North Lanarkshire Council Planning Applications for consideration of Planning Sub-Committee Committee Date: 23-10-2018 Ordnance Survey maps reproduced from Ordnance Survey with permission of HMSO Crown Copyright reserved APPLICATIONS FOR PLANNING SUB-COMMITTEE 23rd October 2018 Page Application No Applicant Development/Site Recommendation No 7-19 17/00864/PPP WB Properties WB Properties Scotland Ltd Refuse (P) Scotland Ltd Residential Development (In Principle) Site To West Of Wishaw Low Road Cleland North Lanarkshire 20-29 18/00266/PPP GS Brown Mixed Use Development Grant Construction Comprising Class 3 (Food & Ltd Drink), Class 7 (Hotel), Class 11 (Assembly/Leisure), Class 1 (Ancillary Retail) and Sui Generis (Roadside Fuel/Electric Charging, Hot Food Takeaway, Public Bar) with Associated Infrastructure (Drainage, Ground Treatment Landscaping) Land South Of Junction Of Lancaster Avenue And Bellside Road Chapelhall 30-43 18/00580/PPP Mr Robert Hill Residential Development (in Grant (P) principle) Site To The West Of Morningside Road Morningside Newmains 44-48 18/01225/FUL Mr Michael Replacement of Boundary Wall Grant Coyle to front of dwellinghouse curtilage 56 Aitken Street Airdrie ML6 6LT (P) 17/00864/PPP - if minded to grant, planning permission not to be issued until legal agreement concluded allowing for education contributions from developer, 18/00580/PPP - if minded to grant, planning permission not to be issued until legal agreement concluded allowing for education contributions from developer. Application No: Proposed Development: 17/00864/PPP Residential Development (In Principle) Site Address: Site To West Of Wishaw Low Road Cleland North Lanarkshire Date Registered: 9th June 2017 Applicant: Agent: WB Properties Scotland Ltd Paul Houghton 3 Inveresk Place 102 High Street Coatbridge Dunblane North Lanarkshire Stirling ML5 2DA FK15 0ER Application Level: Contrary to Development Plan: Major Application Yes Ward: Representations: 20 Murdostoun 25 letters of representation received. Robert McKendrick, McManus Cameron, Louise Roarty, Nicky Shevlin, Recommendation: Refuse Reasoned Justification: The proposed development is contrary to the Development Plan (Clydeplan Strategic Development Plan 2017 and North Lanarkshire Local Plan 2012) as it is zoned Green Belt and would result in the loss of the open landscape character and sense of place and identity at the settlement boundary and constitutes an unacceptable scale and form of development not supported by the Development Plan at this location. The proposal does not constitute sustainable development it has not been demonstrated that a need exists for housing at this location. 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. Reproduced by permission of Planning Application: 17/00864/PPP the Ordnance Survey on Name (of applicant): WB Properties behalf of HMSO. © Crown Copyright and database right Scotland Ltd 2009. All rights reserved. Site Address: Site To West Of Wishaw Ordnance Survey Licence Low Road, Cleland, North Lanarkshire number 100023396. Development: Residential Development (In Principle) Recommendation: Refuse for the Following Reasons:- 1. The application site is zoned as Green Belt on the adopted North Lanarkshire Local Plan which does not support development of this form at this location and is therefore contrary to policy NBE 3A (Green Belt). 2. The proposed development is contrary to the Sustainability and Placemaking policies of Scottish Planning Policy (SPP), fails to meet the Safe and Pleasant, Distinctive, and Welcoming qualities of Placemaking contained in Policy 1 of the Clydeplan Strategic Development Plan 2017, and conflicts with policies DSP1 (Amount of Development), DSP2 (Location of Development), criterion 3a of DSP4 (Quality of Development), and NBE 3A (Green Belt) of the North Lanarkshire Local Plan as residential development of this site would result in urban development beyond the existing settlement boundary giving rise to an irreversible adverse visual impact on the open rural character associated with the site and sense of the place’s role and function at the settlement boundary. In addition, the proposed south and west site boundaries have no defining features and would therefore not support the provision of a clearly defined urban/rural boundary making it difficult to defend against further extensions and thereby raising a dangerous precedent if approved. 3. The proposed development is contrary to Policy 8: Housing Land Requirement; and does not meet the criteria for Sustainable Location Assessment (as contained within Diagram 10) of the Clydeplan Strategic Development Plan 2017, and conflicts with Policy DSP1 (Amount of Development) of the North Lanarkshire Local Plan. There is no shortfall of housing land within the Council area or the Motherwell sub-market housing area. Background Papers: Consultation Responses: Memos from Transportation received 4 th September 2017, 24 th November 2017, 12 th March 2018, 15 th May 2018, 18 th May 2018, 23 rd May 2018, 21 st June 2018, 13 th August 2018, and 8 th October 2018 Memos from NLC Greenspace received 27 th July 2017, and 16 th January 2018 Memos from Protective Services received 3 rd July 2017, and 21 st July 2017, Memos from NLC Education received 18 th July 2017, 4 th October 2017, and 12 th October 2017 Letter from The Coal Authority received 7 th July 2017 Letters from Scottish Environment Protection Agency received 29 th June 2017, 9 th November 2017, and 15 th February 2018 Letter from Scottish Water received 20 th June 2017 Letter from Scottish Gas Network received 20 th June 2017 Contact Information: Any person wishing to inspect these documents should contact Mrs Joanne Delaney at 01236 632500. Report Date: 10 th October 2018 APPLICATION NO. 17/00864/PPP REPORT 1. Site Description 1.1 The application site lies directly adjacent to the southern edge of Cleland’s settlement boundary below existing housing and new housing currently under construction forming an expansion of the established Glen Noble estate. The site measures approximately 4.9 hectares and sits in a valley where views can be gained towards Wishaw and Motherwell. The site comprises open fields with perimeter hedgerows on the north and eastern edges, with two semi-mature trees on the north- central boundary. Mature woodland lies east and west and are designated Sites of Importance for Nature Conservation (SINC). The eastern woodland is also protected under a Tree Preservation Order, whilst the western woodland forms a boundary to the Tillan Burn. Wishaw Low Road runs down the eastern edge but currently has a gate at the north-east corner preventing through vehicular traffic, the route only being available for pedestrians. To the south lies further open fields and areas of woodland. The proposed south and west boundaries of the site have no defining features and are located within an open field. 2. Proposed Development 2.1 Permission in principle is sought for residential development of the site. The applicant submitted an indicative site layout, cross sections, and drainage details to aid discussions and details the provision of up to 128 dwellings based on a Designing Streets layout of 2-5 bedroom 2 storey semi-detached and detached homes. Access is to be taken from the south-east end of the site off Wishaw Low Road which will require an amendment to the current Prohibition of Driving Order and Wishaw Low Road upgraded to adoptable standard. Subsequently, the applicant noted that as a result of capacity issues in the local road network, they would be agreeable to reduce the number of houses to 100 as suggested in their Transport Assessment. 3. Applicant’s Supporting Information 3.1 The applicant submitted supporting information in respect of the following:- • Pre-application consultation report; • Design and access statement; • Transport assessment; • Ecology report and effect of the development on the SINCs; • Flood risk assessment; • Site investigation; • Landscape and Visual Impact Assessment; • Housing Land Supply Assessment; and • Planning statement. 3.2 The Pre-Application Consultation report summarised the public event which was held on 26 th January 2017 at the Cleland Club and was publicised in the Wishaw Press beforehand. 3.3 The Planning Statement and Housing Land Supply Assessments provide the applicant’s justification as to why residential development is acceptable at this location and is summarised as follows: The applicant considers that the Council is not maintaining a 5 year effective housing land supply at all times assessed as all tenure, which will be exacerbated further by the intended demolition of 48 tower blocks, and cites a recent appeal decision as the most contemporary position on the issue of housing land supply in North Lanarkshire. SDP policy 8 requires the Council to take steps to remedy any shortfall in the 5 year effective housing land supply by granting development on greenfield or brownfield land. The consequence of not maintaining the required effective land supply means that the housing land supply policies in the local plan are considered out of date and alternatively there is now a presumption in favour of development which contributes to sustainable development. The applicant contends that this site can contribute toward remedying the shortfall, as it is a sustainable site with a choice of transport options, no insurmountable infrastructure constraints, and is effective given that it can be delivered within 5 years. There is a demand for housing at this location with the applicant having received several enquiries in this respect. The site has no notable landscape value, nor contributes to the Green Belt. As such, it is not considered to conflict with the terms of the Clydeplan Strategic Development Plan 2017 and the North Lanarkshire Local Plan 2012 and is given support by Scottish Planning Policy which carries a presumption in favour of sustainable development where policies in a development plan are out of date. 4.