Furthermore, there is no need for improved lighting as the station is well lit and already has a pan, tilt and zoom CCTV camera.
5. The creation of the cycletrack would alter the character of Bankhead Place as it would create an access into the area from the northside of the railway line. It would also act as a walkway through to Clarkston which has a pub: shop, post office, off sales, a club, a chemist and a doctors surgery. Thus bringing increased numbers of pedestrians into the afea. It is further suggested that the path could not cope with such suggested heavy pedestrian traffic.
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6. It is firther suggested that the access to the Bankhead Place side would result in increased vehicular traffic as drivers would park at Bankhead Place in order to use the trains, or people would park in order to pick up passengers from the trains.
7. This application comes at a time when North Lanarkshire Council are closing lanes due to anti- social activities that are carried out at them.
8. There are no proposals to erect a fence between the existing garden boundary fences and the cyclepath.
9. There are no proposals to improve the ground in the area or details of upkeep.
10. It is suggested that ownership of the project is a problem with Sustrans, Scotrail and Railtrack all having an interest in the proposal.
1 1. Improved station lighting, lighting of the cyclepath itself, and the CCTV scheme would not be required if the proposal was refused planning permission.
4. OBSERVATIONS
4.1 Anti-social behavior is an element of objection raised in points 1 and 3 above. Social problems are a natural concern however, the proposed lighting along the path and under the bridge in association with the CCTV scheme will help to discourage such behavior, which should in any event be tackled by the police. I do not feel the extent to which such problems may become a reality should prevent a progressive development considered to be to the greater good of the general community.
4.2 Regarding wear and tear to the existing boundary fences, I don’t agree that the proposal will pose any problems. However, should any significant damage happen, it would be a civil matter as in any other case.
4.3 In connection with points 4 and 11, the suggestions that there is no need for improved access, lighting or CCTV coverage I would disagree. The access to the station from the north side of the railway line is sufficient. However, the access form the southside along Bankhead Place up to the stairs to Crowwood Drive and onto Meadowside Place is not suitable for cyclists or disabled persons, and is certainly not a direct route. It is a general planning objective to encourage developments which provide improvements in environmental terms, which is the case with this proposal.
4.4 It is acknowledged that the proposal would result in a change of patters of movement in the area. However, the change would not be considered to be detrimental. Indeed, the changes would be considered to be generally beneficial in the longer term. The proposed path due to its specification, will be more than capable of coping with the pedestrian and cycling traffic.
4.5 As the proposal is not designed to provide a park and ride facility it is not envisaged that it would be used in this manner. In any event, if park and ride were to be a significant feature, it would be likely to occur at Castle Road and Meadowside Place. It is not envisaged that Bankhead Place would become an ‘overflow’ for on street parking. The Transportation Manager has not highlighted that on street parking will be a problem at any street in the immediate vacinity of the station.
4.6 It is acknowledged that many lanes have been closed over the years due to anti-social behavior and the concerns of the local community. Every case has been treated on its own merits, involving a process of balancing the costbenefits of closure. As previously mentioned, the extent to which such problems could become a reality should not prevent such a development. Looking at this aspect from a slightly different viewpoint it would be highly likely that closure of the path, if already on the ground would be resisted as it provides many benefits.
4.7 The erection of a fence between the existing boundaF fnnces of properties 24-38 Bankhead Place and the proposed cyclepath would not be appropriate, as I .d interfere with maintenance of the existing fences and may lead to rubbish being trapped between tii:.ii.
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4.8 The ownership and maintenance issues raised in points 9 and 10 are very important points. In order to accrue the benefits expected it is essential that the planning authority ensure that the scheme is managed and maintained to the highest of standards. Within the decision, relevant conditions requiring the submission of a satisfactory management and maintenance schedule for the approval of the Planning Authority will be attached. Work will not be allowed to begin until the aforementioned schedule has been submitted to, and approved by the Planning Authority.
5. CONCLUSION
5.1 Having assessed the proposal in the normal manner and having investigated the points of objection raised it is recommended that planning permission be granted subject to conditions.
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Application No. c/oo/oo 197EUL Date registered 25 April 2000 APPLICANT GAP HOUSING ASSOCIATION, COATBRIDGE BUSINESS CENTRE, 204 MAIN STREET, COATBRIDGE
Agent Fraser Brown Newman, 48 Speirs Wharf, Port Dundas, Glasgow G4 9TB
DEVELOPMENT ERECTION OF 108 DWELLINGHOUSES WITH ASSOCIATED ROADS AND ENVIRONMENTAL IMPROVEMENT WORK (PHASE 1) LOCATIO& PHASE 1 MINCH WAY, AIRDRIE
Ward No. 52 Grid Reference 277441664288
File Reference ClPLl2965 5/2000/21000/CMiZR
Site History 95338 Comprehensive Area Refurbishment, Including Erection of Sixteen Dwellinghouses - Granted 27 October 1995
Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policy:-
HG 9 Housing Policy for Existing Residential Areas
Contrary to No Development Plan
CONSULTATIONS
Objection No Objection Director of Community Services, The Coal Authority, BT, British Gas Transco, West Of Scotland Water Conditions No Reply CSCT
REPRESENTATIONS Neighbours
Newspaper Not Required Advertisement
COMMENTS Planning permission is being sought for the redevelopment of part of the Mull housing estate. The proposal represents phase 1 of the developers recent intention to provide new build housing throughout the Mull area. Previously GAP Housing Association had intended to refurbish the existing units but they now consider a phased new build program would be more effective in meeting their housing provision needs. The application site extends to some 2.92 ha and includes the existing terraced houses located in Strone Place, Harris Place and Alvie Place, Petersburn, Airdrie. The site is bounded to the north by an area of existing houses which have recently been refurbished by the developer. To the east of the site lies a large area of public open space which serves the surrounding Petersburn housing area. To the south lies an existing housing estate which would be subject to similar phased redevelopment works and to the west tha site :s bounded by Minch Way. All of the existing terraced houses (83) would ne xrnolished and existing cul-de-sacs would be adapted or realigned to pro\ ic xcess facilities for the new build units. These comprise a mix of terraced and semi-detached two storey houses with front and rear gardens and off street parking facilities. A toddlers play area would be
r0000197 BROWNSBURN
- _-__ -p___-___p__--__ Produced by PLANNING APPLICATION C/OO/OOl97/FUL Departmentof Planning and Environment NORTH Central Division ERECTION OF 108 DWELLINGHOUSES WITH ASSOCIATED *eLANARKSHIRE Municipal Buildings ROADS AND ENVIRONMENTAL IMPROVEMENT WORK (PHASEI) Kildonan Street 9 COUNCIL COATBRIDGE GAP HOUSING ASSOCIATION NEW BUILD ML5 3LY 1 MINCH WAY AlRDRlE Re~rOd-5 from me Oranan59 SYWC).mawq wr.1 A me pmirvon 01 mc con'mlkr DIwr Mamry3 Telephone 012% 81~22F% 01236 431068 * Location of ObJectors s~tbmwair- ecrarn wpvipnf __ 12500 "lu"lfl0,ui.a rrpmdistan ,",,,"gel cmw, capyngn1 Thls copy has been produced specifically for Plannlng and Bu Id,ng Control purposes Only an4 may lead10pmYcUtDII01611 iprlswdnps OS Licence LA 09041L NO further copies may be made - __- 106
provided within the site and this would be over-looked by adjacent houses which should provide an element of supervision. The site would be subject to landscape treatment works. The proposal would also involve the closure of a maintenance access route to the adjacent recreational area. Alternative access arrangements have been provisionally agreed with Community Services. Two letters of objection were received in regard to the developers original layout plan. These relate to concern over a lack of outlook, the removal of an existing parking area and the provision of a childrens play area close to the replacement car park. The developer has since amended the layout plan to retain existing parking facilities and delete the additional small play area. As such these particular concerns have been met. The new proposal is unlikely to significantly affect the outlook of adjacent residents. The houses to the north are set at a higher level and are approximately 25 metres away from those proposed. Moreover the replacement units would more or less occupy similar footprints to the originals at this part of the site. Generally the revised housing layout meets the terms of the Councils design guidance on such proposals. The design of the house units are also considered acceptable. Following consideration of the proposal I consider the proposal could be implemented successfully with no adverse impact on the amenity of the surrounding area. It is therefore recommended that planning permission be granted subject to conditions.
RECOMMENDATION
Grant, subject to the following conditions.
1. That the development hereby permitted shall be started within five years of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That before the development hereby permitted starts, full details of the 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.
1 3. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects.
4. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:-
(a) details of any earth moulding and hard landscaping, grass seeding and turfmg; (b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects.
r0000197 107
5. That before the development hereby permitted starts, a scheme, for the provision of one equipped play area(s) within the application site shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and this shall include:-
(a) details of the type and location of play equipment, seating and litter bins to be situated within the play area(s); (b) details of the surface treatment of the play area(s), including the location and type of safety surface to be installed; (c) details of the fences to be erected around the play area(s), (d) details of the phasing of these works. Reason: To enable the Planning Authority to consider these aspects.
6. That before occupation of the last two dwellinghouses within the development hereby permitted, all the works required for the provision of equipped play area(s) and, included in the scheme approved under the terms of condition five above, shall be completed.
Reason: To ensure the provision of adequate play facilities within the site.
7. That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, no development shall take place within the curtilage of the dwellinghouse hereby permitted, other than that expressly authorised by this permission.
Reason: To enable the Planning Authority to retain effective control, in order to ensure no house plot is overdeveloped.
8. That all access roads shall be 5.5m wide and provided with 2 x 2.0 metre footwaysiverges.
Reason: In the interests of traffic and pedestrian safety,
9. That all junction visibility splays shall be provided to a minimum of 4.5 metres x 60 metres inside which nothing higher than 900 mm is built or allowed to grow.
Reason: In the interests of traffic and pedestrian safety.
10. That all vehicle accesses shall be provided with dropped kerbs and all drive ways shall be a minimum of 10 metres in length.
Reason: In the interests of traffic and pedestrian safety
11. That all parking spaces shall be a minimum of 6.0 metres in length.
Reason: In the interests of traffic and pedestrian safety.
12. That all parking areas shall have isle widths of 6.0 metres and have 5 x 2.5 metre parking bays.
Reason: In the interests of traffic and pedestrian safety.
13. That the traffic calming elements shall be in accordance with design details of the Roads Authority.
Reason: In the interests of traffic and pedestrian safety.
14. That before works start on site all public roads and footpaths affected by the development hereby approved shall be subject to and confirmed under the appropriate Stopping Up Procedures.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997
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15. That before works start on site full details of an alternative maintenance vehicle access route shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To ensure that alternative maintenance vehicle access is provided.
List of Background Papers
Application Forms and Amended Plans Adopted Monklands District Local Plan 199 1 Consultation Response from Director of Community Services received 3 1 March 2000 Consultation Response fiom The Coal Authority received 22 March 2000 Consultation Response from British Telecom received 20 March 2000 Consultation Response from British Gas Transco received 16 March 2000 Consultation Response from Protective Services received 14 March 2000 Consultation Response from West of Scotland Water received 10 March 2000 Letter of Representation from Mr A Burr, 4 Strone Place, Airdrie Letter of Representation from Mr and Mrs P Grieg, 2 Strone Place, Airdrie
Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Mr Marshall.
r0000197 109
Application No. C/00/003 16/FUL Date Registered 29 March 2000 APPLICANT HEADWAY DEVELOPMENTS, 82/88 MUIR STREET, HAMILTON, h4L3 6BJ -. . Agent None DEVELOPMENT RESIDENTIAL AND RETAIL DEVELOPMENT AND ERECTION OF A COMMUNITY CENTRE LOCATION COATBRIDGE ROAD/GLENMAVIS ROAD, GLENMAVIS
Ward No. 45 Grid Reference 275100 - 667155
File Reference CPL/lO 140/2002/21000/GB/LR
Site History The site has had a number of previous planning applications relating to it. In the 1980s there were a number of proposals relating to the properties which have subsequently demolished on Coatbridge Road. In 1995 the field to the south was the subject of an application by the current applicant for residential development. This application, however, was never determined and subsequently withdrawn.
More recently application no. 97/00366/FUL for a similar proposal was considered by the Council and it was decided to grant permission. However, due to the development being located in the Greenbelt it was referred to the Scottish Executive. Following a Public Inquiry it was decided permission could be granted subject to a Section 75 Agreement. However, the application was withdrawn before the Agreement could be concluded. .. Development Plan Policies ECON8/2, HGlO and GBl of the adopted Monklands District Local Plan 1991.
Policies GB1A, RES1 A, RES6 of the Strathclyde Structure Plan 1995
Contrary to Development Plan Yes
CONSULTATIONS
Objection None No Objection NLC Director of Education, Scottish Environment Protection Agency, Transco Conditions NLC Leisure Services, West of Scotland Water Authority, The Coal Authority No Reply None
REPRESENTATION
Neighbours Four Newspaper One letter of support. Advertisement
COMMENTS The application is an amended version of a previous proposal which the Council and the Scottish Ministers, following a Public Inquiry, were minded to grant. The planning permission was to be the subject of a Section 75 Agreement. This was not concluded however and the application was withdrawn. Then proposal is once again for a package of development, which can be divided into two components. Firstly the redevelopment of the village centre and secondly a residential development to the south of the village centre.
Within the village centre, at the junction of Coatbridge Road and Glenmavis Road, the proposal is to redevelop the derelict site on the south of Coatbridge Road with a mixture of flats, terraced houses and shops, along with a new Community Centre. The development of the new Community Centre would facilitate the demolition of
r0000316.doc r uc y &L%)lof Planning and Environment PLANNING APPLICATION NO C~OO/OO316/FUL Central ~ivision MIXED DEVELOPMENT COMPRISING RETAIURESIDENTIAL I Muniupal Buildings I AND COMMUNITY HALL ffildonan Sbeel AT HEADWAY DEVELOPMENT SITE. COATBRIDGE COATBRIDGE ROAD, GLENMAVIS. AlRDRlE l ML53LN OBJECTORS __ Telephoneo'236 01236 431068 * This copy has been produced specifically for Planning and Buildlng Control purposes Only I OS Lance LA 0904lL __ - No further coples may be made __ 111
the existing Community Hall on the north side of Coatbridge Road and a small flatted development would take its place.
On the field immediately to the south the proposal is to take a new access fkom Glenmavis Road and construct a development of 53 new houses. Forty One of these new houses would be in an area currently designated as Greenbelt. The remainder of the development (30 houses and flats) is within the village envelope.
A fiuther aspect of the development is a traffic calming scheme for the entire village of Glenmavis. This would be provided in addition to the development and would be covered by a legal agreement between the Council and the developers.
I consider that on balance the overall benefits of the wider development can justify a release of Greenbelt land provided the proposed boundary treatment protects the long term Greenbelt edge. I therefore recommend that planning permission be granted with Agreements under Section 75 of the Town and Country Planning (Scotland) Act 1997 and Section 69 of the Local Government (Scotland) Act 1973. If granted, this application will require to be referred to the Scottish Minsters in accordance with Development Contrary to Development Plan procedure and also because the application site includes land which is currently under Council ownership. Further details on the application and detailed consideration can be found within the attached report.
RECOMMENDATION
Grant planning permission subject to Agreements under Section 75 of the Town and Country Planning (Scotland) Act 1997 and Section 69 of the Local Government (Scotland) Act 1973 and the following conditions.
1. That the development hereby permitted shall be started within 5 years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That no development shall take place on the greenfield development site, accessed from Glenmavis Road and outlined in orange on the approved location plan, until the proposed traffic calming which forms part of the proposal has been completed.
Reason: In order to ensure the completion of the major element of planning gain within the development and to ensure the appropriate phasing of the development.
3. That prior to any work starting on site the applicants shall submit detailed plans, showing external finishing materials and the internal layout of the proposed Community Centre for the consideration and written approval of the Planning Authority. .. Reason: In order to assess the details of the proposal which have yet to be submitted in the interests of the amenity of the surrounding area and to ensure the adequate provision of facilities within the proposed Community Centre.
4. That prior to any work starting on site the applicants shall submit details of the proposed structural landscaping at the southern boundary of the site and outlined in green on the approved location plan. This submission shall be in the form of a detailed tree planting scheme shown on a layout plan to a scale of 1:500, indicating the following:
(a) details of tree species, planting sizes and planting distances, (b) details of fencing and boundary treatments for the tree planting area, (c) details of all protection for the tree planting area during the development of the site.
R9700366.doc 112
The planting shall include a mixture of deciduous species such as oak, ash, beech, birch, alder, and willow, and evergreen species such as Scots pine and larch. Planting sizes shall also be mixed between standard trees to provide an early visual impact and bare root whip planting to ensure the long term viability of the woodland belt.
.-. . Once approved the planting scheme shall be implemented, including the fencing and protection of the planting, within the first planting season (late wintedearly spring) following the start of the development on site.
Reason: In order to ensure the provision of the structured landscaping at the southern boundary of the site, in the interests of reinforcing the Green Belt edge of Glenmavis and reducing the visual coalescence of Airdrie and Glenmavis, and in the interests of the visual amenity and semi rural character of the Green Belt as a whole.
5. That prior to any work starting on site, a Woodland Managenent and Maintenance Scheme, covering the area hatched, green on the approved plans, shall be submitted to, and approved by the Planning Authority and 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, and (b) details of the 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 and in order to protect the visual amenity of the surrounding area.
6. That-the houses built in the greenfield part of the development shall not be occupied until the tree planting proposals have been implemented.
Reason: In order to ensure the provision of the tree planting proposals before the completion of the development in the interests of the reinforcement of the Green Belt edge and the overall amenity and semi-rural character of the surrounding area.
7. That prior to any work starting on site, a scheme for the provision of a play area within the site, hatched orange on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and this shall include:- (a) details of the type and location of play equipment, seating and litterbins to be situated within the play area; (b) details of the surface treatment of the play area, including the location and type of safety surface to be installed; (c) details of the fences to be erected around the play area, and (d) details of the phasing of these works.
Reason: To ensure the provision of adequate play facilities within the site.
8. That before occupation of the last 6 dwellinghouses within the development within the greenfield site hereby permitted, all the works required for the provision of equipped play area and, included in the scheme approved under the terms of condition 7 above, shall be completed.
Reason: To ensure the provision of adequate play facilities within the site.
9. That prior to any work starting on site, full details a?.- 'n~samples of the facing materials to be used on all external walls and roofs shall be submitted to, and +. . /ed by, the Planning Authority.
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Reason: To ensure that the premises revert to their existing use when the special circumstances relating to the proposed use no longer apply and in order to safeguard the property itself and the amenity of the surrounding area.
10. That prior to any work starting on site the applicant shall submit details for the consideration and written approval of the Planning Authority of an amended layout for the areas outlined in blue on the approved plan to enable the Council to adopt these areas for public maintenance
Reason: In the interests of traffic and pedestrian safety.
11. That prior to any work starting on site the applicant shall submit details for the consideration and written approval of the Planning Authority of a scheme of traffic calming for the greenfield development site as outlined in orange on the approved plan. Once approved the traffic calming scheme shall be implemented when the final wearing coat is applied to the road surface of this part of the development.
Reason: In the interests of traffic and pedestrian safety.
12. That before the development hereby permitted is completed, or brought into use, all off-street parking spaces shall be provided within the site, as described in the approved plans and shall, thereafter, be maintained as parking and manoeuvring areas. The aisle widths between parking areas shall be a minimum of 6.Om as shown on the approved plan.
Reason: In the interest of traffic safety and to safeguard the amenity of the surrounding area.
13. That before the dwellinghouses hereby approved are occupied, two car parking spaces, or a garage and one parkjng space shall be provided with the curtilage of each plot and out with the site access road and footway. Driveways shall be either 10.0m long as a single width driveway or 6.0m long where two cars are parked side by side.
Reason: In the interest of traffic safety and to safeguard the amenity of the surrounding area. ..
14. That prior to any work starting on site the applicant shall submit details for the consideration and written approval of the Planning Authority of a visibility splay of 4.5 metres by 90 metres, measured from the road channel, to be provided on both sites of the vehicular accesses and before the development hereby permitted is completed, or brought into use, everything exceeding 1.05 metres in height above the road channel level shall be removed fiom the sightline 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 sightline areas.
Reason: In the interests of traffic safety at the locus and in the interests of public safety.
15. That no fences, or walls, shall be erected and no trees and shrubs shall be planted within the 2.0 metre public utility strip, which runs parallel to the rear of the kerb defining the edge of the road.
Reason: In order to protect statutory undertakers apparatus
16. That before the development hereby permitted is completed, or brought into use a 2.0metre wide footway shall be constructed within the area hatched brown on the approved plans, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the Roads Authority.
Reason: In the interests of traffic safety at the locus.
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17. That all redundant footway crossings shall be removed and the footway reinstated to the standard acceptable to the Planning Authority before completion of the development.
Reason: All redundant footway crossings shall be removed and the footway reinstated to the standard acceptable to the Planning Authority before completion of the development.
18. That no dwellinghouse shall be occupied until the access roads and footways leading thereto from the existing public road shall be constructed to basecourse standard.
Reason: In the interests of traffic safety at that locus
19. That detailed plans showing satisfactory provision for the access, circulation and egress of disabled persons in accordance with BS5810: 1979 shall be submitted to the Planning Authority and written approval_. obtained prior to the commencement of work. Reason: In the interests of traffic safety at the locus.
20. That for the avoidance of doubt the use of the new shop premises shall be Class 1 (Shops) as defined by the Town and Country Planning (Use Classes) (Scotland) Order 1997. One unit shall be designated as being used for a hot food takeaway, Class 3 under the above Order. This unit shall be identified by the applicant prior to work starting on site.
Reason: To ensure the use of the properties are retained as local convenience shops for the benefit of the local community.
21. That prior to development starting on site, details of the design and location of all fences and walls to be erected on the site, shall be submitted to, and approved by, the Planning Authority.
Reason: These details have not been submitted.
22. That notwithstanding the provisions 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 fiont of the dwellinghouses and the adjoining road.
Reason: To safeguard the amenity of future residents and in order to protect the visual amenity of the surrounding area.
23. That before the flatted dwellinghouse hereby permitted is occupied, or brought into use, a 1.8 metre high close boarded, stained timber screen fence, shall be erected along the boundaries marked yellow on the approved plans.
Reason: To safeguard the amenity of future residents and in order to protect the visual amenity of the surrounding area.
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STANDARD' PLANNING ADVISORY NOTES
1. The applicant has agreed to enter into an agreements in terms of Section 75 of the Town and Country Planning (Scotland) Act 1997 and in terms of Section 69 of the Local Government (Scotland) Act 1973 in respect of the following:
(i) To ensure the construction of the new community centre, before any development starts of the greenfield housing development. (ii) To ensure the traffic calming is provided. (iii) To control the phasing of the development.
The planning consent should not be issued until these matters have been concluded.
2 If granted, this application will require to be referred to the Scottish Ministers in accordance with the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997.
ADVISORY NOTES TO APPLICANT
1 Any proposed temporary barricades should be fitted with wooden fillets to prevent fly-posting. The barricades should be painted and maintained in good condition for the duration of their use.
2. Before the start of any works affecting the public road, the developer must obtain from the Planning and Development Department, a Road Opening Permit, granted under the terms of Section 56 of the Roads (Scotland) Act 1984.
3. Before the start of the development, the developer constructing the road must obtain from the Planning and Development Department, a Construction Consent, granted under the terms of Section 21 of the Roads (Scotland) Act 1984.
4. If building works are to be undertaken before roads are completed the developer must agree a bond, guaranteeing the cost of constructing the roads, with the Planning and Development Department, under the terms of Section 17 of the Roads (Scotland) Act 1984.
5. The applicant should contact the West of Scotland Water (Melford Road, Rigghead Industrial Estate, Bellshill Tel. 01698 740570) so that details of the drainage layout may be approved and the necessary consents obtained in terms of the Sewerage (Scotland), Act 1968.
The applicant should contact the Environmental Services Department concerning this proposal in respect of legislation administered by that Department which is likely to affect this development.
LIST OF BACKGROUND PAPERS
- Application form and plans received on 16 March 2000 - Letter of objection from Mr J. Downey, 97 Coatbridge Road, Glenmavis received 3 1 March 2000 - Letter of-objectionfrom Mr P. Weir, 101 Coatbridge Road, Glenmavis received 3 1 March 2000 - Letter of objection from Mrs R. Dickson, 98 Coatbridge Road, Glenmavis received 3 1 March 2000 - Consultation response from The Coal Authority received 10 April 2000 - Consultation response from Scottish Environment Protection Agency received 12 April 2000 - Consultation response from Transco received 13 April 2000 - Consultation response from West of Scotland Water Authority received 18 April 2000 - Consultation response from NLC Director of Education received 27 April 2000 - Consultation response from NLC Head of Community Services 4 May 2000 - Letter of objection from Michael Munro Surveyors dated 6 June 2000 - Letter of objection from Sneddon & Son, Solicitors, dated 6 June 2000
Any one wishing to inspect the above background papers should telephone Coatbridge 812374 and ask for Mr Brown.
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APPLICATION No. C/00/00316iFUL
REPORT
1. THE APPLICATION SITE AND ITS LOCATION 1.1 Theapplication site is situated on the south side of Coatbridge Road and the west side of Glenmavis Road in Glenmavis. It comprises the derelict area of land that fronts onto Coatbridge Road and a green field behind the current row of houses on Glenmavis Road. It will also incorporate the area of open space directly adjacent to the junction of Coatbridge Road and Glenmavis Road and the current site of the Community Hall.
2. DESCRIPTION OF PROPOSAL
2.1 Planning permission is sought for a mixed development of residential, retail and a new Community Centre in the centre of Glenmavis. In detail the development will comprise of the erection of 6 retail units with 6 flatted properties above. Connected to this development will be a new Community Centre sited at the junction of Coatbridge Road and Glenmavis Road. A fbrther 12 flats are proposed on Coatbridge Road, 6 of which will be on the site of the existing Community Centre which is to be demolished. This part of the development will take place within the village envelope around the village centre at the junction of Coatbridge Road and Glenmavis Road.
2.2 The remainder of the development will be for 53 houses on the green field to the south of the village, with a new access taken from Glenmavis Road. Forty one of these houses will be located in the designated Green Belt between Glenmavis and Airdrie.
2.3 A further aspect of the proposal is the “traffic calming” of the village. This will include clearer road markings and speed limit signs, pedestrian crossing islands and new junction arrangements at the junction of Coatbridge Road and Glenmavis Road and at Coatbridge Road and Condorrat Road. _. 2.4 The development of the green field site will be enclosed at its southern end by a tree belt. This would have the effect of defining the southern edge of Glenmavis and redefming the area of Green Belt and thus preventing any further ribbon development along Glenmavis Road towards Airdrie. A further benefit would be to increase the visual barrier between the two settlements.
2.5 As previously mentioned this application is an amendment to an application that has been considered by the Council and been the subject of a Public Inquiry. At both stages the Council and the Scottish Ministers were minded to grant permission subject to Legal agreements over the development. The application was withdrawn before the agreements were concluded. An application has now been submitted that amends the layout of the part of the site adjacent to Coatbridge Road.
2.6 The main changes are in the location of the Community Centre and the retail units. There positions have been swapped with the Community Centre now at the corner of the junction with Coatbridge Road and Glenmavis Road and the shops and flats now centrally located within the site fionting onto Coatbridge Road.
2.7 Further to this the number of flats have been reduced on the development area south of Coatbridge Road. It was previously proposed to have 20 flats in this area. This has now been reduced to 12. The site area has also been reduced in size and 10 terraced units previously included have been removed from the proposal altogether.
2.8 The remainder of the development on the green field site on the whole remains the same with 53 units
but ..has some minor changes to the road layout to accommodate additional traffic calming measures.
3. CONSULTATIONS
3.1 There were no objections from any of the consultees although West of Scotland Water and the Council’s Leisure Services Department have asked that some conditions apply to the development.
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3.2 West of Scotland Water have indicated that there is a main sewer running through the site and the developers will be required to maintain its integrity as part of their development. The Head of Leisure Services has asked that suitable planning conditions be imposed to cover the implementation of the landscaping open space and play provision proposals.
4. POLICY CONTEXT
4.1 The application site is covered by two policies of the adopted Monklands District Local Plan 1991; namely ECON 812 and GB 1
4.2 Policy ECON 812 allocates the site as a General Urban Area where “Theprinciple of a mixture of uses will be accepted”. Part of the application site which is currently derelict is specifically allocated as adevelopment opportunity.
4.3 Approximately 35% of the application site is covered by policy GB 1 which allocates the area as Greenbelt. This policy restricts the development of new houses to those that are specifically required for agriculture or forestry.
The proposal is also affected by four poIicies of the Strathclyde Structure Plan 1995; GBlA, RESlA, RES4 and RES6. The relevant sections of these policies are outlined below:
GBIA, “Proposalsfor development within the Greenbelt shall require to be justified against the following criteria,
(a) economic benefit, (5) specific locational need, (c) inj-astructure implications, and (4 environmental impact. ’’
RES 1A, “Proposals to extend the ‘green$eld’ suppb of land for residential development shall require to be just$ed against the following criteria, , clear evidence of a shortfall in effective housing land supply in the relevant housing market area; the evidence of need for social or rented housing established in the relevant local authority’s approved housing plan, accessibility to the public transport network and town centres, infrastructure implications, and impact on environmental quality and on policy for the Greenbelt, Greening the Conurbation or Countryside Around Towns. ’’
RES6, “Local Plans shall exploit the residential potential of vacant, derelict and uncommitted land.
4.4 National Planning Policy Guidance (NPPG) 3, Land for Housing.
5 REPRESENTATIONS
5.1 This application has attracted four letters of objection, three from neighbouring residents of the site and one from the owner of the shop on Glenmavis Road.
5.2 The objection can be summarised as follows:
0 Noise and dust affecting the neighbouring properties during construction
0 Loss of privacy to the neighbouring properties
0 The property at 98 Coatbridge Road will be devalued as a result of the development.
0 Loss of wildlife and its habitat
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5.4 The owner of the local shop has a land ownership interest in the application site. His surveyor and solicitor have written to the Council objecting to the proposal and asking if consideration of the application can be continued. They are concerned about various commercial negotiations that they have had with the applicant and have not been concluded. They are also concerned that the location of the Community Hall is unsafe in pedestrian and road safety terms.
5.5 One letter of support has been received but no details of that support is outlined in the letter.
6 ASSESSMENT OF THE PROPOSALS
6.1 This comprehensive proposal can be divided into two main elements; the redevelopment of the village centre of Glenmavis and the development of the green field site to the south of Coatbridge Road and to the west of Glenmavis Road. The applicant has included the development of a Community Centre and the provision of traffic calming within the village.
6.2 National Guidance
A section in National Planning Policy Guidance (NPPG) 3, ‘Land for Housing’ deals with the concept of extending existing settlements. The current proposal entails a physical extension to the current built up area of Glenmavis. Paragraph 35 of NPPG 3 states that where brownfield and infill sites are not able to meet the full range of housing requirements then the release of some greenfield sites adjoining existing towns and built up areas may be necessary.
6.3 At present there is one site in Glenmavis that is allocated for housing which remains undeveloped. This lies to the east of the current application site and is accessed fiom Glenwell Street. This site extends to an area of 1.19 hectares and planning permission has been granted for 29 houses, with work now undenvay.
6.4 Further to this the then Secretary of State previously granted planning permission for seventy houses in the Green Belt on the north east of the village at Pinwhinnie. These houses were to be luxury homes attached to a golf course development. At the time of the appeal in 1994 the Secretary of State stated that “there was a need for this type of housing within the former Monklands area and in particular the
north Airdrie area. ” The housing development was approved with the proviso that the golf course development be substantially completed first. Consequently the Scottish Housebuilders have agreed that as an allocated housing site this particular development is what is termed as non-effective. In essence the requirement to provide the golf course before the housing is seen as an onerous restriction and therefore the overall development of the Pinwhinnie site is not expected to materialise within the near future. The outline planning permission for this site was renewed by the Council in December of last year.
6.5 The site currently under consideration provides an opportunity to meet a local demand for new housing within the village. Taken as a whole the development will provide a total of 7lnew residential units as a mixture of flats, terraced houses, semi-detached and detached houses. Just over 50%, 41 in total, of the new residential units are within the Green Belt and this is considerably less, (30 units), than was granted under appeal by the Secretary of State at Pinwhinnie. Further to this the Council are progressing a new Local Plan for the Airdrie and Coatbridge areas for the year 2000. This gives an opportunity to re-examine the question of housing provision in the area. If the Council grant planning permission for this development the opportunity to accommodate it within the development plan process is presented.
6.6 Consequently, the proposal conforms with the spirit of National Planning Policy Guidance.
6.7 Development Plan
The proposal is for a complex package of measures encompassing urban renewal, improvements to the social, commercial and infiastructure fabric of the village and a small expansion of the village into the Green Belt. The relevant Development Plan policies are contained in the Strathclyde Structure Plan 1995 and the adopted Monklands District Local Plan 1991.
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6.8 Strathclyde Structure Plan 1995 .. . The relevant Plan for assessing the very limited amount of Green Belt release involved is the Strathclyde Structure Plan 1995. The proposal can be justified against the following policies:
GBlA (a) Economic Benefit: There would be an economic benefit in providing a commercial and social focus to Glenmavis.
(b) Specific Locational Need This proposal would satisfy the specific need to provide a suitable housing choice and opportunity in Glenmavis.
(c) Infrastructure Implications: The traffic calming measures included within the package would address serious concerns raised by the villagers over many years and recognised by the Council relating to the B803. Parking provision within the development will remove the need for on street parking.
(d) Environmental Impact: The proposed package would remove an environmental eyesore within the village centre. It will also provide the opportunity to give Glenmavis a clear distinct edge on the southern boundary, given the appropriate tree planting scheme. This will result in an enhancement of the visual separation of the village from Airdrie
RESlA (a) There is currently a lack of housing choice in this particular part of Glenmavis, which would be met by this and the development currently undenvay nearby.
-' (b) This refers to public sector housing stock and is therefore not relevant to this proposal.
(c) The site is accessible to the local public transport network and includes the provision of additional village shopping facilities.
(d) The traffic calming measures included in the package would address serious concerns raised by the villagers over many years and recognised by the Council relating to the B803. Parking provision within the proposal will remove the need for on street parking.
(e) The proposal would allow for Glenmavis to be visually separated from Airdrie and for Provision of a strong defensible edge, subject to an appropriate boundary planting scheme. This would also result in an overall improvement in the environmental quality of this part of the Green Belt.
6.9 Urban Renewal
The part of the package which involves regenerating the derelict site to the south west of the junction of Glenmavis Road and Coatbridge Road and the subsequent upgrading of the social and commercial facilities are in accord with the policies in both Structure and Local Plans
RES6 The proposal would exploit the residential potential of vacant, derelict and uncommitted land.
6.10 Monklands District Local Plan 199 1 .. . The proposal can be justified under policies ECON8 and ECON8/2 of the Local plan
ECON8 Identifies sites where a mixture of urban uses, such as residential and commercial, is acceptable.
ECON8/2 Identifies a specific site at Coatbridge Road for a mixed use development.
6.1 1 The redevelopment of the village centre is to be welcomed. In detail it is proposed to demolish the existing two shop units that sit in the middle of the derelict site on the south side of Coatbridge Road. These would be replaced along with the construction of another four shops to give a total of six. This will provide a new street frontage to Coatbridge Road and remove the current unsightly dereliction
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from the immediate area. As part of this element of the development the applicants propose to construct 6 flats over the six shops.
6.12 The final part of this section of the development is the demolition of the existing Community Hall on the north side of Coatbridge Road and the construction of a new Community Centre on the south side of the road at its junction with Glenmavis Road. The site of the existing Community Hall will be developed for six flats with associated parking. At present the Council has a major ongoing expense in maintaining the existing Community Hall. A new building with modem facilities and an outdoor play area for the local playgroup is therefore also to be welcomed. Following completion of the new Community Centre, its ownership would transfer to the Council.
6.13 I therefore have no objections to this part of the development. It complies with the terms of the Local Plan and will remove an area of derelict land to a development that will provide low cost housing and community facilities.
6.14 As for the part of the proposal affecting the greenfield land, another factor in addition to judgement against policy for consideration is the provision of the Community Centre and the “traffic calming” of the village. In the current economic climate it is unlikely that the Council would be able to provide the new Community Centre in Glenmavis and this development presents the opportunity to have one provided. There is also a programme currently ongoing where traffic calming is being provided within the rural villages in North Lanarkshire. Glenmavis will eventually be included in this programme, but at present there is no time scale for the works. By allowing the development the traffic calming would be provided in the short term at little or no expense to the Council. This is particularly significant as levels and speed of traffic passing through the village has been a concern of the local community for some time.
6.15 It should, however, be noted also that the proposal does not accord with policies GB 1 and HG10 of the adopted Monkland District Local Plan 1991. As these relate to development in the Green Belt they are taken as being subordinate to the policies of the Structure plan in this instance. It has been outlined how the proposed package can be justified in terms of both its limited impact on the Green Belt and its improvements to the social commercial and infrastructure fabric of Glenmavis. _. 6.16 In addition, the part of the site situated on the north side of Coatbridge Road is also covered by policy CU1/3 of the Local Plan. This generally restricts development, which is within 400m of a high pressure gas pipeline. There is a pipeline running alongside Glenmavis for the gas storage and transmission station on the north of the village. However in view of the infill nature of the development on the north side of the Coatbridge Road I do not view this as a determining factor in the application.
6.17 The objectors to the proposal are generally concerned about the location of the flats within the development and their relationship with the existing houses. The flats on the north side of Coatbridge Road were oriented in such a fashion that there will be no windows overlooking the private areas of adjoining houses. The flats on the south side will have some windows overlooking the fiont garden ground of No. 98 Coatbridge Road, but I do not believe there will be any additional loss of privacy since there are 2 storey flatted properties on the other side of No. 98 which overlook it in a similar fashion also.
6.18 In terms of the other objections it is not a material consideration to assess the value of neighbouring properties and it is not reasonable to refhe planning permission for reasons of the disturbance and nuisance that may be caused during construction works. This matter is covered by separate legislation.
6.19 I acknowledge that there will be some loss of natural vegetation on site as a result of construction. However, I believe that this will more than adequately be compensated for with the planting of the woodland at the southern edge of the site. There is again separate legislation that deals with the disturbance and relocation of badgers’ setts. This point is raised by one of the objectors but 1 am unaware of any badgers’ setts on this site.
6.20 The owner of the adjoining land has raised several points relating to ownership issues and negotiations regarding this land that they are having with the applicant. These matters cannot be considered in relation to the application as land ownership issues are not material planning considerations. They
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have, however, raised the issue that they consider the position of the Community Centre to the unsafe for pedestrians and that there is insufficient parking associated with it. In terms of the location I do not consider there to be any issues relating to pedestrian safety that go against the proposal. In terms of parking, I was also concerned with parking numbers in relation to the Community Centre. A minor variation to layout has, however, ensured that the number of spaces has been increased to a level which I consider acceptable.
6.2 1 Taking all these matters into account I consider that the Council can reasonably justify granting planning permission for the development subject to the various agreements and condition restricting the timing of the development and ensuring the various elements of planning gain.
7 TIMING OF DEVELOPMENT
7.1 The final consideration is the timing of each element of the development. The traffic calming will be provided on land that is not controlled by the applicant. Agreements under the terms of Section 75 of the Town and Country Planning (Scotland) Act 1997 and Section 69 of the Local Government (Scotland) Act 1973 between the applicant and the Council is therefore necessary. This is to ensure that the Community Centre and the traffic calming are provided, and to cover the timing of the various elements of the development as I consider that it is necessary to restrict the development of the green field site until the Community Centre has been provided. A negative planning condition would also allow the Council to prevent development on the site to the south without work on the traffic calming having been carried out. Further to this the substantial area of tree planting which will form its structured landscape at the southern end of the site requires to be provided before the houses on the new housing development are occupied in order to address any Green Belt boundary issue.
7.2 If the Council are minded to approve the application it is then obliged to refer to matter to the Secretary of State for Scotland due to the current Departure from Development Plan procedures. the Secretary of State would then have a 28 day period to determine whether or not to "call-in" the application and call for a public inquiry.
8 CONCLUSIONS
8.1 It is important to view this application as containing a package of proposals and to look at the wider benefits in addition to the future integrity of the Green Belt in Glenmavis.
8.2 The wider benefits of the proposal include:
(a) --the redevelopment of the currently derelict site within the centre of the village, on the south side of Coatbridge Road; (b) the provision of a new Community Centre; (c) the provision of a range of new shops; (d) traffic calming within and on the approaches to the village; (e) the provision of a range of housing types within the village, f?om flats, terraced housing to semi- detached and detached homes;
8.3 There is, however, the issue of the Green Belt. Whilst the loss of some Green Belt land is regrettable the site can be appropriately treated to ensure a long term defensible edge to Glenmavis without significantly affecting the Green Belt wedge between the village and Airdrie. Moreover the structural tree planting on the southern boundary of the site will reduce the visual coalescence of Airdrie and Glenmavis. Bearing in mind the unique set of circumstances set out above, I am not concerned that this proposal, if approved, would have set an undesirable precedent for other breaches of green belt policy.
8.4 I therefore recommend that planning permission be granted subject Agreements under the terms of Section 75 of the Town and Country Planning (Scotland) Act 1997 and Section 69 of the Local Government (Scotland) Act 1973 and the required conditions.
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Application No. c100/003 3 3RUL Date registered 18 April 2000 APPLICANT MR & MRS P BROWN, 67 MAIN STREET, GLENBOIG
Agent Mr S Houston, 38 Fern Drive, Barrhead, Glasgow DEVELOPMENT ERECTION OF REAR CONSERVATORY AND WALLIFENCE LOCATION 67 MAIN STREET, GLENBOIG
Ward No. 33 Grid Reference 272111 668592
File Reference
Site History Erection of 1.3 metre satellite dish (In Retrospect) granted permission on 22 January 1996.
Development Plan In terms of the Adopted Monklands District Local Plan 199 1, the site is located within an area covered by the following policy zoning-
ECON8 General Urban Areas
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Conditions No Reply
REPRESENTATIONS Neighbours 5 letters of objection
Newspaper Advertisement Not required
COMMENTS This application is for the erection of a rear conservatory and wall/fence at 67 Main Street, Glenboig. Policy matters and points of objection are discussed in the accompanying background report. I recommend for the reasons outlined in the accompanying report 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.
r0000333 Football Ground
- 1 Prcduced by NORTH Depanmentor and PLANNING APPLICATION NO C/OO/OO333/FUL Cenlral Division LANARKSHIRE Municipal Buildings ERECTION OF REAR CONSERVATORY AND WALUFENCE Ktldonan Slreel AT 67 MAIN STREET, GLENBOIG -_-COUNCIL COATBRIDGE ML5 3LN Repmama mm me ordnmu swey MPFW rdh me prmnuon 01 me cmmikio! 1u1 ~ileiyr * OBJECTORS A oinse crown UWWN staiionry m l Telephone 812222 Fax 01236 431068 01236 ~ 250 Um~lhwise(lrepiodUdbn infringer Cmm wPynghl I This copy has been produced specifically for Planning and Building Control purposes Only ’’ and may iead 10 P~OMYID(I 01 SN I piulaings OS Licence L4 09041L -_-- NO funher ewes may be made ______--______- - 124
List of Background Papers
Application form and plans dated 22 March 2000. Letter of representation from Mr Stephen Kelly, 34 Caldergrove, Motherwell received on 9 May 2000. Letter of representation from Mrs A Healey, 53A Main Street, Glenboig received on 30 May 2000. Letter of representation from Mr Russell Lafferty, J & R Newsagents, 63 Main Street, Glenboig received on 30 May 2000. Letter of representation from Mr Hugh Campbell, 57 Main Street, Glenboig received on 30 May 2000. Letter of representation from Mrs A Hartie, Images Hair Salon, 53 Main Street, Glenboig received on 30 May 2000. Consultation response from Transportation Manager dated 4 May 2000. Information from Houston Architectural Drawing Services dated 11 May 2000. Information from Campbell D Joss Solicitors (acting on behalf of applicant) dated 12 May 2000. Information from applicant dated 17 May 2000.
Any person wishing to inspect the above background papers should telephone Coatbridge 812383 and ask for Kirsten Cairns.
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APPLICATION NO. C/OO/OO333/FUL
REPORT
1. SITE AND PROPOSAL
1.1 This application is for the erection of a rear conservatory and a walb'fence at 67 Main Street, Glenboig. The proposed conservatory has an unusual design in that it would be located at the rear of the house, along the common boundary with number 69 Main Street, until it meets an existing garage. Therefore, being rectangular in shape. The proposed wall is 0.75 metres in height and would have a fence of 1.05 metres erected on top. It is hrther proposed that a wooden gate be created within the wallifence for pedestrian access into the site.
1.2 The proposed conservatory is to be built over an existing vehicular access into the site, located between numbers 69 and 73 Main Street, Glenboig. It should be noted that at present the access is blocked off by a 6 feet high timber fence.
1.3 The property is located in a predominately residential area, although a hairdressers, post office, newsagent and public house are situated close to the application site.
2. CONSULTATIONS
2.1 No external consultations.
3. REPRESENTATIONS
3.1 5 letters of representation have been received, 4 of which are from local residents and 1 from the owner of the property at 65 Main Street, Glenboig.
3.2 The grounds of objection to the proposal can be fairly summarised as follows;-
a> the proposed conservatory will block off the legal access into 67 Main Street, which should be via the access road between numbers 69 and 73 Main Street, and not the road between numbers 65 and 67 Main Street. (It is claimed that this road is the legal access to numbers 53 - 65 Main Street, and not number 67). b) The owner of 65 Main Street states that the applicants existing boundary wall encroaches onto their property, and that the proposed wall would do so even more. c> Where will the applicants park their vehicles if they are blocking off the access? d) The construction of the boundary wall would result in traffic congestion to the rear of the shop at 63 Main Street, thus affecting access, deliveries and emergency vehicle access. e> The proposal would result in severe traffic congestion and parking restrictions with regard to legal vehicular access to property numbers 53-65 Main Street. Furthermore, it would restrict the access of emergency service vehicles should the need arise.
4. OBSERVATIONS
4.1 Both the conservatory and boundary walb'fence are acceptable in terms of design, scale and materials proposed. The development is therefore considered to raise no amenity or other concerns from a planning viewpoint.
4.2 On the issues raised by the objectors, it is noted firstly with regard to the legal vehicular access that the applicants agent and the applicants solicitor have all provided information which states that the applicants have a servitude right of access over the road between numbers 65 and 67 Main Street. A photocopy of an extract from the applicants title deeds and accompanying plan are retained on file. I am satisfied with this information although the onus is, of course, always on the applicant to ensure heishe has legal entitlement to carry out any development approved under the statutory planning process.
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4.3 With regard to the allegation that the applicants existing boundary wall encroached into the land next door, an extract from the applicants title plan from the Land Register of Scotland shows that all existing and proposed developments are within the site boundaries.
4.4 With regard to the parking of vehicles the Transportation Manager has stated there are no issues as there is sufficient room within the site.
4.5 Regarding the allegations of the proposed wall/fence resulting in traffic congestion and access problems, the Transportation Manager has not highlighted the above as being of any concern. Furthermore, the construction of the wallifence would in no way affect the entryiexit of vehicles or cause any congestion problems as it will be located within the applicants site and in no way interferes with the servitude road.
5. CONCLUSION
5.1 I am satisfied that the applicants have shown they have legal entitlement to use the servitude road located to the east of their property. Furthermore, the proposals will have no detrimental effect on the neighbours either side. I therefore recommend that Planning Permission be granted subject to conditions.
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Application No. c/00100349/FuL Date registered 12 April 2000 APPLICANT TUFWBERRY HOMES LTD, ALLERDYCE DRIVE, GREAT WESTERN ROAD, GLASGOW Gl5 6RX
Agent T. Lawrie and Partners, Clyde Skypark, 8 Elliot Place, Glasgow G3 8EP
DEVELOPMENT ERECTION OF RESIDENTIAL DEVELOPMENT COMPRISING 21 DWELLINGHOUSES AND FORMATION OF ACCESS ROAD. LOCATION TUFWBERRY HOMES SITE, 7 OLD MONKLAND ROAD, COATBRIDGE
Ward No. 38 Grid Reference 272980663543
File Reference CIPLI3 2 8 80/007/21000/CM/LR
Site History 96095 Part Use of Public House as Self-contained Betting Shop. Granted 24 April 1996 94239 Erection of Extension to Car Repair Workshop. Granted 12 July 1994 9 1275 Erection of Vehicle Repaidservicing Workshop. Granted 7 November 1994 89072 Erection of Store Room to Rear of Public House. Granted 13 April 1989 891 14 Formation of Taxi Office and Erection of Porta-Cabin. Granted 11 May 1989 89 134 Change of Use of Public House and Lounge Bar to Public House and Entertainment Lounge. Refused 13 April 1989
Development Plan Under the terms of the Adopted Monklands District Local Plan 199 1 the application site is located within an area covered by the following policies:-
HG 3/34 New Private Sector Housing Development
Contrary to NO Development Plan
CONSULTATIONS
Objection No Objection British Gas Transco, Scottish Power, The Coal Authority, West of Scotland Water Authority. Conditions No Reply
REPRESENTATIONS Neighbours No Response
Newspaper Not Required Advertisement
COMMENTS Planning permission is being sought for the development of this vacant 0.7 ha site for housing purposes. The proposed development would comprise 2 1 dwellings and the formation of an access road from Old Monkland Road. The site was formerly occupied by a petrol station, public house and car vehicle repair workshop. All of these former commercial buildings have been demolished. The site is bounded to the north by Old Monkland Road, to the east by an existing Ambulance Depot and to the south and west by an area of public open space and a local Community Centre. An existing retail shop is located to the north west of the site. The proposed dwellings comprise a mix of 2,3 and 4 bedroom detached, semi- detached and terraced units which are all 2 storey in height. External finishing
r0000349 -_-- \-. ____-- - -- y. -- -- Post5 Y -_- \ \ Post Car -~ Produced by Department of Planning and Environment PLANNING APPLICATION NO C/00/00349/F , Central Division ERECTION OF RESIDENTIAL DEVELOPMEN-1 SING Munlupal Buildings . kldonan Street 21 DWELLINGHOUSES AND FORMATION OF ACCESS ROAD COATBRIDGE AT TURNBERRY HOMES SITE, ML5 3LN 7 OLD MONKLAND ROAD, COATBRIDGE r..irrrn Telephone 01236 812222 Fax 01236 431068 - I. ILQW This copy has been produced specifically for Planning and Buildlng Control purposes only OS lcence L4 09041L ___-___ No further copies may be made __ __ 129
materials would be a mix of facing brick and render to external walls with concrete roofing tiles to double hipped roofs. The access road would form a cul-de-sac with turning head at its southern end and a small parking court would be formed mid way along the new road. The developer has submitted a ground investigation report that concludes the ground is suitable for the proposed development subject to recommended remedial works. The development accords with the above noted policy and the layout generally meets the Council’s design guidance on housing layouts. It is therefore recommended that planning permission be granted subject to conditions.
RECOMMENDATION
Grant, subject to the following conditions.
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That before the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects.
? 3. That before any of the dwellinghouses hereby permitted, situated on a site upon which a fence or wall is to be erected, are occupied, the fence, or wall, as approved under the terms of condition 2 above, shall be erected.
Reason: To safeguard the amenity of the adjoining residential area.
4. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects.
5. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:-
(a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works.
Reason: To enable the Planning Authority to consider these aspects.
6. That within one year of the occupation of the last 2 dwellinghouses within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 5 above, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species.
Reason: In the interests of amenity.
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7. That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, any garages built within the curtilage of any of the dwellinghouses hereby permitted shall be frnished in materials which match those used on the existing dwellinghouse.
Reason: In the interests of amenity.
8. That the integral garages provided at plots 9, 10 and 11 as noted on the plans hereby approved shall not be altered for use as a habitable rooms without the prior written consent of the Planning Authority.
Reason: To enable the Planning Authority to retain effective control, in order to ensure these plots are not overdeveloped.
10. That a visibility splay of 4.5 metres by 60metres, measured fiom 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 fiom 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.
11. That no dwellinghouse hereby permitted shall be occupied until the road and footpath adjacent to it have been constructed to basecourse standard and the road and footpath shall be maintained thereafter to the satisfaction of the Planning Authority during the construction phase.
Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings.
12. That before the last of the dwellinghouses hereby permitted is occupied, all roads and footways shall be completed to final wearing course.
Reason: To ensure continuity in the development of the Estate.
13. That the first 2 metres of each driveway shall be paved over its entire width, provided with a drainage facility and dropped kerb all to the satisfaction of the Planning Authority.
Reason: In the interests of pedestrian and vehicular safety and to prevent deleterious material being carried out onto the highway.
14. That the access road shall be a minimum of 5.5m wide and be provided with 2 x 2m wide footway.
Reason: In the interest of public safety.
15. That junction sightlines of 4.5, x 60m shall be provided and sustained, inside which, nothing higher that 900mm shall be constructed or allowed to grow.
Reason: In the interest of traffic safety.
16. That the vehicular access to the adjacent shop shall be provided with a dropped kerb.
Reason: In the interest of traffic safety.
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List of Background Papers
- Application Forms, Plans and Ground Investigation Report - Adopted Monklands District Local Plan 1991 - Consultation response from British Gas Transco received 25 April 2000 - Consultation response from Scottish Power received 2 May 2000 - Consultation response from The Coal Authority received 2 May 2000 - Consultation response from West of Scotland Water received 4 May 2000 - Internal consultation response from Environmental Services received May 15 2000
Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Mr. Marshall.
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Application No. C/00/003 87/FUL Date registered 6 April 2000 APPLICANT CARNEGIES LEISURE GROUP, 12 ENFIELD STREET, GLASGOW, G2 5A1
Agent G.D. Lodge & Partners, Empire House, 13 1 West Nile Street, Glasgow
DEVELOPMENT CHANGE OF USE OF PART OF FORMER RETAIL UNIT TO NIGHTCLUB LOCATION UNIT 1 31-35 GRAHAM STREET, AIRDRIE
Ward No. 43 Grid Reference 276307 665503
File Reference CPL/I 895013 13513/007lCMiLR
Site History 00/00119/FUL Alterations to Shop front to Form Individual Shopfronts Granted subject to Conditions 22 March 2000
Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policies: -
COM 3 Maintain Retail Core Areas
Contrary to Development Plan Yes
CONSULTATIONS
Objection No Objection Conditions No Reply
REPRESENTATIONS Neighbours No Response
Newspaper Advertisement No Response
COMMENTS Planning Permission is being sought for a change of use of part of the former Safeway Foodstore. The proposal relates directly to the above noted planning consent which involves the sub-division of the former superstore into three separate units (Ref. C/OO/OO119/FUL) The current application would involve Unit C, which extends to some 1006 square metres in floor area and faces north onto Hallcraig Street. Access would be from Hallcraig Street with existing facilities retained from the rear.
The former foodstore building is located on the edge of the retail core area and is covered by Local Plan policy COM3. Whilst the change of use proposal does not strictly accord with the aims of this policy I consider that there are a material considerations which would justify a departure from the prescribed policy aims. Firstly, the sub-divided unit would face north onto Hallcraig Street which is not considered to be a principal shopping street. Indeed most of the shops located in Hallcraig Street are located with the secondary retail core area where the principle of locating social, entertainment and commercial ‘bad neighbour’ uses is acceptable. Secondly, given the planning approval for the sub-division of the former foodstore the physical characteristics of the former foodstore have changed. As such there would be no need to apply the COM3 designation to the entire shop area. The two other sub-divided units (A and B) would retain access doorways onto Graham Street and I accept the full weight of Policy COM3 would apply to
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/- -/ I 3 -El 8 Sub Sta +- n, I 5 I -______-___- - ______-- -!miG~----- Department of Planning and Environment Central Division PLANNING APPLICATION NO. C/OO/O0387/FUL LANARKSHIRE Muniupal Buildings l CHANGE USE OF PART OF FORMER ffildonan Street OF COATBRIDGE RETAIL UNIT TO NIGHTCLUB ML5 3LN AT UNIT 1, 31-35 GRAHAM STREET, AlRDRlE Reprodwd from no OrMaIYI Swey mappm with me prmdion dtbConlmlUr of m! MalerNS Telephone 01236 812222 Fa01236 431068 1 A OCrmCnpyliDh' _- ____ 1:1250 SUtnmy omu Urmlhomo4 repmdxlon infnnw Crown CQwIghl This copy has been produced specifically for Plannmg and Buildlng Control purposes only md my 10 ~OYSU~Mor wll wedrnp NOfurther copies may be made OS Licence LA 09041L _.------__-- --_-_ 134
these particular shops. However, unit C is located to the north elevation of the building and is remote from the main shopping street. It is for these reasons that I consider the change of use proposal would be a justifiable departure from the local plan policy.
In addition to this, it should be noted that the former food store has been vacant for a number of years. The proposal to sub-divide the unit is clearly an attempt by the developer to attract retailers interest in smaller units. The proposed nightclub would not affect the letting potential of the other two units, but would add to the diversity of uses found throughout Airdrie town centre.
A noise impact assessment has been submitted as supporting information. The Protective Services Division has no objection to the proposal provided the building is subject to additional internal sound insulation works and that the proposed entrance doorway is moved to the north west corner of the building.
In conclusion I consider there is sufficient reasons to justify accepting a departure from the terms of the Local Plan policy COM 3. I also consider that this part of the former Safeway building could be utilised as a nightclub with no detrimental impact on the amenity of the property itself or on surrounding area. It is therefore recommended that planning permission be granted for the change of use subject to conditions.
RECOMMENDATION
Grant, subject to the 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 premises are brought into use as a nightclub, planning permission shall be sought to relocate the main doorway to the north west corner of the building as shaded green on the approved plan.
Reason: To safeguard the amenity of the adjoining residential area.
3. That before the premises are brought into use as a nightclub, the building shall be provided with appropriate sound insulation material in accordance with a scheme to be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To safeguard the amenity of the adjoining residential area.
4. That, notwithstanding the provisions of Class 11 of the Town and Country Planning (Use Classes) (Scotland) Order 1997, the building shall be used solely as a nightclub.
Reason: To enable the Planning Authority to retain effective control, in order to safeguard amenity.
List of Background Papers
- Application Forms, Plans and Noise Impact Assessment - Adopted Monklands District Local Plan 1991 - Consultation Response from Protective Services Division received 10 May 2000
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Any person wishing to inspect the above background papers should telephone Coatbridge 812376 and ask for Mr. C. Marshall.
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Application No. clooIoo459/FuL Date registered 17'h April 2000 APPLICANT CREMATORIA MANAGEMENT, 16 BELLEVUE MANSIONS, BELLEVUE ROAD, CLEVEDON, BS21 7NU
Agent Robert Turley Associates, 7 Newton Place, Glasgow, G3 7PR DEVELOPMENT ERECTION OF CREMATORIUM, FORMATION OF VEHICULAR ACCESS ROADS AND PARKING LOCATION WOODHALL MILL ROAD. CALDERBANK.
Ward No. 50 Grid Reference 278787667040
File Reference
Site History No Relevant History
Development Plan The site is zoned GB1 (Restrict Development in the Greenbelt) and LIlI2 (Good Quality Landscape) in the Monklands District Local Plan 1991. It is also zoned GBI and GBIA of the Strathclyde Structure Plan 1995.
Contrary to Yes Development Plan
CONSULTATIONS
Objection No Objection Scottish Environment Protection Agency, NLC Head of Sport, Parks and Transport, The Scottish Executive Development Department - Road Network Management and Maintenance Division, West Of Scotland Water (Water) Conditions The Coal Authority, Transco, West of Scotland Water (Sewer) No Reply Scottish Power
REPRESENTATIONS Neighbours No Response
Newspaper Nine Advertisement
COMMENTS The application proposes the development of a crematorium on a green field site to the south of Calderbank on the east side of Woodhall Mill Road. It would comprise of one chapel and would be capable of holding 6 cremations per day and up to 2000 cremations per year. The development of the site would involve a new access from Woodhall Mill Road. The application site is within the Greenbelt and has been advertised as being contrary to the development plan. The proposals have attracted nine letters of objection from local residents in Calderbank, Chapelhall and Airdrie, the Monkland Glen Community Council and the Local Member. Having assessed the matter in relation to the concerns of the objectors and the terms of the Monklands District Local Plan, I consider that the proposed development of this site for a crematorium is unacceptable and recommend that planning permission be refused.
RECOMMENDATION
Refuse, for the following reasons.
1. The proposed development would be located within the Greenbelt as identified by the Strathclyde Structure Plan 1995 and the Monklands District Local Plan 1991. It is not however identified within the Local Plan as an acceptable development for a greenbelt location and there is no specific locational need
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1.38
for the development. The proposal is therefore contrary to policy GBVGBIA of the Strathclyde Structure Plan 1995 of the Monklands District Local Plan 1991.
List of Background Papers
Application Forms and Plans received 17 April 2000 Adopted Monklands District Local Plan 1991 Letter of Objection from Sheena Bums, 22 Burnside Avenue, Calderbank received on 15 May 2000 Letter of Representation from Mr James Lang, 10 Meadow Path, Chapelhall received on 18 May 2000 Letter of Objection from Margaret & Peter Brown, 3 Etive Drive, Airdrie received on 25 May 2000 Letter of Objection from Margaret Gardiner and Co-signatories, Calderbank Primary School, Main Street, Calderbank received on 25 May 2000 Letter of Objection from W Blair, 3 Green Place, Calderbank received on 22 May 2000 Letter of Objection from J M Ferguson, 148 Main Street, Calderbank received on 23 May 2000 Letter of Objection from Dr James McIntyre “Glenesk” Brownsburn Road, Airdrie received on 30 May 2000 Letter of Objection from Monkland Glen Community Council received 30 May 2000 Letter of Objection from Councillor Donnelly received 24 May 2000 Consultation response from The Coal Authority dated 9 May 2000 Consultation response from SEPA dated 9 May 2000 Consultation response from NLC Head of Sport, Parks and Transport dated 15 May 2000 Consultation response from Transco dated 5 May 2000 Consultation response from The Scottish Executive Development Department - Road network management and Maintenance Division dated 17 May 2000 Consultation response from West of Scotland Water Authority dated 19 May 2000
Any person wishing to inspect the above background papers should telephone Coatbridge 812374 and ask for Mr. Brown.
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APPLICATION NO. C/OO/OO459/J?UL
REPORT
1. THE APPLICATION SITE AND ITS LOCATION
1.1 The application site comprises an area of 2.18 hectares of open ground. It is bounded on the west side by Woodhall Mill Road, on the south by Woodhall Cottage Road (now closed to vehicular traffic). On part of the north side the site is bounded by a public football pitch the remainder by and a public footpath, on what appears to be the route of a former railway line. The east boundary has a similar footpath running along its entire length. On the west and south boundaries there are well-established hedgerows which screen the site from the south and west. The land that makes up the application site is at a slightly lower level than the surrounding land.
1.2 The site is located approximately ?4 a mile south of the village of Calderbank on the west side of Woodhall Mill Road. There is currently no direct vehicular access to the site from Woodhall Mill Road. In road safety terms the proposed access to the site would be out with the current 30mph zone that covers the village. There is no direct vehicular access into the site from Woodhall Mill Road. The nearest residential properties are Crogaglen to the north; approximately 125 metres from the site boundary and I95 metres fi-om the crematorium building, and Woodhall Cottages to the south west; approximately 120 metres from the site boundary and 235 metres from the crematorium building.
1.3 The residential properties that form the start of the village of Calderbank and Chapelhall area both around 350 metres away from the site.
2. THE PLANNING PROPOSAL
2. I Planning permission is sought for the erection of a crematorium building with a total floor area of approximately 470m'. It will include the following elements.
A chapel which can accommodate 98 seats;
The crematory with 2 cremators initially with space for a third;
A chapel of remembrance;
Various ancillary rooms including reception, offices, waiting rooms and toilets.
2.2 The crematorium will be capable of handling 6 cremations per day. Initially the applicants would envisage a total number of 1400 cremations per year rising to 2000 per year after a ten year period.
2 '3 On the outside, the site would be divided into three distinct areas. The entrance grounds and car parking for up to 75 cars is proposed for the front of the site, directly off Woodhall Mill Road. The central part of the site would accommodate the building itself with the rear part and the substantially larger area of the site being laid out as Memorial Lawns.
2.4 The building is designed as a low rise building, effectively single storey, although the maximum height would be 8.5m high due to the large span of the roof of the main part of the building at the rear. The front and entrance section would be 7.4 m high and the smaller service rooms at the side of the building would be 4.8 metres high. The chimney from the cremators would be 12.0m high.
2.5 The external materials proposed would be a reconstituted sandstone block for the basecourse and feature wall at the front of the building with the remainder of the walls finished in a wet dash render. It is proposed to cover the roof with reconstituted slates.
2.6 Access to the site is to be taken from a new entrance formed onto Woodhall Mill Road. It is also proposed to widen Woodhall Mill Road at the new entrance to the site to accommodate a right turn lane for traffic entering the site kom the south. This turning lane would be approximately 50 metres long and capable of providing refuge for around 10 cars. It is also proposed to extend the existing 30mph speed limit to the south of the access to the site in order to reduce traffic speeds at the site entrance.
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2.7 The internal access layout of the site would provide a one way system in and around the site to the entrance to the building for cortege traffic with the car park situated centrally in the grounds in fiont of the building. All traffic would enter and exit the site fiom the proposed junction with Woodhall Mill Road. It is, however, proposed to have an access for emergency vehicles only fiom Woodhall Cottage Road.
3. REPRESENTATIONS
3.1 Nine letters of representations have been received to the proposal. These include letters from individual residents in Calderbank, Chapelhall and Airdrie as well as the Monkland Glen Community Council, Calderbank Primary School and the Local Member. The points raised can be summerised as follows:
0 Traffic generation and congestion in and around Calderbank;
That the development would be contrary to the policies of the Local Plan being situated within the Greenbelt;
The potential smell and smoke that would emanate from the site;
0 The proximity of adjoining residential properties in relation to the requirement to obtain the written consent of residents who are less than 200 yards away from the site.
4. POLICY CONTEXT
4.1 The application site is situated with the Greenbelt as identified by both the Monklands District Local Plan 1991 and the Strathclyde Structure Plan 1995.
4.2 Monklands District Local Plan 1999
The site is covered by policy GB1 of the Local Plan. This states:
GB1 - Restrict Development in Greenbelt
Within areas designated as Greenbelt no development will be permitted except for:-
a) New houses for full time workers in connection with forestry or agriculture where the applicant:-
(i) can show that a new house on the site proposed has the support of the Forestry Commission or Department of Agriculture and Fisheries for Scotland.
(ii) can show that there is no house, building plot, or building suitable for conversion available nearby or within a nearby settlement.
(iii) is willing to enter into a Section 50 Agreement [now Section 751 to restrict future occupancy of the house to a full time forestry or agricultural worker.
(iv) is proposing a development, which conforms to the District Council’s design guidance. b) Non residential developments in connection with forestry or agriculture
c) Uses requiring a rural location:-
(i) to avoid nuisance to neighbours (e.g. animal boarding kennels)
(ii) since they need large areas of open space (e.g. riding stables or golf courses)
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4.3 Strathclyde Structure Plan 1995
Policy GB 1/GB1 A of the Structure Plan states:
GBlA - “Proposals for development in the Greenbelt shall require to be justified against the following criteria
(a) economic benefit (b) specific locational need (c) infrastructure implications (d) environmental impact.”
5. ASSESSMENT
5.1 There are three main issues which I consider to be the determining factors in this case. These are the development plan status of the site; the traffic and road safety implications of the development and its environmental impact.
5.2 Section 25 of the Town and Country Planning (Scotland) Act 1997 requires that “where, in making any determination under the Planning Act, regard is to be had to the Development Plan, the determination should be made in accordance with the Plan unless material considerations indicate otherwise.”
5.3 To this end I would suggest that there is no basis within the current development plan fi-amework to accommodate a proposal for a crematorium on this site. The Local Plan policy GB 1 is designed to restrict development in the Greenbelt urless it is specifically for agriculture or forestry. It does give scope for other developments such as riding schools or animal boarding kennels, but does not identify a site for a use such as this.
5.4 The Structure Plan on the other hand is not so specific in its restrictions on greenbelt development. Any development requires to be justified in terms of the four criteria set out in paragraph 4.3 above. The applicants have themselves acknowledged that there are no economic benefits from the proposal. The second point; specific locational need, could provided an argument in favour of the proposal. The applicants have ir. their submission indicated that they have investigated other sites and found them unsuitable. All of these sites, however, are located in the Greenbelt. There has been no assessment of any brownfield sites that may be suitable. I consider therefore, that the applicants have not provided reasonable evidence that there is a need for this development to be located at this site. There is, therefore, no real benefit to the economy of both the local or the regional area; there is no need for the development to take place on this particular site, there are no infrastructure implications and the environmental impact would be the loss of a green field site on the south of Calderbank and reduce the Greenbelt between Calderbank and Chapelhall and the A8 trunk road and Eurocentral beyond that.
5.5 I therefore conclude on this issue that the proposal is contrary to the terms of both the Strathclyde Structure Plan 1995 and the Monkiands District Local Plan 1991.
5.6 A &her issue to be assessed is the traffic generation related to the development and its impact on road safety in and around Calderbank. The applicants submitted a traffic impact assessment with their planning application. I have assessed this and agree with the conclusions that were reached including the proposal to extend the 30mph speed limit to the south of the entrance to the site off Woodhall Mill Road. On the basis of the proposed operating hours of the crematorium I do not consider that the increase in traffic generated will compromise road safety within Calderbank.
5.7 Lastly the environmental impact of the development requires to be assessed on two fronts; the visual impact of the building and the potential for nuisance to local residents as a result of smoke and smell.
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5.8 The visual impact of the development will be most apparent. At present the site is vacant and appears to be used as grazing land. The boundaries of the site have well established hedgerows and that there is no adverse environmental impact of the site at present. The development of the site will obviously change this aspect of the site. It will also extend the built area of Calderbank towards the A8 and Eurocentral and towards Cahepelhall in the east. It therefore reduces the effectiveness of the Greenbelt in preventing coalescence of the surrounding villages and the industrial areas.
5.9 The other environmental aspects are more difficult to assess. The applicants have indicated that they will operate the crematorium in such a manner as to avoid smoke and smell being dispersed into the atmosphere. This aspect of the development is covered by legislation that is under the jurisdiction of the Scottish Environment Protection Agency. They have indicated that they have no objections to the proposal and that such matters will be covered by what is termed a Part B Authorisation under the Environmental Protection Act 1990.
5.10 In assessing this aspect of the development I have reached the conclusion that the matter is dealt sufficiently by the above legislation. This is designed to ensure that there is no adverse environmental impact through air pollution of such a development. In planning terms therefore I do not consider that the operation of the proposed crematorium will have any adverse environmental impact.
5.1 1 The above three issues were raised in the letters of representation, which the Council has received. I consider that the above assessment has answered those points raised by the objectors.
5.12 The objectors have also raised that there are two residential properties close to the application site, which may be affected by the development. In particular the issue has been raised with regard to the Crematorium Act 1902 and that it requires the written consent must be obtained from any residents living within 200 yards (183.0 metres). Concern was expressed that the properties of Crogaglen to the north and Woodhall Cottages to the west within this area and their written consent had not been sought.
5.13 There are two issues relating to this matter. Firstly the Crematorium Act 1902 does not come under the jurisdiction of the Council as Planning Authority. Compliance with this condition therefore cannot be taken as a material consideration when assessing the proposal. Secondly, I have investigated the matter further in order to answer the objectors’ point and can confirm that both properties are more than 200 yards from the site of the proposed crematorium.
6. CONCLUSION
6.1 I would conclude that I consider the determining factor in this case to be the fact that the application site is within the stamtory Greenbelt and there is no justification for setting aside that policy and supporting the proposal. I therefore recommend that planning permission be refused.
R0000459 143
Application No. c/00100473/FuL Date registered 16th May 2000 APPLICANT MR DOUGLAS THOMSON, 108 WOODSIDE STREET, COATBRIDGE, ML5 5NS Agent DEVELOPMENT FORMATION OF VEHICULAR ACCESS AND DRIVEWAY (IN RETROSPEC) LOCATION 108 WOODSIDE STREET COATBRIDGE LANARKSHIRE ML5 5NS
Ward No. 37 Grid Reference 271812663660
File Reference CPL14372010 1OSiO/OOO/DB/KH
Site History No previous applications
Development Plan The site is zoned HG9 Housing Policy for Existing Residential Areas in the Monklands District Local Plan 1991.
Contrary to No Development Plan
CONSULTATIONS
Objection No Objection Conditions No Reply
REPRESENTATIONS Neighbours 1 letter of objection
Newspaper Advertisement
COMMENTS This application relates to the formation of a driveway at 108 Woodside Street, Coatbridge. The property is an end terrace with flats adjacent. The site is zoned HG9 Housing Policy for Existing Residential Areas in the Monklands District Local Plan 1991. One letter was received from an adjoining neighbour objecting to the loss of trees and hedging as a result of the proposal. Having inspected on site no trees or hedging will be affected although there is a tree and hedge that runs along the southern boundary of the site. The Transportation Manager has indicated no objection to the proposal subject to the provision of visibility splays of 2.5~90metres, the first 2 metres paved across the entire width and a drainage facility to prevent surface water running onto the public road. The visibility splay can be achieved without reducing the height of the fence or hedging. I consider that the proposed access will not significantly affect residential amenity and subject to the proposed conditions should not impact on road safety.
RECOMMENDATION
Grant, subject to the following condition:-
1. That the use of the driveway, hereby permitted shall be discontinued until the first 2 metres of this access, beyond the limit of the road, shall be surfaced in am impervious material, to be approved by the Planning Authority and a drainage facility provided across its width.
Reason: To prevent deleterious material being carried and surface water running onto the public road.
r0000473
145
List of Background Papers
- Application form and plans received 28 April 2000 - Adopted Monklands District Local Plan 199 1. - Letter of objection from James Aitchison, 116 Woodside Street, Coatbridge received 9 May 2000.
Any person wishing to inspect the above background papers should telephone Coatbridge 812373 and ask for Mr Baxter
r0000473 146
Agplication No. C/00/005 12IAMD Date registered 8 May 2000 APPLICANT MR SARFRAZ MAJID, C/O 95 FORREST STREET, AIRDRIE, ML6 7AE
Agent None DEVELOPMENT RELOCATION OF FLUE IN RETROSPECT (AMENDMENT TO APPLICATION C/99/0 16 12IFUL)
LOCATION 76 DEEDES STREET, AIRDFUE
Ward No. 47 Grid Reference 274840 664992
File Reference CPL/ 12690/0076/0/000KCKH
Site History 99/01612/FUL>Change Of Use Of Class 1 Shop to Class 3 Hot Food Take-Away, granted on 1 March 2000
Development Plan In terms of the Adopted Monklands District Local Plan 1991, the site is located within an area covered by the following policy zoning:-
HG9 Housing Policy for Existing Residential Areas
Contrary to Development Plan No
CONSULTATIONS
0bj ection No Objection Conditions No Reply
REPRESENTATIONS Neighbours 1 letter of objection
Newspaper Advertisement Not required
COMMENTS This application is for the relocation of a flue for a hot food shop at 76 Deedes Street, Airdrie. Initially, the hot food shop flue was to be located on the gable of the property. However, when erected the flue was placed on the rear of the building. Policy matters and points of objection are discussed in the accompanying background report. I recommend for the reasons outlined in the accompanying report 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.
rOOOO5 12 -Produced by
~ Department of Planning and Environment PLANNING APPLICATION NO. C/00/00512/AMD Central Division RELOCATION OF FLUE IN RETROSPECT Muniupal Buildings Kldonan Street (AMENDMENT TO APPLICATION NO. C/99/01612/FUL) COATBRIDGE AT 76 DEEDES STREET. AlRDRlE ' ML5 3LN 1 Telephone 01236 812222 Fax 01236 431068 * OBJECTOR - 1:1250 ThlS copy has been produced specifically for Planning and Building Control purposes only OS Licence LA 09041L No funher copies may be made ___ 148
2. That the ventilation flue hereby approved shall be in use at all times during opening hours or an alternative acceptable extraction system which shall be agreed in writing with the Planning Authority.
Reason: To safeguard the amenity of the adjoining residential area
List of Background Papers
- Application form and plans dated 5 May 2000. - Adopted Monklands District Local Plan 1991. - Letter of representation from Wendy Young, 82C Deedes Street, Airdrie dated 13 May 2000.
Any person wishing to inspect the above background papers should telephone Coatbridge 812382 and ask for Kirsten Cairns.
r0000512 149
APPLICATION NO. C/00/00512/AMD
REPORT
1. SITE AND PROPOSAL
1.1 This application is for the erection of a flue to the rear of 76 Deedes Street, Airdrie.
1.2 A previous application granted consent for the use of 76 Deedes Street as a hot food take-away. This consent included the installation of a flue on the gable elevation. When the flue was being erected the applicant changed its location to the rear of the building.
1.3 The application site is located within a mixed use area.
2. CONSULTATIONS
2.1 No external consultations.
3. REPRESENTATIONS
3.1 1 letter of representation has been received from a neighbour located above the hot food shop.
3.2 The points of objection can be fairly summarised as follows:-
1. The flue has been erected without planning consent. 2. The positioning of the flue blocks part of the view from the objectors kitchen window. 3. The flue is unsightly, especially when viewed from the objectors garden. 4. The flue will affect the value of the flat. 5. The positioning of the flue restricts light into the kitchen.
4. OBJECTIONS
4.1 While it is the case that the flue has been erected to the rear of the property without planning permission, the legislation allows applications in retrospect. If it was deemed as an unsuitable location and permission was refused, the applicant could relocate to the original intended position on the gable elevation.
4.2 Having visited the site and inspected the flue in position, it is felt that its location in relation to the kitchen window will not affect the objectors view or the levels of natural light, as it is 0.3 metres away from the side of the window.
4.3 The objectors views on the unsightly nature of the flue are noted. However, the position and size of the flue are acceptable and indeed are a common place feature in such mixed use areas.
4.4 The impact a proposal may have on existing property values is not material to the consideration of a planning application.
5. CONCLUSIONS
5.1 As previously stated, the use of 76 Deedes Street as a hot food take-away has already been established. This proposal is assessing the suitability of the flue located to the rear of the property, instead of on the gable elevation. Having assessed the proposal in the normal manner and having taken into consideration the points of objection raised, I believe the proposal to be acceptable and therefore recommend that the application be granted permission subject to conditions.
r0000512 150
Application No. S/99/00886/0UT Date registered 20'" July 1999 APPLICANT EASTLAKE DEVELOPMENT LTD, PALACE HOCSE, NEWPORT, NP9 4EA Agent Staiigate Investments (Aylesbury) Ltd, Henstaff Court Business Centre, Gloesfaen, Cardiff DEVELOPMENT EXTENSION OF RESIDENTIAL DEVELOPMENT INTO INDUSTRIAL ESTATE, RESIDENTIAL DEVELOPMENT IN LIEU OF COMMERCIAL DEVELOPMENT AND CREATION OF ANCILLARY OPENSPACE AND ACCESS ROAD LOCATION 'CARFIN VILLAGE', CARFTNIHOLYTOWN LINK ROAD (A732) CARFIN, MOTHERWELL
Ward No. 5 Grid Reference 276600658600
File Reference S/PL/B/5/56( 1 1 8)/CLK/JF
Site History 1. S/95/00635/OUT- Redevelopment of 'Carfin Bond' site to allon for residential development, neighbourhood centre and public open space. Granted 11/7/96 2. S/98/00 1 O8/REM - Details of Access Arrangements to Site from A723. Granted 9/3/98 3. Mineral and Containination Remediation Measures. Approved 29/1/98 4. S/98/01208/REM - Construction of 118 Houses and 38 Flats (Ogilvie Homes) - Granted 8/2/99 5. S/98/0 1560/OUT - Construction of Dwellinghouses (outline) on site of playground to rear of Hillhead Crescent. Application under consideration. 6. S/98/01564/FUL - Construction of New Road Link Between redevelopment Site and Carfin Street (via Bruce Road) - granted 10/5/99 7. S/98/0 1244iREM - Construction of 104 Houses and 28 Flats (Bellway Homes) - Granted 8/2/99 8. S/99/00598/FUL - Construction of 88 Houses (Barratt Homes). partly in lieu of Ogilvie Homes development. Granted 9. Construction of 90 houses (McLean Homes) - Granted 2/6/99 This supercedes the 'Bellway' proposal.
Development Plan 1. Northern Area Local Plan - Industry 2. Draft Southern Area Local Plan - Part Industry, Part residential
Contrary to Development Plan Yes
CONSULTATIONS
Objection No Objection West of Scotland Water, NLC Education Conditions NLC Cominunity Education, The Coal Authority No Reply
REPRESENTATIONS
152
Neighbours Two letters of objection Newspaper Advertisement No Response
COMMENTS Planning permission has already been granted for a residential development on the 16 ha (40 acre) site of the former Carfiii Bond. This also allowed for a commercial development, including small supermarket, row of shops etc. Development in is now underway with McLean, Ogilvie and Barratt all currently bu i 1d ing .
The developer now wishes to alter and extend this development by deleting the proposed commercial elements, and extending tlie residential development into a vacant part of the Carfiii Industrial Estate.
I am satisfied that this proposal will make a positive contribution to the redevelopment of this part of Carfin, and recoininend that permission should be granted subject to conditions.
It should be noted that part of the proposals (namely the extension into the industrial estate) represents a significant departure froin tlie development plan. Should the committee agree to approve the application, it must be referred to the Scottish Ministers for their consideration.
RECOMMENDATION
Grant, subject to the following conditions:-
1. That no development shall be undertaken within Area B before tlie necessary "Stopping Up Order" (under the terms of Section 207 of the Town and Country Planning (Scotland) Act 1997 has been successfully promoted.
Reason: To facilitate the development in the interests of road safety
2. That the development hereby permitted shall be started, either within five years of the date of this permission, or within two years of tlie date on which the last of the reserved matters are approved, whichever is the later.
Reason: To accord with the provisions of the Town aiid Couiitry Planning (Scotland) Act 1997.
? 3. That within three years of tlie date of this permission, an application for approval of the reserved matters, specified in condition 4 below, shall be made to the Planning Authority.
Reason: To accord with the provisions of the Town aiid Country Planning (Scotland) Act 1997. 153
4. 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 aiid external appearance of all buildings aiid other structures; (b) the means of access to the site; c) the layout of the site, including all roads, footways, and parking areas; (d) tlie provision of equipped play areas; (e) the provision of public open space; (f) the details of, and timetable for, tlie hard and soft landscaping of the site; (g) details for management and maintenance of the areas identified in (d),(e) and (0above: (11) tlie design and location of all boundary walls and fences; (i) the phasing of the development; cj) details of existing trees, shrubs and hedgerows to be retained; (k) details of existing and proposed site levels.
Reason: To enable tlie Planning Authority to consider these aspects in detai I.
5. That, notwithstanding the provisions of the Building Standards (Scotland) Regulations 1990, and before the development starts, a certificate froin a recognised firm of chartered engineers, duly signed by a Chartered Engineer or chartered Geologist of Geotechnical Adviser Status (ICE, SISG 1993) shall be submitted to the Planning Authority confirming tlie mineral stability of the site. This certificate shall be based on a professionally supervised and regulated rotary drilling programme.
Reason: To ensure the inineral stability of the proposed site iii tlie interests of prospective occupiers (Note: A copy of tlie required Certificate is available from the Divisional Office).
6. 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 tlie Planning Authority and the works required in order to remove or render harmless these contaminants, having regard to tlie 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 provision of appropriate ground conditions in the interests of the health and safety of future residents of the site.
7. That the vehicular access point to Bruce Road (as described in planning permission S/98/01564/FUL) shall be impleinented in full before tlie occupation of the 350th house within the areas outlined in red and blue on the approved plans.
Reason: To ensure satisfactory vehicular access to the site in the interests of higlimaay safety and the amenity of future residents.
S. That provision shall be made for footpath links between the site and the A723 (at the northeast corner of area 'A') and to Carfin Street, (at the north west corner of area 'B.) all as shown indicatively on approved plans.
Reason: To ensure satisfactory pedestrian access between the site and surrounding areas. in tlie interests of the amenity of future residents. 154
9. That notwithstanding the terms of condition (8) above, tlie footpath link to Carfin Street shall accord in general terms with tlie layout shown in Plan No LOO05 (6139) prepared by WSP, and this layout, shall as far as reasonably possible, comply with tlie undernoted requirements:
(a) Buchan Road should meet Carfin Street at right angles and the first 15 metres should not be curved.
(b) The Buchan Road/Carfin Street left radius should be 9 metres and tlie radius to tlie right remaining at 6 metres.
(c) The Carfin Street Industrial Road left radius onto Buclian Road should be 9 metres.
(d) To achieve a greater forward sightline at the Buchan Road/Park Road curve and junction visibility from the Carfiii Street Industrial Road the proposed re-aligned Buchan Road should curve onto its original alignment over as much of its length as possible. Buclian Road should be 7.3 metres wide.
(e) A 15 metres radius curve should be provided from Park Road onto Buchan Road. This curve should also be widened to 8.65 metres to allow large vehicles to pass each other.
(f) A forward sightline of 20 metres should be provided from Park Road onto Buchan Road.
(g) A visibility splay of 4.5 x 30 metres should be provided from the Carfin Street Industrial Road onto Buclian Road.
Reason: To ensure a safe footpath link, and to ensure suitable alterations to the road layout within the industrial estate, in the interests of highway safety.
10. That the part removal of Buchan Road shall allow for the following alterations to remaining roads :-
(a) continuous footway should be provided along the southwest side of Park Road. including the closure of existing accesses.
(b) tlie new road layout at the junctions of Wallace RoadiBucIian Road/Park Road should be altered to allow for as large corner radii as possible.
Reason: To ensure suitable alterations to the road layout within tlie industrial estate, in the interests of highway safety and convenience.
11. That the following noise mitigation measures shall be incorporated into tlie design and layout of the proposed development:
(a) Acoustic fencing, no less than 2.0 metres in height, shall be sited along tlie boundaries A-B-C and D-E as marked on approved plans and
(b) Boundary marked A-B-C on approved plans shall comprise a densely planted raised mounded area to be no less than 10.0 metres in depth 155
Reason: To safeguard fiture residents froin potential probleins of noise. dust and disturbance froin adjoining industrial units.
12. That the housing layout sliall take cognisance of the following general rules:
(a) Houses adjoining any inner roundabout shall be orientated towards it, in a similar fashion to that found on the 3 other junctions of the roundabout.
(b) Where possible, houses adjoining the A723 and inner spine road leading froin the A723 shall, be orientated towards or be side-on to the said roads, and in particular, no more than 50% of all such houses shall back on to the roads,
(c) Any houses which back on to the A723, tlie inner spine road, and new road link with Bruce Road shall incorporate elevational treatment (e.g. 'eye-brow! features, fenestration details) as found on the front elevations.
(d) Houses around areas of public open space shall be orientated towards such areas to allow for passive supervision.
Reason: To ensure the proper relationship of new houses and their surroundings. in the interests of the visual amenity and character of tlie area.
13. That the provision of public open space (excluding equipped play areas) shall comply in general terms with the indicative layout shown 011 tlie approved plans.
Reason: To define the permission
14. That notwithstanding the generality of condition (1 3) above, the layout, provision and detail of public open space shall meet the following minimum requirements:
(a) Area 'OS1' shall be, no less than 5,800m2, shall incorporate a kickabout area, shall allow for maximuin treeishrub retention (particularly around its west, north and east perimeters), and suitable footpath connections through and to the area.
(b) Minimum size of public open space within area B shall be no less than lO.OOOn~', and shall incorporate a kickabout area.
Reason: To clarify the Council's requirements.
15. That ininiinum garden ground and plot layout requirements shall coin ply \\ ith the following:
Area A- Motherwell District Council document, "The Planning and Adoption of Open Spaces Within Residential Developments".
Area B - North Lanarkshire Council docuineiit "Developer's Guide to Open Space"
Reason: In the interests of amenity, and to ensure the provision of adequate garden ground.
16. That the provision of equipped play areas shall comply with the standards set out in tlie North Lanarkshire Council document, "Developer's Guide to Open Space". 156
Reason: In the interests of amenity and to ensure the proper provision of play facilities within the site.
17. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Aiithority. including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of all communally owned or used areas within the site.
Reason: To ensure that proper responsibility is taken for all coinmunal areas. in the interests of the amenity of the area.
18. That notwithstanding the terms of condition ( 17) above, a woodland management and maintenance scheme for all retained tree areas shall be submitted to, and approved in writing by the Planning Authority, including any modifications as inay be necessary, 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 ensure that proper responsibility is taken for all tree areas, in the interests of the amenity of the area.
19. That immediately followiiig completion of the respective communal areas, the relevant management and woodland management schemes, approved under the terms of condition nos (1 7)and ( 18) above shall be in operation.
Reason: To ensure the proper maintenance of all communal areas in the interest of the amenity of the area.
20. That before the footpath link to Carfin Street is brought into use: the industrial unit to the south east of Buclian Road shall be the subject of a redecoration scheme to be agreed in advance by the Planning Authority.
Reason: To ensure the proper enhancement of the area around the proposed pedestrian access point, in the interests of the amenity of the area.
21. That notwithstanding the generality of condition 4(i) (phasing of the development) the public open space 'OS1' shall be completed in full before the occupation of the 200th house within the areas edged in red and blue on approved plans, and the public open space within area 'B' shall be completed in full before the occupation of the 400th house within the area edged in red and blue on approved plans.
Reason: To ensure the timeous and proper provision of open space, in the interests of the amenity of the area. 157
List of Background Papers
Application form and accompanying plans Letters from applicant dated 14/3/2000 and 24/4/2000 Northern Area Local Plan Southern Area Local Plan (Finalised Draft) Letter from the Coal Authority dated 2/8/99 Memorandum from NLC Community Services dated 23/8/99 and 7/6/00 Memorandum from NLC Education dated 13/8/99 Letter from West of Scotland Water dated 26/8/99 Letter from J Muir, 2 Buchan Road, dated 12/7/99 and 30/9/99 Letter from H V Plastics dated 30/6/99
Any person wishing to inspect the above background papers should telephone Motherwell 302 102 and ask for Mr Kellock. 158
APPLICATION No. S/99/00886/OUT
REPORT
1 .o SITE HISTORY AND CONTEXT
1 .I Planning permission was granted in outline in 1995 (ref. 95/00635/OUT) for a residential and commercial development on tlie site of the former Carfin Bond. This commercial element allowed for a small shopping centre of 2100m2, a public house: medical centre and filling station.
1.2 Since then, site remediation works have been carried out, the vehicular access has been completed, and McLean, Ogilvie and Barratt are proceeding with developments totalling 2 14 units. The remaining consented land has a capacity for a further 200 houses (approx). Immediately to the east, permission has also been granted to Taywood Homes for a residential development on the site of the former greyhound track (although this site has since been acquired by Beazer Hoines who have now submitted an application for 72 houses).
1.3 As well as the main access into the site from the A723, permission has also been granted for a secondary vehicular access to the site from Carfin Street via Bruce Road.
2. DESCRIPTION
2.1 There are two main elements to this proposal.
2.2 Firstly, the applicant wishes to delete the permission for the coininercial development to allow for further housing. This part of the site (for the sake of convenience it will be referred to as area ‘A’) is within the application site boundary of the original planning permission granted in 1995. This would allow for a further 2.7 ha of housing land and 0.6 ha of public open space. This part of the site is flat and featureless, other than areas of trees at its northern edge which is earmarked for open space.
2.3 To the south and west of area ‘A’ are other parts of the new residential development, to tlie east is the A723, to the north and north west are industrial units and landscaping at Carfin Industrial Estate, and to the north east three houses which front onto New Stevenston Road. Vehicular access would be taken froin the new link road which extends onto Bruce Road.
2.4 Secondly, it is proposed to extend the residential development into a vacant part of the adjoining Carfin Industrial Estate (Area ‘B‘). This would allow for approxiinately 3.9 ha of further housing and 1 .O ha of public open space. This part of the site is made up of the old industrial estate road layout, and would necessitate the removal of part of Buchan Road.
2.5 To the south of Area ‘B’ is part of the new residential development, to the south-hest the recently completed housing development at ‘Rannoch Wood’, to the west Taylor High School. to the north west, two semi-detached cottages (which are listed buildings) and to the north and east is the remainder of the Carfin Industrial Estate.
3. DEVELOPMENT PLAN
3.1 Both sites are zoned as Industry in the 1984 Adopted Northern Area Local Plan. In the 1998 Southern Area Local Plan (Finalised Draft). Area ‘A‘ is zoned for housing (reflecting the outline planning permission of 1995) whilst area ‘B’ is still zoned as an industrial opportunity. Relevant to the consideration of this element of the proposal is policy Ind 10 of the finalised draft plan entitled “Assessing Other Developments on Industrial and Business Land”. This 159
states that in determing applications for non-industrial development, the Council1 will consider, amongst other things, the following:-
1. Extent to which there is a surplus in the land supply for industry and business.
2. Whether development would undermine the attractiveness of a location for industry and business.
3. Whether there is a specific locational requirement for the proposal.
4. Whether the proposal would result in significant economic benefit to the Plan area.
5. The existance of suitable alternative sites.
6. The potential impact on travel patterns and accessibility by public transport.
3.2 Area B is also listed as part of the ‘Scottish Vacant and Derelict Land Survey’. Through the ‘Lanarkshire Derelict Land Strategy‘, the Council (in partnership with others) are aiming to bring land within the list back into productive use.
4. CONSULTATIONS
4.1 The Coal Authority has noted poor underground conditions in the area, as well as the presence of 2 old mine shafts within the application site.
4.2 West of Scotland Water has no objections to the proposals, but has noted the presence of old water mains within area ‘B’.
4.3 The Director of Education has not objected to the proposals, but has noted that it inay necessitate the bussing of some pupils in the area to nearby schools.
4.4 The Director of Coininunity Services has no objections in principle to the proposals, but has requested that trees be retained where possible.
5. REPRESENTATIONS
5.1 Two letters of objection have been received.
5.2 Firstly, Hv Industrial Plastics objected on the basis that the neighbour notification was not carried out properly, in that it was not dated and did not have the necessary location plan attached.
5.3 Secondly, the proprietor of one of the ‘listed‘ cottages on Buchan Road objected for 3 reasons. these being as follows:
(a) Neighbour notification not carried out properly (as above).
(b) Development is contrary to local plan policy.
(c) Development would restrict access to driveway.
5.4 It should be noted that neighbour notification was carried out again properly following receipt of these letters. Also, revised plans have confirmed the retention of vehicular access to the second objector. On this basis, it is fair to say that the only outstanding objection is from the 160
local resident who objects to housing in area ‘B’ on the basis that it is contrary to the adopted local plan policy for that area.
6. PLANNING ASSESSMENT
6.1 The inerits of the two main areas of the application shall be assessed separately as follows:-
Area A
6.2 The principle of redevelopment from industry (the site’s previous use) has already been established for this area, and the key consideration is therefore the loss of a potential coininercial development, and in particular tlie local neighbourhood shopping centre, I be1 ieve that it would be unreasonable to resist this part of the proposal for the following reasons:
1. The outline planning permission did not make specific requirements for the actual construction of any part of tlie coininercial development (eg through planning conditions or Section 75 legal agreements).
2. There are still suitable sites available for such developinent nearby. which would be capable of serving the needs of the new residential population. There are two vacant sites to the north-east and nortli-west of tlie roundabout in New Steveiiston Road which would be suitable, and Eastlake Developments advise me that they are examining tlie latter (the site of the old McNeils boiler works) with a view to developing it for a sinall supermarket and row of shops. Whether or not it eventually goes ahead depends 011 market forces which are outwith the control of tlie Council.
3. The Southern Area Local Plan (Finalised Draft) only recognises the Carfin Village site as a residential opportunity, and not as a possible site for local shops.
Area B
6.3 The key consideration in this instance is the assessment of any justification for departing from both the adopted and draft local plans, both of which identify tlie site as an opportunity for industrial development. In support of such a departure, I make tlie following coininents :
1. The site has lain vacant for at least 30 years, with little or no interest in developing it for industrial purposes.
2. The developinent does not necessitate the deinolitioii of existing floorspace. or the reinoval of existing industrial users.
3. There is a surplus in the industrial land supply, which can accoininodate the loss of this site as a potential industrial site.
4. Arguably, the introduction of housing would not have an adverse impact on existing and potential users of the reinailider of the industrial estate (see paras 6.5 and 6.6 below - “Relationship with Adjoining Iiidustrial Users).
5. The re-use of the site for a productive and appropriate use will further the aims of sustainability, and is supported by the aims of the ‘Lanarkshire Derelict Land Strategy‘.
6.4 Given the above, I believe that a departure from the adopted and draft development plan is justifiable. 161
Relationship with Adjoining Industrial Users
6.5 The site adjoins what remains of the Carfin Industrial Estate, and it is important to establish that there will be no serious conflict between the two.
6.6 A noise survey was commissioned by the applicant, and this has concluded, to my satisfaction. that future residents of the new development will not be unreasonably disturbed by industrial activities within tlie estate. To assist in this, the developer will be required to take various measures (the use of acoustic fencing, creation of landscaped soil mounds, siting of public open space etc) to ensure aiiy conflict is kept to a minimum.
Transportation Issues
6.7 The application was accompanied by a "Transportation Impact Assessment" (TIA) and this demonstrated that the surrounding road network could accommodate the development without aiiy improvements/alterations to outlying roads.
6.8 Also, the existing and proposed access points to the site are capable of accoininodating a development of this size and nature.
6.9 The development of area 'B' will necessitate the removal of a section of public road (Buchan Road), but subject to suitable conditions, this should not impinge 011 existing users of roads within the industrial estate. Before development proceeds in this area, a 'Stopping Up Order' will have to be successfully promoted by tlie Council.
Open Space
6.10 The development of both areas 'A' and 'B' include significant areas of public open space. which are intended to serve the entire Carfin Village development.
6.1 1 This will allow for a sigiiificaiit area of green openspace, the retention of as many trees as possible and the provision of 2 kickabout areas. Subject to tlie submission of detailed drawings and a management plan to ensure their long term maintenance and success, these areas shoiild adequately serve the openspace requirements of the entire development. It should be noted that these facilities are over and above equipped play areas, which are provided by individual house builders within each new housing area.
6.12 In terms of tlie size and layout of individual house plots and equipped play areas, the current standards applied by the Council are the "North Lanarkshire Council Open Space Guidelines". and these will be applied to area 'B' which has not been the subject of previous planning permissioiis. However, the applicant has argued that the older space standards (in terms of plot size/layout) should apply to area 'A', which is already covered by tlie 1995 outline planning permission, and which is surrounded by new developments whicli would also adhere to the older policy. I am satisfied that this is a reasonable argument. and that suitably worded conditions should reflect this .
Design and Layout
6.13 Area 'A' is sited alongside the A723, the main arterial road into Motherwell from the north and also into the new Ravenscraig redevelopment site. It is clearly of tlie utmost importance that any development of this area is of a quality wliicli is befitting such an important context. To facilitate this, appropriate plaiining conditions will help ensure that the developinent does not present a bleak and monotonous front onto key area such as the A723 and the access spine road i.e. the sort of effect achieved by long lines of houses backing onto the road. Other similar 162
conditions will ensure that other important areas, such as public open space, are treated sensitively, and that a proper relationship between liousing and open space is achieved.
Linkages with Surrounding Areas
6.14 It is important that a development of this size and nature has appropriate and safe pedestrian linkages with its surroundings. To achieve this the likely pedestrian desire line between area A and the bus stop and pedestrian crossing at New Stevenston Road is reflected by a footpath link. This particular requirement should be straight forward.
6.15 Similarly, the presence of the access to Taylor High School, (as well as the bus stop at Carfin Street and shops at New Stevenston Cross) will create a very strong pedestrian desire line between area ‘B’ and Carfin Street. To achieve this, the applicant has prepared an indicative layout allowing direct access along Buchan Road, (necessitating its re-alignment). Although this is not an ideal solution to this problem (due to the relationship of the path to a rather dilapidated corner of the industrial estate) I am satisfied that it will provide a safe. pedestrian access point to this part of the new development.
Ground Conditions
6.16 The applicant is aware of the parts of the site that are affected in some way by poor mineral stability, and that the previous use of industry will make contamination a potential problem Suitable conditions will ensure that these issues are properly addressed.
7. CONCLUSIONS
7.1 Having given very careful consideration to Eastlake’s proposals for the remainder of the “Carfin Village” over the past 10 months, I ain satisfied that the continued upgrading of this part of North Lanarkshire will be enhanced by the granting of a new outline planning consent.
7.2 I have taken full account of the implications of the revised proposals on the redevelopment of the Ravenscraig site in general, and the immediate area around Carfin in particular. No issue has arisen which would cause me to recommend that permission be refused and, notwithstanding the limited objections, it is recoinmended that permission be granted.
7.3 If the Committee accept my recommendation, the decision will have to be referred to the Scottish Ministers since a part of the proposal constitutes a significant departure from the approved development plan. 163
Application No. SI9910 1 154/FUL Date registered 7'h September 1999 APPLICANT GEORGE WILSON (STONEHOUSE) LTD, LOCHPARK, GREEN STREET, STONEHOUSE Agent DEVELOPMENT CONSTRUCTION OF DWELLINGHOUSE IN LIEU OF PROPOSED PLAY AREA LOCATION LAND TO WEST OF 7 CARROLL CRESCENT, CARFIN MOTHERWELL
Ward No. 28 Grid Reference 277577 658941
File Reference SffLIBI5I36(42)/CLWJF
Site History McLean Homes acquired part of site from George Wilson and obtained planning permission for 47 houses and one play area
Development Plan 1. Northern Area Local Plan - Housing 2. Draft Southern Area Local Plan - Housing
Contrary to Development Plan No
CONSULTATIONS
0b jection No Objection West of Scotland Water Conditions NLC Community Services No Reply
REPRESENTATIONS
Neighbours Letters from 4 local residents, one in support of the proposal, and three against Newspaper Advertisement Not Required
COMMENTS George Wilson (Stonehouse) Ltd wish to delete the planning requirement for a play area, and construct a 2 storey house. This would result in a development of 137 houses and 3 play areas.
I believe that there is sufficient argument for the loss of this particular play area, and that the proposed house should not detract from the character and amenity of the area. The developer has agreed to several improvements to the two other nearby play areas within its control, as part compensation for loss of this facility .
I therefore recommend that planning permission be granted subject to conditions. a 165
RECOMMENDATION
Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That within 3 months of the date of this permission, full details of improvements to the play areas adjoining no. 40 Culzean Drive and 25 Carroll Crescent shall be submitted to the Planning Authority for its written consent, including any changes that may be required, and these improvements shall be based upon the plan entitled "Proposed Improvements to Play Areas" which forms part of the planning permission.
Reason: To improve and enhance play facilities in the area and to act as part compensation for the loss of the play area adjoining 7 Carroll Crescent.
-7 3. That within 6 months of the date of this permission, all the works approved under the terms of condition no (2) above, shall be completed in full.
Reason: To ensure the timeous enhancement of the play areas, in the interest of adequate play provision in the wider area.
4. That before the construction of the dwellinghouse hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: In the interests of the visual amenity of the area.
5. That 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 maintenance of proper parking facilities within the plot, and in the interests of the visual amenity of the area.
6. That the alterations to the footway and formation of driveway shall comply with the following requirements:
(a) access to be via a dropped kerbs across the splay of the visitors bay
(b) the section of footway across the new access is to be constructed to residential road standard
(c) driveway to connect to public carriageway at right angles, with the first two metres to be surfaced in a suitable hard material.
Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwelling. 166
List of Background Papers
Application form and accompanying plans Letters to applicant dated 19/11/99 and 30/5/00 Letter from applicant dated 2/6/00 Northern Area Local Plan Draft Southern Area Local Plan Memos from NLC Community Services dated 23/9/99,4/10/99,24/11/99 and 22/12/99 Letter from West of Scotland Water dated 20/9/99 Letter from Mr Grimwood, 4 Carroll Crescent, dated 11/9/99 Letter from Mr Hunter, 2 Carroll Crescent, dated 7/9/99 Letter from Mr Fallon, 7 Carroll Crescent, dated 13/9/99 Letter from Elizabeth Brennan, 3 Dickens Grove, dated 6/9/99
Any person wishing to inspect the above background papers should telephone Motherwell 302102 and ask for Mr Kellock. 167
APPLICATION No. S/99/0 1 154RUL
REPORT
1 .o DESCRIPTION OF SITE AND PROPOSAL
1.1 The application site was earmarked as one of four equipped play areas to be provided in a development of 136 houses. Other than this site, the development has been completed, comprising 47 houses by McLean Homes and 89 houses by Wilson Homes.
1.2 This application would allow for the deletion of the planning requirement for an equipped play area on this site, and the construction of a 2 storey, 4 bedroomed house with integral garage in its place. This would necessitate the removal of a visitor parking bay to the front of the site.
1.3 The site has a frontage onto Carroll Crescent of 9.0 metres, and a depth of 47.0 metres. It is surrounded by 2 storey houses on all sides, other than the south where it is separated from Carfin Road by a 25.0 metre deep landscaped area.
2. REPRESENTATIONS
2.1 Four letters of representation have been submitted in respect of the proposals, one in favour, and three against.
2.2 The letter in favour, from the proprietor of the house immediately to the east, states that the area is (and would continue to be) a short cut into the estate from Carfin Road, is the home to anti-social behaviour, and is a health risk to local children through the presence of broken bottles, dog faeces etc.
2.3 The points raised by objectors is summarised as follows:
(a) Houses were bought on the understanding that the site was to become an equipped play area.
(b) Integral garages built by Wilson Homes are too small to accommodate cars, thus increasing on-street parking problems, which the proposal would contribute to through the creation of an additional house and the removal of a visitor parking space.
(c) New house will result in overlooking and overshadowing of adjoining properties.
(d) Proposal will save Wilson Homes money through not providing an equipped play area, and will make them money through the construction and sale of a new house.
3. CONSULTATIONS
3.1 West of Scotland Water has no objections to the proposal.
3.2 The Director of Community Services (Play Development) stated that the application site is not an ideal location for a play area, and that he does not object to its removal, subject to the remaining play areas being proven to meet the requirements of the entire estate. 168
4. PLANNING HISTORY
4.1 Planning permission was granted to Wilson Homes in 1994 (ref 191/94A) for 147 houses and 4 play areas. In 1998, McLean Homes acquired part of the site and were granted planning permission for 47 houses and one play area. The resultant development was therefore 136 houses and 4 play areas.
5. POLICY
5.1 At the time that planning permission for the original development was granted for the 147 houses, the open space standards applicable was the Motherwell District Council “Planning and Adoption of Open Spaces Within Residential Developments”. This required an equipped play area for every 40 houses, which in this instance would mean 4 standard areas or 3 larger areas.
5.2 Since then, the number of houses permitted was reduced to 136 (through planning permission to McLean Homes) and the Council has adopted a new open space policy entitled “Developers Guide to Open Space”. This requires that developments of between 100 to 199 houses should incorporate a total minimum open space of 3,500sq metres with at least lOOOsq metres of equiped play space.
6. PLANNING ASSESSMENT
6.1 I believe that the 3 main considerations in this instance are:-
(a) Is the site suitable for a use of an equipped play area?
(b) What would be the impact of the loss of a play area on overall provision within the estate?
(b) If the play area can be lost, is the site capable of accommodating a dwellinghouse?
6.2 In answering the first question, I would concur with the opinion of the Director of Community Services (Play Development), who states that the site is not an ideal location for a play area. The site is long and narrow, offering little in the way of passive supervision from public areas. Equipment would be sited close to nearby houses (within 15 metres) and experience has shown that this is likely to be the cause of complaints from local residents. Although separated from Carfin Road by a substantial landscaped area, it is nevertheless subject to unauthorised access from the road this prejudicing the security of the area, and potentially being the cause of further anti-social behaviour.
6.3 In answering the second question, I would suggest that the loss of this play area would not necessarily result in underprovision of such facilities throughout the estate.
6.4 Although 4 play areas were illustrated in the original permission for 147 houses, (on the basis of 1 per 40 houses), house numbers have since been reduced to 136, although strictly speaking, this would still have required slightly more than 3 standard sized play areas.
6.5 In assessing the proposal against current NLC open space policy, it is certainly the case that the estate (with or without the application site) does not provide the required minimum 3,500 sq.metres of open space. However, even with the 3 remaining play areas, it would provide in excess of the 1000 sq.m of equipped play surface required by that policy. In any case, that policy was not in force at the time of the original permission and should only be used as a reference point to what would be required today. 169
6.6 In recognition that the proposal would have some impact on play provision in the estate, Wilson Homes have been asked to improve and enhance the two other play areas currently within their control. Through discussions with the Director of Community Services, I have presented the applicant with a list of suggested improvements to the two areas, including additional equipment, additional protective fencing/landscaping etc which would help to act as compensation for the loss of the 4ihplay area. The applicant has agreed to these measures, and would implement them if planning permission is granted.
6.7 Finally, I consider that the site is perfectly capable of accommodating a dwellinghouse without diminishing the amenity of the area unduly. Within the plot, the house would be accommodated in the same manner as other adjacent houses, and would enjoy a significant area of back garden. Although it would certainly have some impact on the outlook and amenity of surrounding houses (particularly houses to the west which back onto the site) the relationship between the houses would be no different from that found elsewhere within the estate.
6.8 Two objectors mentioned the existing problem of on-street parking, and how the additional house and loss of a visitor parking bay would make matters worse. Whilst I sympathise with local residents on this issue, there is at present an overprovision of visitor parking compared to current standards, and the loss of one space could not, in my opinion, merit the refusal of planning permission.
7. CONCLUSION
7.1 In this report, I have argued that the application site is not best suited to being the home to an equipped play area, its loss will not result in significant underprovision of play facilities within the estate, and it can accommodate a house without unduly affecting the character and amenity of the estate. As such, I recommend that permission be granted subject to the appropriate conditions. 170
Application No. SI9910 133 81FUL Date registered 26"' October 1999 APPLICANT MERCURY PERSONAL COMMUNICATIONS LTD, IMPERIAL HOUSE, MAXWELL ROAD, BOREHAMWOOD, WD6 IEA Agent APT, Unit 64 Sir Jaines Clark Building, Abbeymill Business Centre. Paisley, PAl 1 TJ DEVELOPMENT ERECTION OF 22.5 METRE HIGH TELECOMMUNICATIONS MONOPOLE AND ANCILLARY EQUIPMENT LOCATION LAND WEST OF 183 NEW STEVENSTON ROAD, BRUCE ROAD, CARFIN, MOTHERWELL
Ward No. 5 Grid Reference 276756658775
File Reference S/PL/B/5/56/CLKlJF
Site History No significant history
Development Plan 1. Northern Area Local Plan - Industry 2. Draft Southern Area Local Plan - Protected Open Space Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Radiocommunications Agency Conditions No Reply
REPRESENTATIONS
Neighbours No Response Newspaper Advertisement No Response
COMMENTS The applicant seeks permission for the erection of a 22.5 inetre high inonopole with 3 cross polar antennae and 2 microwave dishes positioned on top resulting in an overall height of approximately 25.0 metres. In addition, a cabin will be located within the compound at the base of the inonopole which will be enclosed by a 1.8 metre high chain link fence topped with 3 strands of barbed wire.
The equipment would be located within an attractive landscaped area at the edge of Carfin Industrial Estate, and close to the boundary of the on- going residential development at 'Carfin Village'. The adjoining road (Bruce Road) will forin a secondary vehicular access to this development.
There have been no letters of objection to this proposal.
It is considered that the mast is of a size, style and location which woiild harm the visual amenity of the proposed entry point into the nevv residential development. PLANNING ApPUCATlGN NO: S/99/01338/NL N A 1:3500 172
RECOMMENDATION
Refuse, on the grounds that the proposed development is of a size, appearance and location which would detract from the attractiveness of the surrounding area as a proposed entry point to a new residential development.
List of Background Papers
Planning application and accompanying plans Letter to APT dated 14/1/00 and 15/5/00 Letter from APT dated 4/5/00 Northern Area Local Plan Draft Southern Area Local Plan Letter from NRPB dated 221 1 0100
Any person wishing to inspect the above background papers should telephone Motherwell 302 102 and ask for Mr Kellock. 173
APPLICATION No. S/99/01338/FUL
REPORT
1. DESCRIPTION OF SITE AND PROPOSAL
1.1 The applicant seeks planning permission for the erection of a 22.5 metre high monopole telecommunications mast with 3 cross polar antennae and 2 dishes positioned at the top raising the overall height to approximately 25.0 metres. Ancillary equipment will be contained within a cabin located at the base of the monopole. The compound will be enclosed by a 1.8 metre high fence topped with 3 strands of barbed wire.
1.2 The equipment would be located close to Bruce Road, on a grassed area on the south-east corner of Carfin Industrial Estate. This is set within an attractive landscaped area with industrial units a minimum of 30.0 metres to the west, and a group of 3 dwellingliouses a minimum of 40.0 metres to the east.
1.3 Immediately to the south is an area of ground which forms part of the residential development on the site of the old Carfin Bond (commonly known as 'Carfin Village'). Although this part of the site is yet undeveloped, planning permission exists which would allow for housing and/or public open space within 10.0 metres of the mast. Although the principal access to the new residential development is from the A723, planning permission has been granted for a secondary access which would take traffic along Bruce Road and past the site of the proposed mast. At present, the housing site is likely to accommodate around 400 houses, although an application currently under consideration would increase this to around 600.
2. DEVELOPMENT PLAN
2.1 The site is zoned as an established industrial area in the Northern Area Local Plan and as an area of 'Protected Open Space' within the draft Southern Area Local Plan.
3. CONSULTATIONS
3.1 The Radiocommunications Agency has no objections to the proposal.
4. REPRESENTATIONS
4.1 Neighbour notification was undertaken by the applicant, and the proposal was advertised under Article 12(5)(b) of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992. No letters of representation have been received.
5. PLANNING ASSESSMENT
5.1 The issues which are material in assessing this proposal are land use, amenity and public perception, each of which will be dealt with in turn.
Land Use
5.2 The proposed site for this mast and equipment is on the edge of an industrial estate, and normally would be considered appropriate for this type of development. However, in recognition of the attractive landscaped nature of the site and the surrounding area, it has been zoned as an area of protected open space in the 1998 draft local plan. 174
Amenity
5.3 In assessing the visual impact of tlie proposal. I shall examine the likely impacts of the proposals on its existing and proposed setting.
5.4 At present, Bruce Road is little used by traffic, and the mast, when seen froin the nearest busy road (Carfin Street) would be seen against a backdrop of semi-mature trees. When examined at close quarters there is no doubt that tlie mast, and particularly the ancillary base equipment, would diminish the visual amenity of attractive landscaped area. However, I do not believe that this impact, in itself, would justify the refusal of planning permission.
5.5 My main concern lies with the impact of the proposals on their future setting. When tlie new road link into the ‘Carfin Village’ development is complete, it will act as a significant (albeit secondary) gateway into a major residential development. Such an access should be of an appropriate style and attractiveness, and whilst there are rather dilapidated industrial units close by, this is compensated by the attractive landscaping on either side of Bruce Road. It is my opinion that the proposals, due to the size of the mast, the appearance of both the base equipment and mast, and their location within an attractive landscaped area, would make a significant and negative impact 011 the visual amenity and character of tlie proposed entry point to a major and important new development in the area. In separate and unrelated discussions with the developers of the “Carfin Village” development, I was advised that the new road link is likely to be completed by summer 2001.
5.6 Tlie applicant was advised of my concerns and invited to investigate the possibility of re-siting the mast elsewhere within the industrial estate, but this offer was declined.
Public Perception
5.7 There is currently a perception that masts of this type can have health implications for those living or working close to them. In this case the nearest residential properties are currently 80.0 metres from the application site and detailed permission exists for new houses within 20.0 metres At present health matters do not fall within the scope of planning control in such instances, but are within the reinit of the Health and Safety Executive. However recent draft guidance froin the Government indicates that public perception can be a material consideration when assessing proposals for this type of development, however, this has to be weighed against other land use considerations. In this case it should be noted that there have been no objections based on the perceived risks to health.
5.8 The Committee will recall that a report outlining the Council‘s views on the Scottish Executive’s proposals to introduce new planning procedures for telecommunications developments was homologated on 17 November 1999 and forwarded to the Scottish Executive. The Council was also represented at public meetings organised by the Ic’ational Radiological Protection Board and COSLA concerning the implications of equipment with respect to risks to health. The conclusions reached at these meetings were referred to the Scottish Executive as part of an overall review.
5.9 The Council has been advised recently by the Scottish Executive that the Scottish Parliament‘s Transport and Environment Committee‘s report on the planning issues relating to telecommunications equipment was submitted to the Executive at the end of March. However, the Committee may wish to note that the Executive has 2 months to respond to the findings of the report prior to proceeding with a consultation exercise in advance of any amendments which might be proposed to the current legislation. 175
5.10 A second report by aii independent expert group, which is concerned with Iiealtli issues, has been submitted to the Executive. The findings of this report may also influence the Executive's response.
5.1 1 Given tlie circumstances outlined above, new legislation or guidance to planning authorities is not anticipated from the Executive until late suinmeriearly autuinn, and authorities must determine planning applications in accordance with current legislation and central government advice. Consequently, unless the Scottish Executive issues a Direction imposing a moratorium on the processing of all applications for telecoinmunications equipment involving tlie erection of mobile phone masts/monopoles, applications lodged with North Lanarkshire Council wi I1 continue to require to be determined under current legislation.
6. CONCLUSION
6. I In concluding, visual amenity is the principal planiiing issue which requires to be considered with respect to this proposal. On balance, taking into account the size and style of tlie mast, its location within an attractive landscaped setting, and the fact that the equipment would be sited very close to a new approach road to a major new residential development, I believe that it would detract from the visual amenity and character of the area (as envisaged) to an extent wliicli merit the refusal of planning permission. 176
Application No. S/OO/OO195/FUL Date registered 25 February 2000 APPLICANT CITY LINK DEVELOPMENTS LTD., 119 WHITEFIELD ROAD. GLASGOW G5 1 2SD Agent ARM Architects, 10 Payne Street, Port Dundas, Glasgow G4 OLF DEVELOPMENT PROPOSED HOUSING DEVELOPMENT OF 49 UNITS LOCATION SITE B2, WATLING STREET, MOTHERWELL
Ward No. 4 Grid Reference 274184658124
File Reference SIPL/B/13/13(3 1)IWLSIAB
Site History Site once occupied by Satchwell Sunvic factory, which closed in 1984. Site later cleared by SDA. Nursing Home on part of site granted consent, March 1988. Decontamination works carried out, 1993. Consent granted February 1994 for disposal of contaminated material on peripheral part of site. Detailed consent for 104 houses on part of site (Lanarltshire HA) granted January 1996; currently under construction. Detailed consent for 50 houses on part of site (Clyde Valley HA) granted August 1998; site complete. Application received, March 2000, for development of adjoining site (George W i I son).
Development Plan Private Housing Development Opportunities
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection West of Scotland Water, Coal Authority, Transco Conditions NLC Community Services, Scottish Power No Reply
REPRESENTATIONS
Neighbours No Response Newspaper Advertisement Not Required
COMMENTS This application is for the erection of 49 houses on part of the former Satchwell-Sunvic factory site at Watling Street in North Motlierwell. The proposed development comprises 18 two-bed semis, 24 three-bed semis, 4 three-bed detached and 3 four-bed detached houses. The proposals include two play areas, and it is also intended that the existing, unsightly electricity sub-station will be improved and screened. 'mkr NORTH proaucea DY DB~anmen:o~P~enmnp maEnvironrnen: @., LANARKSHIRE SOutnem Dirir8en Planning Application No. S/OO/OO195/FUL 303 BieMon stree: +--c COUNCIL KOT3EQWELL Mil 1RS Residential Development RWC~YS~~horn me ocamcB smey maDo8w wm me P8rmlSllO" Of IM CORIOI*iOl Mr MalerlYr A SLO1nMNOlllL8 OCrmmPWN TCleDhOne01698 302100 Fa 01698302101 Watling Street, Motherwell 1:1250 unsummnrad IBDIDCMW ~nmn~ercmwn moron: OS Licence LAOWlL md mayleadto D~OSWW" WSIVNI~wceeamor 178
RECOMMENDATION Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of this perinission
Reason: To accord with tlie provisions of tlie Town and Country Planning (Scotland) Act 1997.
2. That before the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority, including any modifications as inay be required.
Reason: To enable the Planning Authority to consider these aspects in detail.
3. That before any of the dwellinghouses hereby permitted and shaded BROWN on the approved plans are occupied, a 1.8 inetre high screen fence shall be erected along the boundaries marked BROWN on the approved plans.
Reason: To ensure a satisfactory standard of privacy for rear garden areas.
4. That before any of the dwellinghouses hereby permitted and shaded YELLOW on the approved plans are occupied, a 1.8 inetre high wall, or wall with fence panel inserts, shall be erected along the boundary marked YELLOW on the approved plans and, prior to the wall being erected, samples of tlie facing materials to be used shall be submitted to and approved in writing by tlie Planiiing Authority, including any modifications as inay be required.
Reason: To ensure a satisfactory standard of privacy for rear garden areas.
5. 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 tlie Planning Authority, including any inodifications as inay be required.
Reason: To enable the Planning Authority to consider these aspects in detail.
6. That before the developineiit hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by tlie Planning Authority, iiicludiiig any modifications as inay be required, and it shall include:- (a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the location. number. variety and size of trees and shrubs to be planted; (c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works. 179
Reason: To enable tlie Plaiiniiig Authority to consider these aspects in detail.
7. That within one year of the occupation of the last ten dwellinghouses within the development hereby permitted, all planting, seeding, turfing and earth moulding iiicluded in the scheme of landscaping and planting, approved under tlie terms of condition 6 above. shall be completed; and any trees, shrubs, or areas of grass which die, are removed. damaged, or become diseased within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species.
Reason: To ensure satisfactory implementation of the landscaping scheme.
8. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of- (a) the proposed play areas hatched PINK on the approved plans; (b) the proposed grassed, planted and landscaped areas hatched PURPLE oii the approved plans; (c) the proposed fences to be erected along the boundaries marked X-X on the approved plans.
Reason: To ensure that provision has been made for the management and inaiiitenaiice of common areas.
9. That before completion of the development hereby permitted, the management and maintenance scheme approved under the term of condition 8 shall be in operation.
Reason: To ensure a satisfactory standard of management and maintenance of common areas.
10. That before the development hereby permitted starts, a scheme for the provision of two play area(s) within the site(s), hatched PINK on the approved plans, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and this shall include:- (a) details of the type and location of play equipment, seating and litter bins to be situated within the play area(s); (b) details of the surface treatment of the play area(s), including the location and type of safety surface to be installed; (c) details of the fences to be erected around the play area(s), and (d) details of the phasing of these works.
Reason: To ensure the provision of adequate play facilities within the site
11. That before occupation of the last ten dwelliiighouses within tlie development liereby permitted, all the works required for the provision of equipped play area(s) and, included in the scheme approved under the term of condition 10 above, shall be completed. 180
Reason: To ensure the provision of adequate play facilities within the site.
12. That any integral garage within the development hereby permitted shall not be altered for use as a habitable room without the prior written consent of the Planning Authority.
Reason: To ensure tlie provision of sufficient parking facilities within the curtilage of each house.
13. That before the development hereby permitted is occupied, everything exceeding 1.05 metres in height above road channel level shall be removed froin the areas shaded and. thereafter, nothing exceeding 1.05 metres in height above the road channel level shall be planted, placed, erected, or allowed to grow, within the area shaded GREEN on the approved plans.
Reason: To ensure satisfactory visibility for drivers at the new road junctions.
14. That before the development hereby permitted is completed, a two metre wide footway shall be constructed along the full frontage of the site to Watling Street, in accordance with the specifications of the Roads Authority and as described in the Roads Guidelines published by the said Roads Authority.
Reason: To ensure the provision of satisfactory pedestrian facilities associated with the development.
15. That before the development hereby permitted is completed, the existing vehicular access to the application site, marked A-A on tlie approved plans, shall be closed off and the ground, within the area formerly occupied by the access, shall, thereafter, be reinstated as a footway.
Reason: To ensure the provision of satisfactory pedestrian facilities associated with the development.
16. That no dwellinghouse hereby permitted shall be occupied until the road and footway adjacent to it have been constructed to basecourse standard and the road and footway shall be maintained thereafter to the satisfaction of the Planning Authority during the construction phase.
Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities.
17. That before the last of the dwellinghouses hereby permitted is occupied, all roads and footways shall be completed to final wearing course.
Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities 181
18. That before the dwellinghouses hereby permitted are occupied, private vehicular accesses. or driveways, of at least 10 metres in length: shall be provided and the first 2 metres of the accesses, beyond the limit of the adjoining road: shall be surfaced in an impervious material, to be approved by the Planning Authority.
Reason: To prevent deleterious material being carried onto the road.
19. That before the development hereby permitted is commenced. proposals for the external improvement of the electricity sub-station shall be submitted to, and approved by. the Planning Authority and shall be implemented before the occupation of the first dwe 11inghouse.
Reason: To ensure the visual improvement of the sub-station, in the interests of the amenity of the area.
20. That before the development hereby permitted is commenced, a report confirming that the site remediation measures with regard to the removal of contaminants have been carried out satisfactorily shall be submitted to, and approved by, the Planning Authority. and development shall not be commenced until such written approval has been given.
Reason: To ensure the site is free of contamination.
List of Background Papers
Application form and plans Letter dated 5/4/00 from ARM Architects Letter dated 26/5/00 from ARM Architects Burgh of Motherwell and Wishaw Development Plan Finalised Draft Southern Area Local Plan Letter dated 10/3/00 from West of Scotland Water Memo dated 16/3/00 froin Transportation Team Manager Letter dated 14/3/00 from The Coal Authority Letter dated 14/3/00 from Transco Memo dated 2 1/3/00 from Conservation and Greening Manager Memo dated 22/3/00 from Landscape Services Manager Letter dated 24/3/00 from Scottish Power Memo dated 30/3/00 from Area Manager, Protective Services Memo dated 4/4/00 froin Head of Sport, Parks & Transport
Any person wishing to inspect the above background papers should telephone Motherwell 302088 and ask for Les Stevenson. 182
Application No. S1001002361FUL Date registered 14"' March 2000 APPLICANT ORANGE PCS LTD, TANNOCHSIDE BUSINESS PARK, UDDINGSTON Agent Kingfisher Estates, 41 Manor Place, Edinburgh, EH3 7EB DEVELOPMENT ERECTION OF 20.0 METRE HIGH TELECOMMUNICATIONS MAST AND ANCILLARY EQUIPMENT LOCATION SHOTTS BON ACCORD FOOTBALL CLUB, BATON ROAD. SHOTTS
Ward No. 18 Grid Reference 286783 660549
File Reference SIPLIBIl 7/41 (248)lCLWJF
Site History No significant history
Development Plan I. Sliotts Local Plan - Established Housing Area 2. Southern Area Local Plan - Established Leisure Facility Contrary to Development Plan No
CONSULTATIONS
Objection Director of Education No Objection Radiocoinmunications Agency Conditions No Reply
REPRESENTATIONS
Neighbours Three letters of objection Kewspaper Advertisement 8 letters of objection, including letter of objection from Councillor Robertson
COMMENTS The applicant seeks planning permission for the erection of a 20.0 metre high 'pylon' style telecommunications mast, with 2 microwave dishes. and 3 dual polar antennae on top resulting in an overall Iieiglit of approximately 24.0 metres. In addition, a cabin will be located witliin at tlie base of the mast which will be enclosed by a 2.0 inetre high pallisade fence.
The equipment would be located within the grounds of the Shotts Bon Accord football ground, which is itself enclosed by a brick wall of around 2.0 metres in height.
Letters of objection have been received from 1 I local residents. and from the local member, Councillor Jaines Robertson,
On balance, tlie equipment is of a size, style and loca- 11 whereby it is considered that it would harm the visual amenity ar. haracter of tlie area to such an extent that a refusal of permission is ju, led.
184
RECOMMENDATION
Refuse for the following reasons:-
(1) That the proposal is of a height, style and location which would result in aii unacceptable loss to the visual and residential character of the surrounding area.
(2) The proposed development has raised concerns among the local residents of health risks associated with telecommunications equipment to be installed on the tower and that there is currently no definitive proof that such fears are unfounded.
List of Background Papers
Application form and accompanying plans Shotts Local Plan Draft Southern Area Local Plan Letter froin Radiocommunications Agency dated 24/3/00 Letter from Councillor Jaines Robertsoii dated 2 1/3/00 Memo from the Director of Education dated 3/4/00 Letter from Mr & Mrs B. O’Neill, 5 Burnside Crescent dated 5/4/00 Letter froin Mr & Mrs J. Burns, 9 Burnside Crescent dated 5/4/00 Letter from K. Burns, 42 Burnside Crescent dated 5/4/00 Letter from H. Smith, 86 St. Catherines Crescent dated 5/4/00 Letter from Miss S. Russell 74 St. Catherines Crescent dated 29/3/00 Letter from J. Smith 3 1 Baton Road dated 3/4/00 Letter froin B. Quigley 40 Thomson Terarce dated 30/3/00 Letter from D. Love 34 Graystonelee Road dated 30/3/00 Letter from Mary McCue 10 Graystonelee Road dated 14/3/00 Letter from J Brodie 7 Minard Road dated 10/3/00 Letter from Mrs McLean 1 Minard Road dated 7/3/00
Any person wishing to inspect the above background papers should telephone Motherwell 302 102 and ask for Mr Kellock. 185
APPLICATION No. S/00/00236/FUL
REPORT
1 .o DESCRIPTION OF SITE AND PROPOSAL
1.1 The applicant seeks planning permission for the erection of a 20.0 metre high ‘pylon‘ style telecommunications mast with 3 cross polar antennae and 2 dishes positioned at the top raising the overall height to 24 metres. Ancillary equipment will be contained within a cabin located at the base, of the monopole. The compound will be enclosed by a 2.0 metre high pallisade fence.
1.2 The equipment would be located within the grounds of the Shotts Boil Accord football club, and the base equipment and lower parts of the mast would be screened from public areas by the 2.0 metre high boundary wall and other club buildings which surrounds the site.
1.3 Immediately to the south of the site is the playing pitch with the main stand to the east. The football ground is surrounded entirely by housing, and the site of the mast is a minimum of 45.0 metres from the nearest houses.
2. DEVELOPMENT PLAN
2.1 The site is zoned as an established housing area in the Shotts Local Plan and as an established leisure facility in the draft Southern Area Local Plan.
? 1. CONSULTATIONS
3.1 The Radiocoinmunications Agency has no objections to the proposal.
3.2 Although not consulted directly on the proposal, the Director of Education has objected on the basis of health concerns regarding the installation of such equipment close to schools.
4. REPRESENTATIONS
4.1 Neighbour notification has been carried out and the proposal advertised in the Wishaw Press.
4.2 The local member for the area, Councillor James Robertson has objected to the proposal on aesthetic and health grounds, describing it as monstrosity, and suggesting that a decision should be delayed until further information on the health impacts of such masts are known.
4.3 Eleven letters of objection have been received from local residents. Five of these letters are of a ‘pro-forma’ style, signed by the objectors, and these merely state that they object to the proposals, without giving precise reasons.
4.4 The remaining 6 objectors provide a list of reasons and these are summarised as follows:
(a) There is still conflicting evidence on the health risks associated with telecommunications equipment.
(b) There is plenty of vacant land and moorland nearby which would be more suitable for a mast. 186
(c) The mast is of a size and appearance unsuited to a residential area.
5. PLANNING ASSESSMENT
5.1 The issues which are material in assessing this proposal are land use, amenity and public perception, each of which will be dealt with in turn.
Land Use
5.2 The proposed site for this mast is within the football grounds, and whilst this is not a common location for such a structure, it would not in itself interfere with the operations of the football club.
Amenity
5.3 Although sited within a football ground, the surrounding area is nevertheless residential in character. The ancillary equipment at the base of the mast would be screened from public view. but the mast, because of its height aiid location close to the junction of 2 roads, would be seen quite clearly from a wide area, and is directly overlooked by several houses on Minard Road. A structure of such a height and style is not a common feature in a residential area. In my opinion. it is also not desirable, causing what I believe would be an alien feature in the streetscape to the detriment of the visual amenity and character of the area. This is made worse by the applicant’s choice of a ’pylon’ style mast, instead of the more elegant pole style of masts. However, I do not believe that such a change would alter my thoughts on this particular aspect of the proposal.
Public Perception
5.4 There is currently a perception that masts of this type can have health implications for those living or working close to them. In this case the nearest residential properties at Minard Road are approximately 45.0 metres from the application site. The football grounds are also within 10.0 metres. At present health matters do not fall within the scope of planning control in such instances, but are within the remit of the Health and Safety Executive. However recent draft guidance from the Government indicates that public perception can be a material consideration when assessing proposals for this type of development, however, this has to be weighed against other land use considerations. In this case it should be noted that there have been seven objections based on the perceived risks to health.
5.5 The Committee will recall that a report outlining the Council’s views on the Scottish Executive’s proposals to introduce new planning procedures for telecommunications developments was homologated on 17 November 1999 and forwarded to the Scottish Executive. The Council was also represented at public meetings organised by the National Radiological Protection Board and COSLA concerning the implications of equipment with respect to risks to health. The coilclusions reached at these meetings were referred to the Scottish Executive as part of an overall review.
5.6 The Council Iias been advised recently by the Scottish Executive that the Scottish Parliament‘s Transport aiid Environment Committee‘s report on the planning issues relating to telecoinmuiiications equipment was submitted to the Executive at the end of March. However. the Committee may wish to note that the Executive has 2 months to respond to the findings of the report prior to proceeding with a consultation exercise in advance of any amendments which might be proposed to the current legislation. 187
5.7 A second report by an independent expert group, which is concerned with health issues, has also been submitted to the Executive. The findings of this report may also influence the Executive’s response.
5.8 Given the circumstances outlined above, new legislation or guidance to planning authorities is not anticipated froin the Executive until late suinineriearly autumn, and authorities must determine planning applications in accordance with current legislation and central government advice. Consequently: unless the Scottisli Executive issues a Direction imposing a moratorium on the processing of all applications for telecominunications equipment involving the erection of mobile phone masts/monopoles, applications lodged with North Lanarkshire Council will continue to require to be determined under current legislation.
6. CONCLUSIONS
6.1 In concluding, visual amenity is the principal plaiining issue which requires to be considered with respect to the proposed mast. On balance, given its size and its location within a residential area, I believe that it would detract froin the visual amenity and character of the wider area.
6.2 In addition to the above, there are clearly concerns of the local population regarding the perceived health risks.
6.3 The recommendation is that permission be refused in this particular case. 188
Application No. S/00/00243/FUL Date registered 22 March 2000 APPLICANT MR THOMAS RICHARDSON, 166 BONKLE ROAD, NEWMAINS, WISHAW ML29AA Agent DEVELOPMENT ERECTION OF PIGEON LOFT (RETROSPECTIVE) LOCATION 166 BONKLE ROAD, NEWMAINS, WISHAW ML2 9AA
Ward No. 16 Grid Reference 283 1 15 656569
File Reference S/PL/B/3/48( 5 7)/MH/AB
Site History Planning application for the erection of a double garage granted 29m January 198 1 (planning application 318 1)
Development Plan Established Housing Area on Southern Area Local Plan Finalised Draft
Contrary to Development Plan SO
CONSULTATIONS
Objection No Objection Conditions No Reply
REPRESENTATIONS
Neighbours One letter of objection Newspaper Advertisement Not Required
I COMMENTS This application seeks retrospective consent for the erection of a pigeon loft to the rear of the dwellinghouse at 166 Bonkle Road, Newmains. One letter of objection has been received from a neighbour regarding the development. My comments and observations on the proposal together with the concerns of the objector are contained in the accompanying report.
RECOMMENDATION Grant, subject to the following conditions:-
1. That the permission hereby granted shall enure solely for the benefit of Mr Thomas Richardson.
Reason: To enable the Planning Authority to retain effective control over the development hereby approved. ,d*i*Y NORTH Planning Application No. S/00/00243/FUL Produced by LANARKSHIRE Dcpanmentsournern DIVIYOII 01 Planning and Environmen! ie Erection of Pigeon Loft (Retrospective) @ COUNCIL 303MOTHERWELL manam sweet 166 Bonkle Road, Newmains, Wishaw MLI ius ReDrOdwed from the Ordnance Svlvey mappin? with me pimi~ionof the cmtmimiof hor~aiews Telephwe 01698 302100 Far 01698 302101 1:1250 SDIWW omce mcmwn copywht UN~~OWCreproaUnmn Infrmga,cram copydght Location of Objector and may lead 10 DIOYSUIIO~ or SNII pmceeaings OS Licence LAODOPlL * -. . - __ -.- 190
2. That the permission hereby granted is for a temporary period only and shall expire on 21 June 2002.
Reason: To enable the Planning Authority to retain effective control over the development hereby approved.
List of Background Papers
Planning application and accompanying plans dated 22/3/00 Southern Area Local Plan Finalised Draft Letter dated 15/2/00 from Mr R Francis
Any person wishing to inspect the above background papers should telephone Motherwell 302 128 and ask for Mary Hogg. 191
APPLICATION NO. S/00/00243/FUL
REPORT
I. SITE AND PROPOSAL
1.1 This application seeks retrospective planning consent for a pigeon loft at 166 Bonkle Road. Newmains.
1.2 The property is a single storey semi-detached dwellinghouse situated on the main road between the settlements of Newmains and Bonkle. The dwellinghouse is bounded to the south, east and west by terraced, semi-detached and detached residential properties.
1.3 The pigeon loft is located within the rear garden which measures some 199.50 square metres in area and is surrounded on three sides by the adjoining gardens of the neighbouring dwellinghouses. The pigeon loft is sited 0.9 metres distance from the property’s existing double garage and the south and east garden boundaries. The loft measures 17.83 square metres in area, is constructed of timber and is well maintained. The objectors property is a mid terraced dwelling located 13 metres to the rear of the pigeon loft.
2. REPRESENTATIONS
2.1 One letter of objection has been received from a neighbour regarding the pigeon loft. The concerns relate to noise and dirt nuisance that such developments can create.
3. OBSERVATIONS AND CONCLUSIONS
3.1 I am aware that such developments can create noise and dirt nuisance, however, I consider that the scale of the development is such that it would be unreasonable to recommend refusal of this proposal in planning land use terms. While I am satisfied that the present pigeon loft is being operated in a satisfactory manner, I do consider it reasonable to recommend that any consent be made pursuant to the application for a temporary period of 2 years in order that the operation can be monitored.
3.2 The scale and size of the development is such that it is generally acceptable in a residential area however the impact on the surrounding residential properties will require further monitoring. I therefore recommend that retrospective consent be granted subject to the attached conditioiis. 192
Application No. s/oo/oo342/FuL Date registered 7* April 2000 APPLICANT MR & MRS EGAN, 11 NEWLANDS ROAD, UDDINGSTON Agent DEVELOPMENT EXTENSION TO DWELLINGHOUSE LOCATION 11 NEWLANDS ROAD, UDDINGSTON, G715QP
Ward No. 21 Grid Reference 269913 661911
File Reference S/PL/B/9/83(73)IAWJF
Site History
Development Plan The Uddingston & Tannochside Town Map: Residential Southern Area Local Plan (Finalised Draft 1998): Residential Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Conditions No Reply
REPRESENTATIONS
Neighbours One letter
Newspaper Advertisement Not Required
COMMENTS The applicants are seeking planning permission for a two storey side extension at their property at 11 Newlands Road, Tannochside. One letter of representation was received from a neighbouring household. The comments made in the letter and my observations are contained within my accompanying report.
RECOMMENDATION
Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. PIANNING APPLICATION NO. S/OO/OO3421FUL EXTENSION TO DWELLINGHOUSE 11 "VIANDS ROAD, UDDINGSTON A 1:1250 * LOCATION OF OBJECTOR 194
2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining building.
Reason: To ensure that the development hereby approved complements the existing adjoining dwellinghouse.
3. That the use of the garage hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellinghouse on the site and no commercial activity shall be carried out, in, or from, the garage.
Reason: To protect the residential amenity of the neighbourhood.
List of Background Papers
Application form and plan dated 7/4/00 Southern Area Local Plan Finalised Draft Uddingston and Tannochside Town Map Letter from Robert and Sarah Watt dated 5/4/00
Any person wishing to inspect the above background papers should telephone Motherwell 302099 and ask for Allison Russell. 195
APPLICATION No. S/00/003 42RUL
REPORT
1.O SITE AND PROPOSAL
1.1 The application site is at 11 Newlands Road, Uddingston. The site is located within an established residential area, originally constructed by the local authority.
1.2 The property is a two storey semi detached dwellinghouse.
1.3 The application is for a two storey side extension, with bedroom and study on the upper floor, and garage with utility room on the ground floor.
1.4 The proposed extension is on the north elevation, which adjoins the neighbouring property’s driveway.
2.0 REPRESENTATIONS
2.1 One letter of representation has been received from the neighbour at 13 Newlands Road and the contents can be summarised as follows:-
(a)Overshadowing The proposed extension will overshadow driveway.
Comments: The overshadowing of a driveway and gable elevation is not a justifiable reason for refusing such a proposal. The impact of this proposal on the neighbours daylightisunlight is negligible.
(b) Appearance: The existing open aspecthright driveway will become dull and alley like.
Comments: The proposal is fairly typical of most two storey extensions in the Tannochside area. The neighbours of 13 Newlands Road currently have a gable to gable distance of six metres with their neighbour: this will now be reduced to three metres. This will undoubtedly change the layout and obviously reduce the distance, however, there is no legislation restricting the construction of buildings right up to the boundary.
(c) Dampness: The proposed extension will encourage dampness.
Comments: My interpretation of this concern is that there will not be enough light reaching the gable end. Whilst, this concern is not a planning matter, I am quite sure that a three metre gap is adequate.
(d) Access Access problems during construction.
Comments: The neighbours are concerned that during the construction of the extension the builders will have to work from within their ground. 196
The proposed extension is 10 centimetres from the mutual boundary and, it is likely that the applicant will require to negotiate access with his neighbour. This is a matter for both neighbours to resolve.
3.0 PLANNING ASSESSMENT
3.1 I am satisfied with the design, scale and impact of the proposed two storey extension to 11 Newlands Road and recommend that permission be granted, notwithstanding the objections received from neighbouring proprietors at No. 13. 197
Application No. S/00/00436/FUL Date registered 20'" April 2000 APPLICANT NATIONAL TRANSCOMMUNICATIONS LTD. CRAWLEY COURT, WINCHESTER, SO2 1 2QA Agent DEVELOPMENT NON-COMPLIANCE WITH TIME CONDITIONS (S/99100845/FUL CONDITION No 1) AND INSTALLATION OF 0.6 M DISH ANTENNA LOCATION LANARKSHIRE MEDIA CENTRE, HARTWOOD HOSPITAL, HARTWOOD ROAD, HARTWOOD
Ward No. 18 Grid Reference 284270658957
File Reference S!PLIB!4!5 7IGLIJF
Site Histoiy Planning permission and Listed Building Consent granted in 1998 for use of hospital as media centre and erection of a mast on one of the clock towers. Planning permission and Listed Building Consent granted in 1999 for erection of 75 metre Transcommunication Tower.
Development Plan Countryside Around Towns on the Finalised Draft Southern Area Local P 1an
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Radiocommunications Agency Conditions No Reply
REPRESENTATIONS
Neighbours No Response Newspaper Advertisement No Response
COMMENTS This application relates to the retention of the existing 75 metre transmission mast on this site, for an additional six months, to allow technical requirements to be met before Lanarkshire Television is able to broadcast using the Blackhill Television Transmitter. Once these requirements are met tlie 75 metre mast will be removed and replaced by a 0.6 metre dish, in a similar position, on tlie eastern clocl Pellhill Wood 199 NOTE: A report on an associated application for Listed Building Consent is also being presented to this Committee. RECOMMENDATION Grant, subject to the following conditions:- 1. That permission for the 75 metre mast is hereby granted for a temporary period only and shall expire on 2 1 st December 2000. Reason: To define the permission. 2. That the 0.6 metre antenna shall be installed prior to 21st December 2000. Reason: To define the permission. 3. That the 0.6 metre antenna shall be painted in a dark blueigrey colour, to be agreed in advance w itli t 11 e P 1ann i n g A ut 11 or i ty . Reason: To minimise the visual effect of the antenna on the adjacent listed building. 4. That in the event that the television broadcast centre ceases to operate, the transmitter mast and dish hereby approved shall be removed within 3 months of the cessation of broadcasting. Reason: To enable the Planning Authority to retain effective control, in order to protect the amenity of the surrounding area. List of Background Papers Application form, plans and supporting statement registered on 2014100 Finalised Draft Southern Area Local Plan Letter from the Radiocommunications Agency dated 5/5/00 Any person wishing to inspect the above background papers should telephone Motherwell 302 104 and ask for Mr Laing. 200 Application No. Sl00100437/LBC Date registered 20"' April 2000 APPLICANT NATIONAL TRANSCOMMUNICATIONS LTD, CRAWLEY COURT, WINCHESTER, SO2 1 2QA Agent DEVELOPMENT NON-COMPLIANCE WITH TIME CONDITION (Sl99/00845/FUL CONDITIOX No 1) AND INSTALLATION OF 0.6 M DISH ANTENNA LOCATION LANARKSHIRE MEDIA CENTRE, HARTWOOD HOSPITAL, HARTWOOD ROAD. HARTWOOD Ward No. 18 Grid Reference 284270 658957 File Reference S/PL/B/4/5 7lGLlJF Site History Planning permission and Listed Building Consent granted in 1998 for use of hospital as a media centre and erection of a mast on one of the clock towers. Planning permission and Listed Building Consent granted in 1999 for erection of 75 metre Transcommunication Tower. Development Plan Countryside Around Towns on the Finalised Draft Southern Area Local Plan Contrary to Development Plan NO CONSULTATIONS Objection No Objection Royal Fine Art Commission, Historic Scotland Architectural Heritage Society, Civic Trust Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement No Response COMMENTS This application relates to the retention of the existing 75 inetre transmission mast on this site: for an additional six months to allow technical requirements to be met before Lanarkshire Television is able to broadcast using the Blackhill Television Transmitter. Once these requirements are met the 75 metre mast will be removed and replaced by a 0.6 metre dish, in a similar position on the eastern clock tower of the former hospital building, to a dish which was granted permission in 1998. There have been no objections to this proposal although, to minimise any visual intrusion it has been requested that the dish antenna be painted in a suitable, bluelgrey colour to blend in with the sky against which it will be seen. \ Pellhil ' LOCATION OF PROPOSED .; ' Weir, 7 202 It is my recommendation that Listed Building Consent is granted for this proposal. NOTE A report on an associated planning application is also being presented to this Committee. RECOMMENDATION Grant, subject to the following conditions:- That permission for the 75 inetre mast is hereby granted for a temporary period only and shall expire on 2 I" December 2000. Reason: To define the permission. That the 0.6 metre antenna shall be installed prior to 21'' December 2000. Reason: To define the permission. That the 0.6 metre antenna shall be painted in a dark blue/grey colour, to be agreed in advance with the Planning Authority. Reason: To minimise the visual effect of the antenna on the adjacent listed building. That in the event that the television broadcast centre ceases to operate, the transmitter mast and dish hereby approved shall be removed within 3 months of the cessation of broadcasting. Reason: To enable the Planning Authority to retain effective control, in order to protect the amenity of the surrounding area. List of Background Papers Application form, plans and supporting information registered 011 20/4/00 Finalised Draft Southern Area Local Plan Letter from Royal Fine Art Commission for Scotland dated 10/5/00 Letter from Historic Scotland dated 8/5/00 Letter from The Architectural Heritage Society of Scotland dated 3 1/5/00 Any person wishing to inspect the above background papers should telephone Motherwell 302 104 and ask for Mr Laing. 203 Application No. S/OO/OO48 1/FUL Date registered 27 April 2000 APPLICANT ROBERT J BLYTH, HARESTONHILL FARM, NEWMAINS Agent Macfarlane & Company, 48 Main Street, Wishaw ML2 7AB DEVELOPMENT CAR BOOT SALE LOCATION HARESTONHILL, OVERTOWN ROAD, WISHAW Ward No. 15& 16 Grid Reference 281934654439 File Reference SlPLIBl3184(3 1)IAMIAB Site History KOrelevant history on this site, however, an application for a Car Boot Sale on a site on the edge of Waterloo, was submitted in August 1999 but withdrawn. Development Plan Southern Area Local Plan Finalised Draft - Green Belt Contrary to Development Plan Yes CONSULTATIONS Objection Strathclyde Police No Objection Conditions No Reply Overtown Community Council, Newmains Community Council REPRESENTATIONS Keigh bours No Response Newspaper Advertisement 1 letter of objection COMMENTS This application is for change of use of land from agricultural to use as a car boot sale area. The applicant has indicated that the proposed use would be held on Sundays only and on bank holidays from Easter. (April) to the end of September. As this is a non justified commercial development in the Green Belt on a derestricted section of Overtown Road (A7 1) between Waterloo and Newmains I hereby recommend that this application be refused. RECOMMENDATION Refuse, on the following grounds: 1. The proposed development is contrary to Policy ENV6 Green Belt of the Soutliern Area Local Plan Finalised Draft in that it is development which is not directly associated with or required for agriculture or other appropriate rural uses. ~105uceaDY sournemb~anmmi owsien01 ~ieonng and ~~r~oment Planning Application No. S/OO/OO481/FUL 303 BMO~ sireer MOTHERWELL Proposed car boot sale ML1 1RS l~Ie~n0ns01698302100Fdl 01698302101 Harestonhilt Farm, Overton Road>Wishaw OS LIC~CBLA 09M1L 205 2. The proposed development is contrary to Policy TR13 Assessing the Transport Implications of Development of the Southern Area Local Plan Finalised Draft in that the level of traffic generated will have an adverse impact on road traffic circulation and road safety in the vicinity of the application site. 3. The access to the proposed development will be detriinental to road safety in that it will lead to a large number of braking and turning inanoeuvres on a derestricted stretch of road. List of Background Papers Application and plans received 27/4/00 Southern Area Local Plan Finalised Draft Letter from Strathclyde Police dated 5/6/00 Letter from Mr A S Williains dated 28/5/00 Any person wishing to inspect the above background papers should telephone Motlierwel I 302093 and ask for Alistair Maclean. 206 APPLICATION NO. S/00/0048 l/FUL REPORT 1. THE APPLICATION AND SITE 1.1 The application is for a change of use of land from agricultural to use as an area for car boot sales. The applicant has stated that tlie site would be used on Sundays and Bank Holidays froin April to September between the hours of 8.30 am and 5 pm. 1.2 The site extends to some 15,000 square metres and proposes an area of some 8,000 square metres as sales area and an area for parking of some 7,000 sq in enough for approximately 500 vehicles. Further land, beyond tlie site, in the ownership of the applicant could be made available for overspill parking should the need arise. 1.3 Toilet facilities would be provided on site, these being removed at the end of each sale. Litter will be removed from site at the end of each day and food will be supplied by a suitably licensed van. 1.4 Access to the site would be via an existing access off Overtown Road (A7 1) which was used as an access to a coal mine and latterly for opencast coal extraction. The access would be in excess of 800 metres in length with the first 400 metres increased to 6 metres wide reducing to 3 metres thereafter with a passing place of 80 metres in length. 1.5 The access is on a de-restricted, unlit, section of the A71 (Overtown Road) some 500 metres north west of Waterloo, close to, and on the same side as Miller Blacksmiths depot. Visibility splays of 215 metres by 4.5 metres can be achieved but this depends on a servitude line of sight being agreed with an adjacent land owner (Miller, Blacksmith). 1.6 The actual area proposed for car boot sales and parking would be situated close to Harestonhill Farm which is owned and occupied by tlie applicant. It would be located over 300 metres from the A71 and because of the local landform would not be visible froin the A71 and is located some 900 metres from Waterloo. 2. PREVIOUS APPLICATION 2.1 The applicant submitted an earlier application for a similar development in August 1999. The proposed site was on the outskirts of Waterloo, just within the 30 mph zone. 2.2 A total of 70 objections were received to this application including Overtown and Waterloo Community Council and Councillor Pentland. The objectors were all located within 500 metres of the site. 2.3 In addition, a petition, with 119 signatures was received in favour of the proposals. 70 of whom resided in Waterloo. 3. CONSULTATIONS 3.1 Strathclyde Police have raised concerns regarding parked vehicles on Overtown Road which could cause problems with line of sight for veliicles entering and leaving the site. Road congestion generally at this location was also considered a possible problem. 207 4. OBSERVATIONS 4.1 One objection has been received with regard to this application. It can be fairly summarised as follows: 0 the application breaches planning guidelines in that it is a request to operate a commercial venture on ground designated as greeiibelt 0 there will be parking problems 0 there is potential for litter to be left on a site which is directly opposite the proposed development at Greenhead Moss, which the Couiicil is upgrading. 4.2 Councillor McKeiidrick has indicated support for the proposal. 5. LOCAL PLAN POLICIES 5.1 The site is contained within the Southern Area Local Plan Finalised Draft as Green Belt. The policy which deals with the Green Belt (ENV6) states that ". . . there will be a presumption against development or change of use other than that directly associated with aiid required for agriculture, forestry, outdoor leisure aiid recreation or other appropriate rural uses". The application is, therefore, contrary to Green Belt policy. 5.2 The development should also be assessed against Retail policy RTL4 Assessing Applications for Retail Development which considers the following relevant items: 0 whether the proposal could be supported by the appropriate catchment population: 0 the extent to which proposals would be accessible to public transport and their effects on travel patterns by motor car, the suitability and impact of the proposal on the character and amenity of adjoining properties and the surrounding environment. Unlike the earlier proposal I am not entirely satisfied that the applicatioii fails this third factor in the assessment, nevertheless I do maintain some concerns about whether or not the development is appropriate for this location given the nature of the operation its siting, access arrangements and impact. 5.3 In addition, the development is contrary to Policy TR13 Assessing the Transport Implications of Development, which considers: 0 the level of traffic generated and its impact on the environment and adjoining land uses. the scope to integrate development proposals with existing public transport facilities, impact of the developinent on road traffic circulation and road safety. 6. OBSERVATIONS 6.1 The site of the proposed development could accommodate up to 500 car parking spaces and an estimated 250-300 'sales cars'. This is, therefore, a major development which could generate significant traffic volumes. 208 6.2 The access to the proposed development is via a lengthy private road which will require to be upgraded. There is also an existing access to tlie adjacent farm which suffers from poor sightlines which it is not proposed to use. 6.3 Acliieving suitable sightlines at the access could be problematic as the land to the left when leaving the application road is not in the ownership of the applicant. While the applicant states he will have a servitude line of sight this will need to be secured through agreement. No details have yet been supplied on this point. 6.4 Although adequate parking can be provided on site there is potential for parking on the A7 1 adjacent to both the access to the proposed development and the existing farin access, although this is likely to be less of a problem given the length of tlie road in to the sales area. 6.5 The applicant’s proposals with regard to details sucli as First Aid, Toilet facilities and litter appear competent. 7. CONCLUSION AND RECOMMENDATION 7.1 This application is for a cointnercial developinent in the Green Belt, albeit on a limited basis (one day per week, April to September only). Over recent years the Council has succeeded in improving the environinent of this area and further proposes large scale development of a Nature Park at Greenhead Moss. This proposal would not in my view. be in keeping with the policy of improving this part of the Green Belt area. 7.2 The proposed development would create additional turning and braking manoeuvres 011 a derestricted stretch of the A71 which could create a road safety hazard. 7.3 I consider the proposed use is not appropriate in a Green Belt location, is contrary to Green Belt, Retail and Transportation policies and therefore I recommend the application be refused. 209 Application No. Sl00/00494/FUL Date registered 2 May 2000 APPLICANT GILCHRIST & LYNN LTD., HALLCRAIG STREET, AIRDRIE ML6 6AW Agent Cullen Lochliead & Brown. Architects, 10 Auchingramont Road, Hamilton ML3 6JX DEVELOPMENT HOUSING DEVELOPMENT COMPRISING 3 1 FLATS AND TERRACED HOUSES, AND ASSOCIATED CAR PARKING LOCATION FORMER MOTHERWELL COLLEGE ANNEXE SITE, GLENCAIRN STREET, MOTHERWELL Ward No. 11 Grid Reference 275457 656403 File Reference S/PL/B112128( 142)IWLSIAB Site History Site at one time contained a school, which was most recently used as an annexe to Motherwell College; demolished late 1990's. Development Plan Unclassified Development Potential (Finalised Draft Southern Area Local Plan) Contrary to Development Plan NO CONSULTATIONS Objection No Objection Transco, Coal Authority, West of Scotland Water Conditions No Reply REPRESENTATIONS Neighbours No Response Newspaper Advertisement Not Required COMMENTS This application is for the erection of 3 1 houses and flats on a 0.5 hectare (1.2 acres) site at Airbles StreetlGlencairn Street, Motherwell. The proposal, which is to be developed for a Housing Association, involves a mix of terraced houses and flats. The site, which most recently accommodated an annexe for Motherwell College, is rectangular in shape and has a significant slope. The development is grouped around the street frontages of the site: and uses the contours to allow two, three and four storey buildings to be provided. Further details are contained in the accompanying report. RECOMMENDATION Grant, subject to the following conditions:- ...... ...... ...... _..! ..... ...... PO, ...... 21 1 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on tlie site shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 3. That before the development hereby permitted is commenced proposals for the improvement and repair of the existing walls and railings around the site, and the retention and/or relocation of the existing gate pillars, shall be submitted to and approved by the Planning Authority? and shall be implemented before the occupation of any of the dwellings. Reason: To ensure the retention and improvement of the existing walls. 4. That before the development hereby permitted starts, full details of all external materials to be used in construction, including walls, roofs, windows. doors, gutters and downpipes. shall be submitted to, and approved in writing by the Planning Authority. including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 5. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to5 and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:- (a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted. Reason: To enable the Planning Authority to consider these aspects in detail. 6. That within one year of the occupation of tlie last ten dwellinghouses within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 5 above. shall be completed; and any trees, shrubs, or areas of grass which die. are removed. damaged, or become diseased within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species. Reason: To ensure satisfactory implementation of the landscaping scheme. 21 2 7. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority. including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of- (a) the proposed footpaths shaded PINK on the approved plans; (b) tlie proposed parking areas hatched BLUE on the approved plans; (c) the proposed external lighting provided for the area(s) hatched BLUE on the approved plans; (d) the proposed grassed, planted and landscaped areas hatched GREEN 011 the approved plans; (e) the proposed fences to be erected along the boundaries marked BROWN on the approved plans. Reason: To ensure that provision has been made for the management and maintenance of common areas. 8. That before completion of the development hereby permitted, the management and maintenance schemed approved under the terms of condition 7 shall be in operation. Reason: To ensure a satisfactory standard of management and maintenance of coinmon areas. 9. That a detailed drawing showing the bin store location and boundary enclosure shall be submitted to and approved in writing, including any modifications as may be required by the Planning Authority, prior to the start of these works. Reason: To enable tlie Planning Authority to consider these aspects in detail. 10. That before the development hereby permitted is occupied, all the parking and manoeuvring areas shown on the approved plans, shall be levelled, properly drained, surfaced in a material which the Planning Authority has approved in writing before the start of surfacing work and clearly marked out, and shall, thereafter, be maintained as parking and manoeuvring areas. Reason: To ensure the provision of adequate parking facilities within the site. 11. That before the development hereby permitted is occupied, the means of vehicular and pedestrian access shall be constructed in accordance with the approved plans. Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings. 12. That a visibility splay of 4.5 metres by 60 metres, measured from the road channel. shall be provided on both sides of the vehicular access and before the development hereby permitted is 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. 21 3 Reason: To ensure satisfactory visibilitj for drivers at the new road junction. 13. That before the development hereby permitted is occupied, everything exceeding 1.05 metres in height above road channel level shall be removed from the areas shaded YELLOW and, thereafter, nothing exceeding 1.05 metres in height above the road channel level shall be planted, placed, erected, or allowed to grow, within the area shaded YELLOW. Reason: To ensure satisfactory visibility for drivers at the road junction. 14. That before the development hereby permitted is completed, the existing vehicular access to the application site, marked A-A on the approved plans, shall be closed off and the ground, within the area forinerly occupied by the access, shall, thereafter, be reinstated as a footway. Reason: To restore an unnecessary dropped kerb to an upstand kerb, in the interests of public safety. 15. That no dwellinghouse hereby permitted shall be occupied until the road and footway adjacent to it have been constructed to basecourse standard and the road and footway shall be maintained thereafter to the satisfaction of the Planning Authority during the construction phase. Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities. 16. That before the last of the dwellinghouses hereby permitted is occupied, all roads and footways shall be completed to final wearing course. Reason: To ensure the provision of satisfactory vehicular and pedestrian access facilities. 17. That before the development hereby permitted starts, all works required to remove or render harmless the containinants within the site (identified in the Site Investigation Report dated 14 February 2000) shall be agreed in writing by the Planning Authority and development shall not be commenced until these works have been completed. Reason: To ensure the site is free of contamination. List of Background Papers Application forin aiid plans Site Investigation Report Finalised Draft Southern Area Local Plan Letter from Transco dated 10/5/00 214 Letter from Coal Authority dated 12/5/00 Memo from Area Manager Protective Services dated 9/5/00 Memo from Environmental Control Manager dated 18/5/00 Letter from West of Scotland Water dated 22/5/00 Any person wishing to inspect the above background papers should telephone Motlierwell 3 02088 and ask for Les Stevenson. 21 5 APPLICATION NO. S/00/00494/FUL REPORT I. PROPOSAL AND SITE 1.1 This application is for the erection of 3 1 houses and flats (comprising 1 1 terraced houses. 2 maisonettes and 18 flats) on a site at Airbles Street/Giencairn Street, Motherwell. The site slopes significantly froin Airbles Street, and is presently vacant, having previously been occupied by a former school building; only the boundary walls and railings remain. although along the street frontages these are relatively attractive, with impressive gate pi Ilars. 1.2 The site occupies a proiniiient location, and is close to Glencairn Tower, a 16 storey block of flats; there is also a primary school adjacent to the site. 1.3 The development proposed would use the site’s sloping nature to enable a range of heights of buildings to be constructed. On the higher part of the site, at the Airbles StreetiGlencairii Street junction, there would be two storey terraced houses, with blocks of three and four storey flats at the lower part of the site. Access to the site would be froin Glencairn Street, and two areas of courtyard parking are proposed to serve the development. All entrances to the houses and flats would be from the parking areas. It is also intended to retain and repair the existing walls and railings, wherever possible. 1.4 Although this application has been submitted by a developer, it is understood that it is on behalf of a local Housing Association. 2. CONSULTATIONS 2.1 None of the bodies consulted on this application had any objections to the proposal. 3. CONCLUSIONS 3.1 This proposal is an appropriate and beneficial use of a currently derelict site. The design and layout of the development will create an attractive use on the site, and I therefore recommend that consent be granted. 21 6 Application No. S/00/00509/FUL Date registered 10 May 2000 APPLICANT MOTHERWELL COLLEGE, DALZELL DRIVE, MOTHERWELL ML1 2DD Agent Cullen Lochhead & Brown, 10 Auchingramont Road, Hamilton ML3 6JX DEVELOPMENT ERECTION OF CLASSROOMS AND STUDENT COMMON ROOM LOCATION MOTHERWELL COLLEGE, DALZELL DRIVE, MOTHERWELL MLl 2DD Ward No. 12 Grid Reference 275952 655542 File Reference S/PL/B/l2/4( 1 8)lWLSlAB Site History College built in 1960’s; various extensions since Development Plan Established Community Facility (Finalised Draft Southern Area Local Plan) Contrary to Development Plan No CONSULTATIONS Objection No Objection Coal Authority Conditions No Reply REPRESENTATIONS Neigh bows No Response Newspaper Advertisement Kot Required COMMENTS This application is for the erection of a new single storey block of classrooms at Motherwell College, plus an extension to the existing building to form a student common room. A total of nine new classrooms will be created, and the building will be positioned adjacent to the main college building. between it and another detached block of classrooms. It will be a prefabricated structure, finished externally in vinyl coated steel and with a flat roof. The common room will be a similar structure, albeit smaller in scale (approximately 80 sq in), and will be formed as an extension on to a corridor area of the main building. 21 8 Both aspects of this proposal are modest in scale, compared to the existing college, and are not prominently located. I therefore recommend that permission be granted. RECOMMENDATION Grant, subject to the following conditions:- 1. That the development hereby permitted shall be started within five years of the date of this permission Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. 2. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. List of Background Papers Application form and plans Southern Area Local Plan Finalised Draft Memo from Area Manager Protective Services dated 18/5/00 Letter from Coal Authority dated 19/5/00 Memo from Transportation Team Manager dated 5/6/00 Any person wishing to inspect the above background papers should telephone Motherwell 302088 and ask for Les Stevenson.