−2n AGENDA ITEM NO.

North Lanarkshire Council

Planning Applications for consideration of Planning Sub−Committee

Committee Date: 27 July 2017

Ordnance Survey maps reproduced from Ordnance Survey with permission of HMSO Crown Copyright reserved APPLICATIONS FOR PLANNING SUB−COMMITTEE

27th July 2017

Page Application No Applicant Development/Site Recommendation No

8−17 161020091FUL SB Quarry Re−profiling of Grant (Airdrie) Ltd Former Quarry, Including Importation of Inert Waste to Form Coarse Fishery Springbank Quarry Stepends Road Airdrie

18−31 1 6/02092/PPP Intelligent Residential Refuse (P) Land Development with Request for Investments Ancillary Hearing Recreational Open Space and Landscaping (in principle) Ramoan Farm Coatbridge Road Ramoan Glenboig Coatbridge ML5 2PU

32−47 16/02332/MSC Muir Homes Construction of Grant (P) Ltd/Doug Residential Riddell Development (158 Consultancy Dwellings) Including Ltd Formation of New Access. 1 Garnqueen Farm Main Street Glenboig ML5 2RD

48−59 1 6/02364/FUL H Morris Construction of 14 Grant Homes Ltd Dwellinghouses Site At Wood hall Street Chapelhall 60−66 1 7/00798/PPP Mrs Lynn Sub−Division of Refuse Hastie Existing Garden Ground to Form House Plot 3 Garnhall Farm Road Castlecary Cumbernauld G68 OHA

67−78 1 7/00807/FUL Mr Naeem Change of Use of Grant Tariq Vacant Land (Former Mission Hall) to Car Sales Area and erection of Temporary Sales Office Site To East Of 57 High Street Newarthill Motherwell

79−86 1 7/00868/FUL Enchance Construction of 4 Grant Developments Storey Flatted Block Scotland Ltd Containing 16 flats with Associated Undercroft Parking and Landscaping 2 Hallcraig Street Town Centre Airdrie ML6 6AH

(P) 16/02092/PPP: If minded to grant, permission not to be issued until legal agreement is concluded requiring off−site road works and financial contributions to the Council for education mitigation.

16/02332/MSC: If minded to grant, permission not to be issued until legal agreement is concluded requiring financial contributions to the Council for off−site play provision. Application No: Proposed Development:

1 6/02009/FUL Re−profiling of Former Quarry, Including Importation of Inert Waste to Form Coarse Fishery

Site Address:

Springbank Quarry Stepends Road Airdrie

Date Registered:

27th October 2016

Applicant: Agent:

SB Quarry (Airdrie) Ltd Cameron Planning West Fortune Farm Clifton Cottage Drem 29 East Argyle Street North Berwick Helensburg h East Lothian United Kingdom EH39 5LL G84 7EJ

Application Level: Contrary to Development Plan:

Major Application No

Ward: Representations:

011 Airdrie South No letters of representation received. Sandy Watson, Ian McNeil, Paul Di Mascio, Michael Coyle

Recommendation: Approve Subject to Conditions

Reasoned Justification:

The development proposed is considered to be in accordance with the North Lanarkshire Local Plan 2012 as it could be suitably accommodated within the site without detriment to the character and amenity of the surrounding area. 213

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Reproduced by permission of Planning Application: 16/02009/FUL the Ordnance Survey on N+LanarkshlreNorth 2009.behalf of HMSO © Crown Copyright and database right Name (of applicant): SB Quarry (Airdrie) All rights reserved. Ltd Council Ordnance Survey Licence number 100023396. Site Address: Spring bank Quarry, Stepends Road, Airdrie

Development: Re−profiling of Former Quarry, Including Importation of Inert Waste to Form Coarse Fishery ProposedConditions:−That

the permission for the imortation of inert waste works hereby permitted is for a temporary period only and shall expire on 30 September 2022. Thereafter the agreed restoration works (as per Restoration Scheme A in condition 15 below) shall be completed by the 30th September 2023.

Reason: To comply with the terms of the application and protect local amenity.

That except as otherwise be agreed in writing by the Planning Authority or as required by planning condition, the development shall be implemented in accordance with drawing numbers;− 163916−006, 163916−007, 163916−008, 163916−009, 163916−010, 167795−001 Rev A, 167795−009, 1848 L01, TP1 32_SK_003A

Reason: To clarify the drawings on which this approval of permission is founded.

TRANSPORTATION

3, That BEFORE the development hereby permitted starts; a traffic management plan shall be submitted to, and approved in writing by, the Planning Authority. The plan shall cover HGV movements to and from the site, in terms of routes, timing and frequency of movements including safeguards designed to mitigate the impact of the development on residential amenity, traffic congestion and road safety in the area. For the avoidance of doubt the plan shall include a maximum limit on the number of HGVs in and out of the site per hour. The traffic management plan shall be implemented before works start and adhered to thereafter at all time to the satisfaction of the Planning Authority.

Reason: In the interests of the safety and amenity of properties in close proximity to the vehicular routes.

4. That the passing places along Stepends Road as shown in the plans hereby approved shall be in place before any inert waste importation works commence on site and retained as passing places thereafter to the satisfaction of the Planning Authority.

Reason: To ensure that the necessary road improvements are in place in the interests of road safety.

5. That a visibility splay of 4.5m x 160m shall be provided in both directions at the site access along Stepends Road prior to the development hereby permitted commencing and that this shall be retained thereafter as such to the satisfaction of the Planning Authority.

Reason: In the interests of road safety.

DUST AND ROAD CLEANING

6. That prior to the commencement of infilling works, a scheme of measures to control dust, which will ensure that the best practice methodologies set out in PAN 50 are adopted shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required and for the avoidance of doubt such a scheme will cover the following:

a) any ground preparation works b) dust arising in connection with infilling operations C) the transportation of infill material both to and within the site and return lorry journeys from the site (this to include lorry sheeting)

Reason: In the interests of the amenity of local residents and users of the adjacent golf course,

7. That the scheme approved under the terms of condition 6 above shall be implemented upon the commencement of material importation operations and except as may otherwise be agreed in writing shall remain in place for the duration of material importation and land restoration operations.

Reason: In the interests of the amenity of local residents and users of the adjacent golf course. 8. That BEFORE works start on site a scheme shall be submitted to and agreed in writing by the Planning Authority, including any modifications as may be required, detailing the measures to be taken to ensure that the public road and footways in the vicinity of the quarry access are kept free of mud and other debris. For the avoidance of doubt this shall include a wheel wash facility.

Reason: In the interests of road safety and the amenity of local residents and road users.

9. That the scheme of measures approved under the terms of condition 8 above shall be implemented upon the commencement of the importation of infill material to the site and thereafter maintained during the material importation and restoration operations.

Reason: In the interests of road safety and amenity.

WORKING HOURS/NOISE

10. That no heavy goods vehicles shall arrive at or leave the site and no operations, including the transportation of infill materials or operations of plant shall take place at the site outwith the hours:

07.00−19.00 hours Monday to Friday 07.00−13.00 hours on Saturday

No operations of plant, loading or transportation of infill materials shall take place on Sundays or Public Holidays.

Reason: In the interests of the amenity of the area and of adjacent residents.

11. That the only exception to the working hours stated in condition 10 above is the carrying out of essential maintenance to plant and machinery and such maintenance should be carried out during the following hours: 13.00−17.30 hours on Saturday 10.00−17.30 hours on Sundays

Reason: In the interests of the amenity of the area and of adjacent residents.

12. That prior to the commencement of infilling works, a scheme of noise mitigation methodologies shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required and for the avoidance of doubt such a scheme will cover the following:

a) vehicular movements b) manoeuvring within the site c) infilling operations d) rock profiling works

For the avoidance of doubt the operator will ensure that the best practice methodologies set out in PAN 50 in terms of noise mitigation are adopted. All vehicles, plant and machinery operated within the site shall be maintained in accordance with the manufacturer's specification at all times, and shall be fitted with, and use, effective silencers. Thereafter the soil importation, land engineering, restoration and aftercare works shall accord with the agreed scheme of noise mitigation.

Reason: To ensure that in the interests of the amenity of the golf course and local residents that the site is operated in line with current best practice and that all reasonable steps are taken to minimise noise arising from the site. PROTECTED SPECIES

13. That except as may otherwise be agreed in writing by The Planning Authority and BEFORE development hereby permitted starts, a Badger Protection Plan addressing the protection of Badgers, Badger Sets and access to their foraging ground shall be submitted to and approved in writing by the Planning Authority in conjunction with SNH. All approved mitigation works under the terms of this condition shall be carried out to the satisfaction of the Planning Authority and SNH prior to any works starting on the site.

Reason: In the interests of nature conservation and for the protection of Badgers and their safe access to foraging grounds.

14. That should 12 months or more elapse between the date of the ecological surveys approved as part of this permission, and development commencing, further surveys shall be undertaken on the site to determine the presence of any statutorily protected species, −particularly for bats, and badgers, the said survey shall thereafter be submitted to and approved in writing by the Planning Authority before any development commences on the site. As a result of the study, should any remediation measures be required for the relocation or protection of any protected species, these shall be implemented in accordance with a timetable agreed in writing with the Planning Authority in consultation with Scottish Natural Heritage before works commence on the site.

Reason: To ensure compliance with The Conservation (Natural Habitats & c.) Amendment (Scotland) Regulations 2007 and the Protection of Badgers Act 1992.

RESTORATION & AFTERCARE

15. Before development begins, two detailed restoration schemes) shall be submitted for the written approval of the planning authority. 'Restoration scheme A' shall be consistent with the Environmental Statement and include the fishery. 'Restoration Scheme B' shall omit the fishery and shall show how the site would be restored in the event of operator failure. For the avoidance of doubt both schemes shall be in accordance with the guidance in PAN 64: Reclamation of Surface Mineral Workings (2002). The schemes shall:

a) include details of new habitat creation, to include information about location and size of new habitat areas, species, proposed density of planting, and protection and replacement measures; b) include habitat enhancements for priority species, including Small Pearl Bordered Fritillary; c) include details of all landscape planting, including the location, size, number and species of trees and shrubs; d) include details of site drainage e) include details of grass seed mixes to be used; and f) include details of phasing and provide that restoration of the site is, so far as reasonably practicable, undertaken concurrently with the phased infilling works. All planting shall comprise of native plants that support local biodiversity and habitat provision. Restoration of the site shall be implemented in accordance with the approved restoration scheme.

Reason: To ensure that comprehensive and appropriate restoration of the site is secured.

16. Before development begins, 2 detailed aftercare schemes (each one designed to complement the 2 approved restoration schemes in condition 15 above), shall be submitted for the written approval of the planning authority. Aftercare scheme 'A' (relating to Restoration Scheme A in condition 15 above) will include the proposed fishery and shall commence upon completion of Restoration Scheme A. Aftercare scheme 'B' (relating to 'Restoration Scheme B' in condition 15 above) shall only be implemented following operator default which results in the Council calling upon the financial guarantee agree as per condition 18 above. Unless otherwise agreed in writing by the Planning Authority the scheme shall last 5 years from the date of completion of the restoration and include: a) details of the steps necessary to reach the standard of approved habitat on the newly restored land, cultivation techniques to be employed, fertilising methods, soil sampling and analysis procedures, watering and drainage methods, weed control systems and any other proposed treatment; and

b) an undertaking that any trees, shrubs or areas of grass that die, are removed, damaged, or become diseased within the aftercare period, shall be replaced within the following planting season with others of a similar size and species. Aftercare of the site shall be implemented in

c) accordance with the approved aftercare scheme.

Reason: To ensure that comprehensive and appropriate restoration of the site is secured.

17. Before 31 July in each year during the aftercare period, a written report of (I) the aftercare operations carried out during the preceding year (or part year), and (ii) the aftercare operations intended to be carried out during the following year (or part year) shall be submitted to the planning authority.

Reason: To ensure effective monitoring of the aftercare of the site.

FINANCIAL GUARANTEE

18. At least one month before development begins a bond or other form of financial guarantee to secure the cost of performance of 'Restoration Scheme B' approved under condition 15 and aftercare scheme B' approved under condition 16 shall be submitted for the written approval of the planning authority. No development may commence until the bond or other form of financial guarantee is approved by the planning authority and is in place to the satisfaction of the planning authority. The bond or other form of financial guarantee shall be maintained until the date of completion of all restoration and aftercare obligations. The value of the financial guarantee shall be determined by a suitably qualified independent professional valuer as being sufficient to meet the costs of all outstanding restoration and aftercare obligations. The cost of engaging the independent professional valuer shall be borne by the operator.

Reason: To ensure that there are sufficient funds to secure performance of restoration and aftercare obligations in the event of operator default.

OTHER

19. Notwithstanding the details shown on the approved plans, no approval is hereby given for the erection, relocation or alteration to the external appearance of any buildings and plant within the site. Details of such proposed erection, relocation or alteration shall be submitted for the prior written approval of the planning authority.

Reason: To control the siting and external appearance of buildings and plant.

20. Before development begins, details of the proposed surface water drainage scheme for the site shall be submitted for the written approval of the planning authority, in consultation with SEPA. The approved scheme shall, so far as is reasonably practicable, be implemented contemporaneously with the development. Within three months of completion of the surface water drainage scheme, the operator shall submit to the planning authority written confirmation, approved by a suitably qualified professional, that the scheme has been implemented in accordance with the approved details.

Reason: To ensure that the site surface water drainage scheme complies with relevant guidance.

21. Before development begins, details of proposed fencing and gates to be in place for the period of land engineering, shall be submitted for the written approval of the planning authority. The fencing and gates shall be erected in accordance with the approved details and shall be maintained thereafter to the satisfaction of the Planning Authority.

Reason: To ensure effective boundary treatments at the site. 22. That before the fishery hereby permitted becomes operational, all the associated 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.

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

23. That none of the trees identified for retention in the supporting documentation hereby approved, shall be lopped, topped, felled, or otherwise affected, without the prior written consent of the Planning Authority.

Reason: To safeguard the amenity of the area

24. That BEFORE the development hereby permitted starts, tree protection measures in accordance with British Standards BS 5837, shall be erected along the drip line of the trees, as identified as being retained in the supporting documentation hereby approved, and shall not be removed without the approval in writing of the Planning Authority.

Reason: To protect the area of woodland within the site.

Background Papers:

Consultation Responses:

Memos from NLC Greenspace received 9th December 2016 & 25 thApril 2017 Letter from The Coal Authority received 10th November 2016 Letter from Scottish Environment Protection Agency received 8th November 2017 Letter from Scottish Natural Heritage received 1st November 2016 Memos from Transportation received lO February 2017 Letter from Scottish Gas Network received 7th November 2016 Email from Scottish Water received l0 November 2016

Contact Information:

Any person wishing to inspect these documents should contact Mr Graham Smith at 01236 632500

Report Date:

17 tJuly 2017 APPLICATION NO. 16/02009/FUL

REPORT

1. Site Description

1.1 Springbank' is a former quarry approximately 1km east of Airdrie on Stepends Road. The site is approximately 4.52 ha in area containing three deep water−filled voids with exposed cliff faces and vegetation enclosed by a security fence. The site is in a rural location with 'The Lady Bell Moss' SSSI approximately 150m to the east and open fields to the north, east and south and Easter Moffat Golf Course across Stepends Road to the west.

2. Proposed Development

2.1 Planning permission is sought to re−profile the quarry voids creating more shallow depths and gradients as part of a restoration scheme by importing waste materials in order to make the site suitable for public use. The infill operations would take place over a 5 year period in a staged approach as suitable material becomes available with 431,000 tonnes of material required. A post infilling restoration scheme has also been submitted including the extension of existing wood and heath land, pedestrian access with footpaths throughout the site, with the remaining water bodies to be used as a fishery. A car park is also proposed within the site with passing places along Stepends Road.

2.2 The hours of operation for the importation would be 0700−1900 weekdays and 0700−1300 on a Saturday with no material imported on a Sunday or bank holiday. The projected frequency of HGVs is approximately 1.5 out and 1.5 in per hour during the operational period. Four HGV routes are proposed:

• Two from the north (A89), one of which would go through Plains past housing on Main Street and along Brownieside Road and the other directly onto Stepends Road along a country road. • Two from the south, one of which would take a route from the A89 via Towers Road (passing Caldervale High School) and another along Burniebrae Road from the A73 (through Chapelhall).

3. Applicant's Supporting Information

3.1 The applicant has submitted a PAC report, Coal Mining Risk Assessment, Environmental Supporting Information (including habitat and species surveys and landscape appraisal), a transport statement and planning statement all in support of the application.

4. Site History

4.1 Quarrying operations have long since ceased within the site, and, despite attempts being made to control it, public access is an ongoing problem and has historically been an issue most notably after a fatal accident at the site in 2012.

4.2 A Proposal of Application Notice and request for an EIA screening opinion was submitted for this development in 2016 (references: 16/00708/PAN & 16/00993/EIASCR). It was confirmed at the time that a full EIA was not required but that environmental supporting information would be required.

5. Development Plan

5.1 The site is zoned as policy NBE 3A (Green Belt) and NBE 1 A4a (Site of Importance for Nature Conservation) in the North Lanarkshire Local Plan 2012. 6. Consultations

6.1 The following consultees raised no objection:

• Transportation, subject to the implementation of passing places along Stepends Road. • Protective Services subject to conditions relating to validation of waste and also that working hours and vehicular movements are as projected. • Scottish Natural Heritage, subject to the recommendations of the protected species survey being implemented. • NLC Greenspace subject to conditions minimising the environmental impact. • Scottish Environmental Protection Agency (SEPA). • The Coal Authority. • Scottish Water subject to the development not impacting on their assets.

7. Representations

7.1 No representations were received following the neighbour notification and press advertisement

8. Planning Assessment

8.1 In accordance with Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. It is considered that the proposal raises no issues of a strategic nature in terms of the Glasgow and the Clyde Valley Strategic Development Plan (SDP). As such, it can therefore be assessed in terms of the local plan policies. The site is zoned under NBE 3A (Green Belt) and NBE 1 Ma (Site of Importance for Nature Conservation) in the North Lanarkshire Local Plan 2012. Policy DSP 4 (Quality of Development) and EDI 3C (Waste Development) are also relevant along with Supplementary Planning Guidance 7 (Assessing Development in the Green Belt) and 10 (Waste).

Development Plan

8.2 The Greenbelt policy NBE 3A and associated guidance (SPG 7) seeks to protect and enhance the countryside character of sites like this by restricting inappropriate uses whilst policy NBE 1 Ma recognises the local biodiversity benefit of the site and adds a further safeguard against harmful development. Taking into account that the site is a former quarry that has not benefitted from any restoration works it is considered that the infilling works proposed as part of this application could be accommodated acceptably in principle subject to further consideration on the environmental impact against the relevant policy. In addition the type of use proposed is considered to be suitably appropriate for the countryside location subject to further assessment against EDI 3C and DSP 4.

8.3 Policy EDI 3C is supportive of infilling proposals in areas of degraded land and the associated guidance (SPG 10) also supports the use of quarry voids for waste disposal subject to assessment against key factors including environmental impact (considered below) and a confirmed commitment by the applicant to provide a financial bond to cover site monitoring during development works, restoration and aftercare.

8.4 Policy DSP 4 requires consideration to be given to the existing site and its context and take account of the impact of proposals upon the amenity of surrounding properties in terms of noise and disturbance but also taking account of other environmental factors such as drainage, transportation, ecology and the impact of such developments on the landscape.

8.5 The rationale behind this proposal is to address potential safety risks associated with the steep rock faces and deep water at this isolated site which is prone to public access and which remains an ongoing concern for public safety. The infilling is an initial part of the wider restoration of the site and will be an important means of securing a future use which will be open to the public. The later stages of the restoration will include planting and biodiversity enhancements that will be compatible with the area. 8.6 In terms of vehicular movements it is unavoidable that those associated with the infihling works will cause a degree of disturbance to residents on the main routes where the traffic will take access from. The traffic associated with the infilling works will therefore have an impact in terms of congestion on the road network and amenity for motorists, pedestrians and particularly for those residents in closest proximity to the routes. The nature and scale of this has been carefully considered along with the advice of Transportation and Protective Services, neither of who have objected. Whilst conditions are proposed that will seek to minimise the impact it is acknowledged that there may be temporary disturbance as a result of the infilling works. However, on balance, the proposal is considered to be acceptable as the works are necessary to facilitate the regeneration of this site and to address the public safety issues currently associated with this site. The use proposed is one that is appropriate for a rural setting and would not raise any issues taking into account that the nearest residents are some 330 metres away.

8.7 The Council's bond policy is also relevant for land engineering operations of this nature. Historically, section 75 legal agreements have been the preferred method of delivering restoration bonds and ensuring that any adverse impact that may arise in the event of operator failure could be suitably mitigated however the policy advocates a flexible approach when appropriate. The applicant has suggested that a condition could just as effectively secure the bond or financial contribution in this instance and highlighted a recent decision by the DPEA at Hillend Quarry whereby the reporter dealt with this matter via condition rather than legal agreement. Taking this into account, it is agreed with the applicant that a condition would suffice in this instance and a condition is therefore proposed to ensure delivery of a suitable restoration bond.

8.8 Taking the above into account, and that the applicant has committed to providing a financial bond to secure the restoration of this site, it is considered that the proposal accords with NBE 3A, NBE 1 Ma, EDI 3C, DSP 4, SPG 7 and 10 subject to conditions.

Consultations

8.9 In relation to the recommendations of Protective Services conditions are proposed requiring validation of the waste, and to ensure that the hours of operation and projected vehicular movements are as detailed in the supporting documentation.

9. Conclusions

9.1 In conclusion, following detailed assessment of the application, it is considered that the proposed development is acceptable when assessed against the relevant policies of the North Lanarkshire Local Plan. No objections were received and it is recommended that planning permission be granted subject to conditions. Application No: Proposed Development:

1 6/02092/PPP Residential Development with Ancillary Recreational Open Space and Landscaping (in principle) Site Address:

Ramoan Farm Coatbridge Road Ramoan Glenboig Coatbridge ML5 2PU

Date Registered:

31st October 2016

Applicant: Agent: Intelligent Land Investments Ltd. Keppie Planning The Shires 160 West Regent Street 33 Bothwell Road Glasgow Hamilton United Kingdom United Kingdom G2 4RL MI−3 OAS

Application Level: Contrary to Development Plan: Major Application Yes

Ward: Representations: 06 Gartcosh, Glenboig and Moodiesburn 5 letter(s) of representation received. Willie Doolan, Greg Lennon, Michael McPake

Recommendation: Refuse

Reasoned Justification:

The proposed development is contrary to the Development Plan (Spatial Development Strategy of the Glasgow and Clyde Valley Strategic Development Plan 2012 and the North Lanarkshire Local Plan 2012). The impact of the development is not sustainable in terms of the loss of open green belt land and the impact on the local roads infrastructure. If granted, the proposal would undermine the nearby Community Growth Area and would set an undesirable precedent for other similar inappropriate development.

Legal Agreement

If minded to grant, planning permission should not be issued until the developer has completed a Section 75 Agreement with the Planning Authority to secure the appropriate level of financial contribution to education provision and for off−site road works within the area. f/\

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Reproduced by Planning Application: 161020921PPP permission of the Name (of applicant): N North Ordnance Survey on Site Address: Ramoan Farm Lanarkshire behalf of HMSO. © Coatbridge Road Coundi Crown Copyright and Ramoan database right 2009. All Glenboig rights reserved. Coatbridge Ordnance Survey ML5 2PU Licence number Development: Residential Development 100023396. with Ancillary Recreational Open Space and Landscanina (in Drincine Recommendation:Reasons:−The Refuse for the Following

proposed development is contrary to the Spatial Development Strategy of the Glasgow and Clyde Valley Strategic Development Plan 2012 and policies DSP2 (Location of Development), DSP4 (Quality of Development), NBE3A (Green Belt) of the North Lanarkshire Local Plan as it is considered to be an unjustified incursion in to the Greenbelt. The site is not supported by the Local Plan development strategy and would constitute an unacceptable form of Green Belt development. The site is included as part of the designated Green Belt and its development would result in the ad hoc south eastern expansion of the settlement of Glenboig. The proposal would therefore result in the unacceptable of loss Green Belt land and have an irreversible adverse visual impact on the open character of the site.

2. The information submitted by the applicant fails to demonstrate that the development of this site is sustainable in terms of the Sustainable Location Assessment (as contained within Diagram 4) of the Glasgow and Clyde Valley Strategic Development Plan 2012 and policies DSAP and Policy DSP2 of the North Lanarkshire Local Plan. There are other more sustainable sites which can contribute to the acknowledged shortfall in housing land supply within the central sub market housing area including the nearby Gartcosh/Glenboig Community Growth Area.

3. The development will have a negative impact on the public infrastructure within the local road network in terms of the need to upgrade the local road network to accommodate the traffic from the development. Furthermore, the developer is unwilling to make reasonable adn proportionate developer contributions relating to necessary road improvement at junction 2A of the M73. The proposed development therefore does not accord with DSP3 and DSP4 of the North Lanarkshire Local Plan or the Sustainable Location Assessment (as contained within Diagram 4) of the Glasgow and Clyde Valley Strategic Development Plan 2012. Background Papers:

Consultation Responses:

Traffic & Transportation received 19th December 2016, 15th February and 9th of May 2017 Protective Services (including Pollution Control) received 8" of November 2016 Play Services received 8t1 of November 2016 Education Resources received 3rd of November 2016 Scottish Environment Protection Agency received 28th November 2016 Scottish Natural Heritage received 18th of November 2016 Scottish Gas Network received 2 n November 2016 and 3rd of May 2017 The Coal Authority received 28th of November 2016 Strathclyde Passenger Transport received 15 thof February 2017 Health and Safety Executive received 12th of May 2017 Transport Scotland received 6 of June and 13th July 2017

Contact Information:

Any person wishing to inspect these documents should contact Mr Craig McIntyre at 01236 632500

Report Date:

17th July 2017 APPLICATION NO. 161020921PPP

REPORT

1. Site Description

1.1 The application site extends to 17.5 hectares (43 acres) and comprises mainly agricultural land. This greenfield site contains two ponds located to the north of the site, hedgerow boundaries in places and little tree cover. The site is located to the south east of the settlement of Glenboig along the B804 (Coatbridge Road), adjacent to Ramoan Farm. The site is contained on its eastern boundary by the B804 encompassing an existing residential area which already forms part of the settlement of Glenboig. Areas of open agricultural fields lie to the south of the site; with derelict industrial land and the Gartsherrie rail link forming the western boundary of the site. Beyond the railway to the north of the site is the central section of Glenboig. Ramoan Farm itself is located to the east of the site. The site slopes steeply to the north−west down towards the railway line. The applicant considers that due to the natural topography and characteristics of the site approximately 11.3 hectares (64%) of the site are developable with the remaining area forming recreational open space and landscaping.

2. Proposed Development

2.1 The application which is in principle proposes a new residential development accessed via a new and improved junction onto the B804 (Coatbridge Road). The applicant has provided an indicative layout demonstrating the potential capacity for 280 units split into two groupings to the north west and south west of the site linked by the main access. Drainage infrastructure in the form of a SUDs pond would be installed in the north west corner of the site. The development will include an equipped play area and areas of open space within a landscaped setting.

3. Applicant's Supporting Information

3.1 The applicant has provided supporting information summarised as follows:

• Pre Application Consultation Report • Planning Statement • Transport Assessment • Noise Constraints Assessment • Air Quality Impact Assessment • Coal Mining Assessment • Landscape and Visual Impact Assessment • Flood Risk Assessment • Sustainable Location Assessment • Ecology Report • Open Space Strategy

4. Site History & Context

4.1 The planning history includes the following applications received at the site location:

• 14/02354/EIASCR Request for EIA Screening Opinion: Proposed Residential Development (circa.200 Units) including Recreational Open Space and Landscaping. It was concluded that an EPA was not required. • 14/023551PAN Proposal of Application Notice: Residential Development (circa 200 Units) incorporating Recreational Open Space, Landscaping and Formation of New Road Access.

4.2 The site was assessed during the Call for Sites' Main Issues Report consultation process (site submission number 0001/06) for inclusion into the emerging Local Development Plan but was not deemed suitable for inclusion within the proposed plan. 4.3 The Council is minded to grant planning permission for a rail freight hub and warehousing, subject to a s75 agreement on the site to the west (beyond the railway) at Kilgarth, albeit these negotiations have stalled.

4.4 Within lOOm of the north−west boundary of the application site is the eastern edge of the Gartcosh/Glenboig Community Growth Area (CGA) which is one of the Council's flagship policies for sustainable growth which aims to deliver a community which will contain 3000 homes. There are already 3 planning permissions in principle for 1790 houses and detailed permission for 402. It should also be noted that a report for a further 158 houses within the Glenboig part of the CGA can be found within the agenda papers for today's committee meeting (ref 16/02332/MSC). It should be noted that developments within the CGA have to comply with the Council's policy of transportation mitigation for that area. In short, this outlines various road improvements which are designed to accommodate the 3000 houses. These works will be carried out by the Council with monies recouped through developer contributions. The proposed works include improvements to junction 2A of the M73 which are also highlighted by the applicant's Transportation Assessment as necessary works to accommodate their own development.

5. Development Plan

5.1 This application site raises issues of a strategic and local nature and therefore must be considered in terms of the Strategic Development Plan and Local Plan.

5.2 The site falls under Greenbelt in the Spatial Development Strategy of the Glasgow and the Clyde Valley Strategic Development Plan 2012.

5.3 The site is identified as NBE3A Greenbelt in the North Lanarkshire Local Plan (NLLP).

Consultations

6.1 The Coal Authority has provided comments as the site falls within the defined Development High Risk Area. The Coal Authority records indicate that within the application site and surrounding area there are coal mining features and hazards which need to be considered in relation to the determination of this planning application, specifically probable shallow coal mine workings associated with a thick coal outcrop. The Coal Authority having considered the Coal Mining Risk Assessment Report (October 2016, prepared by Resource & Environmental Consultants Ltd) welcomes the commitment to undertake site investigations to establish the exact situation with regard to probable shallow coal mine workings. The Coal Authority therefore has no objection to this planning application, subject to the LPA imposing a suitable condition.

6.2 Scottish Natural Heritage (SNH) has no objection to the proposed development in terms of its impact on designated sites. SNH standard advice is that species surveys should have been completed no more than 18 months prior to submission of the application, to ensure that the survey results are a contemporary reflection of species activity at and around the site. In this case the ecological surveys were carried out in April/June 2015 and so are borderline with this recommended timeframe. Therefore SNH advise that pre−construction update surveys should be carried out for all species (great crested newt, bats, otters, water vole and badger), excluding breeding/wintering birds, within 8 months preceding commencement of construction. Notwithstanding the location of the application site within the Greenbelt (as identified in current Local Plan, 2012), SNH consider that development at this site would certainly provide an opportunity to enhance the wider setting of the existing detached group of houses and also to improve cohesion with the rest of the settlement.

6.3 Scottish Environment Protection Agency (SEPA) has no objection to the proposed development on flood risk grounds. In terms of flood management it is recommended that the culvert is rebuilt/diverted and appropriate minimum Finished Floor Level's (FFL's) adopted. As long as no built development is proposed over the culvert SEPA would have no issues with this proposal from a flooding perspective. However, as outlined in the FRA some of these proposals may require some form of authorisation under the Controlled Activities Regulations (CAR) so early discussion with the local SEPA team is recommended. SEPA have intimated that they will object to the proposal unless a condition is attached to the development requiring the developer to consider the integration of district heating, low or zero carbon heat networks. They note that paragraph 154 of SPP states that the planning system should support the transformational change to a low carbon economy including deriving "11% of heat demand from renewable sources by 2020" and supporting "the development of a diverse range of electricity generation from renewable energy technologies − including the expansion of renewable energy generation capacity − and the development of heat networks". SEPA state that in line with the strong government policy to connect to and develop district heating networks, the requirements of their guidance and the CGA SDF request that if planning permission in principle is granted it be subject to a condition requiring, unless demonstrated through a feasibility study to the satisfaction of the Planning Authority to not be feasible, heat demand for the development to be met through a) connection to the existing district heating network or b) the implementation of an onsite district heating network.

6.4 Scottish Gas Network originally objected to the development on the 2 n of November 2016 in terms of the developments impact on a high pressure gas transmission pipeline (Glenmavis to Provan), however, this was withdrawn on the 3rd of May 2017 on the basis that the scope of the detail required to satisfy their concerns is not required at the PPP stage but best dealt with at the MSC stage.

6.5 Strathclyde Passenger Transport (SPT) have no objection to the development, however, they noted the need to provide pedestrian links from between the site and Whitelaw Avenue in Ramoan to the east. The capacity of the park and ride facility at Gartcosh Rail Station should also be assessed to accommodate a modal shift in transport from the car to public transport. Travel information packs should be incorporated as a condition attached to any future planning consent at the MSC stage.

6.6 Health and Safety Executive (HSE) have no objection to the development, however, they advised consultation with Scottish Gas Network as to the potential restrictions to development associated with proximity to the pipeline.

6.7 Transport Scotland (TS) was consulted given the impact of the development on the trunk road network at the M73. TS has no objection subject to 3 conditions which are summarised as follows:

a) No houses to be occupied until the 'Glenboig Link Road' is operational. (Note−It is expected that the road will be open to traffic at around the turn of the year).

b) Condition to be applied to any permission requiring a Green Transport Plan to be submitted.

c) In order to accommodate this development it has been highlighted that road improvements would be required at junction 2A of the M73. TS are seeking an agreement which would secure that delivery. (Note: The applicant has been advised by the Planning Service that the developer would be expected to make a contribution to financing these works. In response the developer has responded to the effect that they do not accept that these works are required as part of their development and therefore they are not willing to make financial contributions)

6.8 NLC Transportation Services raise concerns to the development on the grounds that the existing road infrastructure is not capable of supporting the increase in development at this location, as the applicant has failed to identify suitable physical mitigation and there can be no long term guarantees over funding for public transport. The Transportation Service engaged with the applicant's Transport consultants and considered a number of reports submitted by the applicant and while some of the impacts on the local road network are capable of being mitigated through conditions relating to the timing of the development or via certain physical improvements (e.g. delay development on site until completion of the proposed Glenboig Link Road and associated works) on balance there are junctions (Sunnyside Road Coatbridge roundabouts) where necessary physical design solutions were not feasible.

6.9 NLC Education Resources confirm the proposed development is not included on the housing land supply list and prefer that the development did not proceed as the primary schools within the area would not be able to absorb the pupil product that the development would bring. Due to the increased rolls in the Glenboig area as a result of the Community Growth area, the Service's plans include the construction of a new primary school. The Service will be seeking a developer contribution for any additional developments within this area. As this development is not included within the Community Growth Area plans the Service would request a developer contribution of around £7,800 per unit. In the event that the 280 units indicated in the site layout plan were agreed this would incur a total developer contribution of £2,184,000.

6.10 NLC Protective Service (Pollution Control) have no objection to the application provided that prior to any development works a comprehensive site investigation requires to be submitted to the satisfaction of the Local Authority. Depending on the results of this investigation a detailed remediation strategy may be required. Any remediation work required must be completed and verification provided by the developer to the satisfaction of the Local Authorities before development begins. Due to the close proximity of the development to noise sensitive dwellings during the period of construction working hours should be limited to certain proscribed hours.

6.11 NLC Play Services confirm no objection provided detailed information confirming the locations, scale and play equipment specification is submitted for their approval with any detailed planning application received.

7. Representations

7.1 5 letter(s) of representation were received. The following provides a summary of the comments received:

(a) The site is zoned as Green belt and as such should be protected from development. (b) The development of the site for housing is contrary to the local plan (c) The properties on Coatbridge Road have no off street parking and as such park on the road which narrows the road, the increase in the volume of traffic will be a hazard to existing residents. (d) The local road network is not sufficient to cope with the increased vehicular and pedestrian traffic e.g. the road and footpaths are substandard and too narrow. (e) The sewerage network has not been designed to cope with this additional demand. (f) The site contains a major gas supply line (g) The site contains a wildlife pond which should be protected. (h) The land is undermined and not suitable for development, there has been localised subsidence within the site over the last three years. (i) The infrastructure in the village is such that it is unable to support the existing housing never mind additional housing i.e. lack of schools, shops, restaurants, public houses, etc. (j) The scale of development is such that Glenboig will no longer have a village feel.

8. Planning Assessment

8.1 In accordance with Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the Development Plan unless material considerations indicate otherwise.

8.2 Development Plan: The Development Plan consists of the Glasgow and the Clyde Valley Strategic Development Plan 2012 and North Lanarkshire Local Plan. The application is of strategic significance due to the zoning of the site in the adopted Local Plan and indicative number of dwellings proposed.

8.3 The site forms part of the Greenbelt under the Spatial Development Strategy of the Glasgow and the Clyde Valley Strategic Development Plan 2012 (SDP).

8.4 The Spatial Development Strategy notes that the Green Belt is central to the sustainable planning of the Glasgow and Clyde Valley city region and provides support to the positive action−orientated Green Network programme (a pro−active approach to wider environmental improvement throughout the plan area). In terms of the Spatial Vision of the SDP, it highlights that the Green Belt is an important strategic tool with a significant role to play in achieving key environmental objectives by directing planned growth to the most appropriate locations, and creating and safeguarding identity through place−setting and protecting the separation between communities. The SDP goes onto consider that the review of Green Belt boundaries should be a priority of Local Development Plans so as to ensure those key environmental objectives are achieved.

8.5 It is also highlighted that CGAs (including the nearby Gartcosh/Glenboig CGA) forms a key element of the SDP Spatial Development Strategy. In terms of the strategic function of the SDP, this is exactly an area to which development should be directed and is specifically identified in Schedule 1 of the plan as a sustainable development location. The CGA can therefore be seen to place further importance on protecting the remaining Green Belt in the area and directing development to this appropriate sustainable location. It is not clear how or if this application would assist in the development of the nearby CGA but there is significant concern that it could diminish its viability by offering unplanned additional housing land which would delay delivery of a highly important strategic land release (which should be actively protected and promoted) contrary to the Spatial Development Strategy of the SDP.

8.6 Strategic Support Measure 10 'Housing Development and Local Flexibility' of the approved SDP provides the policy mechanism to allow for the early release of land in advance of the adoption of the emerging local development plan (LDP) in order to contribute to the five year effective housing land supply. It notes that local authorities should continue to audit their housing land supplies in light of prevailing market conditions with a view to maintaining an appropriate five years effective housing land supply guided by a defined sustainable location assessment, taking into account the vision of both the SDP and local development plan. This policy is relevant given the acknowledged shortfall in housing land supply within the Airdrie/Coatbridge housing sub−market area. The Council accepts that there is a shortage in housing land supply within this particular sub market housing area when considered against the requirements of the SPP and SDP, however, this is being addressed by the planned development within the adjacent Gartcosh and Glenboig Community Growth area which is in the process of delivering up to 3000 houses over the coming years to address this shortfall. The Council would therefore contend that if additional housing sites are required to meet a perceived shortfall then they are best met in the other parts of the sub−market housing area rather than being directed to this already pressurised area.

8.7 Strategic Support Measure 10 'Housing Development and Local Flexibility' states that if further sites are needed, their identification should be guided by:

. Criteria in Diagram 4 of the SDP

. Absence of insurmountable infrastructure constraints

. Site being capable of delivering its house completions in the next 5 years.

. The vision and planning principles of the SDP and LDP

8.8 In responding to these criteria:

Regarding the Sustainable Location Assessment of the development within the SDP (as contained within Diagram 4) it is considered that this development proposal does not accord with the spatial development strategy and does not support its spatial role or function. Certain criteria of Diagram 4 are not relevant in this case, namely network of centres and low carbon energy. The development does not score favourably when considered against sustainable transport, the green network and low carbon economy in terms of its green belt location and remoteness from fixed public transport links. In terms of Diagram 4 of the SDP, it is concluded that there is no need for the site and therefore there is no scope to suggest that this may be an acceptable departure from the Spatial Development Strategy.

The Council's assessment of the applicant's Transport Assessment has identified certain insurmountable infrastructure constraints associated with the impact of the development on the local road network.(see 8.16 below) and also other surmountable constraints (i.e. the works in and around junction 2A of the M73) which the applicant does not want to play a part in mitigating.

In respect of deliverability, information received from the applicant claims that a consortium of established developers (Avant Homes and one other house builder) intends to deliver 280 dwellings within the next 5 years. The Planning Service view is that this appears to be a rather ambitious estimate of build out rates with assumptions that each of the builders will have completions of 56 houses per year, which is in excess of other similar developments in the area. The Council are therefore of the view that it is unlikely that the proposed development can deliver its house completions in the next 5 years.

In terms of the vision and planning principle of the development plan, it is acknowledged that the site is currently zoned as Green Belt. This site is not considered acceptable in planning terms for primary Green Belt reasons. The applicant hasprovided a supporting statement arguing the land serves no functioning Greenbelt role, however, this is not accepted for the reasons outlined below in paragraphs 8.9 to 8. 11, 8.19 and 9.1 to 9.5. which suggests that the proposal is not in line with the vision and planning principles of the development plan

8.9 Finally, in assessing the application against the principle Development Management policy in the SDP, it is concluded that the application is not in line with the Spatial Development Strategy of the SDP. The development can not be regarded as an acceptable departure from the plan given that the proposal scores poorly in terms of the sustainable location assessment despite there being a known demand and need for the housing.

North Lanarkshire Local Plan (NLLP):

8.10 The North Lanarkshire Local Plan zones the site as NBE3A Green Belt' and not part of any planned land supply. The Gartcosh and Glenboig Community Growth Area is identified as one of a small number of the Council's area priorities in Policy DSAP (Development Strategy Area Priority). The application site is outwith the CGA but for the same reasons outlined in paragraph 8.5 above, there is concern that this development would impact negatively on the delivery of the CGA by directing development away from sites already demonstrated as being sustainable.

8.11 Policy DSP1 'Amount of Development' is relevant, with specific reference to Criterion B Potential Additions to Planned Land Supplies due to the Green Belt status of the site. Additions to housing land supplies greater than certain thresholds outside identified sites require to be justified by demand assessments. Whilst the Council concedes that there is a housing shortfall within the central sub market housing area, it is our contention that there are more sustainable sites which can meet this requirement elsewhere within the central area.

8.12 Policy DSP2 'Location of Development' further considers the strategic approach to development locations. Located in the Green Belt and not forming part of the strategic housing land supply (as set out in policy HCF2 'Promoting Housing Development and Community Facilities'), reference to Criterion B: 'a Potential addition to planned land supplies' is relevant. This states that new developments may be granted in the Green Belt, where they are consistent with locational criteria (maintaining clearly defined urban and rural boundaries) and the associated Supplementary Planning Guidance (SPG) on Green Belt Development. However, this development more broadly fails to constitute an acceptable form of Greenbelt development, as well as being an unjustified incursion into and erosion of the Greenbelt function. In this respect it fails to comply with policy DSP2.

8.13 In this respect, policy NBE3 'Assessing Development in the Green Belt' is also relevant. This defines acceptable forms of development in the Green Belt, including proposals necessary for agriculture, forestry, horticulture, telecommunications, renewables or appropriate outdoor recreation. Mainstream housing, as proposed here, is inconsistent. The associated SPG outlines the key purposes of the Green Belt as set out in Scottish Planning Policy (SPP) as including directing growth to the most appropriate locations, and to protect and enhance the landscape setting and identity of towns. This proposal is considered to result in the expansion of Glenboig resulting in a significant effect on the character of the area, reduces openness and is a form or urban sprawl that encroaches into the rural area that contributes to the wider Green Belt function. The application is therefore considered to be contrary to policy NBE3 'Assessing Development in the Green Belt' as well as DSP 2.

8.14 Policy DSP3 (Impact of Development) assesses proposals in terms of their impact on the economic, social and environmental infrastructure of the Community. The comments from Education Resources are that the proposed development places a significant burden on the education infrastructure within the area to a degree that a new school would have to be provided as the existing schools are at their design capacity. It is anticipated that, should the planning authority determine that this application be permitted, a developer contribution of £2,184,000 would be required in order to mitigate the impact of the development. In terms of off−site road works, the applicant has been unable to confirm how negative impacts on part of Sunnyside Road could be addressed through design solutions. Furthermore, the applicant has now confirmed that they would not be willing to assist in paying for mitigation for necessary road improvements at junction 2A of the M73 (despite the fact that their own Transportation Assessment confirmed that the mitigation was required and that the developer would pay for a reasonable proportion of the costs). On the basis of the above, it is held that the development does not comply with policy DSP3.

8.15 Policy DSP4 (Quality of Development) states that development will only be permitted where high design standards of site planning and sustainable design are achieved. Developments are also required to integrate successfully into the local area avoiding harm to neighbouring amenity and adverse impact on adjacent properties. The provision of roads, access and parking also requires to be assessed.

8.16 In terms of visual impact, the applicant suggests that there would be no significant landscape or visual effects arising from the development and that the introduction of a strong landscape structure would ensure visibility of the housing would be limited. SNH stated in their consultation response that notwithstanding the location of the application site within the Greenbelt, they consider that development at this site would provide an opportunity to enhance the wider setting of the existing detached group of houses and also to improve cohesion with the rest of the settlement. However, I would contend that as the proposed mitigating tree planting would not achieve the mature height for 40+years from a landscape/visual aspect the development would have an adverse impact on the setting of Glenboig and does not justify departure from the requirements of development in Greenbelt land. The proposed development does not present a long term defensible boundary to Glenboig, given the lack of structure planting to the southern boundary of the site development pressure would be placed on the open fields to the south which are in the ownership of Gartliston Farm thereby extending the southern expansion of Glenboig into open countryside.

8.17 On transportation matters, the applicant has submitted a Transportation Assessment and a series of supplementary reports, however, they have failed to demonstrate that the existing local road infrastructure is capable of supporting the increase in development at this location, as the applicant has failed to identify suitable physical mitigation and there can be no long term guarantees over funding for public transport. In terms of the proposed works to junction 2A of the M73, it is accepted that these (and other works) will be carried out by the Council. Given that the developer's TA has already indentified works at Jucntion2A as being required as reasonable mitigation but they are unwilling to play any part in funding these works. This is considered unreasonable. The development therefore fails to comply with policy DSP4 as it places an undue impact on the local road infrastructure without necessary mitigation. In terms of internal design and layout, it is accepted that a suitable layout could be achieved subject to detailed consideration. This would include play provision requiring the submission of further detail within the overall development in complying with current adopted standards. As the application is in principle only, it is accepted that final details of the access and internal layout could be considered as part of a future application ensuring the outstanding matters identified through the consultation process are satisfactorily achieved. Similarly, in terms of utilities infrastructure requirements, while challenges have been identified, no substantive reason for refusal has emerged from the consultation process.

8.18 It is accepted that drawings and additional information that would be received with any detailed planning application would address some criteria of the policy DSP4 in terms of impact on amenity, internal road layout, flooding etc. However notwithstanding this, the development fails to meet other important criteria in that the development of the site would have a significant irreversible impact on the landscape, the local road network and would have an urbanising effect on the local environment. It is considered that the proposal would harm the character of the landscape and visual amenity of the established greenbelt and is therefore contrary to policy DSP4.

8.19 Drawing together consideration of the North Lanarkshire Local plan, it is concluded that the proposal is contrary to policies DSAP, DSP2, DSP3, DSP4 and NBE3, for reasons relating to housing land supply and demand and unacceptable impact on the open character of the Green Belt. Accordingly, given this conclusion and the assessment of the SDP in earlier paragraphs, it is concluded that the proposal is contrary to the Development Plan and must therefore be refused planning permission unless material considerations suggest otherwise.

9. Material Considerations Scottish Planning Policy (SPP)

9.1 SPP provides general principles by which Scottish Planning Policy and other land use matters should be assessed. The purposes of Green Belts include directing growth to the most appropriate locations and to protect and enhance the quality, character, landscape setting and identity of towns. It notes that Green Belt designation should provide clarity and certainty on where development will and will not take place. The Council has expressly defined Green Belt boundaries within the North Lanarkshire Local Plan and has very clear related policies on acceptable Green Belt proposals. The nature and extent of the development proposed here is contrary to those policies and therefore, the SPP.

9.2 SPP indicates that 'where a proposal would not normally be consistent with Green Belt policy, it may still be considered appropriate either as a national priority or to meet an established need if no other suitable site is available'. No component of the proposed development could be justified as an overriding national policy in terms of established need and an effective short term housing land supply has been identified by the development plan process, subject to periodic review (currently in progress), as such, this is not considered to be an appropriate site, as it is not sustainable.

9.3 It is acknowledged that national policy accepts that in some circumstances coalescence may create a more sustainable settlement pattern. However, it was also highlighted that Green Belt designation can otherwise be used to retain the existing character around settlements, and the conclusion to retain the site within Green Belt is firmly consistent with SPP.

Housing Land Supply

9.4 Strategy Support Measure 10 of the SDP provides the policy mechanism to allow the early release of land in advance of the adoption of the emerging local development plan (LDP) in order to contribute to the five year effective housing land supply. The release of sites should be guided by criteria in diagram 4 (the Sustainable Location Assessment) to find the most suitable locations, infrastructure constraints and funding, the site being of a scale which is capable of delivering its house completions in the next five years, and the vision and planning principles of both the SDP and the LDP. A number of criteria within diagram 4 are not relevant to the proposed development e.g. network of centres and low carbon energy or would score neutral at best. However, given the green belt status of the site it is considered that the site scores negatively against the green network and infrastructure criteria for the reasons set out in paragraphs 8.6 − 8.8 above. Emerging Development Plan

9.5 The emerging Strategic Development Plan (Clyde Plan 2016) is at an advanced stage in its process, having been though Examination and the Reporters' report published. Fundamentally, the vision and strategy of the emerging Clyde Plan does not differ significantly from that taken in the approved SDP and the role of the Green Belt and Community Growth Areas both figure heavily in the proposed plan's development strategy. of particular relevance to this applications is part of Policy 8 (Housing Land Requirement) which states that 'Local Authorities should take steps to remedy any shortfalls in the five−year supply of effective housing land through the granting of planning permission for housing developments, on greenfield or brownfield sites, subject to satisfying each of the following criteria: • The development will help to remedy the shortfall which has been identified; (Comment − It is accepted that there is a wider shortfall in housing land supply in the area but this particular area benefits from a strategic land release (by way of the CGA) which is beginning to deliver its allocation of 3000 houses. • The development will contribute to sustainable development; Comment: In terms of impact on the Green Belt and impact on the local and strategic road network, the proposed development is not seen as sustainable. • The development will be in keeping with the character of the settlement and the local area. Comment: There is concern that the development would have a wider negative impact on the open character of the area. • The development will not undermine green belt objectives; Comment: It is considered that there is a positive Green Belt function at this location. • Any additional infrastructure required as a result of the development is either committed or to be funded by the developer.' Comment: As noted above, there are infrastructure issues in 2 locations where the applicant is in one location unwilling to provide reasonable mitigation and in another location unable to provide mitigation.

9.6 Given the above, it is considered that the application fails to comply with the strategy of the emerging plan and also the key policy relating to the identification of additional housing sites.

9.7 As part of the emerging Local Development Plan process, the council has asked developers to suggest suitable development sites and this is commonly known as "Call for Sites". As part of this process, the applicant has submitted this site for consideration in comparison to a number of alternative sites and assessed against agreed criteria. The submission to the "Call for Sites" enables the site to be considered consistently and strategically in terms of the development plan process and the wider area. Committee considered a report on the Call for sites in February 2016 and this site was not included in the list of sites to be incorporated into the forthcoming Local Development Plan as it did not score favourably against the assessment criteria. The fact that the plan is at an early stage suggests that little weight should be given to the proposed LDP but the fact that this site is not identified as a proposed housing site certainly does not provide any weight in its favour

Other Matters

9.8 longPlease−standingnote that if the application is approved the developer has intimated that they have a agreement with St Andrews Hospice, that when development commences on site the Hospice will receive a financial contribution to their capital appeal of £250,000 (two hundred and fifty thousand pounds) to enable the development of their reconfigured and renewed Hospice in Airdrie. The Committee should note that this financial offer can not be included as a condition attached to any planning consent or incorporated as part of any s75 legal agreement and as such it is not enforceable and should not have any bearing on the acceptability of the development when considered against the Development Plan.

10. Assessment of Consultation Responses and Representations

Consultation Responses

10.1 In respect to drainage and flooding, SEPA are satisfied with the information provided by the applicant verifying that the potential flood risk associated with the indicative developable area would be conditioned as part of this application. Consequently this application exists to establish the principle of residential development and any future application would be required to address those technical aspects in some detail.

10.2 With regards to Transportation comments it is considered that the development will have a negative impact on the local and strategic road network and the applicant is both unwilling and unable to mitigate development impacts from their proposed development.

10.4 In terms of the other consultation responses received, it is considered that the outstanding matters which have not been covered earlier in this report could be suitably addressed by way of planning conditions attached to any permission should the Committee approve the application.

Representations:

10.5 In response to representations, the following comments are given:

(a) Agreed, the application is contrary to the principle Green Belt policy as discussed above in points 8.9 to 8.14, 8.19 and 9.1 to 9.5. (b) Agreed, the development proposal is indeed contrary to the land use plan zonings within the NLLP and NLDP, the site is zoned as Green belt in both documents with a presumption against development unless for limited prescribed reasons, not volume speculative housing development. (c) Agreed, the applicant has submitted a Transportation Assessment to address certain issues but on the whole the development has been found to have a significant detrimental impact on the local road network. (d) As (c) above. (e) Noted, however, the capacity of the local sewerage network is not known at this time as Scottish Water has not provided a position statement. (f) Noted, Scottish Gas Network has commented on the need to safeguard the high pressure gas main pipeline which runs through the site. (g) Noted, the applicant has stated that they intend to retain and improve the existing wetland area and ponds within the site to protect local flora and fauna. (h) Noted, the Coal Authority have noted the previous mine workings in the area and have requested additional surveys take place prior to any development within the site. (i) Noted, Education Resources have identified the need for the developer to provide a financial contribution to the development of a new school to meet the educational and community needs of the development and the wider area. (j) Agreed, the scale of development proposed is not in keeping with the existing village of Glenboig.

10 Conclusion

10.1 Drawing all these factors together, the proposed development is considered to be contrary to the Development Plan as it constitutes inappropriate and unjustified development in the Green Belt by way of the current development plan policy and in terms of landscape impact. Despite the applicant arguing that there are material considerations in favour of the nature of the development proposed, these are not considered to outweigh the policies of the local plan. It is not accepted that the site's zoning fails to meet the criteria for Green Belt within the SPP.

10.2 In conclusion, there are major planning policy issues (SPP, SDP and Local Plan) that this proposal fails to satisfy, and the applicants have failed to provide a satisfactory justification for their development in the Green Belt. The proposed development is contrary to policies DSAP, DSAP, DSP2, DSP3, DSP4 and NBE3A of the North Lanarkshire Local Plan in that the supporting information submitted does not justify the loss of valuable green belt land and the proposed development would have a significant adverse visual impact on the character of the surrounding area. The proposed development also has a significant impact on the social (school) and physical (road network) infrastructure of the area. If granted, the proposal would set an undesirable precedent for other similar inappropriate development all of which would further erode the importance of the strategic land release at the nearby CGA.

10.3 The Committee should note that in the event that the recommendation is supported and the application is refused the applicant has requested a hearing to allow them to present a case for the development directly to the members of the committee.

Application No: Proposed Development:

1 6/02332/MSC Construction of Residential Development (158 Dwellings) Including Formation of New Access. Site Address:

1 Garnqueen Farm Main Street Glenboig ML5 2RD

Date Registered:

Applicant: Agent: Muir Homes Ltd/Doug Riddell Consultancy Ltd Jacqueline Forbes Consulting Muir House Dunellen Bellknowes Industrial Estate 36 Brackenbrae Avenue lnverkeithing Bishopbriggs Fife Glasgow KY111HY United Kingdom G642BW

Application Level: Contrary to Development Plan: Local Application No

Ward: Representations: 06 Gartcosh, Glenboig and Moodiesburn 2 letters of representation received. Willie Doolan, Greg Lennon, Michael McPake

Recommendation: Approve subject to conditions

Reasoned Justification: The proposed development is considered to accord with the aims of developing the wider Gartcosh/Glenboig Community Growth Area. In terms of design it is considered that the development will integrate satisfactorily, creating a sense of place in line with the aims of Designing Streets'. As such, is considered to be in accordance with the relevant policies contained in the North Lanarkshire Local Plan 2012 and could be accommodated without unacceptable detriment to the character and amenity of the surrounding area. The development is considered to satisfactory comply with the relevant conditions of planning permission in principle (14/015941PPP).

Note to Committee: Should the Council be minded grant planning permission, no permission should be issued until the standing Legal Agreement in terms of Section 75 of the Town and Country Planning (Scotland) Act 1997 has been modified, agreeing appropriate provisions for mitigation against impacts upon local play provision, as a result of the development. ,−−:−− 164, &\ .7/F 1−9I 85

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Reproduced by permission of the Ordnance Survey on Planning Application: 16/02332!MSC A North behalf of HMSO. © Crown N Copyright and database Name (of applicant): Muir Homes A Lanarkshirehire right 2009. All rights Ltd/Doug Riddell Consultancy Ltd Council reserved. Ordnance Survey Site Address: I Garnqueen Farm Licence number 100023396. Main Street Glenboig ML5 2RD Development: Construction of Residential Development (158 Dwellings) Including Formation of New Access. ProposedConditions:−That,

except as may otherwise be agreed in writing by the Planning Authority, the development shall be implemented in accordance with drawing numbers: − JFC−008−001 REV K, CSC/11−16/LP/08−001, 1185−07, 11185−072, 1185−073 Rev B, 1203−070,1203−071,1204−070, 1206−070, 1206−071, 1208−070 17,1229−007−20B,−070,1266−80 Rev A,1266−9016.008.P.002, CSC/1 I−I 6/LCD/003, CSC/1 1−1 6/LCD/004, 17−007−21B, 17−007−30B, 17−007−31C, 16.008.P.011, 16.008.P.012, 17−007−50C and 1 7−007−SER.

Reason: To clarify the drawings on which this approval of permission is founded.

2. That before works commence on site, any remediation works identified by the site investigation Wardell interpretative report (phase 1 development area) July 2015, shall be carried out. Thereafter, a certificate (signed by a chartered Environmental Engineer) shall be submitted to the Planning Authority confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy.

Reason: To ensure that the site is free of contamination in the interests of the amenity and wellbeing of future residents.

3. That before the construction of any roads or houses, unless otherwise agreed in writing with the Planning Authority; full details of the final surface water drainage scheme shall be submitted to the said Authority and a certificate (signed by a Chartered Civil Engineer experienced in drainage works) shall be submitted to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant CIRIA Manual and the approved plans.

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

4. That the surface water drainage scheme approved under the terms of condition 3 above shall be implemented contemporaneously with the development in so far as is reasonably practical. Within three months of the construction of the SUDS, a certificate (signed by a Chartered Civil Engineer experienced in drainage works) shalt be submitted to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant CIRIA Manual and the approved plans.

Reason: To safeguard adjacent watercourses and groundwater from pollution and in the interests of the amenity and wellbeing of existing and future residents adjacent to and within the development site.

5. That prior to the commencement of development, the applicant shall provide written confirmation to the Planning Authority that all the requirements of Scottish Water can be fully met to demonstrate that the development will not have an impact on their assets, and that suitable infrastructure can be put in place to support the development.

Reason: To ensure the provision of satisfactory sewerage and surface water drainage arrangements.

6. ThatCSC/11all−16/LP/08works−001included in the scheme of landscaping and planting, set out in drawing shall be completed in accordance with a timetable that is agreed in writing with the Planning Authority before any development starts, and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased, within two years of the full occupation of the development hereby permitted, shall be replaced within the following year with others of a similar size and species. Reason: To ensure the implementation of the landscaping scheme in the interest of amenity.

That before work on the development hereby permitted starts, a detailed scheme for the provision of play equipment site shall be submitted to, and approved in writing by the Planning Authority, and this shallinclude:−(a)

details of the surface treatment of the play area, including the location and type of safety surface to be installed; (b) details of the fences to be erected around the play area; (C) details of the phasing of these works.

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

That before occupation of the last dwellinghouse within the development hereby permitted, all works required for, and included in the scheme approved under the terms of condition 7, shall be completed.

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

9. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuingof:−(a) care, maintenance and protection

the proposed grassed, planted and landscaped areas; (b) any communal fences and walls; (c) play provision within the site.

Reason: To ensure the maintenance of the landscaping scheme in the interest of amenity.

10. That BEFORE completion of the development hereby permitted, the management and maintenance scheme approved under the terms of condition 9 shall be in operation.

Reason: To ensure there is an adequate landscape maintenance scheme in place.

11. 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. For the avoidance of doubt, these materials shall respect the palette of materials for the streets, junctions, footways, and driveways agreed under the terms of condition 12.

Reason: In the interests of amenity and design by ensuring that external materials are appropriate for the site.

12. That before the development hereby permitted starts, unless otherwise agreed in writing with the Planning Authority, full details of the design and finish materials to be used in the construction of the streets, footways, junctions, parking courtyards and driveways, shall be submitted to and approved in writing by the Planning Authority. For the avoidance of doubt, the materials shall be a well considered palette to reflect the aims of Designing Streets and the materials agreed under the terms of condition 11.

Reason: In the interests of amenity and design by ensuring that the materials are appropriate for the site. 13. That before the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority.

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

14. That before the last of the dwellings hereby permitted is occupied; all streets, footpaths, footways and manoeuvring areas shown on drawing (16.008P.001) shall be completed to sealed final wearing course.

Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings.

15. That prior to commencement of development, a Construction Method Statement shall be submitted to and approved by the Planning Authority. For the avoidance of doubt, the Construction Method Statement shall cover:

• Details of the location of site compound and management facilities; • Details of construction access, parking and manoeuvring areas and; • A dust I debris management plan during the construction period:

The development shall be implemented in accordance with the approved Construction Method Statement.

Reason: In the interests of the amenity of the area, to minimise pollution risks arising from construction activities.

16. That before work on the development hereby permitted starts, the developer shall appoint and retain the services of a suitably qualified Ecological Clerk of Works (ECOW). The remit of the (ECoW) shall be submitted to and agreed with the Planning Authority before the appointment is made. This remit shall include monitoring of the agreed Habitat Management Plan (HMP) and production of regular reports (to be submitted to the Planning Authority) over the life time of the HMP to ensure its compliance. In the preinterest−start of clarity and given the transient nature of potential protected species this shall include a survey of the development site hereby approved.

Reason: In the interests of ensuring nature conservation mitigation measures for the site and surrounding area are implemented in accordance with the approved Habitat Management Plan.

17. That the development shall be carried out strictly in accordance with the Great Crested Newt Species Protection Plan (Nov 2014) Revision 2 9 February 2015 by Heritage Environmental Ltd.

Reason: To ensure adequate protection of Great Crested Newts

18. That the development shall be carried out strictly in accordance with ES 6.381, 4.2.2 and 7.2.1−7.48 of the Impact on Badger − further information report (Heritage Environmental Ltd Nov 2014).

Reason: In the interests of nature and habitat conservation Background Papers:

Consultation Responses:

Traffic & Transportation memorandum received 3rd April 2017 and 16th May 2017 Scottish Environment Protection Agency letter received 14th March 2017 Play Services Manager memorandum received 23rd1 February 2017 and 7th March 2017 Health and Safety Executive letter received 19th April 2017 Scottish Water letter received 24th February 2017 Education memorandum received 15th February 2017 Scottish Gas Network letter received 16th February 2017 and 28th June 2017 Pollution Control memorandum received 23 rdFebruary 2017 The Coal Authority letter received 27 January 2017 and 6th June 2017

Contact Information:

Any person wishing to inspect these documents should contact Mr Gordon Arthur at 01236 632500

Report Date:

10th July 2017 APPLICATION NO. 16/02332/MSC

REPORT

1. Site Description

1.1 This an elevated site on the western, slopes of a prominent landform (drumlin) on the edge of the Glenboig settlement. A fairly recent housing development (Garnqueen Crescent) is sited on the northern side of this hill. The site is divided into two halves by linear woodland which extends southwards into the site from Main Street. Garnqueen Farm stead ing is sited on the crest of the rising ground surrounded by trees to the east of the site. Existing boundary treatment includes intermittent roadside hedging along Main Street.

1.2 The site comprises two large agricultural fields separated by a linear section of woodland extending to 6.50 ha and currently used for grazing. The site is bound by a local nature reserve to the west separated by a mature hedge line and residential properties on Garnqueen Crescent and Glenheath Drive to the north, open agricultural fields lie to the east, the south of the site is bounded by fields terminating at the railway line to the south. The two fields are delineated by a mature hedgerow running around their boundary.

2. Proposed Development

2.1 This application seeks to address matters specified by planning condition (MSC) following planning permission in principle (14/01594/PPP) for the construction of residential development (up to 1040 houses) community hub with ancillary works including access road, sustainable urban drainage system and Landscaping. This application is for the construction of phase 1 of this residential development. The applicant has submitted a detailed site layout demonstrating 158 residential units and associated infrastructure including, landscape design and internal road and footway layout with vehicular access and junction arrangement with Glenboig Road to the north west of the site via a proposed roundabout with provision for secondary access to the future phases of the development within the community Growth Area.

2.2 The site is accessed from Glenboig Road via an approved new roundabout arrangement which is the subject of a separate planning permission (14/02445/FUL) and is currently under construction by the Council as part of the City Deal project. Once onto the site, secondary accesses are provided before the layout breaks down, largely into loops of secondary and tertiary streets, with scope for future connecting phases.

2.3 The site has been developed to have pedestrian links with the adjacent existing residential development and future phases of the Community growth Area (CGA). A landscaped green wedge will remain providing a degree of separation and amenity. A primary distributor road and footway arrangement connects a sequence of open spaces which form intermittent islands of landscaped areas through place hierarchy. The (CGA) master plan makes provision for a neighbourhood centre positioned out with this site boundary at Garnqueen Farm, which will be the subject of a separate matters specified application in order to carry through the requirements of the planning permission in principle, the detail being taken forward through a following application as the remainder of phase G5 of the master plan is considered.

2.4 The style of development and street pattern follows the principles of Designing Streets, in providing a hierarchy of place, notwithstanding a large number of units still in a conventional plot arrangement. House types are a mix of detached, semi detached and terraced, all two storeys, between 2 and 4 bedrooms. House type schedule and materials include the following:

• (55) 4 bedroom detached. • (46) 3 bedroom detached. • (26) 3 bedroom semi−detached. • (17) 2 bedroom terrace • (14) 3 bedroom terrace

Materials include concrete roof tiles and dry render rough cast common to the surrounding area. Final materials will be secured by planning condition requiring the final submission of material samples.

3. Applicant's Supporting Information

3.1 The applicant has submitted a design statement which includes sections on the design process, as well as the following documents in support of their application:

• Protected Species Survey • Flood Risk Assessment • Mining risk assessment • Site investigation Report • Archaeology Report • Drainage Impact detail • Swept Path Analysis • Street Engineering Review (SER) • Noise Attenuation Statement • Landscape Detail and Maintenance Schedule • Newt Mitigation Management Plan • Phasing Programme

4. Site History

4.1 The following applications are relevant to the planning history of the site:

There are currently 3 planning applications in principle approved within the Community Growth Area (CGA). This Matters specified application (MSC) relates directly to permission 141015941PPP. Reports on other applications (other than the application for the link road) are outlined below.

4.2 Two other large scale planning applications have been approved for the wider CGA. These are as follows:

• 131019581PPP: Residential Development of up to 450 Houses, Access and Associated Works, Various Sites at Johnston Road, Gartcosh (Deuchney Properties LLP). Approved 18th August 2016.

• 141018491PPP: Residential Development (up to 300 Houses) with Associated Access Roads, Open Space, Landscaping and Ancillary Facilities (Persimmon/Gladedale). Approved 11th January 2017. 4.2 The planning permission in principle for this part of the community growth area (CGA) was proposed on the basis of a formal EIA screening opinion which established that the principle planning application should be the basis of an Environmental Impact Assessment. Thereafter, the Council issued a formal opinion on what the scope of the EIA should be.

4.3 It is important to note that the principle planning permission has a S75 Legal Agreement in place to secure developer contributions in respect to roads and education infrastructure.

5. Development Plan

5.1 The site is covered by principle Policy HCF2 Al (Sites for Short Term Housing Development) in the North Lanarkshire Local Plan.

5.2 The proposals require to be assessed under the North Lanarkshire Local Plan and in particular under the terms of:

• DSAP (Development Strategy Area Priority 3: Community Growth Areas) • Development Strategy Policies 1, 2, 3 and 4 (assessment of amount, location, impact and quality of development) • Policies HCF 2 B: location for (Medium term) Housing development • NBE1 Protecting the Natural and Built Environment

5.3 Although not part of the development plan, the Council has agreed Supplementary Planning Guidance relating to the (CGA) by way of a Strategic Development Framework (SDF) which sets out how the (CGA) will be developed.

6. Consultations

6.1 A summary of the comments received from the consultees is as follows:

• Scottish Environment Protection Agency (SEPA) has no objection to the application and provided advice on flood risk, surface water and foul water drainage, protection of ground water, water course realignment and potential contaminated land. SEPA previously requested that due to known foul drainage network constraints and capacity issues at the receiving Waste Water Treatment Works (WWTW) that a condition be attached to the consent stipulating that the occupation of any properties may only take place when all necessary sewer upgrades have been undertaken to ensure no adverse impact on water quality, public health or the environment. A condition is recommended covering this should the members of the committee be minded to approve this application. The Drainage Design Statement indicates that the new 'foul system will connect to the infrastructure sewer provided at the north west of the site. Design flows have been accommodated within the infrastructure 16designs−012−20) by others'. This is reflected by the associated Drainage Layout (Drawing No. where the site will connect into drainage attenuation infrastructure provided by permission (14/02445/FUL). The applicant should deal directly with Scottish Water to ensure that the additional flow arising from this development can be accommodated in the sewer network without causing or contributing to the premature operation of consented storm overflows and a condition is recommended on this.

• Traffic & Transportation while not objecting to the application requested further detail in modifying the site layout, which the applicants duly submitted. It is considered that the application complies with the principles of Designing Streets. • Archaeology, the archaeologist working on behalf of North Lanarkshire council confirmed that following investigative archaeological works on site, the planning condition attached to the principle permission has been met.

• Scottish Gas Network provided an extract of their record showing their apparatus in the area around the site which includes a high pressure gas pipeline to the east of the site.

• Health and Safety Executive were consulted due to the presence of a high pressure gas pipeline to the east of the site and did not advise on safety grounds against the granting of planning permission in this case.

• Scottish National Grid was consulted due to the presence of a high pressure gas pipeline (457 mm steel) to the east of the site. They advised that the building proximity distance is 21 metres in accordance with the institution of Gas Engineers document TD/1 ed.5. Following an initial objection pending a detailed consultation (SGN) discussions regarding construction around the high pressure gas pipeline were undertaken. The matter was resolved to SGN's satisfaction and the objection was subsequently removed.

• Leisure and Learning Service (Education) reconfirmed their position established following approval at the principle stage, which the anticipated pupil yield from this proposed development can be considered by commuted sum and legal agreement attached to the principle permission and has no objection to the development.

• Play Services confirmed their agreement to a developer contribution toward off site provision with future upgrade of play facilities at Marnoch Drive with only toddler play provision being provided within this site. The commuted sum for offsite provision will be considered collectively for the Glenboig section of the Community Growth Area (CGA). This will require an application for the modification of the current legal agreement currently only considering roads and education infrastructure, with the further application to be submitted under Section 75a of the Act.

• Pollution Control has no objection to the proposal subject to the submission of an air quality impact assessment and a comprehensive site investigation. Air Quality was, however, considered at the principle stage and considered negligible by pollution control. Similarly, mitigation identified through the approved site investigation may continue to be secured through planning condition. Otherwise, matters of construction impact are raised and these could be addressed as advice in the decision notice.

• The Coal Authority The applicant submitted a phase 1 coal mining risk assessment at the principle stage in order to consider coal mining legacy. The report explicitly required intrusive site investigations to be undertaken. The applicant subsequently submitted a further report GeoShallow−EnvironmentalMining Assessment, dated 15 May 2017 and prepared by Mason Evans Consultants. The report notes that no coal seams were encountered beneath the site and no evidence of voids or shallow workings were found. Based on the findings of these intrusive site investigations the report is acceptable to the Coal Authority and no mining legacy issues have been established as being present on the site no further information needs to be submitted for this phase of the (CGA). 7. Representations

7.1 Following the carrying out of the neighbour notification process and an advert in the local press 2 letters of representation and an Equality Impact Assessment (EqIA) assessment request were received. All representation may be summarised as follows the (EqIA) is discussed in paragraph 8.23 below

a) The proposal will result in congestion, subsequent loss of amenity and road safety along the access road connecting Croftfoot cottages to Glenboig Road by virtue of additional traffic resulting from a large local population increase on the completion of the community growth area.

b) Further boundary detail and elevations along the proposed linear park along boundary with Glenheath Drive were suggested as a design improvement.

c) The outlook for existing dwellings at Glenheath Drive will change with the development of surface water drainage infrastructure, roundabout and flatted dwelling giving rise to a reduction in amenity. This infrastructure will also result in a loss of open space and potential increase in noise levels. There will also be a decrease in property values and residents should be compensated.

d) Footway connections with Glenheath Drive are unsuitable and are unlikely to be Disability discrimination Act (DDA) compliant due to gradient. The positioning of the footway will have a negative impact on the amenity of the neighbouring dwelling.

e) The current woodland which runs centrally through this site should be retained as part of the linear park.

8. Planning Assessment

8.1 In accordance with Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. The principle of the development was established at the planning permission in principle stage and this application is therefore not considered strategic in nature. The application can therefore be assessed in terms of the local plan policies.

Development Plan: North Lanarkshire local plan

8.2 The principle policy covering this site is HCF2A (Promoting Housing Development and Community Facilities) sites for short term Housing forming part of the Councils land supply listed in schedule HCF2A1 and by virtue of recent planning permission (14/01594/PPP) it is considered that the application complies with the principle policy.

8.3 The proposed development is also assessed against Development Strategy Policies. In considering Policies DSP1 & DSP2 by virtue of planning permission in principle being established the proposal is considered in accordance with these development strategy policies DSP1 & DSP2.

8.4 Policy DSP3 (Impact of Development) considers the impact of the proposed development in terms of its requirements for additional community facilities or infrastructure which is necessary to meet future demands on existing provisions. In this instance, the application forms detailed elements of the planning permission in principle. A legal agreement S75 is already in place (principle approval) and each unit will be subject to a contribution of £5,340 towards education provision and £2,622 towards roads infrastructure, subject to potential reduction as a result of City Deal funding for the Glenboig Link Road. These contributions will be rolled−out across all 3000 units within the Community Growth Area. In terms of affordable housing, it should be noted that this policy does not apply to the Glenboig area by virtue of the Strategic Development Framework (Development Requirements). In lieu of on−site play provision the applicant proposes to make a financial contribution to the Council for the use of the Glenboig village park play area. This is acceptable to Play Services and accords with the Strategic Development Framework. If minded to grant, permission will not be issued until a legal agreement is in place. Over and above this requirement, the developer has chosen to incorporate an additional play area within their site but this exceeds the requirements of the Strategic Development Framework. Taking the above matters into account, it is considered that the proposed development accords with Policy DSP3.

8.5 Policy DSP 4 Quality of Development considers more development site specific impacts, and provides a range of assessment criteria set out below, requiring development proposals to be permitted only where high standards of site planning and sustainable design are achieved. The following paragraphs assess the proposal against the list of detailed criteria.

8.6 In considering part I ground stability, the submitted intrusive site investigation works undertaken in order to establish the exact situation regarding coal mining legacy issues on the site was accepted by the coal Authority and no mitigation measures were proposed. In considering the potential for land contamination the Phase I desk study was reviewed at the principle stage and the findings were considered generally acceptable. As such, any remediation works identified by this site investigation should be carried out and thereafter certified by a chartered Environmental Engineer confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy. The principle permission however recommends a further detailed site investigation which was duly submitted and subsequent remediation requirements are recommended as the subject of an attached condition.

8.7 In terms of part 2 of the policy the applicant has submitted the relevant agreed species surveys and it is considered that wildlife interests have been considered and where relevant safeguarded As the initial survey was agreed in May 2016 it is recommended, by planning condition, that the applicants appointed ecological clerk of works carry out a further site walk over prior to the commencement of works to ensure the absence of transient protected species. It is recommended that this is the subject of a planning condition.

8.8 In safeguarding potential archaeology interests (continuing on from the principle permission) a survey for potential archaeology was secured by planning condition at the principle stage requiring archaeology surveys prior to construction works commencing on site. The archaeologist working on behalf of North Lanarkshire Council confirmed that following investigative archaeological works on site the relevant planning condition attached to the principle permission has been discharged.

Design Principles Including Provision for the Development and Links to Nearby Green Networks

8.9 Part 3(a) of the policy considers siting, overall layout, density, form, scale, height, massing, proportion, detailing, colour, materials and landscaped space and Part 3(f) integrating successfully into the local area and avoiding harm to the neighbouring amenity. For the purposes of this report parts 3(a) and (1) have been considered together as they are so closely linked in terms of the overall assessment.

8.10 The setting and layout of the development at this location is considered acceptable retaining the boundary structure planting to the west of the site, coterminous with the nature reserve, where the opportunity to present a strong frontage is diminished. The overall layout has considered both street structure with a hierarchy of spaces being presented in creating a sense of place and is generally considered to comply with Scottish Government Policy on design. The applicant proposes standard 2 storeys detached, terraced and semi detached house types which are generally considered acceptable in design and detail and predominant in the wider area. The applicant proposes a range of materials for external finishes dependent on the house type. While these materials are generally accepted being presented in supporting drawings, planning condition requiring samples of , a proposed materials is recommend prior to works commencing should the members be minded to approve the application. Play provision (toddlers) will be appropriately located on site with older age groups being catered for by planning agreement and developer contribution at the nearby existing Marnoch play area. In considering permeability it is noted that the developer has provided several pedestrian links to be connected in subsequent phases of the development.

8.11 The proposed 2 storey dwellings do not represent a significant departure in design and house type from existing dwellings constructed in the wider environs. As such, the proposal while being transformative, resulting in the loss of a green field also carefully considered the existing townscape and in that respect may be seen as positive in the context of the wider significant ongoing development of this part of Glenboig. It is also acknowledged that the overall build footprint within the site is acceptable.

8.12 Windows are generally orientated to provide passive surveillance to the street and communal landscaped areas, arranged around green spaces. The inter−building spacing, building arrangement and orientation ensures that there is no loss of residential amenity in terms of privacy, overlooking or loss of sunlight /day light within the site. Similarly the introduction of boundary planting, intervening roads and relative distances ensure that there is no loss of amenity to existing properties beyond the site boundary. Given the foregoing it is therefore considered that design and layout of the development is acceptable and satisfactorily integrates with the surrounding area.

8.13 In considering open space, the document Developer's Guide to Open Space minimum space around dwellings guidance requires that gardens are of an acceptable dimension. It is acknowledged that the layout accommodates a reasonable level of garden ground which will be enhanced by areas of communal landscaping.

Safe, Inclusive, Convenient and Welcominçj Development

8.14 In considering part 3(b) of the policy which was considered against the transport assessment submitted at the principle stage and found to be acceptable for a proposal in excess of 158 dwellings currently proposed. This part of the policy looks at whether the proposal provides a safe inclusive convenient and welcoming development which has attractive pedestrian links, integrates with public transport, wider links and assesses the access for cars and appropriate car parking. Detail submitted with this application enables the proposal the proposal to comply with this part of the policy following consideration of the approved Transport Assessment at the principle stage provides continuity in compliance with current standards. Generally, the layout has considered Designing Streets, where appropriate, notwithstanding the constraints of the site and connectivity which is largely driven by the strategic design framework. The applicant has submitted an engineering review which is generally considered acceptable. Notwithstanding further comments from Transportation on the Street Engineering Review (SER), on balance the applicant has considered and where appropriate followed the principles of Designing Streets in terms of street layout considering access and Junction arrangements on to Glenboig Road and introducing a number of design features through the development. In terms of street detail outlined in the applicant's submission, conditions are recommended in order to realise both drainage requirements and surface materials detail. Energy Resources and Sustainable Development

8.15 The design being the first phase of the Glenboig community growth area provides for ongoing connectivity and permeability through the site and is considered acceptable in terms of sustainable development.

Air Quality, Noise and Pollution Impacts

8.16 In considering Part 3(d) of the policy mitigating potential pollution impacts, it is acknowledged that there will be noise associated with construction works; however, this impact will be temporary in nature with the completed development constituting of everyday noise associated with any residential development. With regard to potential pollution impacts, air quality was considered as part of the planning permission in principle and found to raise no undue concerns. An addendum to the approved noise impact assessment was submitted as part of this application and raises no significant concerns for phase 1. The applicant submitted a site investigation report in order to consider potential ground contamination which following consultation with Pollution Control resultant recommendations were proposed in terms of remediation which have been carried forward as a planning condition should the members be minded to approve this application. In doing so, it is considered that the proposal complies with this part of the policy.

Drainage and Water Body Status

8.17 Part 3(e) the applicant intends to connect the site drainage system to Scottish Waters infrastructure via a sustainable urban treatment train off site as part of the wider Community Growth Area project. Details of these drainage arrangements and an initial drainage strategy have been submitted and the principle of this strategy is considered acceptable. Scottish Water raised no objection to the application. A condition is proposed to ensure requirements of the Scottish Environment Protection Agency (SEPA) and general sustainable urban drainage system (SUDS) principles are satisfactorily achieved, and a further condition is proposed in respect to the developer meeting all requirements of Scottish Water.

Impact on Local Amenity

8.18 In considering the impact on local amenity the following points are relevant .Privacy, the generally recognised guidance on minimum distance between directly facing windows of 18 metres is met in all cases. The development presents no substantial impact in respect to loss of light and overshadowing, there is an acceptable distance from established housing. Standards are also met internally within the site. Otherwise, no other amenity concerns are raised.

8.19 Given the foregoing, it is concluded that the design and layout is considered to accord with policies HCF2A and satisfies the terms of policy DSP 4 in the North Lanarkshire Local Plan.

8.20 NBE I Protecting the Natural and Built Environment Local Sites. Site ecology has been considered on the basis of the submission of a wider Mitigation Management Plan, April 2016 by Heritage Environmental Limited, with the associated supporting information, conditions relating to these matters are now discharged and are subject to implementation and the agreed management and monitoring contained therein. Green Network Proposals (including those out with the development boundary of the CGA) were supported and welcomed. It should be noted that many of the mitigation measures associated with the newt population are subject to separate licence issued by SNH. It is also recommended that conditions relating to pre development walk over surveys are carried out by the appointed environmental clerk of works prior to works commencing. Consultations:

8.21 Notwithstanding, matters raised above in consultation responses, suitable planning conditions in relation to the following, boundary treatment, soft and hard landscaping, Scottish Water approval, drainage certification and potential remediation identified by the site investigation are recommended should the members be minded to approve the application.

8.22 Representation: The following comments are made in respect of the issues raised in letters of representation:

a) In considering the potential for this proposal to result in disturbance from localised traffic congestion, subsequent loss of amenity and reduction in road safety along the access road connecting Croftfoot cottages to Glenboig Road, it should be noted that Croftfoot cottages are some 154 metres from the eastern boundary of this application site. The impact from this phase alone is unlikely to result in a significant material change. It is however considered that in terms of the overall community growth area there is potential for an increase in resident numbers using this access to reach the local nature reserve for recreational activity.

b) The positioning of buildings along the 'linear park' boundary is considered acceptable, as is, immediate boundary detail shown on the submitted landscape plan. Further separation is provided by the linear park itself (which lies out with the site boundary).

c) Drainage proposals shown on the submitted drawing as connecting to offsite attenuation basins as part of the wider treatment train (located at the new roundabout ) was approved under a separate permission for the link road and do not in themselves form part of this assessment. Property values are not a material planning consideration. There are no flats proposed for this site ( all properties are two storey in height) and by design orientated perpendicular or off set to existing dwellings with a substantial separation distance ranging from 67 metres to 83 metres along the boundary line. Given the design of what is being proposed boundary treatment shown on the submitted landscape plan is considered appropriate. Compensation resulting from development is not a material planning consideration. Protective services commented on noise impact and have no objection to this proposal providing an appropriate level of assurance that there are no significant noise related issues associated with this application.

d) The proposed footway connections were assessed by the Roads Section. Notably they did not raise concerns over footway connections to the site boundary being inappropriate. That said, modifications may be considered in the context of the Road Construction Consent where footways are considered for compliance under the Disability Discrimination Act by the Roads Authority should this be necessary. In a planning context we are seeking both legibility and permeability of place and we are therefore not seeking separation in the built environment but to balance amenity with connectivity. This current accepted design orthodoxy in Scotland appears to be at odds with the objectors view of protecting developments from each other and the current layout is considered to achieve a balanced acceptable design in its current form.

e) The principle of removal of the woodland which runs centrally through this site was approved at the principle planning stage and this remains the position. 8.23. Submission of Equality impact assessment:

During the course of the assessment process a formal request to consider an equality impact assessment against the development was received. The development management process is not considered to be the appropriate process for consideration of this request. That said, the opportunity to consider the Equality Act is likely to exist within the policy formation cycle that informs the planning process more generally.

9. Conclusions

9.1 Taking the above assessment into account it is considered that the detailed design and layout of the proposal represents an acceptable development in creating a sense of place and identity in complying with both national and local policy as well as, supplementary planning guidance relating to the (CGA) by way of a Strategic Development Framework (SDF). It is considered that the development accords with the provisions of the adopted North Lanarkshire Local Plan with no other material considerations to the contrary. There is no objection from consultees subject to conditions. Whilst the concerns expressed by neighbouring residents can be noted, the terms of objection cannot be sustained. It is therefore recommended that planning permission be granted subject to conditions and to legal agreement regarding financial contributions for off−site play provision. Application No: Proposed Development:

1 6/02364/FUL Construction of 14 Dwellinghouses

Site Address:

Site At Woodhall Street Chapelhall

Date Registered:

21st December 2016

Applicant: Agent: H Morris Homes Ltd Wilson + Gunn Architects 89 Southcroft Rd Sauchiehall Street Glasgow 137 Sauchiehall Street Scotland Glasgow G73 lUG United Kingdom G2 3EW

Application Level: Contrary to Development Plan: Local Application No

Ward: Representations: 012 Airdrie South 5 letters of representation received. Michael Coyle, P Di Mascio, I McNeil, S Watson

Recommendation: Approve Subject to Conditions

Reasoned Justification:

The proposed housing is in accordance with policy HCFI B2 and HCF1 A of the North Lanarkshire Local Plan and it would integrate satisfactorily with the surrounding area and would not result in any unacceptable adverse impact on established residential amenity.

Note to Committee: A legal agreement is required in relation to a contribution towards Education Facilities.

ProposedConditions:−That,

except as may otherwise be agreed in writing by the Planning Authority, the development shall be implemented in accordance with drawing numbers:− A−P−00−G1−001, A−P−00−G1−002, A−P−00−G1−003 RevD, A−E−00−G2−100, A−P−00−G2−101, A−3D−00−G2−103, A−E−00−G2−002, 2761.MOR 001 B, 2761 .MOR 002 A, 2761 .MOR 003 A AND 2761 .MOR 004 A

Reason: To clarify the drawings on which this approval of permission is founded.

That before the development hereby permitted starts, full details of the facing materials to be used on all external walls, windows roofs and guttering shall be submitted to, and approved in writing by the Planning Authority.

Reason: In the interests of the visual amenity of the site

3. That before the development hereby permitted starts, full details of the design and location of all fences, railings and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority, and these shall include feature walls and railings on public elevations, unless otherwise agreed in writing with the Planning Authority.

Reason: In the interests of visual amenity by ensuring that fences and walls are appropriate for the site and for the general area.

4. That BEFORE any works of any description start on the application site, unless otherwise agreed in writing with the Planning Authority, a comprehensive site investigation report shall be submitted to and for the approval of the said Authority. The investigation must be carried out in accordance with current best practice advice, such as BS 10175 : 'The Investigation of Potentially Contaminated Sites' or CLR 11. The report must include a site specific risk assessment of all relevant pollution linkages and a conceptual site model. Depending on the results of the investigation, a detailed Remediation Strategy may be required.

Reason: To establish whether or not site decontamination is required in the interests of the amenity and wellbeing of future residents.

5. That any remediation works identified by the site investigation required in terms of Condition 4 above shall be carried out prior to the commencement of development and a certificate (signed by a chartered Environmental Engineer) shall be submitted to the Planning Authority confirming that the remediation works have been carried out in accordance with the terms of the agreed Remediation Strategy.

Reason: To ensure that the site is free of contamination in the interests of the amenity and wellbeing of future residents.

6. That before the development hereby permitted starts, unless otherwise agreed in writing with the Planning Authority, full details of the proposed surface water drainage scheme shall be submitted to the said Authority and shall be certified by a chartered civil engineer as complying with the most recent SEPA SUDS guidance.

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

That the SUDS compliant surface water drainage scheme approved in terms of Condition 6 shall be implemented contemporaneously with the development in so far as is reasonably practical. Within three months of the construction of the SUDS, a certificate (signed by a Chartered Civil Engineer experienced in drainage works) shall be submitted to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant CIRIA Manual and the approved plans.

Reason: To safeguard adjacent watercourses and groundwater from pollution and in the interests of the amenity and wellbeing of existing and future residents adjacent to and within the development site. 8. That prior to the commencement of development, the applicant shall provide written confirmation to the Planning Authority that all the requirements of Scottish Water can be fully met to demonstrate that the development will not have an impact on their assets, and that suitable infrastructure can be put in place to support the development.

Reason: To ensure the provision of satisfactory drainage arrangements.

9. That BEFORE the development hereby permitted starts, a scheme of landscaping shall be submitted to, andinclude:approved−(a) in writing by the Planning Authority, and it shall

details of any earth moulding and hard landscaping, boundary treatment, grass seeding and turfing; (b) Details of any trees and protection measures across the site. (c) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted. For the avoidance of doubt this shall include native species; (d) a detailed timetable for all landscaping works which shall provide for these works being carried out contemporaneously with the development of the site.

Reason: To enable the Planning Authority to consider these aspects in detail, to ensure high quality visual amenity.

10. That all works included in the scheme of landscaping and planting, approved under the terms of condition 9 above, shall be completed in accordance with the approved timetable, and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased, within two years of the full occupation of the development hereby permitted, shall be replaced within the following year with others of a similar size and species.

Reason: To ensure the implementation of the landscaping scheme in the interest of amenity.

11. That before any of the units hereby permitted are occupied, all the access, parking and manoeuvring areas serving those units, 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. Thereafter, all off−street car parking spaces shall be provided within the site, as described on the approved plans and shall, thereafter, be maintained as car parking spaces.

Reason: To ensure adequate provision of access, parking and manoeuvring areas.

12. That BEFORE the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuingof:−(a) care, maintenance and protection

the proposed footpath links (b) the communal parking areas (c) the proposed grassed, planted and landscaped areas (d) any proposed feature walls or fencing

Reason: To ensure the long term management and maintenance of these areas in the interest of visual amenity.

13. That BEFORE completion of the development hereby permitted, the management and maintenance scheme approved under the terms of condition 12 shall be in operation.

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

14. Clearance of the site should be undertaken outwith the breeding bird season. The breeding bird season is March to August inclusive. If this is not possible, an experienced ecologist is required to inspect the site to check for nesting birds 24 hours before work commences. If any nesting birds are identified, then these habitats must not be disturbed until all of the chicks have fledged.

Reason: All wild birds, their nests and eggs are protected under the Wildlife & Countryside Act 1981 15. That prior to the commencement of work on site, the written approval of Strathclyde Partnership for Transport (SPT) and the Roads Authority must be obtained in relation to a new location for a Bus Stop on the south side of Woodhall Street and the associated specification of works. The works as approved shall thereafter be implemented in accordance with the approved details.

Reason: To ensure that a satisfactory alternative Bus Stop can be provided.

16. That the replacement Bus Stop as required by condition 15 above shall be completed and in operation to the satisfaction of SPT prior to the removal of the existing bus stop for construction of the access.

Reason: To ensure that a satisfactory alternative Bus Stop can be provided. Background Papers:

Consultation Responses:

Strathclyde Partnership For Transport received 22 ndJune 2017 Environmental Health (including Pollution Control) received I1th January 2017 Scottish Environment Protection Agency received 2nd February 2017 Traffic & Transportation received 10th March, 4th May, 13th June and 14th June 2017 NLC Greenspace received 7 February 2017 Scottish Water received 4th and 5th April 2017 Education received 9th and 1 11hJanuary 2017

Contact Information:

Any person wishing to inspect these documents should contact Mr Edward McLennaghan at 01236 632500

Report Date:

5th July 2017 APPLICATION NO. 161023641FUL

REPORT

1. Site Description

1.1 The proposed development site is an area of landscape buffer including woodland adjacent to both Woodhall Street to the west and Honeywell Crescent to the east. The site is located adjacent to the Co−operative Food Store and lies behind an existing bus shelter and advertisement hoarding that screen the site from view from Woodhall Street. The application site measures approximately 0.5 hectares and has a linear appearance distinguished by central area that has a sharp rise in ground level and that separates the development area into two distinct parts. The proposed development has two access points one on Woodhall Street and the other on Honeywell Crescent with no access through between the sites given the existing topography.

2. Proposed Development

2.1 The applicant is seeking to develop 14 dwellings that comprise a mixture of a two storey and single storey semi and two storey terraced dwellings in a linear development with access taken from Woodhall Street by an access road for 7 dwellings and two incorporating direct access on to Woodhall Street as well as 5 two storey terraced dwellings accessed from Honeywell Crescent. The development incorporates three house types which include a two storey semi−detached dwelling that has a living room, kitchen and wc downstairs and three bedrooms (one en−suite) and family bathroom upstairs. A single storey semi−detached dwelling incorporating a living room, kitchen, bathroom and two bedrooms and 12 terraced dwellings that has living room, kitchen/dining, entrance hail and wc downstairs and three bedrooms (one en−suite) and family bathroom upstairs. The dwellings will be finished in a palette of materials to complement the surrounding area with the finishing materials to be submitted and approved by planning condition.

3. Applicant's Supporting Information

3.1 The applicant has submitted supporting information in relation to Drainage/Flood Extent, levels and earthwork strategy and access strategy.

4. Site History

4.1 The application site has no site history of relevance to the proposed development.

5. Development Plan

5.1 The application site is covered predominantly by policies HCF1 BI Community Facilities and HCF2 Al Sites for (Short−term) Housing Development − Housing Land Supply and a small section designated HCF 1A (Protecting Residential Amenity and Community Facilities) − Residential Areas in the North Lanarkshire Local Plan. In addition policies DSP 1−4 are also relevant.

Consultations

6.1 Thebelow:consultation−NLC responses are summarised

Traffic & Transportation has no objection subject to conditions relating to adequate access, parking and manoeuvring arrangements and suitable visibility splay provision for the proposed development.

ii) NLC Environmental Health (including Pollution Control) has no objection subject to a conditions relating to the provision of a site investigation report and remediation measures if necessary.

iii) NLC Education comments that the service is currently experiencing capacity pressures in the primary sector in this area and requires a developer contribution of £22,841.60 which is considered to be a sum proportionate to the scale of development and potential impact on the school rolls in the area. Should the development not be completed within 5 years of the date of permission they would reserve the right to seek further developer contributions based on the school populations and other local developments at that time.

iv) NLC Greenspace had no objections to the proposed development subject to use of native species for any landscaping for the site and that site clearance works should be undertaken outwith the bird breeding season.

v) SEPA has no objection to the development but noted that the site (or part thereof) lies within the medium probability extent of the surface water hazard map and that the Councils flood prevention officer and Scottish Water should be contacted in this regard.

vi) Scottish Water has no objection to the proposed development but notes that there are two public sewer pipes that run across the site and that Scottish Water require an access distance of 3m either side for maintenance, repair or replacement for pipes of that size and depth.

7. Representations

7.1 Following the standard neighbour notification process and press advertisement 5 letters of representation have been received including 3 comments from one party and the points of representationbelow:−The received are summarised

development is contrary to the Local Plan with the area set aside for community projects not housing. • The development will have a detrimental impact on traffic and road safety and in particular road safety, congestion issues and additional on street parking. • No need for additional housing in the area. • Level difference between new housing and objectors dwelling • Impact of excavations and building works on common boundary, foundations of dwelling and potential for damage of mature trees. Impact of development on stability of embankment. • Impact on existing drainage and increased flood risk. • Loss of privacy • Overshadowing Noise disturbance. S Increase in pollution. Light pollution Detrimental impact on the natural environment, wildlife habitat and visual amenity with the removal of established open space and trees. S Impact on the local schools and facilities and inadequate provision of amenities to serve the dwellings in the area. S Detrimental impact on security. S Upkeep of landscaped areas associated with the development. S Land ownership of part of the site

8. Planning Assessment

8.1 Under Section 25 of the Town and country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the relevant development plan unless material considerations indicate otherwise. The application raises no strategic issues in terms of the Glasgow and the Clyde Valley Strategic Development Plan and therefore it can be assessed in terms of local plan policy.

North Lanarkshire Local Plan

8.2 Policy HCF1 Bi Community Facilities outlines that the Council will maintain community well−being in residential areas by protecting those community facilities on the proposals map. Policy HCF2 Al Sites for (Short−term) Housing Development − Housing Land Supply applies to this site which was designed to satisfy housing demand in the period up to 2011. Policy HCF1A (Protecting Residential Amenity and Community Facilities) − Residential Areas in the North Lanarkshire Local Plan sets out that there is a presumption against developments detrimental to residential amenity in primarily residential areas. With regard to the mixed policy designation of the site it is considered that the redevelopment of the site in relation to policy HCFI Bi is acceptable in this instance as the local plan zoning as a community facility appears redundant insofar that the site is not owned by the Council, is not connected to any community facility and is an unused area of vacant ground. Therefore in this instance it is considered that protection of the site is not necessary in relation to the requirements of this policy. The proposals are also considered to accord with HCF1A and HCF2 Al.

8.3 DSP 1 Amount of Development and DSP2 Location of Development: Given the size and nature of the proposed development policies DSP I and DSP 2 are not considered to be relevant in the assessment of the proposed development.

8.4 DSP3 Impact of Development: As noted above NLC Education comment that they have no objection to the proposed development subject to provision of a developer contribution of £22,841.60 towards school facilities in the area and provided that the development is completed within the next five years. In terms of the requirements for the applicant to comply fully with the requirements of policy DSP3 they have agreed to fully comply with this policy requirement and to enter into a legal agreement.

8.5 DSP4 Quality of Development: This policy considers development specific impacts in terms of existing site attributes and provides a range of assessment criteria which are addressed in turn below:

8.6 Part I & 2: A formal Design and Access statement is not required due to the scale of the development however, from the plans submitted and site visit, it is possible to adequately appraise the site, surrounding area and the proposals. The development is not considered to have a detrimental impact on archaeological interests, historic environment, landscape features and wildlife interests.

8.7 Part 3(a) Siting, Overall Layout, density, form, scale, height, massing, proportion, detailing, colour, materials and open space and Part 3(f) integrating successfully into the local area and avoiding harm to the neighbouring amenity. In terms of layout, it is acknowledged that a traditional roads standards based approach has been utilised with the access from Woodhall Street being a singlein−curtilageaccess terminating in a turning head and services the terraced properties which incorporate parking with provision for visitor parking. The access to Honeywell Crescent terraced row incorporates direct access onto the public road from the dwellings in−curtilage parking and also access to visitor parking bays. Similarly the two semi−detached properties take direct access from Woodhall Avenue similar to other properties located on this street. The parking provision is considered acceptable in this instance given the nature and dimensions of the site. The adjacent residential properties are a mixture of both two storey dwellings and single storey dwellings and it is considered that the proposed mix of a two storey and single storey semi−detached and two storey terraced properties whilst different in style to these dwellings are considered to be compatible and in keeping with the surrounding area. In terms of impact on amenity of neighbouring properties it is considered that the proposals can be accommodated without detriment to surrounding dwellings in terms of overlooking, overshadowing and general amenity.

8.8 The properties within the site achieve acceptable in−curtilage car parking standards and visitor parking provision and having consulted the Councils Traffic and Transportation team they have raised no objections to the proposals. In addition, the site is in close proximity to the town centre with good availability of transportation links in the area and is served by good existing pedestrian access links. The development is therefore not considered to have a detrimental impact on traffic or parking within the surrounding area.

8.9 Part 3(c) Sustainable Development: Having assessed the proposed development it is considered that the proposed development will accord with the principles of sustainable design. The proposals are therefore considered to accord with this section of the policy.

8.10 Part 3(d) Mitigating likely air quality, noise or pollution impacts: The redevelopment of the site would not result in a significant increase in residential units and, as such, is highly unlikely to increase any impact on air quality. It is acknowledged that there will be noise associated with construction works, however this impact will be temporary. Ground investigation works form part of recommended conditions and, should any contaminants be found as a result of the investigation, suitable mitigation works would be carried out. 8.11 Part 3(e) Protecting Water bodies and SUDS/Drainage: There are no water courses within the site which require specific protection and neither SEPA nor Scottish Water has objected to the proposals and issues raised in relation to surface water flooding and Scottish water infrastructure are adequately addressed by the applicants revised layout and a condition requiring the submission of a more detailed certified drainage scheme.

Other Material Considerations

8.12 noted:Turning−• to the letters of objection it should be

The development is contrary to the Local Plan with the area set aside for community projects not housing.

Response: As noted in the assessment in section 8 above it is considered that the redevelopment of the site for residential purposes is acceptable in this instance as the local plan zoning as a community facility appears redundant insofar that the site is not owned by the Council, is not connected to any community facility and is an unused area of vacant ground. The development subject to detailed assessment against policies DSP 1−4 is considered acceptable in terms of policy DSP 1−4 as noted in the assessment above.

• The development will have a detrimental impact on traffic and road safety and in particular road safety, congestion issues and additional on street parking.

Response: As noted above NLC Traffic and Transportation have no objections to the proposed development subject to conditions and as such the development is considered to be acceptable in terms of impact on traffic and road safety.

• No need for additional housing in the area.

Response: It is recognised that there is a current shortfall in the Council housing land supply and as such it is considered that there is a need for additional housing in the Council area.

• Level difference between new housing and objectors dwelling.

Response: It is considered that the proposed development can be accommodated without detriment to neighbouring properties in terms of residential amenity and the proposed level differences will have minimal impact on existing dwellings in the area given the distance and orientation of the nedw dwellings.

• Impact of excavations and building works on common boundary, foundations of dwelling and potential for damage of mature trees.

Response: It is considered that the proposed development can be accommodated and constructed without detriment to the surrounding neighbouring properties. It should be noted that any damage caused by works on site to neighbouring properties would be a private legal matter.

• Impact of development on stability of embankment.

Response: It is considered that the development can be accommodated without detriment to the existing stability of the embankment the distance of the dwellings and the requirements for the applicant to satisfy the council of the ground conditions on site prior to development. This matter would be assessed in more detail for any proposed building warrant.

• Impact on existing drainage and increased flood risk.

It is considered that the development can be accommodated without detriment to the adjacent dwellings in terms of drainage. If approved planning consent would be subject to standard conditions relating to the requirement to adhere with the latest SUDS requirements and confirmation from Scottish Water of their acceptance of the proposals. • Loss of privacy

Response: It is considered that the proposed development can be accommodated in its current layout without detriment to the adjacent dwellings in terms of privacy. The proposed layout ensures that direct window to window distance more than exceeds the minimum 18m required or in cases where closer are off−set at the required angle to meet Council requirements. Nevertheless it is accepted that some existing residents currently experience a significant degree of privacy that will be eroded somewhat by the development.

• Overshadowing

Response: The proposed dwellings given their distance and orientation in relation to neighbouring properties ensures that there are no issues in relation to overshadowing. This has been Confirmed by a sunlight/daylight test.

• Noise disturbance.

Response: Whilst it is accepted that there will be some noise and disturbance from the construction of the development it is not considered that the proposals if approved would cause any noise disturbance significant to warrant the refusal of the application.

• Increase in pollution.

Response: It is not considered that the proposals if approved would cause any pollution effects significant to warrant the refusal of the application.

• Light pollution

Response: Whilst it is accepted that there may be some additional light pollution from the new dwellings it is not considered that the proposals if approved would cause any light pollution disturbance significant to warrant the refusal of the application.

• Detrimental impact on the natural environment, wildlife habitat and visual amenity with the removal of established open space and trees.

Response: Having consulted NLC Greenspace they have no objection to the proposed development in terms of impact on natural environment or wildlife habitat and species. The removal of the site is also not considered to have a significant overall impact on the greenspace network of the area being fairly well contained and somewhat screened and unkempt. The area is not considered to offer a valuable contribution to the overall green network and it is considered that re−development of the site is acceptable in this instance.

• Impact on the local schools and facilities and inadequate provision of amenities to serve the dwellings in the area.

Response: It is not considered that the development of the site for an additional 14 dwellings at this location would have a significant detrimental effect on local services and amenities sufficient to warrant refusal of the application. Furthermore as noted above in section 8.4 the applicant has agreed to provide a developer contribution of £22,841.60 towards school facilities in the area.

• Detrimental impact on security.

Response: It is not considered that the proposed development will have a detrimental; impact on the security of adjacent dwellings given that it would increase casual supervision of the area.

• Upkeep of landscaped areas associated with the development.

Response: A condition is recommended regarding the submission of a landscaping scheme and management and maintenance scheme for the proposed landscaping and communal boundary areas. . Land ownership of part of the site

Response: The applicant has indicated on the land ownership certificate that they own all the land the application relates to. Any dispute in relation to land ownership is a legal matter and not for the planning authority to arbitrate.

9. Conclusions

9.1 Taking the above assessment into account, it is considered that this development accords with the provisions of policies HCF1 Bi, HCF2 Al HCF1 A and DSP 4 of the North Lanarkshire Local Plan and following detailed consideration of the proposals, it is considered that it will integrate satisfactorily with the surrounding area and cause no adverse impact on established residential amenity. Therefore, for the reasons detailed in the planning assessment above, it is recommended that planning permission be granted subject to conditions.

9.2 Should the committee be minded to grant this application it should not be issued until a legal agreement is concluded in relation to a financial contribution of £22,841.60 towards education facilities. Application No Proposed Development:

I 7/00798/PPP Sub−Division of Existing Garden Ground to Form House Plot Site Address:

3 Garnhall Farm Road Castlecary Cumbernauld G68 OHA

Date Registered:

17th May 2017

Applicant: Agent: Mrs Lynn Hastie Architectural Drawing Services 24 Kellie Wynd 32 Moss Road Dunbiane Tillicoultry Scotland Scotland FK15 ONR FK13 6NS

Application Level: Contrary to Development Plan: Local Application No

Ward: Representations: 02 Cumbernauld North 3 letters of representation received. Danish Ashraf, Calum Currie, Tom Fisher, Alan Masterton,

Recommendation: Refuse

Reasoned Justification:

The proposed dwelling fails to accord with policy HCF 1A and DSP4 of the North Lanarkshire Local Plan as it cannot be integrated within the site without detriment to the surrounding area in that it would result in a development that will have an adverse impact on road safety and would be out of character with the surrounding area and have a substandard rear garden ground. As such the proposal is considered to have an adverse effect on the amenity of the existing and surrounding dwellings. > /

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Reproduced by permission of Planning Application: 17/007981PPP the Ordnance Survey on (of applicant): Mrs Lynn Hastie North behalf of HMSO. © Crown Name Copyright and database right Site Address: 3 Garn hail Farm Road Lanarkhire 2009. All rights reserved. Castlecary Council Ordnance Survey Licence Cumbernauld number 100023396. A G68 OHA Development: Sub−Division of Existing Garden Ground to Form House Plot Recommendation:Reasons:−That Refuse for the Following

the proposed development is contrary to Policies HCF1A and DSP 4 of the North Lanarkshire Local Plan in that it will have a detrimental impact on road safety. Furthermore, the restricted size of the site would result in a development that would be out of character with the surrounding area and have substandard garden ground and as such is considered to be constrained development of an inappropriate nature given the site constraints and failure of the proposals to comply fully with the Councils Developers Guide to Open Space. Background Papers:

Consultation Responses:

Traffic & Transportation received 3rd July 2017 Local Development Plan Team received 31st May 2017

Contact Information:

Any person wishing to inspect these documents should contact Mrs Kirsten Devlin at 01236 632500

Report Date:

7th July 2017 APPLICATION NO. 17/007981PPP

REPORT

Site Description

1.1 The proposed development site is an area of side garden ground associated with 3 Garnhall Farm Road, Castlecary. The existing dwellinghouse is a multi hipped roof bungalow situated at the end of Garnhall Farm Road. The side garden is hard standing and houses a flat roofed double garage. The site is also characterised by feature walls and a tiered rear garden with trees along the rear boundary. The site lies on the periphery of the residential settlement of Castlecary.

1.2 The application site has an area of 412 m2 with a frontage of 7.6 metres. The site is of an irregular shape with the southern side boundary being 48 metres in length and the northern side boundary 31 metres in length. The site sits at the end of Garnhall Farm Road, which is a private road constructed of bricks from the former Castlecary and Glenboig brickworks. The site is bounded by residential properties at the south and rear. Directly north are fields and west at the other side of the private road is an area of undeveloped land to the rear of the industrial area.

2. Proposed Development

2.1 The application seeks planning permission in principle (PPP) to sub−divide the existing residential plot by utilising the side garden ground to the north of the dwellinghouse to form a new house plot. As the application is a PPP no details of the design or height of the dwellinghouse have been provided. The submitted plans do however indicate a footprint for a 4 bedroom detached dwellinghouse (likely to be two storeys) set 18 metres from the site frontage. The rear garden length tapers from 2.5m to lOm (4.5m to 8.7m measured from the rear of the dwellinghouse), with a rear garden area of 105m2. The plot benefits from an additional side garden area of 45m2 which takes the total potential private amenity space to 150m2.

3. Applicant's Supporting Information

3.1 The applicant has submitted existing and proposed site levels to assist in the consideration of the application.

4. Site History

4.1 There is no previous site history.

5. Development Plan

5.1 The application site is covered by Policy HCF 1 A Residential Areas which states there is a presumption against developments detrimental to residential amenity in primarily residential areas.

6. Consultations

6.1 NLC Traffic and Transportation has recommended the application be refused on the grounds of roads safety. The existing access is private and substandard as the road width is less than the 3.5 minimum required for a minor access road. This results in vehicles on Castlecary Road wishing to turn into Garnhall Farm Road having to wait if a vehicle is exiting the private road.

7. Representations

7.1 3 letters of representation have received from neighbouring residents on Garnhall Farm Road in connection with the application. The points of objection and comments thereon are as follows: Point of Objection: Planning permission has been refused in the past due to concerns regarding increased traffic on Garnhall Farm Road.

Comment The above is noted.

Point of Objection: Traffic problems are already an issue and have been exacerbated by the approval of No. 5 Garnhall Farm Road and traffic calming measures that have been introduced to Castlecary Road, all making it harder to enter and exit the private access road.

Comment Traffic and Transportation have recommended refusal on the grounds of road safety as another dwellinghouse would increase traffic on a sub−standard road, resulting in vehicles having to wait on Castlecary Road if another vehicle is exiting Garnhall Farm Road.

Point of Objection: Concerns have been raised with regard to the proposed works having a detrimental impact on the existing sewerage and water services which are very old and currently cannot cope with the pressure placed on them.

Comment The above concerns are noted. If planning permission was granted authority would need to be sought from the utility companies to connect to their apparatus, therefore they would determine whether or not this was appropriate.

Point of Objection: Garnhall Farm Road is constructed of bricks from local brickworks that are no longer available. The construction of a new dwellinghouse and the increase in traffic generated would damage the road, which the residents on Garnhall Farm Road are responsible for maintaining.

Comment It is accepted that the works and increase in traffic has potential to damage Garnhall Farm Road. However, the maintenance of the road is a legal issue that is not material to the consideration of this application.

Point of Objection: The construction works will create noise and disturbance.

Comment If approved, the disturbance would be of a temporary nature and thus would not be a reason to refuse the application.

Point of Objection: There is concern the proposal will detrimentally impact on adjacent sites protected by Historic Scotland.

Comment: Garnhall Farm Road leads to the Antonine Wall which is a Scheduled Monument. Directly adjacent to the application site is the buffer zone of the Antonine Wall which ensures the Frontiers of the Roman Empire (Antonine Wall) and its setting will not be impacted on by development. As the site is outwith the buffer zone the proposal is not considered detrimentally impact on impact on the Antonine Wall or its setting.

8. Planning Assessment

8.1 Under Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the relevant development plan unless material considerations indicate otherwise. The application raises no strategic issues in terms of the Glasgow and Clyde Valley Strategic Development Plan and therefore can be assessed in terms of local plan policy.

North Lanarkshire Local Plan

8.2 Policy HCF1A (Protecting Residential Amenity and Community Facilities) − Residential Areas in the North Lanarkshire Local Plan sets out that there is a presumption against developments detrimental to residential amenity in primarily residential areas. The proposed development is for the erection of a detached dwellinghouse in the side garden ground area of an existing detached dwelling, however given the restricted size of the site in comparison with neighbouring detached dwellings and lack of sufficient rear garden space it is considered to be out of character with the surrounding area and would adversely affect the amenity of neighbouring properties. A further dwellinghouse on Garnhall Farm Road, which is private and of a sub−standard width will lead to vehicles waiting on Castlecary Road thus having a detrimental impact on road safety to the detriment of surrounding residential amenity. It is therefore considered that the application fails to comply with this land use policy. Policies DSP 1 − 4 are also relevant and are addressed in turn below. 8.3 It is considered that given the scale and nature and scale of this proposed development policies DSP I (Amount of Development), DSP2 Location of Development and DSP 3 (Impact of Development) are not an issues in this instance.

8.4 Policy DSP 4 − sets out that development will only be permitted where high standards of site planning and sustainable design are achieved. This policy sets out criteria in this respect which include; character and setting, site appraisal and evaluation of design options, water body status protection, integration into the local area, and safe access for cars.

8.5 In terms of the submitted indicative layout, the proposed dwelling incorporates an 18m front garden, 6.5m in total side garden width and a rear garden length tapering from 10m at its farthest to 2.5m at its shortest to the boundary. The garden has of 105 M2 TheCouncil's Developers Guide rear rear an area . to Open Space (minimum space around dwellings) Guidance requires that detached dwellinghouses provide a total of 5m side garden ground and 10m rear garden length and a minimum rear garden area of 10Gm2 for plots above 30Gm2. In terms of the design of the house, the indicative size and scale is considered acceptable although it is positioned 18 m from the site frontage due to the narrowness of the front portion of the site. The proposed development is considered unacceptable in that the plot incorporates a substandard rear garden depth which is significantly less than 10m which is inconsistent with the Council's design requirements for such a dwelling. This is due to the proposed dwellinghouse having to be set so far back from the frontage due to the narrowness of the front portion of the site. NLC Traffic and Transportation has recommended the application be refused on road safety grounds as the existing access is private and is of a substandard width. This results in vehicles on Castlecary Road wishing to turn into Garnhall Farm Road having to wait if a vehicle is exiting the private road. The development is therefore considered to have a detrimental impact on traffic and road safety within the surrounding area. In terms of impact on the amenity of neighbouring dwellings it is not considered that the proposed development will have a detrimental impact on overlooking or privacy given the position of the proposed dwelling relative to the neighbouring properties. In terms of overshadowing it is not considered that the dwelling would have a detrimental impact on neighbouring properties in terms of overshadowing given its size, position and orientation relative to potential affected properties to the side and rear. In terms of requirements regarding the principles of sustainable development, mitigation of impacts (noise, air quality, pollution etc) and protecting water bodies and SUDS/drainage issues it is considered that the proposals accord with these policies. The proposed development is therefore considered contrary to policy DSP4 given the detrimental impact it will have on road safety. Furthermore, the plot is considered incongruous with residential plots in the immediate locale and fails to comply fully with the Councils Developers Guide to Open Space.

9. Conclusions

The proposed dwelling fails to accord with policy HCF 1A and DSP4 of the North Lanarkshire Local Plan as it cannot be integrated within the site without detriment to the surrounding area in that it would result in a development that will have an adverse impact on road safety and would be out of character with the surrounding area and have a substandard rear garden ground. As such the proposal is considered to have an adverse effect on the amenity of the existing and surrounding dwellings. Application No: Proposed Development:

1 7/00807/FUL Change of Use of Vacant Land (former Mission Hall) to Car Sales Area and erection of Temporary Sales Office Site Address:

Site To East Of 57 High Street Newarthill Motherwell North Lanarkshire

Date Registered:

18th May 2017

Applicant: Agent: Mr Naeem Tariq W Architecture And Design 3 Cullion Way 4 Hareshaw Road Motherwell Cleland ML1 5SF UK MI−1 5LZ

Application Level: Contrary to Development Plan: Local Application No

Ward: Representations: 18 Motherwell North 2 letters of representation received. Carson Olivia, Shahid Farooq, Pat O'Rourke, Ann Weir

Recommendation: Approve Subject to Conditions

Reasoned Justification:

It is considered that the proposed use is acceptable within this allocated Short Term Housing Site where Policy HCF 2 Al applies in the adopted North Lanarkshire Local Plan as it is a residential and mixed use area. The proposal is considered to be generally in keeping with the character and amenity of this location.

ProposedConditions:−That

the permission hereby granted is for a temporary period only and shall expire on 27th July 2022.

Reason: Planning permission is for a temporary period only.

2. That except as may otherwise be agreed in writing by the Planning Authority, the development shall be implemented in accordance with drawing numbers:− 2017−25−03A, 2017−25−05 and 2017−25−06.

Reason: To clarify the drawings on which this approval of permission is founded.

3. That BEFORE the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority. The fence/wall shall thereafter be erected before the site is brought into use.

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

4. That before the development hereby permitted is brought into use, all the parking and manoeuvring areas shown on the approved plans, shall be levelled, properly drained, surfaced in a material which the Planning Authority has approved in writing before the start of surfacing work and clearly marked out, and shall, thereafter, be maintained as parking and manoeuvring areas. All work to be completed to the satisfaction of the Planning Authority.

Reason: To ensure the provision of adequate parking spaces.

5. That the Staff and Customer parking area indicated on the approved plans shall be maintained for this purpose and shall not be used for the display of cars for sale' to the satisfaction of the Council as Planning Authority.

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

6. That a visibility splay of 2.5 metres by 20 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the development hereby permitted is brought into use, everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line areas and, thereafter, nothing exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or allowed to grow, within these sight line areas.

Reason: To ensure that adequate visibility splays are achieved.

That access to the site shall be via a 5.5 metre wide dropped kerb arrangement, the first two metres of which should be paved or finished in a suitable hard surface to the satisfaction of the Council and any gates erected at the site shall open inwards.

Reason: To ensure adequate access facilities to the site and to prevent deleterious material from being carried onto the public road.

8. That before the development hereby permitted is brought into use, a turning facility shall be provided within the curtilage of the site to allow vehicles to enter and leave the site in forward gear to the satisfaction of the Council as Planning Authority.

Reason: To ensure the provision adequate turning facilities within the site.

9. That noise from or associated with the completed development (the building and fixed plant) shall not give rise to a noise level, assessed with windows closed, within any dwelling or noise sensitive building in excess of that equivalent to Noise Rating Curve 35 between 0700 and 2200, and Noise Rating Curve 25 at all other times.

Reason: To protect the occupiers of dwellings or noise sensitive buildings from excessive noise.

10. That no trees within the application site shall be lopped, topped, felled, or otherwise affected, without the approval in writing of the Planning Authority.

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

11. That BEFORE the development hereby permitted starts, a scheme of landscaping shall be submitted to, andinclude:approved−(a) in writing by the Planning Authority, and it shall

details of any earth moulding and hard landscaping, boundary treatment, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) a detailed timetable for all landscaping works which shall provide for these works being carried out contemporaneously with the development of the site.

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

12. That there shall be no concrete platform formed within the site eg. base for the temporary office, unless otherwise agreed in writing by the Council as Planning Authority.

Reason: The site is within a Coal Authority referral area.

13. That there shall be no repairs/maintenance carried out on cars within the site, to the satisfaction of the Council as Planning Authority.

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

Background Papers:

Consultation Responses:

Memo from Traffic & Transportation dated 141h June 2017 Memo from Environmental Health (including Pollution Control) dated 23 May 2017 Memo from NLC Greenspace dated 2nd June 2017

Contact Information:

Any person wishing to inspect these documents should contact Mr Jim Lennon at 01236 632500

Report Date:

21st June 2017 APPLICATION NO. 17/00807/FUL

REPORT

1. Site Description

1.1 The site is rectangular shaped and sits on the corner of Caledonia Drive and High Street, Newarthill. The former Mission Hall has been demolished and the site is vacant and overgrown. The site is flat and sits higher than properties to the rear due to a difference in site levels.

2. Proposed Development

2.1 Planning permission is sought for a Change of Use of Vacant Land (former Mission Hall) to Car Sales Area and erection of Temporary Sales Office. Access to the site is proposed off a new dropped kerb access formed off Caledonia Drive leading to a parking area that can accommodate 6 parking spaces for staff and customers. The remainder of the site will be utilised as a parking area for the 'cars for sale'. A temporary timber, flat roofed office building measuring 5 metres x 3 metres x 2.8 metres high is proposed adjacent to the entrance to the site on the eastern side of the site. The building has a small office and a toilet within.

3. Applicant's Supporting Information

3.1 None.

4. Site History

4.1 Planning permission was granted for 9 flats with associated access on the 13th September 2006 (reference: 05/02080/FUL). This permission was then renewed on the 16th September 2011 (reference: 11/00903/FUL) and further renewed on the 201h November 2014 (reference: 14/01677/AMD)

5. Development Plan

5.1 The site is zoned as HCF 2 Al (Site for Short Term Housing Development) in the North Lanarkshire Local Plan.

6. Consultations

6.1 NLC's Roads and Transportation had no objections to the proposed development provided adequate conditions were attached to any permission, including accessing the site, sightlines and drainage.

6.2 NLC Greenspace have no objections provided some replacement landscaping is incorporated within the proposed development and any tree/shrub removal takes place outwith the bird nesting season and, if this is not possible an experienced ecologist will be required to check the site 24 hours before work commences.

6.3 NLC Protective Services have no objection provided a condition is attached to any approval limiting noise levels being generated from the site.

7. Representations

7.1 Following an advertisement in the local newspaper and standard neighbour notification procedure, two letters of representation were received, including one from the local Community Council. Their follows:concerns−• are as

The proposed access is opposite a disabled parking bay and other cars are parked on Caledonia Drive. • A new play park is proposed at the bottom of Caledonia Drive. There will be increased use by both pedestrians and cars on Caledonia Drive. • Access should be via the existing access into the site from High Street. • The wall should be retained at the sites frontage onto High Street. • The proposal will generate even more traffic on an already busy through route between the M8 and M74. • Caledonia Drive and adjoining streets are used by people dropping children off at school, visiting the Community Education facility and any of the other commercial properties in close proximity to the site due to limited parking facilities within the area. • The application form states that there are no trees affected by the proposals which is not the case as there are trees within the site, some of which have been cut down. • The sign within the site advertising 'luxury flats coming soon' is misleading. Flats would be a better option than the proposed development within the village than the proposed car sales area with office.

8. Planning Assessment

8.1 Section 25 of the Town and Country Planning (Scotland) Act 1997 requires that planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. The proposal raises no strategic issues and as such requires to be assessed against the Local Plan. In this instance the adopted North Lanarkshire Local Plan is relevant. The site is zoned as HCF 2 Al (Site for Short Term Housing Development). Policy DSP 4 (Quality of Development) is also relevant to this application.

8.2 Development Plan − Policy HCF 2 Al reflects that permission has been granted for housing at this site and that residential would be an acceptable use subject to developments meeting the criteria of DSP 4. The proposal is obviously not residential development, therefore conflicts with the approved zoning for the site. It is however considered that, due to the fact that it is generally a mixed use area, especially across the main road (High Street) from the site where there is a medical centre, retail units, barbers and Community Education Centre, that the proposed use would not have a detrimental impact on the area by virtue of design nor use. It is considered that the proposed use, whilst not a residential use as per the land use allocation, will not be alien to the area as there are, as stated above, other adjacent mixed commercial uses in close proximity to the site. Adequate conditions are proposed to safeguard any concerns that any consultees have in relation to the development, including access, sightlines, landscaping, noise and a temporary consent. It is therefore considered that the proposal can be justified within this Short Term Residential Area allocation ie HCF 2 Al.

8.3 Policy DSP 4 seeks a high quality of development by ensuring proposals integrate well into the local area in terms of design and avoiding any adverse loss of amenity for surrounding dwellings taking account of privacy, overshadowing and also considering the impact of proposals on the road network. It is considered that the change of use is acceptable in terms of policy DSP 4.

8.4 ConsUltations − As stated above, Roads and Transportation, Greenspace and Protective Services are satisfied with the proposals subject to appropriate conditions.

8.5 follows:Representations−• − A summary in response to the comments received are as

Roads and Transportation have assessed the proposal and are satisfied that the site can be developed without detriment to the area. They have recommended that appropriate conditions be attached to any approval including access to the site off Caledonia Drive, in−curtilage parking and appropriate sightlines. • The wall is not considered to be of any real architectural merit. Details of boundary treatment have been requested via an appropriate condition. • The applicant was contacted via his agent and advised to stop all works within the site affecting trees prior to any decision being made on the application proposal. A condition is proposed requesting details of trees to be removed and also requesting details to be submitted for a landscape scheme within the site. • The applicant has tried marketing the site as a residential opportunity but has been unsuccessful in selling it. The Council have to make a decision on what has been submitted and, in this case, it's a car sales compound. The sign is still advertising a viable proposal, albeit that it would appear that the applicant is looking at a different use for the site. Conclusions

9.1 Taking the above assessment into account, it is considered that this development would not have a detrimental impact on the residential/mixed use area. Although it is allocated as a short term housing site in the adopted local plan, the proposed use is not considered to be a bad neighbour within the area and there will be limited traffic generated from the site. In terms of the policies affecting the adjacent residential area, in particular Policy HCF 1A and DSPI−4, it is considered that it will integrate satisfactorily with the surrounding area and cause no adverse impact on established residential amenity. Therefore, for the reasons detailed in the planning assessment above, and notwithstanding the representation received, it is recommended that temporary planning permission be granted, subject to conditions. Background Papers:

Consultation Responses:

Property Traffic & Transportation Environmental Health (including Pollution Control) NLC Greenspace

Contact Information:

Any person wishing to inspect these documents should contact Mr Jim Lennon at 01236 632500

Report Date:

12th July 2017 APPLICATION NO. 17/00807/FUL

REPORT

1. Site Description

REPORT

Site Description

1.1 The site is rectangular shaped and sits on the corner of Caledonia Drive and High Street, Newarthill. The former Mission Hall has been demolished and the site is vacant and overgrown. The site is flat and sits higher than properties to the rear due to a difference in site levels.

2. Proposed Development

2.1 Planning permission is sought for a Change of Use of Vacant Land (former Mission Hall) to Car Sales Area and erection of Temporary Sales Office. Access to the site is proposed off a new dropped kerb access formed off Caledonia Drive leading to a parking area that can accommodate 6 parking spaces for staff and customers. The remainder of the site will be utilised as a parking area for the 'cars for sale'. A temporary timber, flat roofed office building measuring 5 metres x 3 metres x 2.8 metres high is proposed adjacent to the entrance to the site on the eastern side of the site. The building has a small office and a toilet within.

3. Applicant's Supporting Information

3.1 None.

4. Site History

4.1 Planning permission was granted for 9 flats with associated access on the 13th September 2006 (reference: 05/02080/FUL). This permission was then renewed on the 16th September 2011 (reference: 1 1/00903/FUL) and further renewed on the 20th November 2014 (reference: 14/01677/AMD)

5. Development Plan

5.1 The site is zoned as HCF 2 Al (Site for Short Term Housing Development) in the North Lanarkshire Local Plan.

6. Consultations

6.1 NLC's Roads and Transportation had no objections to the proposed development provided adequate conditions were attached to any permission, including accessing the site, sightlines and drainage.

6.2 NLC Greenspace have no objections provided some replacement landscaping is incorporated within the proposed development and any tree/shrub removal takes place outwith the bird nesting season and, if this is not possible an experienced ecologist will be required to check the site 24 hours before work commences. 6.3 NLC Protective Services have no objection provided a condition is attached to any approval limiting noise levels being generated from the site.

7. Representations

7.1 Following an advertisement in the local newspaper and standard neighbour notification procedure, two letters of representation were received, including one from the follows:local Community−o Council. Their concerns are as

The proposed access is opposite a disabled parking bay and other cars are parked on Caledonia Drive. o A new play park is proposed at the bottom of Caledonia Drive. There will be increased use by both pedestrians and cars on Caledonia Drive. o Access should be via the existing access into the site from High Street. o The wall should be retained at the sites frontage onto High Street. o The proposal will generate even more traffic on an already busy through route between the M8 and M74. o Caledonia Drive and adjoining streets are used by people dropping children off at school, visiting the Community Education facility and any of the other commercial properties in close proximity to the site due to limited parking facilities within the area. o The application form states that there are no trees affected by the proposals which is not the case as there are trees within the site, some of which have been cut down. o The sign within the site advertising 'luxury flats coming soon' is misleading. Flats would be a better option than the proposed development within the village than the proposed car sales area with office.

8. Planning Assessment

8.1 Section 25 of the Town and Country Planning (Scotland) Act 1997 requires that planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. The proposal raises no strategic issues and as such requires to be assessed against the Local Plan. In this instance the adopted North Lanarkshire Local Plan is relevant. The site is zoned as HCF 2 Al (Site for Short Term Housing Development). Policy DSP 4 (Quality of Development) is also relevant to this application.

8.2 Development Plan − Policy HCF 2 Al reflects that permission has been granted for housing at this site and that residential would be an acceptable use subject to developments meeting the criteria of DSP 4. The proposal is obviously not residential development, therefore conflicts with the approved zoning for the site. It is however considered that, due to the fact that it is generally a mixed use area, especially across the main road (High Street) from the site where there is a medical centre, retail units, barbers and Community Education Centre, that the proposed use would not have a detrimental impact on the area by virtue of design nor use. It is considered that the proposed use, whilst not a residential use as per the land use allocation, will not be alien to the area as there are, as stated above, other adjacent mixed commercial uses in close proximity to the site. Adequate conditions are proposed to safeguard any concerns that any consultees have in relation to the development, including access, sightlines, landscaping, noise and a temporary consent. It is therefore considered that the proposal can be justified within this Short Term Residential Area allocation ie HCF 2 Al.

8.3 Policy DSP 4 seeks a high quality of development by ensuring proposals integrate well into the local area in terms of design and avoiding any adverse loss of amenity for surrounding dwellings taking account of privacy, overshadowing and also considering the impact of proposals on the road network. It is considered that the change of use is acceptable in terms of policy DSP 4.

8.4 Consultations − As stated above, Roads and Transportation, Greenspace and Protective Services are satisfied with the proposals subject to appropriate conditions.

follows:8.5 −oRepresentations − A summary in response to the comments received are as

Roads and Transportation have assessed the proposal and are satisfied that the site can be developed without detriment to the area. They have recommended that appropriate inconditions−curtilage be attached to any approval including access to the site off Caledonia Drive, parking and appropriate sightlines. o The wall is not considered to be of any real architectural merit. Details of boundary treatment have been requested via an appropriate condition. o The applicant was contacted via his agent and advised to stop all works within the site affecting trees prior to any decision being made on the application proposal. A condition is proposed requesting details of trees to be removed and also requesting details to be submitted for a landscape scheme within the site. o The applicant has tried marketing the site as a residential opportunity but has been unsuccessful in selling it. The Council have to make a decision on what has been submitted and, in this case, it's a car sales compound. The sign is still advertising a viable proposal, albeit that it would appear that the applicant is looking at a different use for the site.

8 Conclusions

9.1 Taking the above assessment into account, it is considered that this development would not have a detrimental impact on the residential/mixed use area. Although it is allocated as a short term housing site in the adopted local plan, the proposed use is not considered to be a bad neighbour within the area and there will be limited traffic generated from the site. In terms of the policies affecting the adjacent residential area, in particular Policy HCF IA and DSP1−4, it is considered that it will integrate satisfactorily with the surrounding area and cause no adverse impact on established residential amenity. Therefore, for the reasons detailed in the planning assessment above, and notwithstanding the representation received, it is recommended that temporary planning permission be granted, subject to conditions.

2. Proposed Development

3. Applicant's Supporting Information

4. Site History

• 10/01036/FUL Proposed Variation to Condition 7 to Extend Operating Hours of MRF Building and Associated Storage Areas to 07:00 to 19:00 on Saturdays and Sundays • 1 1/00903/FUL Renewal of Planning Permission for Flatted Development (05/02080/FUL) • 12/00389/PREAPL Alterations to Greenhouse • 14/01677/AMD Non Compliance with Condition (1) of Permission (reference 11/009031FUL) (Time Extension) • 15/00586/AMD Proposed Dwellinghouse • 15/02161/AMD Section 42 Variation of Condition 1 of Planning Permission Ref. 10/01036/FUL to Allow Unrestricted Operating Hours of the Glass Recycling Facility and Associated Vehicle Movements Serving the Facility and Amended External Plant Operation Hours • 16/02024/FUL Erection of 10 No Cabins and Associated Landscaping and Parking • 1 7/00807/FUL Change of Use of Vacant Land (former Mission Hall) to Car Sales Area and erection of Temporary Sales Office

5. Development Plan

9. Consultations

10. Representations

2 letter(s) of representation received.

11. Planning Assessment

12. Conclusions

It is considered that the proposed use is acceptable within this allocated Short Term Housing Site where Policy HCF 2 Al applies in the adopted North Lanarkshire Local Plan as it is a residential and mixed use area. The proposal is considered to be generally in keeping with the character and amenity of this location. Application No: Proposed Development:

17/00868/FUL Construction of 4 Storey Flatted Block Containing 16 flats with Associated Undercroft Parking and Landscaping

Site Address:

2−10 Hallcraig Street Town Centre Airdrie North Lanarkshire MI−6 6AH

Date Registered:

13th June 2017

Applicant: Agent: Enhance Developments Scotland Ltd Construction Design Architects Barncluith Business Centre 19b Academy Street Townhead Street Coatbridge Hamilton Scotland Scotland MI−5 3AW ML3 7DP

Application Level: Contrary to Development Plan: Local Application No

Ward: Representations: 09 Airdrie Central No letters of representation received. Trevor Douglas, James Logue, Nancy Pettigrew, David Stocks,

Recommendation: Approve Subject to Conditions

Reasoned Justification:

It is considered that the proposed flatted development is acceptable and the design, scale and massing is considered not to dominate the original building and is acceptable for the site and surrounding area. The proposal complies with the relevant policies within the North Lanarkshire Local Plan.

ProposedConditions:−That,

except as may otherwise be agreed in writing by the Planning Authority, the development shall be implemented in accordance with drawing numbers:−1708/PL01−08 (Inclusive) and 1708/131−09,1708/131−10 (Cross Section), 1 708/PL1 0 (PROPOSED Elevations), 1 708/PL1 2 and 1 708/PL1 3.

Reason: To clarify the drawings on which this consent is founded.

2. That, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, or any future revised order, no development shall take place within the curtilage of the application site, other than that expressly authorised by this permission.

Reason: For the avoidance of doubt and in order to preserve the character, appearance and setting of the listed building and conservation area.

3. That BEFORE the development hereby permitted starts, full details of all facing materials to be used on the external walls and roofs of the new build flatted development shall be submitted to and approved in writing by the Planning Authority.

Reason: In the interests of the character, appearance and setting of the listed building and conservation area.

4. That BEFORE the development hereby permitted starts, full details of the design and location of all fences, walls and gates to be erected on the site shall be submitted to, and approved in writing by the Planning Authority.

Reason: In the interests of the character, appearance and setting of the listed building and conservation area.

That BEFORE the development hereby permitted starts, full details of surface finishes for the parking and servicing areas, including the walkway under the canopy, shall be submitted to, and approved in writing by the Planning Authority.

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

6. That BEFORE the development hereby permitted starts, a scheme of landscaping for the landscaped areas detailed on the approved plans shall be submitted to, and approved in writing by the Planning Authority,include:−(a) and it shall

details of hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, including strategic boundary planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (c) a timetable for the completion of these works contemporaneously with the development.

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

7. That BEFORE occupation of the first residential unit, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 6 above, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased within two years of completion of the development, shall be replaced within the following year with others of a similar size and species.

Reason: In the interests of the environmental amenity of the area. That BEFORE the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuingof:−(a) care, maintenance and protection

the proposed footpaths; (b) the proposed parking and service areas; (C) the proposed lighting; (d) the proposed grassed, planted and landscaped areas; (e) the proposed boundary walls and fences.

Reason: In the interests of the environmental amenity of the area.

That BEFORE occupation of the first residential unit, the management and maintenance scheme approved under the terms of condition 8 shall be in operation.

Reason: In the interests of the environmental amenity of the area. Background Papers:

Consultation Responses:

NLC Roads Operations received 291h June 2017

Contact Information:

Any person wishing to inspect these documents should contact Mr Paul Williams at 01236 632500

Report Date:

7th July 2017 APPLICATION NO. 171008681FUL

REPORT

1. Site Description

1.1 The application site is was previously occupied by an old cinema/hall which formed as an extension to the Category C(s) Listed building at 2 − 10 Hallcraig Street, Airdrie, located within Airdrie Town Centre. The original front portion of the building was constructed in 1856 by renowned local architect James Thomson and was originally the town market building and corn exchange. It is 2 storeys in height and is constructed of painted ashlar sandstone. The building has timber sash and casement windows and a slate roof.

1.2 The now demolished rear section of the building was a later addition thought to be constructed in the 1960's. It is had a steel frame with felt roof and was considered to be of little architectural or visual merit.

1.3 The application site is located within the Victoria and Town Centre Conservation Area in a prominent position at the junction of Hallcraig Street and Mill Lane. Opposite the site is a small Council owned car park. The application site is located adjacent to a number of retail units, an undertakers and children's nursery. To the rear of the site is a large area of steeply rising open space with a path leading up to the Council owned Haflcraig Street car park. The Airdrie Business Centre is located to the north of the building.

2. Proposed Development

2.1 The proposed development is an L' shaped contemporary block of 16 residential flats that would be 5 storeys in height with a ground level parking undercroft. The proposed materials are a modern mix of brickwork and colour metal screen panels and smooth render. The north corner of the flats proposes wrap around windows to take advantage of the views out over the Airdrie Business Centre and the open space at the rear.

2.2 Car parking for 18 vehicles is proposed at ground floor level accessed via an open access from Mill Lane, cycle parking and a refuse store is also proposed at ground floor level.

3. Applicant's Supporting Information

3.1 A Design and Access Statement was submitted in order to justify the proposed building and outline the design and access principles which have been applied to the proposal.

4. Site History

4.1 Relevant planning history is as follows:

• 1 0/00392/LBC Alteration of former Bingo Hall to form Ten Residential Units (withdrawn) • 10/00419/FUL Change of Use from Former Bingo Hall to Ten Residential Units plus related External Alterations (Withdrawn) • 1 1/00233/FUL Partial Demolition of Listed Building (former Bingo Hall to rear) and Redevelopment of the Remaining Building and Site for Flats and Mixed Use Development (including the Change of Use of the Listed Building to form 4 Units for Class 1 (retail), Class 2 (office) and Class 3 (food and Drink) on the ground floor with 5 flats on the first floor and Construction of a New Flatted Block containing 18 flats with associated parking and landscaping). (Approved 20.07.2011) • 11/00248/LBC Partial Demolition of Building Containing Former Bingo Hall (Listed Building) and Redevelopment of the Remaining Section of Building and Site for Residential and Mixed Use Development (Including the Change of Use to Form 4 Retail, Office and Food/ Drink Units on the Ground Floor with 5 Residential Flats on the First Floor plus the Construction of a New Residential Block (Containing 18 Flats) with Associated Parking and Landscaping) (Approved 20.07.2011 − expired 20.07.2016) 5. Development Plan

5.1 The proposed development raises no strategic issues and can therefore be considered in relation to the North Lanarkshire Local Plan.

5.2 The site lies within Airdrie town centre and is zoned within Policy RTC 1 A. This policy seeks to protect the network of centres as the continuing focus of retail, leisure, civic and community uses. Residential use is identified as an appropriate use within the town centre area.

6. Consultations

6.1 Roads Operations has reiterated the comments previously made with the previous application (1 1/00233/FUL) and recommended that the application be refused as there are concerns raised about level of proposed parking provision, lack of access visibility splay and footway on the northern boundary of the site.

7. Representations

7.1 No letters of representation have been received from the neighbour notification or press advertisement process.

8. Planning Assessment

8.1 Section 25 of the Town and Country Planning (Scotland) Act 1997 requires that the application be determined in accordance with the development plan unless material considerations indicate otherwise. As the development is not of strategic importance the relevant policies are contained in the North Lanarkshire Local Plan.

8.2 Development Plan: North Lanarkshire Local Plan: Policy RTC 1A Town Centres seeks to protect town centre areas by focussing on acceptable retail, leisure and community uses. The proposed Class 9 (Residential) is an acceptable use under this policy.

All development proposals are subject to assessment against Development Strategy Policies DSP 1, DSP 2, DSP3 and DSP 4. The proposal is compliant with Policy DSP1 which is for potential additions to planned land supplies. Policy DSP2 Location of Development is also met as the proposal will safeguard the vitality and viability of the town centre. The proposal is also consistent with Policy DSP 3 Impact of Development as it will have minimal impact on community facilities and infrastructure. Policy DSP 4 Quality of Development is the most appropriate policy and seeks high standards of site planning sustainable design. The submitted Design and Access Statement and the cross section context details have greatly assisted with assessing the proposal. For the reasons stated in Section 8.3 below, the proposal is considered to be of a high quality, with a contemporary design, scale, massing and material palette that sits comfortably into its surroundings, and as such complies with policy DSP 4.

8.3 Proposed Residential Flats Design & Materials: The proposed development requires careful consideration given its contemporary design, scale and massing. It is important that the proposed flats do not overpower or dominate the listed market building and that they are acceptable for the wider area. A previous proposal for 18 flats at the site which physically linked onto the adjacent market hail building received planning permission in 2011. This revised proposal is for 16 fiats and is physically separated from the listed building by a gap of approximately 17 metres. In terms of the design, massing and scale it is considered to be acceptable. The majority of the proposed building would have a height of approximately 15 metres with a shallow dual−pitched roof. It is considered that the 16 metre high 'corner unit' will sit comfortably into its surroundings due to the steeply rising adjacent open space which adequately accommodates the height and massing of the proposed building. Furthermore, the Airdrie Business Centre north of the site is of a similar height and massing to the proposed flats and it sits well within the context of the open space. Therefore, it is considered that the proposed development will neither dominate or overpower the listed building and sit comfortably into its surroundings, and is therefore considered to be acceptable in terms of design, scale and massing. The modern materials are also considered to be appropriate as they tie in with the contemporary design and are viewed as an acceptable contrast to the traditional market building. 8.4 Roads Operations. Previously concerns were raised regarding the proposed parking provision being sub−standard the parking provision. 18 parking spaces are proposed for the 16 flats, which represents an improvement in parking provision where the previously approved scheme had 18 spaces for 18 flats. It is accepted that the parking provision is deficient; however, this is a town centre site with good links to the public transport network. Two public car parks are located adjacent to site. Given the aforementioned, the 18 spaces proposed is considered to be an acceptable level of parking provision for a town centre site, allowing each flat at least one parking space. With regard to a visibility splay and footway, the previously approved similar scheme did not have these elements.

9. Conclusions

9.1 It is considered that the proposed flatted development represents an 'assertive contrast' and the design, scale and massing is considered not to dominate the original building and is acceptable for the site and surrounding area. The proposal complies with the relevant policies in the North Lanarkshire Local Plan. The proposed development is effectively an amended and smaller version of the flatted development previously approved for the site under Planning Permission 11/00233/FUL granted in 2011. As such it is recommended that planning permission be approved.