North Lanarkshire Council
DEPARTMENT OF PLANNING AND ENVIRONMENT
Planning Applications for consideration of Planning and Environment Committee
Committee Date :I 1 July 2001
AGENDA ITEM NO...... 2: ......
Ordnance Survey maps reproduced from Ordnance Survey with the permission of HMSO Crown Copyright reserved APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 11 JULY 2001
Page No. Application No. Applicant Development/Locus Recommendation
21 N/00/003 97RUL Mr & Mrs Donnelly Erection of Replacement Farm House - Grant (P) Balcastle Farm, Kilsyth
27 N/O1/00463/FUL Cumbernauld South Change of Use of Dwelling to Credit Rehse Credit Union Union Bank (In Retrospect) - The Bungalow, 14 Airdrie Road, Condorrat
32 N/O1/0048O/FUL Miss J Lowe Erection of Dwelling - Land Adjacent to Grant Railway Line, Whitehill Farm Road, Stepps
38 N/O 1/00524/FUL Mr Adio Marini Change of Use from Shop to Hot Food Grant Take Away and Erection of Duct at Rear of Premises - 1 1-13 Main Road, Condorrat
42 c/oo/o 1448RuL Mr C Guidi Erection of Side Extension to Restaurant, Grant Formation of New Vehicular Access and Servery Access - Trattoria Guidi, 122-124 Deedes Street, Airdrie
47 C/01/00006/NID North Lanarkshire Closure of Remote Footpath and Grant Council Housing & Incorporation into Garden Ground - Property Services Lane Between Neidpath Avenue and Beauly Place, Coatbridge
52 C/Ol/O0344/FUL Mr M Hussain Part Use of Shop as Hot Food Take-Away Grant (In Retrospect) - 48 Forrest Street, Airdrie
56 C/O 1/00434/OUT Mrs Joyce McNair Erection of Dwellinghouse (In Outline) - Refuse (P) Gatehouse, Forrestfield, Caldercruix, Airdrie
62 c/o 1/0053 3RUL Mr McGuinness Erection of Domestic Lock-up Garage - Grant 8 English Row, Calderbank
66 C/O U006 17/FUL Mr L Tuffley Siting of a Hot Food Van Snack Bar Grant (Renewal of Planning Consent 95/392) (In Retrospect) - Land at 44 Rochsolloch Road, Airdrie
69 S/O1 /0044 1/FUL Mr & Mrs K Dunn Extension to Dwellinghouse and Erection Grant of Fence - 11 Jones Wynd, Dalzell Park Estate, Motherwell APPLICATIONS FOR PLANNING AND ENVIRONMENT COMMITTEE 11 JULY 2001
Page No. Application No. Applicant Development/Locus Recommendation
74 S/01/005 18/FUL Evans Easy Space Erection of Business Centre and Business Grant (P) Units (Class 4) and Associated Car Parking - Land East of St. Columba's Church, Old Edinburgh Road, Viewpark
81 S/O1/00600/FUL Graham Watson Erection of Side Extension to Grant Dwellinghouse - 8 1 North Orchard Street, Motherwell
(P) N/00/00397/FUL - S 75 Agreement to be concluded (P) C/O1/00434/OUT- If approved, application to be referred to the Scottish Ministers (P) S/O U005 18/FUL - If approved, application to be referred to the Scottish Ministers
I:DATA\COMM2\WORD\PLAN"G\lljuly.doc Application No: N/O1/00397/FUL
Date Registered: 1 lth July 200 1
APPLICANT: MR AND MRS DONNELLY, BALCASTLE FARM, BALCASTLE ROAD, KILSYTH
Agent: Myles Rae, 17 Livingstone Terrace, Redding, Falkirk FK29 TU
DEVELOPMENT: ERECTION OF REPLACEMENT FARMHOUSE
LOCATION: BALCASTLE FARM, BALCASTLE ROAD, KILSYTH
Ward No: 65 Grid: 270255 678386 File Reference: PW Site History: Approval for erection of ‘bungalow’ 72/686
Development Plan: Kilsyth Local Plan 1999
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: No Reply: Conditions:
REPRESENTATIONS:
Neighbours: None Newspaper Advert: None
COMMENTS: This application seeks consent for the erection of a dwelling to replace the original existing farmhouse at Balcastle Farm, Kilsyth. The applicants wish to demolish the existing dilapidated farmhouse and replace it with the proposed dwelling in an almost identical location.
The applicants, who are daughter and son in law of the farmer, work on the farm, which currently has 365 sheep and 116 cattle, and intend to live in the proposed replacement dwelling.
The site lies within the greenbelt as defined in the Kilsyth Local Plan 1999. The applicants currently live and work on the farm and it is considered that adequate agricultural justification exists for the replacement dwelling.
Furthermore, the applicants have agreed to enter into a Section 75 legal agreement, which would limit the occupation of any future to a person working on the farm
It is further considered that the proposed dwelling is of an appropriate scale and design and accords with current guidelines. \ It is therefore recommended that this application be approved and only issued on completion of a section 75 agreement.
RECOMMENDATION: Approve subject to the following conditions :-
That the development hereby permitted shall be started within five years of the date of this permission.
Reason: To accord with the provisions of The Town and Country Planning (Scotland) Act 1997.
That before the development hereby starts, full details of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to assess these matters and retain effective control in the interests of the visual amenity of the dwelling and the surrounding area.
That the occupation of the dwellinghouse hereby permitted shall be limited to a person employed full time locally in agriculture, as defined in Section 277 of the Town and Country Planning (Scotland) Act 1997, or such a person who has retired, or a dependant of such a person, residing with him, or her, or the widow or widower, of such a person, or as otherwise defined in the Section 75 Legal Agreement.
Reason: In the interests of proper planning by ensuring that there is a continued agricultural justification for this proposed dwelling in the greenbelt.
That the use of the garage hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellinghouse on site and no commercial activity shall be carried out, in, or from, the garage.
Reason: In the interests of the residential amenity of the dwelling concerned by ensuring that no anti- social activity incompatible with residential use is carried out from within the garage.
That the integral garage hereby permitted, shall not be altered for use as a habitable room without the prior consent of the Planning Authority.
Reason: To ensure that there is adequate garaging provision in the interests of road safety and residential amenity. List of Background Papers:
Application form and associated drawings Kilsyth Local Plan 1999
Any person wishing to inspect these documents should contact Paul Williams on 01236-616464
Note: It should be noted that Planning Permission will not be issued until an agreement under Section 75 of the Town and Country (Scotland) Act 1997 has been completed which restricts the occupancy of the dwelling house to a person employed full in agriculture at Drumglass Farm. APPLICATION NO : N/01/00397/FUL
1. SITE AND PROPOSAL
1.1 This application seeks consent for the erection of a dwelling to replace the original existing farmhouse at Balcastle Farm, Kilsyth. The applicants intend to demolish the original farmhouse, which is in a poor condition and replace it with the proposed dwelling on an almost identical footprint.
1.2 Balcastle Farm lies on the north-western fringe of Kilsyth on the southern slope of the Kilsyth hills. The existing and original farmhouse dates from 1809 and forms the south-eastern corner of a traditional u-shaped steading, which faces open to the west. The Farmstead is of a traditional character and style and has a mixture of sandstone and roughcast finishes. The existing farmhouse faces southward down the hillside with a traditional bay window feature.
1.3 The proposed dwelling would be situated on almost the same site as the existing dwellinghouse. It is one and a half stories high with a traditional dormer window and bay window feature and finished in a mixture of amber roughcast, sandstone and dark grey rooftiles. The applicant also proposes to erect an attached double garage on the western gable of the dwelling to tie onto an existing adjacent barn.
2. CONSULTATIONS AND OBJECTIONS
2.1 No objections have been received, as there are no notifiable neighbours.
2.2 Similarly, there have been no adverse consultation responses, as external consultation was not considered necessary in this case.
2.3 The application was advertised in The Kilsyth Chronicle as potentially contrary to greenbelt policies and no objections were received as a result.
3. OBSERVATIONS AND CONCLUSION
3.1 The existing farmhouse is in a poor condition and state of repair as noted during site inspection. The applicant argues that it is beyond economic repair as it has damp, dry rot, collapsing lintels and ceilings and no damp proof course. Although the farmhouse was built in 1809 it is considered to be of little architectural merit as it has been re-modelled during the Victorian era and as such its retention is not considered to be a strong material consideration.
3.2 The farmstead and application site lies within the greenbelt as identified in the local plan. As such, the proposed replacement dwelling has to have an agricultural justification. The applicants, Mr and Mrs Donnelly, the daughter and son in law of the farmer currently live and work on the farm and intend to do so in the long term. The farmer and his wife live in the adjacent bungalow, which received consent in 1972, and the old farmhouse was previously occupied by Mrs Donnelly’s grandmother, who died over a year ago.
3.3 The farm operates as a sheep and cattle farm and currently has 365 ewes, 400 lambs, 116 cattle and 15 Hectares of barley, straw and silage. This equates to a labour requirement of at least 4872 hours per annum. As 1833 hours per annum is the recognised figure for 1 labour unit, it is clear that the labour unit requirement for this level of operation is at least 3 labour units per annum. It is therefore considered that there is an agricultural justification to replace the original farmhouse given that Mrs Donnelly and her father represent current levels of labour. 3.4 The originally submitted drawings for the proposed dwelling were considered to be inappropriate in this rural and traditional setting. The applicants were therefore advised to re-design the proposed dwelling to comply with Planning Advice Note 36, which seeks to ensure that new dwellings in the countryside are traditionally designed and finished in a manner appropriate to the rural setting.
3.5 The revised proposal is for a one and a half storey dwelling with a dormer window and bay window feature, echoing that of the existing farmhouse on the southern elevation. There is also an attached double garage proposed on the western gable of the dwelling to tie sympathetically into the existing adjacent barn. The proposed dwelling has a height of 3.8 metres compared to 3 metres for the existing farmhouse, which is considered to be an acceptable change in height and also an acceptable height in relation to the surrounding adjacent buildings which collectively make up the steading. The proposed finishing materials are amber roughcast with raised cement window surrounds of a traditional appearance, with the bay window feature clad in local sandstone and the roof finished with ‘Marley Modem’ dark grey rooftiles.
3.6 It is considered that the proposed replacement dwelling is acceptable in terms of the guidance given in PAN 36 and furthermore, that it will maintain the traditional u-shape of the farm steading.
3.7 It is considered that the proposed dwelling is acceptable in terms of scale, design and finishing materials. Furthermore, it is considered that there is an agricultural justification for the dwelling and an architectural justification as it will protect and maintain the traditional u-shape of the farmstead.
3.8 It is therefore considered that the proposal is acceptable in terms of design and greenbelt policy, provided that occupancy is limited to agricultural workers on site, in this instance the applicants, by the application of a section 75 Legal Agreement.
3.9 This application is therefore recommended for approval subject to the appropriate conditions and the applicants entering into the above mentioned Section 75 Legal Agreement. Application No.:
Date Registered: 22nd May 2001
APPLICANT: CUMBERNAULD SOUTH CREDIT UNION, THE BUNGALOW, 14 AIRDRIE ROAD, CONDORRAT, CUMBERNAULD G67 4DT
Agent: Norris Hamilton Architect, 6 The Wynd, Cumbernauld Village G67 2SU
DEVELOPMENT: CHANGE OF USE OF DWELLING TO CREDIT UNION BANK (IN RETROSPECT)
LOCATION: THE BUNGALOW, 14 AIRDRIE ROAD, CONDORRAT, CUMBERNAULD G67 4DT
Ward: 62
Grid Reference: 273453 - 673090
File Reference: GL
Site History: No Applications of Relevance
Development Plan Zoned as Residential in Cumbernauld Local Plan
Contrary to Development Plan: Yes
CONSULTATIONS:
Objection: No Objection: Conditions: No Reply:
REPRESENTATIONS:
Neighbours: 3 letters and one petition (with 26 signatures) Newspaper Advertisement: 2 letters received (one from Condorrat Community Council)
COMMENTS: This application is in retrospect and seeks approval for the change of use of a dwelling to a Credit Union Bank. At present the premises is used only on a part time basis on Monday afternoons (12.00 noon until 2.00 p.m.) and Wednesday and Saturday mornings (10.00 a.m. until 12.00 noon). Given that the Credit Union is staffed on a voluntary basis it is envisaged that these hours would continue if planning permission were to be granted. At present the Credit Union has some 800 members.
The application property is within a residential area and is surrounded by residential properties. The application was advertised in the local press as being potentially contrary to local plan policy HG4. This policy seeks to prevent the loss of dwellings to other uses and protect areas of established residential amenity from non residential activities or uses. A number of letters of representation have been received and these are discussed in the accompanying report.
It is considered that the proposed change of use is unacceptable given the location of the application property within a residential area. Also, that the nature and layout of the property is such that it is not possible to
accommodate the required level of car parking provision in a manner that would be acceptable without there being a significant affect on the character of the property and the wider area. Furthermore, the level of usage of the premises by members of the Credit Union is significant and made worse by the fact that the premises operates on a restricted basis. It is considered that the proposed development is having a detrimental affect on the character and amenity of an established residential area and as such is contrary to the policy HG4 of the Cumbernauld local plan. Accordingly, it is recommended that planning permission is refused.
RECOMMENDATION: That planning permission is refused for the following reasons:
1. That the proposed change of use is considered to be contrary to Policy HG4 of the Adopted Cumbernauld Local Plan in that the change of use will result in the loss of a dwelling to another use.
2. That the proposed development is contrary to Policy HG4 of the Adopted Cumbernauld Local Plan, in that the application property is in an established residential area and the use of the property as a Credit Union cannot be achieved without there being an unacceptable impact on the amenity of the surrounding residents in terms of intensified levels of activity and disturbance that would not normally exist were the property used as a dwelling, arising in particular from increased pedestrian and vehicular movements to and from the property and associated parking.
3. That should planning permission be granted an undesirable precedent may be set which would make it difficult to refuse other similar planning applications.
List of Background Papers:
Application form and plans received 25th April 2001 Consultation response from Transportation Manager dated 4'" July 200 1 Letters of representation received from G McGregor, Airdrie Bankhouse, Airdrie Road, Condorrat, Cumbernauld G67 4DN dated 1 May 200 1; D McGregor, Jeansville, Airdrie Road, Condorrat, Cumbernauld G67 4DN dated 1'' May 2001; Condorrat Community Council, Cruachan, 5 Gainburn Crescent, Condorrat, Cumbernauld G67 4QN dated 23rd May 2001; Mr J Murphy, 5 Dalshannon Way, Condorrat, Cumbernauld dated 12* June 2001; Mr P Cairns, The Cottage, Airdrie Road, Condorrat, Cumbernauld dated 20* June 2001 and a petition received from Helen Cairns, The Cottage, Airdrie Road, Condorrat, Cumbernauld received 25'h June 200 1. Cumbernauld Local Plan.
Any person wishing to inspect these documents should contact Graeme Lee at 01236 616474. APPLICATION NO. N/01/00463/FUL
1. Description of Site and Proposal
3.1 This application is in retrospect and seeks approval for the change of use of a dwelling to a Credit Union Bank. At present the premises is used only on a part time basis on Monday afternoons (12.00 noon until 2.00 p.m.) and Wednesday and Saturday mornings (10.00 a.m. until 12.00 noon). Given that the Credit Union is staffed on a voluntary basis it is envisaged that these hours would continue if planning permission were to be granted. At present the Credit Union has some 800 members.
3.2 The application property is known as ‘The Bungalow’ and is situated on Airdrie Road, Condorrat. The application property is dilapidated in appearance and the garden ground and boundary hedges are in need of maintenance. The security grills that have been placed over the windows further detract from the general appearance of the property. There are existing residential properties on all sides of the application site with ‘The Cottage’ immediately next door and the cottage flats on the opposite side of Airdrie Road being particularly close.
2. Development Plan
3.1 The application property is within a residential area and as such is covered by the residential policies in the Cumbernauld local Plan. The application was advertised in the local press as being potentially contrary to local plan policy HG4. This policy states that:
‘Within residential areas defined in the Proposals Map there will be a presumption against the loss of houses to other uses, and development which could be detrimental to residential amenity. There will be, however, a presumption in favour of developments of an ancillary nature which enhance the provision of local community facilities and services. The introduction or extension of an non-residential activity will not be accepted if likely to lead to a loss of amenity’
3. Representations and Consultations
3.1 A total of 5 letters of representation have been received objecting to the proposed development, including one from Condorrat Community Council. Also, a petition containing 26 signatures and objecting to the development has been received. The grounds of objection can be summarised as follows:
The use is causing traffic problems There is no proper parking at the building Parking associated with the use is taking place on private land Parking associated with the use is taking place on the surrounding pavements The application site is in a predominately residential area If the Credit Union were to become busier then there would perhaps be an increased risk of accidents depending on where the vehicles were parked Disturbance and noise nuisance to existing residents resulting in a loss of amenity The Union is in itself an excellent thing but not in this location The proposed development is contrary to Policy HG4 of the adopted Cumbernauld Local Plan which seeks to protect residential amenity.
3.2 The Transportation Manager has advised that the planning permission should be refused as it would not be possible to meet the parking requirements for the proposed use without significant alterations to the property. His requirements are that a minimum of 4 spaces should be provided within the site and that cars should be capable of entering and leaving the site in a forward gear.
4. Planning Assessment and Conclusions
4.1 It is accepted that a Credit Union Bank has an important role to play in providing access to financial services for a wide range of people, some of which at least, would not have access to such facilities with the High Street Banks. That said, consideration of the application must be restricted to the planning merits of the proposed change of use. In this regard the starting point for assessing the application must be the adopted Cumbernauld Local Plan and, in particular, policy HG4.
4.2 It is clear that the proposal is contrary to policy HG4 on a number of counts. Firstly, the loss of a residential property to another use is contrary to the policy. Secondly, whilst it could be argued that the Credit Union is enhancing the range of community facilities in the area, the introduction of this non residential activity has not been achieved without a significant impact on residential amenity. The Credit Union is intended to serve the town as a whole and not just the immediate surrounding area. The affect on residential amenity is concentrated into 3 two hour sessions with Saturday being by far the busiest day. Information into the average numbers of transactions per session was supplied on behalf of the applicant and the break down is as follows; Monday 33 transactions, Wednesday 66 transactions and Saturday 132 transactions. It was pointed out that the number of transactions did not equate exactly to the number of people visiting the premises as an individual may carry out several transactions. Planning Officers have visited the site on several occasions during opening hours and the levels of activity witnessed have varied. The site has not been visited on a Saturday which is the busiest day. During a 35 minute period on a Wednesday 10 vehicle movements were witnessed and a similar number of pedestrian visits were recorded (mainly involving groups of people). The majority of the vehicles that visited the site drove down Airdrie Road past the site before turning at Dalshannon Piace, thereafter they either parked on Airdrie Road opposite the site or on the unadopted footpath outside the property. The additional vehicles attracted into the area are therefore affecting more than just the immediate neighbouring properties. A number of the objectors state that at busy times parking takes place well away from the property for example on Dalshannon View outside Airdrie Bankhouse. This is considered to be significant and the impact of the vehicular traffic associated with the Credit Union is clearly greater than would be ordinarily generated if the property were still functioning as a dwelling. Also, there is no means of controlling the number of visits to the premises, so whilst the figures supplied represents an average, it is entirely possible that these figures could be exceeded, especially when the membership of the Credit Union extends to some 800 people.
4.3 A number of letters have been received objecting to the change of use and also a petition containing 26 signatures. The letters all indicate that the Credit Union is causing a nuisance and since it has been operating at this location vehicle movements and car parking in the area have increased. This is resulting in a loss of amenity through increased activity in a residential area. These are considered to be legitimate concerns and in view of the terms of local plan policy HG4 the site is considered to be unsuitable for this use. Furthermore, it is considered that residential amenity cannot be satisfactorily protected through the imposition of planning conditions.
4.4 The increased chance of accidents is highlighted as a concern, especially if the Credit Union were to become busier and the associated parking spilled beyond Airdrie Road. Road safety was not a matter highlighted by the Transportation Manager although, from a planning point of view, if the use were to intensify beyond current levels then the impact on residential amenity would also be likely to intensify. The Transportation Manger has indicated that the 4 car parking spaces should be provided and that due to the location of the site close to a cross road, cars should be able to enter and leave the spaces in a forward gear. Whilst it may be possible to meet this level of provision, the impact on the property itself would be significant as the spaces would need to be provided to the rear of the property. This would mean that part of the property, and the outbuilding to the rear of the property, would have to be demolished to allow access and a significant portion of the existing rear garden would be lost to allow the car park itself to be formed, The effect that an access road and a car park to the rear of the property would have on the adjacent dwelling is potentially significant and it is considered that in planning terms such a solution to the car parking requirements is not acceptable within a residential area.
4.5 In view of the above, it is considered that the application property is not an acceptable location for the operation of a Credit Union. The use is contrary to Local Plan Policy HG4 and it is considered that residential amenity cannot be satisfactorily protected through the imposition of planning conditions. Also, if granted an undesirable precedent may be set which would make similar proposals difficult to resist. Accordingly, it is recommended that planning permission be refused. Application No: N/O 1/00480/FUL
Date Registered: 1st May 2001
APPLICANT: MISS J LOWE, 3A GLASGOW ROAD, BAILLIESTON, G69 6JS
Agent: Mr. James W. Mair
DEVELOPMENT: ERECTION OF DWELLING
LOCATION: LAND ADJACENT TO RAILWAY LINE, WHITEHILL FARM ROAD, STEPPS, GLASGOW
Ward No: 70 Grid: 265468 - 668389 File Reference: PW Site History: SW96/00245/OUT: Erection of dwelling in Outline, withdrawn. SW96/04499/OUT: Erection of Dwelling in Outline, refused and subsequent appeal dismissed. N/OO/O 1201/OUT: Erection of Dwelling in Outline, approved subject to conditions 6th December 2000.
Development Plan: Zoned as Greenbelt in the Adopted Strathkelvin Southern Area Local Plan 1983. Zoned as residential in the Northern Corridor Finalised Draft Local Plan 2000 - Retention of residential amenity, Policy HG3.
Contrary to Development Plan: Yes
CONSULTATIONS:
Objection: No Objection: Strathclyde Fire Brigade,Transco, Scottish Power and SEPA. No Reply: Conditions:
REPRESENTATIONS:
Neighbours: Stepps and District Community Council Newspaper Advert: None
COMMENTS: This application seeks consent for the erection of a single storey dwelling on land to the north of the railway line, Whitehill Farm Road, Stepps .
The site lies within the greenbelt in the Adopted Local Plan and in the urban envelope in the emerging Finalised Draft Local Plan. As such the application had been advertised as contrary to the Development Plan. A previous outline application for a dwelling on the site was approved in December 2000 subject to the usual reserved matters and the specific condition that the dwelling had to be single storey.
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No objections have been received as a result of the neighbour notification or from the newspaper advertisement and no negative responses have been received as a result of consultations.
However, a letter was received from the Community Council expressing concern that work on the site had commenced without the benefit of consent. Upon investigation, this was found to be the removal of turf from the site and the applicant has been advised that any start to the development without planning permission would be at her own risk.
It is considered that the proposed dwelling is acceptable in terms of design and location as it is single storey and has no privacy implications for surrounding dwellings. It is also considered to be acceptable in terms of scale and is well proportioned in relation to the plot size.
This application is therefore recommended for approval subject to conditions.
RECOMMENDATION: Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission, or within two years of the date on which the last of the reserved matters are approved, whichever is the later.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That before 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 by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects in the interests of surrounding residential amenity.
3. That before the development hereby permitted starts, samples of the facing materials to be used on all external walls and the roof shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects in the interests of surrounding residential amenity.
4. That the use of the integral double garage hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellinghouse on site and no commercial activity shall be carried out, in, or from, the garage. Reason: To ensure that no uses incompatible with a residential area tale place within the garage in the interests of surrounding residential amenity.
5. The integral garage hereby permitted shall not be altered for use as a habitable room without the prior consent of the Planning Authority.
Reason: To ensure that there is adequate provision for vehicles within the plot in the interests of residential amenity.
List of Background Papers:
Plans and application forms submitted Strathkelvin Southern Area Local Plan 1983 Northern Corridor Finalised Draft Local Plan 2000 Application No N/OO/O 120 l/OUT (Outline approval dated 6 12 2000) Consultation responses from: Strathclyde Fire Brigade dated 8.5.01 Transco dated 9.5.01 Scottish Power dated 1 1. 5. 0 1 SEPA dated 1 1.5 .O1
Any person wishing to inspect these documents should contact Paul Williams on 01236-616464 APPLICATION NO: N/01/00480/FUL
1. SITE AND PROPOSAL
1.1 This application seeks consent for the erection of a single storey dwelling with integral garage on a site to the north of the railway line at Whitehill Farm Road, Stepps. The site is surrounded by existing dwellings to the north and east and farmland to the west, with the aforementioned railway line to the south. It is accessed from Whitehill Farm Road, which is a sub-standard unadopted road made up of loose gravel and earth.
1.2 The site is zoned within the greenbelt in the adopted Strathkelvin Southern Area Local Plan 1983. However, it has been re-zoned in the emerging Northern Corridor Local Plan within Policy HG3 which seeks the retention of residential amenity. The Finalised Draft of the Northern Corridor Local Plan was approved by the Planning and Environment Committee in October 2000
1.3 An outline application for one dwelling on the site was approved in December 2000 subject to the usual reserved matters and the specific condition that the dwelling must be single storey.
2. CONSULTATION AND REPRESENTATION
2.1 The previous outline application was advertised in the Kirkintilloch Herald of 1st. November 2000 and no objections were received. Similarly this current application was advertised on 30th May 200 1,and again, no objections have been received.
2.2 No objections have been received as a result of neighbour notification.
2.3 The Transportation Manager has expressed no objections to the proposal as he considers that an additional dwelling with the prospect of no further development will have little impact on the access, which already serves two dwellings. Furthermore, no objections have been received as a result of the consultation process.
2.4 A letter was received from the Community Council expressing concern that work had commenced on site without the benefit of consent. Upon site inspection this was found to be the removal of turf from the site. The applicant was subsequently advised that no work could be carried out which constitutes a start of the development without planning permission and if this was done it would be at her own risk.
3. OBSERVATION AND CONCLUSION
3.1 The emerging Local Plan approved by Committee in October 2000 has re-zoned the site within the urban envelope and specifically within a residential policy area. This was because it was considered the site would be more appropriately zoned as residential as it is surrounded by residential uses and contained to the south by the Railway. Furthermore, the solitary and contained nature of the site means that its development has no implications for setting a precedent for other similar adjacent sites in the future.
3.2 It/ -2-
3.2 It was therefore considered that the emerging Local Plan is a strong material consideration in assessing the previous outline application and furthermore, that it outweighed the greenbelt zoning in the outdated Adopted Local Plan of 1983. As such, it was considered that the outline proposal should be assessed in the light of the emerging Local Plan and the relevant Policy HG3 which seeks to retain existing residential amenity and presumes in favour of residential development provided that it is appropriately designed with no implications for existing residential amenity.
3.3 The outline application was therefore approved subject to the standard reserved matters and the specific condition that the dwelling be single storey in order to satisfactorily integrate with adjacent existing dwellings.
3.4 It is considered that the above considerations are relevant to the current application and that the proposed single storey dwelling is of an acceptable design and scale in relation to the plot size and will not impact on existing surrounding levels of privacy. As such, it complies with policy HG3 in the emerging Local Plan.
3.5 This application is therefore recommended for approval subject to the application of the appropriate conditions. Application No: N/O 1/00524/FUL
Date Registered: 10 May 2001
APPLICANT: MR AD10 MARINI, 162/166 CUMBERNAULD ROAD, MUIRHEAD, G69 9NB
Agent: Devamp Transition, Unit 88, Stirling Enterprise Park, Stirling, FK7 7RP
DEVELOPMENT: CHANGE OF USE FROM SHOP TO HOT FOOD TAKEAWAY AND ERECTION OF DUCT AT REAR OF PREMISES
LOCATION: 1 1- 13 Main Road, Condorrat, Cumbernauld, G67 4BT
Ward No: 62 Grid: 273485 673274 File Reference: N/PL/3 0/0 1(9) Site History: PAW272 Alterations to Shop Unit Granted 11/9/85
Development Plan: Cumbernauld Local Plan (Adopted 1993) - Policy SH4
Contrary to Development Plan: No
CONSULTATIONS:
Objection: No Objection: Environmental Services No Reply: Conditions:
REPRESENTATIONS:
Neighbours: Newspaper Advert:
COMMENTS: The applicant seeks planning permission for a change of use from a shop to a hot food takeaway and the erection of a duct at the rear of the premises. The proposal has been assessed against Policy SH4 in the Cumbernauld Local Plan (Adopted 1993) which presumes against further changes of use for hot food shops, unless there would be no loss to residential amenity and suitable parking facilities are available. The proposal represents an intensification of an existing use at the property and is considered unlikely to have a significant impact either on residential amenity or parking. It is recommended that planning permission be granted.
C:\TEMP\l 1-13mainrdcondorrat-29-6-0 1 .doc Prcdused by PLANNING APPLICATION: N/01/00524/FUL Depwtment of Planning and Environmanl Southern Division 303 Brandon Street MOTHERWELL CHANGE OF USE FROM SHOP TO HOT FOOD TAKEAWAY ML1 IRS AND ERECTION OF DUCT AT REAR OF PREMISES AT Telephone 01698 302100 FBX 01698 302101 1:1250ii 11-13 MAIN ROAD, CONDORRAT, CUMBERNAULD os Licence LA O9M1L RECOMMENDATION: Grant subject to condition:-
1. That the development hereby permitted shall be started within five years of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
List of Background Papers:
Application form and plans dated 24/4/0 1 Memo from Transportation Team Manager dated 24/5/01 Memo from Protective Services Division dated 30/5/0 1 Memo from Environmental Control Manager dated 15/6/0 1
Any person wishing to inspect these documents should contact Shirley Penman on 01236 616450
C:\TEMP\l 1-13mainrdcondomt-29-6-0 1.doc APPLICATION NO: 01/00524/FUL
1. SITE AND PROPOSAL
1.1 The application site at 11-13 Main Road, Condorrat, lies within the well established Condorrat District Shopping Centre. The site is bounded to the south by a pharmacy with residential property beyond, to the north by a social club with a public house and retail units located opposite on the west side of Main Road. There is a flat immediately above the application site and residential property lies to the east.
1.2 The applicant currently operates a hot food takeaway business which occupies approximately 80% of the floor space of his property at 11-13 Main Road. The remaining 20% of the building is devoted to the sale of ice-cream and confectionery. The applicant proposes the change of use of the ice-cream shop to enable him to expand his hot food takeaway business to occupy the total floor space. An additional ventilation duct is proposed on the rear of the premises adjacent to the existing duct.
2. CONSULTATIONS AND OBJECTIONS
2.1 The proposal was advertised under the terms of Section 34 of the Town and Country Planning (Scotland) Act 1997 as a potential bad neighbour development. Neighbour notification was undertaken by the applicant. Neither of these processes generated representations.
2.2 The Protective Services Division has identified certain issues which require to be addressed relating to the internal layout of the proposed hot food takeaway. These concerns are not planning matters and will be dealt with separately under Environmental Health Legislation. The Environmental Control Manager has advised that the proposed ventilation flue will not result in excessive noise within any dwelling or noise sensitive premises provided certain noise rating requirements are achieved. The Transportation Manager has not raised any objections to the proposal.
3. OBSERVATIONS AND CONCLUSIONS
3.1 The proposal has been assessed against Policy SH4 in the Cumbernauld Local Plan (Adopted 1993). This policy states that there is a presumption against further changes of use to hot-food shops, unless the Council is satisfied that there would be no loss to residential amenity and suitable parking facilities are available. However, the current proposal represents an intensification of an existing established hot food use which occupies approximately 80% of the floor space of the premises. Given the scale of the additional hot food use proposed, it is considered unlikely that it will have a significant impact on either residential amenity or current parking facilities. On balance it is recommended that planning permission be granted.
C:\TEMP\l 1- 13mainrdcondorrat-29-6-01.doc Application No. C/OO/O 1448FUL Date registered 8 January 2001 APPLICANT Mr C GUIDI, TRATTORIA GUIDI, 122 DEEDES STREET, AIRDRIE
Agent Inkdesign, 1/1, 14 Grantley Gardens, Glasgow DEVELOPMENT ERECTION OF SIDE EXTENSION TO RESTAURANT, FORMATION OF NEW VEHICULAR ACCESS AND SERVERY ACCESS LOCATION TRATTORIA GUIDI, 122 - 124 DEEDES STREET, AIRDRIE
Ward No. 47 Grid Reference 274758 664945
File Reference C/PL/AIDO122/124/GQ/SOH
Site History P80269 enlargement of public house, granted subject to conditions P8055 1 alterations and extension to licensed premises, granted subject to conditions P81398 change of use from shop to lounge bar, granted, subject to conditions P83316 extension to lounge bar, granted subject to conditions P83388 extension to lounge bar and formation of basement restaurant, refised P93 149 erection of single storey extension to public house for use as a restaurant, granted subject to conditions C/00/01296/PRD Demolition of 2 Storey Dwellinghouse, granted 8 December 2000
Development Plan Under the terms of the Adopted Monklands District Local Plan 1991 the application site is located within an area covered by the following policies:-
HG9 Housing policy for Existing Residential Areas COM5 Commercial policy for Existing Commercial Areas
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection The Coal Authority, Transco, West of Scotland Water, Head of Protective Services, Local Plans Team Manager, Transportation Team Manager Conditions No Reply
REPRESENTATIONS Neighbours No Response
Newspaper No Response Advertisement
COMMENTS This application seeks permission for a side extension to the existing Guidis restaurant, and formation of new vehicular and servery access. Taking all material considerations into account, including policy and, inter alia, scale design materials and traffic issues, it is concluded that the proposals in their final amended form are acceptable from a planning viewpoint.
ROOO 1448 -. ._ ' Produced by -1- Department of Planning and Environment PLANNI NG APPLl CAT10 N NO. C/OO/O 1448/FU L ERECTION OF SIDE EXTENSION TO RESTAURANT, I N CentralMunicipal Division Buildings i Kildonan Street FORMATION OF NEW VEHICULAR COATBRIDGE ML5 3LN ACCESS & SERVERY ACCESS AT GUIDI'S ~A Reproduced from the Ordnance Survey mapping with Ofthe her Maptys 122 DEEDES STREET, AlRDRlE the permission Controller of ~ Telephone 01236 812222 Fax 01236 431068 I ___ --~ 1:1250 Stationeiy ORce C Ciowo Copyright This copy has been produced specifically for Planning and Building Control purposes only UnaUtholiSed reproduction Infringes Crown Copyright and may lead I0 P~OSCCU~~D~O~C~YI~proceedings OS Licence LA 09041L No further copies may be made I ______- ____~~~ .. RECOMMENDATION
Grant, subject to the following conditions:
1. That the development hereby permitted shall be started within five years of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: In the interests of the visual amenity of the existing building and surrounding environment.
3. That before the extension hereby permitted is brought into use, 50 off street 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 the provision of adequate parking facilities within the site.
4. That before the servery hereby permitted is brought into use, 4 off street parking spaces shall be provided within the lay-by at Rochsolloch Road as described on the approved plans and shall, thereafter, be maintained as car parking spaces.
Reason: To ensure adequate and safe parking provision for the servery.
5. That a visibility splay of 2.5 metres by 60 metres, measured from the heel of the footway, shall be provided at the vehicular access and before the development hereby permitted is completed, or brought into use, everything exceeding 0.6 metres in height above the footway level shall be removed from the sight line areas and, thereafter, nothing exceeding 0.6 metres in height above the footway level shall be planted, placed, erected, or allowed to grow, within these sight line areas.
Reason: In the interests of public safety.
6. That the drop kerb vehicular access to the site shall be based on a splayed arrangement, the details of which shall be submitted to, and approved in writing by the Planning Authority , including any modifications as may be required, before the start of the development hereby permitted.
Reason: In the interests of public safety.
List of Background Papers
Application forms and accompanying plans Adopted Monklands District Local Plan 1991 Consultation response from The Coal Authority received on 17 January 2001 Consultation response from Transco received on1 7 January 2001 Consultation response from West of Scotland Water received on 22 January 2001 Consultation response from Head of Protective Services received on 6 February 2001 Consultation response from Local Plans Team Manager received on 9 February 2001 Consultation responses from Transportation Team Manager received on 22 March 2001, 24 April 2001 and 21 June2001
Any person wishing to inspect the above background papers should telephone Coatbridge 8 12382 and ask for Gerard Quinn.
R0001448 APPLICATION NO. C/OO/O1448/FUL
REPORT
1. SITE AND PROPOSAL
1.1 The application site essentially comprises the existing bar, restaurant and car park at 122-124 Deedes Street, and the existing unoccupied house and associated garden area at 12 Rochsolloch Road, Airdrie.
1.2 Demolition of the existing unoccupied dwellinghouse at 12 Rochsolloch Road, was authorised (application no. C/00/01296/pRD) on 8 December 2000.
1.3 The applicant, a long established restaurateur in the locality, proposes to extend the existing Guidi’s Restaurant. The proposals effectively entail a side extension (southwards) of an existing restaurant building which was built in the mid 90’s as a rear extension to the main building. The extension would add around 280 square metres gross floor area with the main purpose being to rationalise and augment the existing internal layout. The proposed extension also contains a servery on the north side adjacent to the Rochsolloch roadway stemming from Deedes Street.
1.4 The extension would be finished in materials to match the existing building (primarily facing brick and concrete tiles). It would be served by a new vehicular/pedestrian access at Rochsolloch Road, and by a total of 54 no. off-street parking spaces (50 no. within the site for the restaurant and 4 no. within a proposed new lay-by at Rochsolloch Road in association with the servery). In total, the facility offers 11 no. parking spaces additional to the existing 43 no. spaces.
1.5 The proposals, as now put forward by the applicant, have been the result of numerous negotiations with the Planning Authority over various amendments. Essentially the negotiations stemmed from the concerns by the Department over levels of parking provision, the dimensions of the access at Rochsolloch Road and the location of the Servery. Finally, the applicant managed to provide restaurant parking level of 50 no spaces, a safe access point and the retention of the proposed servery at Rochsolloch Road subject to the provision of the aforementioned adjacent 4 space parking lay-by.
2. CONSULTATIONS
2.1 None of the service providers expressed any objections to the proposal.
3. REPRESENTATIONS
3.1 No representations (positive or negative) have been received.
4. OBSERVATIONS
4.1 The proposals , in their amended form, are considered to be acceptable from a planning viewpoint. In policy terms, the use is compliant with the nature of the locality, and there is nothing in the development plan that would suggest that the proposals should be resisted. Indeed, it is noted there have been no objections to the proposals and in amenity terms there would be no serious concerns with the nature of the proposed extended use.
4.2 The design , scale and materials proposed would mean that the development should integrate adequately with the existing structure such as not to cause any real visual concerns. The proposals (in their final amended form ) have also demonstrated safe access arrangements and sufficient off street parking provision for both the extended restaurant and new servery .
4.3 There are now no outstanding issues that would suggest that the proposals should not be allowed to go ahead.
ROOO 1448 5. CONCLUSIONS
5.1 It is concluded that planning permission should be granted subject to conditions.
ROOO 1448 Application No. C/01/00006/NID Date registered 26 January 2001 APPLICANT NORTH LANARKSHIRE COUNCIL, HOUSING & PREPERTY SERVICES, 195 MAIN STREET, COATBRIDGE, ML5 3BW
Agent DEVELOPMENT CLOSURE OF REMOTE FOOTPATH AND INCORPORATION INTO NEIGHBOURING GARDEN GROUND LOCATION LANE BETWEEN NEIDPATH AVENUE AND BEAULY PLACE, COATBRIDGE
Ward No. 39 Grid Reference 273667663164
File Reference C/F'L/CTN 11 l/GL/KH
Site History No relevant history
Development Plan The site is zoned HG9 - Housing Policy for Existing Residential Areas in the Monklands District Local Plan 1991
Contrary to Not contrary to zoning Development Plan
CONSULTATIONS
Objection No Objection Scottish Power, West of Scotland Water, Transco Conditions No Reply BT
REPRESENTATIONS Neighbours 1 letter of objection
Newspaper 1 petition against the lane closure containing 28 names Advertisement
COMMENTS This Notification of Intention to Develop relates to the closure of a footpath between Beauly Place and Neidpath Avenue, Coatbridge. The path extends from the end of Beauly Place, through a mutual lock-up garage area to the junction of Neidpath Avenue and Hermitage Crescent. The entrance to the lane, off Neidpath Avenue is visually intrusive with evidence of vandalism to fences, graffiti and general anti-social behavior.
A committee report from the Director of Housing and Property Services requesting authority for this lane closure was approved at the Housing and Property Services Committee on 12 October 2001, In terms of the current application, one letter of objection and a petition have been received from residents of Beauly Place and Hermitage Crescent against the closure of the lane. Results of a survey carried out by the Housing and Property Services Department found that all residents who reside within the vicinity of the lane in Neidpath Avenue and Hermitage Crescent were fully in favour of the closure, however, the residents from Beauly Place requested that the lane remain open. In general, there has been more response in favour of the lane remaining open. Nonetheless, as the proposal has already received the support of members and will considerably improve the amenity of the area, on balance, I consider the development acceptable subject to appropriate conditions.
R010006
RECOMMENDATION
Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That prior to any works being carried out on site, a stopping up order under terms of Section 207 of The Town and Country Planning (Scotland) Act 1997 shall be promoted and successfully concluded.
Reason: In order to ensure the correct stopping up procedure is completed prior to any development on site.
3. That the footpath shall be closed off at both ends with fencing to match existing and the solum reinstated to garden ground to the satisfaction of the Planning Authority.
Reason: To ensure the footpath is closed off in an appropriate manner.
List of Background Papers
- Application forms and accompanying plans received on 22 December 2000. - Adopted Monklands District Local Plan 1991. - Committee Report to Housing and Property Services Committee dated 12 October 2000. - Petition against lane closure from residents of Beauly Place, Hermitage Crescent and Tweed Street received 15 January 200 1. - Letter of objection from Mrs C. Bradley, 10 Beauly Place received 4 January 2001.
Any person wishing to inspect the above background papers should telephone Coatbridge 8 12374 and ask for Gordon Liddell
R010006 APPLICATION NO. C/01/00006/NID
REPORT
1. SITE AND PROPOSAL
1.1 This Notification of Intention to Develop relates to the closure of a footpath between Beauly Place and Neidpath Avenue and it’s incorporation into the garden ground of No.15 Neidpath Avenue. The lane extends from the end of Beauly Place, through a mutual lock-up garage area to the junction of Neidpath Avenue and Hermitage Crescent. The entrance to the lane, off Neidpath Avenue is visually intrusive with evidence of vandalism to fences, graffiti and general anti-social behavior.
1.2 The site is Zoned HG9 Housing Policy for Existing Residential Areas in the Monklands District Local Plan 1991.
2. CONSULTATION
2.1 Scottish Power have no objection to the lane closure subject to a stopping up order being put in place in order to protect underground apparatus in the vicinity of the application site.
2.2 Transco have no objection to the lane closure, although provide general guidance in relation to plant situated in the vicinity of the application site.
2.3 West of Scotland Water remain unaffected by the proposal.
2.4 The Transportation Manager has no objection to the lane closure providing a stopping up is put in place for the entire length of the path.
3. OBJECTIONS
3.1 One letter of objection, and a petition against the lane closure containing 28 names were received containing the following reasons:
0 Lane has been used by residents of Beauly Place and other streets for 46 years. 0 Many of affected residents are elderly making the longer route significantly more difficult. 0 Other possible solutions such as CCTV, increased street lighting etc. have not been tried. 0 Lane closure would simply move the problem elsewhere.
4. ASSESSMENT
4.1 This application should be assessed in terms of the Development Plan and other material considerations. In this instance the proposed lane closure is located in an established residential area zoned HG9 Housing Policy for Existing Residential Areas in the Monklands District Local Plan 1991. The lane is currently used on a regular basis for access to a garage reserve site, and by residents of Beauly Place as a shorter route to local amenities such as shops, Post Office and the bus route. The time taken to walk from end of Beauly Place along the footpath to Neidpath Avenue is 1 minutes. The alternative route along Beauly Place and Hermitage Crescent to the same point on Neidpath Avenue takes 4 minutes.
4.2 The site is visually intrusive with evidence of vandalism to fences, graffiti, and general anti-social behavior. Various complaints over recent years cumulated in a proposal to close the lane by the Director of Housing & Property Services and this was approved by the Housing and Property Services Committee on 12 October 2000. In terms of the response to this application and the results of the survey carried out by the Housing and Property Services Department, there would appear to be a greater proportion of residents in favour of the lane remaining open. Nonetheless, the detrimental effects of the lane remaining open clearly disadvantage a proportion (albeit smaller) of the surrounding residents and in particular the owners of No. 15 Neidpath Avenue.
R010006 4.3 In terms of the reasons of objection it is acknowledged that the lane provides a well used thoroughfare to local amenities and that it’s closure will result in a significantly longer route along Beauly Place and Hermitage Crescent. The increase in time taken to walk the route is approximately three minutes and it is acknowledge there will be a more significant affect on the elderly. Nonetheless, from a housing management viewpoint the principle of the lane closure has already been established and supported by Housing and Property Services Committee as an alternative to other possible mitigating measures to the anti-social behaviour.
4.4 In terms of general amenity the site is currently visually intrusive with a high degree of vandalism and graffiti. The closure of the footpath and its incorporation into neighbouring garden ground will have a significant improvement on the visual amenity of the site contributing to a net improvement in the appearance of the area as whole.
5. CONCLUSION
5.1 The principle of closing the footpath linking Neidpath Avenue and Beauly Place has been established and supported by the Housing and Property Services Committee. In terms of amenity it is considered that the closure of the footpath and its incorporation into the garden ground of No. 15 Neidpath Avenue will considerably improve the visual appearance of the site and surrounding area. The application is therefore recommended for approval subject to appropriate conditions.
R010006 Application No. C/O 1/00344/FUL Date registered 28thMarch 2001 APPLICANT MR M HUSSAIN, 48 FORREST STREET, AIRDRIE, LANARKSHIRE, ML6 7AG
Agent H. R. Cartwright, 39 Craigson Place, Airdrie, ML6 8PH DEVELOPMENT PART USE OF SHOP AS HOT FOOD TAKE-AWAY (IN RETROSPECT) LOCATION 48 FORREST STREET, AIRDRIE, LANARKSHIRE, ML6 7AG
Ward No. 44 Grid Reference 277707.665527
File Reference CPLIAIF7 1400480001GLiKH
Site History 9910 1235 Erection of Illuminated Wall Mounted Signs, Refused 22 November 1999 99/01181 Installation of ATM and Shopfront Alterations, Refused 23 September 1999 97367 Extensions to Shop Premises, Granted 28 November 1997. 95032 Extension to Shop Unit, Granted 10 March 1995 93087 Alteration to Shopfront Including Installation of Externally Mounted Roller Shutters, Granted 29 July 1993 - Subject to Conditions 90171 Display of Internally Illuminated Projecting Box Sign, Refused 18 May 2001
Various other retrospective advertisement consent applications dating back to 1975.
Development Plan The site is zoned HG9 Housing Policy for Existing Residential Areas in the Monklands District Plan 199 1.
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Conditions No Reply
REPRESENTATIONS Neighbours No Response
Newspaper Advertisement No Response
COMMENTS This application relates to the part use of an existing shop as a hot food takeaway at 48 Forrest Street, Airdrie. The application is retrospective and has been submitted as a result of a complaint and subsequent investigation by my Department. The existing shop is located in an area zoned HG9 Housing Policy for Existing Residential Areas in the Monklands District Local Plan 1991. Following neighbour notification and advertisement in the local press no objections have been lodged. The extent to which the premises are used for the preparation and sale of hot food is significant enough to merit a separate planning application, however in terms of floorspace the main use of the building remains predominantly Use Class 1 (Shops). On balance, I consider the part use of the shop as a hot food takeaway acceptable as it remains secondary to the main use of the premises and will not significantly affect the residential amenity of the area subject to appropriate conditions.
R0100344 ____~ __ - __ - __._ __ - __.______Produced by Department of Planning and Environment PLANNING APPLICATION NO C/01/00344/FUL Central Division Municipal Buildings PART USE OF SHOP AS HOT FOOD Kildonan Street COATBRIDGE TAKE-AWAY (IN RETROSPECT) ML5 3LN AT 48 FORREST STREET, AlRDRlE Reproduced from the Ordmnce Survey mapplng with I the pmissisn of the Cmtroiler of her Majertj 5 Telephone01236 812222 Fax 01236431068 - . A __ _- ___--_____ ’ 250 Sbtonew 0me 0 crown copyngnt This copy has been produced specifically for Planning and Building Control purposes only ’ ’ Unauthorised reproduct on nfringeo Crown copyright OS Licence LA 09041 L and may lead to pmseesutlonor civil proceedings _____~~______- ~ NofurtherEPLEmayba!ade~_-~~ __A______1 RECOMMENDATION
Grant, subject to the following conditions:-
1. That the permission hereby granted relates only to the areas hatched red on the approved plans, and no other part of the premises.
Reason: In the interest of the residential amenity of the area, and to ensure no further intensification of this aspect of the business without due consideration by the Planning Authority.
2. That within one month of the date of this permission full details of external flue for the extraction of cooking fumes shall be submitted for the written approval of the Planning Authority, including any amendments as may be necessary.
Reason: To allow the Planning Authority further control in this aspect of the development and in the interest of the residential amenity of the area.
3. That for the avoidance of doubt, this flue shall terminate no less than one metre above the eaves height of the building and shall be in position within two months of the date of this permission.
Reason: To allow the Planning Authority further control in this aspect of the development and in the interest of the residential amenity of the area.
List of Background Papers
- Application forms and accompanying plans received 28 March 2001 - Adopted Monklands District Local Plan 1991
Any person wishing to inspect the above background papers should telephone Coatbridge 812374 and ask for Gordon Liddell.
R0100344 APPLICATION NO. C/O1 /00344/FUL
REPORT
1. SITE AND PROPOSAL
1.1 This application relates to the part use of a shop as a hot food takeaway. The application is retrospective and has been submitted as a result of investigation undertaken by this office.
1.2 The application site lies on the south side of Forrest Street, Airdrie on the east side of the junction of Forrest Street and Castle Street and consists of a well established store. Existing residential properties are located to the south and east of the site.
1.3 As advised the proposal is for the use of two small areas within the shop for the preparation and sale of hot food. Environmental Control Regulations also require the installation of 2 external flues on the front roof section.
1.4 There are no parking restrictions at this location allowing cars to park freely at the shopfront.
2. CONSULTATION
2.1 The Transportation Manager has no objections on traffic safety grounds.
2.2 The Environmental Control Manager initially objected to the application on the grounds that the operations were in breach of various aspects of the Food Safety (General Food Hygiene) Regulations 1995, The applicant was advised to contact the Environmental Control Section. Subsequently, satisfactory progress is currently being made in respect of these works and the Environmental Control Manager is now in agreement with the proposal, subject to the imposition of appropriate conditions for the installation of a flue. Any outstanding matters in relation to the Food Safety Regulations are to be attached to any consent as advisory notes.
3. REPRESENTATION
3.1 None received
4. ASSESSMENT
4.1 The application site is located within an area identified in the Adopted Monklands District Local Plan 1991 as HG9 - Housing Policy for Existing Residential Areas. In this area there is a presumption against development which is likely to adversely affect the amenity of the area or is not clearly of a nature ancillary to housing. Developments clearly of a nature ancillary to housing may be permitted subject to the development also satisfying considerations such as amenity, other Local Plan Policies and proven need for the facility.
4.2 In this instance it is considered that the two areas within the shop for the preparation and sale of hot food are significant enough to merit the submission of a formal planning application. On balance however, the premises remain predominantly Class 1 (Shops) and the continuing use of the two areas for the preparation and sale of hot food will have no significant adverse effects on the residential amenity of the area. The application has been advertised as a bad neighbour development and no objections have been received.
5. CONCLUSION
5.1 On balance, the part use of the shop for the preparation and sale of hot food is not considered to be to the detriment of the residential amenity of the area and is therefore acceptable subject to appropriate conditions.
RO 100344 Application No. C/O 1/00434/OUT Date registered 27th April 2001 APPLICANT MRS JOYCE MCNAIR, 53 AYR DRIVE, AIRDRIE, ML6 9XG
Agent DEVELOPMENT ERECTION OF DWELLINGHOUSE (IN OUTLINE) LOCATION GATEHOUSE FORRESTFIELD CALDERCRUIX AIRDRIE LANARKSHIRE ML6 8NY
Ward No. 52 Grid Reference 284867 667204
File Reference
Site History Planning consent 84/074 was granted in 1984 for an extension to dwellinghouse.
Development Plan The site is zoned CATl Countryside Around Towns and is also assessed in terms of Policy RES1 Housing Development Policy in the Strathclyde Structure Plan 1995. The site is also zoned GB2 Restrict Development in Countryside Around Towns, LR10/1 Develop Leisure and Recreation in the Countryside and LI1/1 Area of High Quality Landscape in the Monklands District Local Plan 1991. The site is also assessed in terms of Strategic Policies 9 and 10 in the Glasgow & Clyde Valley Joint Structure Plan Finalised Draft 2000.
Contrary to Yes Development Plan
CONSULTATIONS
Objection No Objection The Coal Authority, Transco, BT, SEPA Conditions West of Scotland Water No Reply
REPRESENTATIONS Neighbours 1 letter of objection
Newspaper No response Advertisement
COMMENTS This application relates to the erection of a dwellinghouse (in outline) in the garden of the Gatehouse, Forrestfield Caldercruix. The applicant has indicated in a supporting letter the house is required for the security and support of a relative who lives in the Gatehouse. No other justification has been supplied. In terms of the development plan isolated developments in the countryside around towns are not generally acceptable unless there is a specific locational need. In this instance I do not consider that the applicants justification is sufficient in terms of the above policies to support an additional dwellinghouse within this countryside area of high landscape quality.
RECOMMENDATION
Refuse, for the following reasons:-
1. That the proposed erection of a dwellinghouse is contrary to policy CATl and CATlA, in the Strathclyde Structure Plan 1995 and GB2 Restrict Development in Countryside Around Towns, in the Monklands District Local Plan 1991 in that there is no specific locational need for a residential development of this nature within the Countryside Around Towns.
R0100434 - ..-- ...... AlRDRlE ROAD ...... ~. .~-- ......
' Produced by 1 Department of Planning and Environment PLANNING APPLICATION NO C/01/00434/OUT I Central Division ' Municipal Buildings ERECTION OF DWELLINGHOUSE (IN OUTLINE) Kildonan Street ' COATBRIDGE ' GATEHOUSE, FORRESTFIELD, CALDERCRUIX, AlRDRlE I ML5 3LN Replduuld lrom the Ordnance Survey mapping Wnh OBJECTOR AT AUCHENGRAY FARM 'Athe prmls~ion Of the C~ntmller01 her Malesys 1 Telephone01236812222 Fax 01236431068 I- ______250 Slitionery Omce 0 Crown Copyright '' ' UnEUthOrlsedreproduCtlOn infilnpes Cmwn Copyright This copy has been produced specifically for Planning and Building Control purposes only 1 OS Licence LA 090411 No further copies may be made - 2. That the proposed erection of a dwellinghouse is contrary to Policy RES1 in the Strathclyde Structure Plan 1995 and Policies HG2, HGlO and LI1 in the Monklands District Local Plan 1991 in that the proposed development is not within the urban area and is within an area of high quality landscape from which development is diverted away as it is valued for its potential leisure and recreation uses.
List of Background Papers
Application Forms and Plans received 23 April 2001 Adopted Strathclyde Structure Plan 1995 Adopted Monklands District Local Plan 1991 Glasgow and Clyde Valley Structure Plan Finalised Draft 2000 Letter of objection from Mr Colin Campbell C/o Bell Russell & Co. dated 4 & 3 1 May 2001 Consultation response from Transco dated 8 May 2001 Consultation response from The Coal Authority dated 10 May 2001 Consultation response from West of Scotland Water dated 15 May 200 1 Consultation response from BT dated 16 May 2001 Consultation response from SEPA dated 30 May 2001 Consultation response from Transportation Manager dated 5 June 200 1
Any person wishing to inspect the above background papers should telephone Coatbridge 812372 and ask for David Baxter
R0100434 APPLICATION NO. C/01/00434/OUT
REPORT
1. SITE AND PROPOSAL
1.1 This application relates to the erection of a dwelling house (in outline) within the garden of the Gatehouse, Forrestfield, Caldercruix. The site is accessed via a bridge at the eastern end of Hillend Loch that forms the entrance to the derelict Auchingray House. The lane also serves Auchingray Farm and a derelict cottage at Garden Wood.
1.2 The application was received on 23 April 2001 with a supporting letter.
1.3 The applicant proposes to erect an additional dwellinghouse within the garden to enable supervision and support to her mother who stays within the Gatehouse. The letter of support indicates that her mother requires support for health reasons and additional security as the Gatehouse is susceptible to break in. These are the sole reasons for siting the house at this site.
1.4 A letter was sent to the applicant requesting either further justification in terms of the development plan policies or altering the proposal to an extension to the existing dwellinghouse to provide additional accommodation. No letter has been received in response but the applicant has indicated verbally that this is not acceptable.
2. REPRESENTATION & CONSULTATIONS
2.1 Following neighbour notification and advertisement in the local press one letter of objection was received that made reference to the following: a) the gatehouse only has right of access across the roadway leading to Auchingray Farm and no right of access has been given for an additional dwellinghouse; b) the garden area is small and there is little room for undertaking construction work without obstructing the access roadway; c) the access into the garden is near a blind bend and there is concern for traffic and pedestrian safety as a result of the development; d) since the garden is quite small there may be insufficient parking for cars within the site; and e) the development will result in a loss of privacy and residential amenity to existing residents.
2.2 The Coal Authority, Transco, BT and SEPA have no objections to the proposal.
2.3 West of Scotland Water have no objections to the proposed development provided the 3” diameter water main which crosses the site is not adversely affected by the development.
2.4 The Transportation Manager has no objections provided the following conditions are met: a) The privately maintained road serving the proposed dwellinghouse should be upgraded by means of a bitumous material, from its junction with the A89 to the proposed dwellinghouse; b) That 2 no. in-curtilage parking spaces be provided for the sole use of the residents of the proposed dwellinghouse; and c) On-site inspection revealed that the existing bridge parapet is in poor condition, with a section completely missing. Remedial works should be carried out to ensure safe access is achieved across the bridge.
3. POLICY CONTEXT
3.1 Strathclyde Structure Plan 1995
Policy CATl Countryside Around Towns: Isolated developments in the countryside around towns shall not generally accord with the Regional Development Strategy unless there is a specific locational need. Policy CATlA: Proposals for isolated development within the Countryside Around Towns shall require to be justified against the following criteria: a) economic benefit; b) specific locational need;
RO 100434 c) infrastructure implications; d) environmental impact.
Policy RES 1 Housing Development Policy: The Regional Development Strategy requires that preference shall be given to residential development on "brownfield" infill or redevelopment sites within urban areas (excluding zoned and other valued and functional open space), rather than "greenfield" sites.
3.2 Glasgow and Clyde Valley Joint Structure Plan Finalised Draft 2000
Strategic Policy 9 Assessment of Development Proposals sets out the criteria to assess if a development accords with the Structure Plan. Strategic Policy 10 Departures from the Structure Plan sets out the criteria by which departures from the Structure Plan are assessed. These are similar to the existing requirements of the existing Structure Plan policy GB 1, GBlA, and RES1 policies.
3.3 Adopted Monklands District Local Plan 1991
GB 2 Restrict Development in Countryside Around Towns Isolated development within the Countryside Around Towns shall not generally accord with the Local Plan unless there is a specific locational need. Proposals for development within the area shall require to be justified against the following criteria: a) economic benefit; b) specific locational need; c) infrastructure implications; d) environmental impact.
Within this area, sites identified as having substantial development potential are: 1) Forrestburn Reservoir - Leisure and Tourism 2) Hillend Reservoir - Leisure and Tourism
LI1 Area of High Quality Landscape The District Council will promote the protection and improvement of the landscape in Monklands by methods appropriate to the quality of the existing landscape. Except where specific development opportunities have been identified, it will seek to divert development proposals away from these areas and to concentrate available finances for landscape improvements on poorer quality areas.
HG2 Private Sector Residential Development The Council will encourage the provision of additional private sector housing within the plan area. In determining the sites for new housing within the plan area the emphasis of the Local Plan is that; residential development should be geared towards infill and redevelopment sites within existing urban areas, in order to lessen the impact of housing on agricultural land, reduce pressure to develop the 'greenbelt', and provide a mechanism for reinforcing and renewing the District's existing settlement pattern.
HGlO Residential Development Outwith Residential Areas New build residential development will not be permitted outwith the existing residential area as defined by policy HG9, unless such development occurs on those Housing Sites identified by the Council in the Local Plan, is a minor development in a Secondary Core Area, General Urban Area, small development site identified in Appendix 12, or is justified under policy GB1 or GB2.
4. ASSESSMENT
4.1 In assessing this application the Development Plan and other material considerations should be considered. The Site is zoned Countryside Around Towns in the Strathclyde Structure Plan 1995 and the Monklands District Local Plan 1991.
4.2 In terms of the policies CAT1 and GB2 proposals for development within the Countryside Around Towns shall require to be justified against 4 criteria. In this instance the erection of a dwellinghouse would create a virtually no 'economic benefit'. The utility companies have indicated some constraints on the site in terms of a water main and no sewerage facility. Some improvements are required to ensure that the proposed development has no adverse impact on the local road network and therefore in terms of 'infrastructure
R0100434 implications‘ it is anticipated that some form of development could be accommodated within the site. In terms of environmental impact a house at this location would require to be designed and constructed in line with the design principles set out in PAN36 and the current Guide to Developer’s Open Space. The main issue therefore in terms of Policies CATl and GB2 is whether the proposed development has demonstrated a ‘specific locational need’.
4.3 Normally the provision of housing within the countryside is related to agriculture, forestry or uses that require a remote location in terms of noise nuisance. The applicant has proposed to erect a house to enable closer supervision of her mother. I do not consider that this is an appropriate reason for constructing a permanent building within the Countryside.
4.4 Policy RES1 in the Structure Plan and policies HG2 and HGlO of Monklands District Local Plan set out the main principle of the housing development strategy that seeks to direct development to ‘infill’, ‘brownfield’ sites while protecting areas regarded as being valuable in terms of functional and valued open space.
4.5 The site is within the general area zoned LIlin the Monklands District Local Plan 1991 High Quality Landscape and protected for leisure and recreation uses. As such the proposed house is also contrary to the aims of this policy.
4.6 In response to the points raised in the letter of objection its unlikely that the proposed dwellinghouse will receive legal consent for access along the current access road although it is technically possible to achieve. The site is sufficiently large to accommodate a small dwellinghouse with sufficient parking and manoeuvring areas, subject to the access improvements suggested by the Transportation Manager. Therefore, proposed development should not adversely impact on traffic safety. The site development is also some distance from other properties apart from the Gatehouse and as such I do not consider that residential amenity would be significantly affected.
5. CONCLUSION
5.1 The site is located within the Countryside Around Towns as defined in the Monklands District Local Plan 1991. The proposed dwelling is not required in respect of agricultural/forestry or a use requiring a remote location as such I consider that the applicant has failed to demonstrate ‘specific locational need’ as required in terms of Policies CATl in the Strathclyde Structure Plan and GB2 in the Monklands District Local Plan. In addition the proposed dwellinghouse is contrary policy RES1 in that the site is zoned as an area of valued open space.
R0100434 Application No. C/O 1/00533/FUL Date registered 4 May 2001 APPLICANT MR T MCGUINESS, 8 ENGLISH ROW, CALDERBANK
Agent D & S Winning Property Consultants, 25 Monks Road, Airdrie DEVELOPMENT ERECTION OF DOMESTIC LOCK-UP GARAGE LOCATION 8 ENGLISH ROW, CALDERBANK
Ward No. 50 Grid Reference 277103 663059
File Reference C/PL/CAE864/RT/LR
Site History None
Development Plan Monklands District Local Plan 1991
HG3/22 - New Private Sector Housing Development
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Conditions No Reply
REPRESENTATIONS Neighbours One
Newspaper Not Required Advertisement
COMMENTS This application seeks planning permission to erect a single domestic lock-up garage to the rear of the dwellinghouse at 8 English Row, Calderbank. One letter of objection has been received from an adjoining neighbour in relation to this application and the comments are detailed in the accompanying report. For reasons contained in the accompanying report it is recommended that planning permission is granted subject to conditions.
RECOMMENDATION
Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission.
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing dwellinghouse.
Reason: In the interest of the visual amenity of the dwellinghouse and surrounding area.
R0100533
3. That the use of the garage hereby permitted shall be restricted to private use incidental to the enjoyment of the dwellinghouse on the site and no commercial activity shall be carried out, in, or from, the garage.
Reason: In the interest of the amenity of the surrounding area.
List of Background Papers
- Application form and plans - Adopted Monklands District Local Plan 1991 - Letter of objection from Mr J Sian, 10 English Row, Calderbank dated 18 June 2001
Any person wishing to inspect the above background papers should telephone Coatbridge 812375 and ask for Rosaleen Toal.
R0100533 APPLICATION NO. C/01/00533/FUL
REPORT
1. SITE AND PROPOSAL
1.1 The application site is a semi-detached dwellinghouse lying within a relatively new housing estate.
1.2 The applicant is seeking planning permission for the erection of a single domestic lock-up garage to the rear of the dwellinghouse. The garage would be finished to match the existing dwellinghouse in terms of design and material finish.
2. REPRESENTATIONS
2.1 One letter of objection has been received from the adjoining neighbour in relation to this application. The objection is on the following grounds:
The garage is of a large size and would adversely affect both light and view to his property, especially to the garden and living room.
2.1 The original application detailed a domestic garage of 4.490m x 6.515m with a height of 4.507 m. This was assessed on site and although slightly higher than normal, considered acceptable. However the applicant was aware that the neighbour at 10 English Row was concerned with the height of this proposal and submitted an amended plan to reduce the height of the garage to 3.972 metres. It is considered that the proposals are acceptable on the site in terms of design, scale and materials. Indeed the garage would integrate suitably within the location without having any adverse effects of amenity. In effect there are no material planning reasons to suggest that the development should not be allowed to go ahead.
2.2 On the grounds of the objection received, the following response is made:
The garage as proposed will be located to the rear of the property adjacent to objector’s property. However the garage is not considered, by any standards, to be excessive in scale. It has an off-centered roof with a pediment style feature to the front to match the original dwellinghouse. The pitch at its maximum, would be a height of 3.972 metres decreasing to 2 metres in height at the rear of the garage. It is therefore considered that the impact in terms of light would be minimal and not a valid planning reason to refuse the garage.
Whilst no individual can expect an existing view to remain uninterrupted it is considered that in any event this case would not be detrimental to the neighbour in terms of the extent to which the out look would change.
3. CONCLUSION
2.3 Taking into account all material considerations, including the concerns of the objector, it is recommended that planning permission is granted subject to the attached conditions.
R0100533 Application No. C/PL/01/00617/FUL Date registered 23 May 2001 APPLICANT MR LEONARD TUFFLEY, 64 GLENDALE AVE, AIRDRIE
Agent DEVELOPMENT SITING OF A HOT-FOOD VAN, SNACK BAR (RENEWAL OF PLANNING CONSENT 95/392) (IN RETROSPECT) LOCATION SITE AT 44 ROCHSOLLOCH ROAD, AIRDRIE
Ward No. 47 Grid Reference 275017 664721
File Reference CPL/AIR45 6/RT/LR
Site History Planning application 95392 was for the siting of the mobile hot food van was given temporary approval on 14 September 1995. This consent has now lapsed.
Development Plan In terms of the Adopted Monklands District Local Plan 1991 the site is covered by the following policy zoning;
ECON 2 - Existing General Industrial Areas
Contrary to No Development Plan
CONSULTATIONS
Objection No Objection Housing and Property Services North Lanarkshire Council
Conditions No Reply
REPRESENTATIONS Neighbours No Response
Newspaper No Response Advertisement
COMMENTS This application seeks the renewal of a previous planning permission for the siting of a mobile snack van within the curtilage of an existing industrial premises. The applicant has been trading from the same position for over 6 years. The site is leased from the Council and Housing and Property Services who manage the area have no objections to the proposal. There are no traffic difficulties with the site operation. No objections have been received from either neighbour notification or in response to the advert placed in the Airdrie and Coatbridge Advertiser on 13 June 200 1. I therefore recommend that the application be granted permission subject to condition.
R0100617 PEducedby Department of Planning and Environment ‘ I I Central Division PLANNING APPLICATION NO: C/01/00617/FUL Municipal Buildings LANARKSHIRE
~ USE OF LAND FOR SITING OF MOBILE HOT FOOD VAN Kildonan Street I COATBRIDGE (RENEWAL OF PLANNING CONSENT 95392) ML5 3LN ON LAND AT 44 ROCHSOLLOCH ROAD, AlRDRlE Reproduced from the OidnancB SuNey mspp ng Wlh lheprmiseon Dflh$ Cantroilerof heiMaJesVr Telephone 01236 812222 Fax 01236431068 ! 1‘ 1250 StalonevOffse OCrown copyright This copy has been produced specifically for Planning and Building Control purposes Unauthor sed iepioduclion infringes Crown copynght only and may lead I0 prourcutlon or c “11 proceedlngs OS Licence LA 090411 No further cooies mav be made RECOMMENDATION
Grant, subject to the following condition:-
1. That the permission hereby granted is for a temporary period only and shall expire on 11 July 2006.
Reason: To allow the Planning Authority to retain effective control over and assess the impact of the development over the temporary permitted period.
List of Background Papers
- Application form and plans - Adopted Monklands District Local Plan 1991. - Consultation responses from Transportation Manager dated 6 June 2001 and Housing and Property Manager dated 29 June 2001.
Any person wishing to inspect the above background papers should telephone Coatbridge 812375 and ask for Rosaleen Toal.
R0100617 Application No. SI0 110044 1/FUL Date registered 19 April 2001 APPLICANT MR & MRS K DUNN, 11 JONES WYND, DALZIEL PARK ESTATE, CARFIN ML1 5NJ Agent Mr I Chalmers, 3 Bellside Road, Carluke ML8 4BG DEVELOPMENT EXTENSION TO DWELLINGHOUSE AND ERECTION OF FENCE LOCATION 11 JONES WYND, DALZIEL PARK ESTATE, MOTHERWELL
Ward No. 5 Grid Reference 278240-658194
File Reference S1PL1B1515 O( 328)lDAlAH
Site History No significant site history
Development Plan Northern Area Local Plan Policies El, E2, E3 (Green Belt) Southern Area Local Plan, Finalised Draft, Policy HSG8 (Housing Development Opportunity)
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Conditions No Reply
REPRESENTATIONS
Neighbours 1 letter of objection Newspaper Advertisement Not Required
COMMENTS The applicants seek planning permission to construct an extension above the roof of the integral garage of their dwellinghouse. The extension is to contain a bedroom with balconies. The fence has already been erected. A notified neighbour has objected to the extension on the grounds that it would adversely affect their privacy and would overshadow their property. My comments on the objection and the proposed development are detailed in the attached report. It is recommended that planning permission be granted.
RECOMMENDATION Grant, subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997. Id
Running Track 2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining dwellinghouse.
Reason: In the interests of the visual amenity of the area.
List of Background Papers
Application form and plans, dated 19/4/0 1 Motherwell District Council, Northern Area Local Plan North Lanarkshire Council, Southern Area Local Plan, Finalised Draft Letter from Mr & Mrs Wilson, 4 Jones Wynd, Dalziel Park Estate, Motherwell, dated 30/4/01
Any person wishing to inspect the above background papers should telephone Motherwell 302090 and ask for Mr Ashman. APPLICATION NO. S/O U0044 1/FUL
REPORT
1. APPLICATION AND SITE
1.1 The applicants seek planning permission to build an extension above their integral garage. The extension is for an additional bedroom with a balcony to the front and rear of the bedroom. The front elevation of the garage is to be altered with one large garage door replacing two individual doors. The extension will be finished in materials to match those used on the existing dwelling. The fence is already erected but does not cause me any concern.
1.2 The application site is within the Dalziel Park Estate, located off Chapelknowe Road. The dwellinghouse occupies a prominent position within the Estate being the first dwellinghouse to be viewed on the right hand side of the main entrance road into the Estate. The proposed extension would increase the visual bulk of the dwellinghouse, but it would not be out of character with the scale of dwellinghouses within the vicinity.
2. OBJECTION
2.1 A notified neighbour has objected to the proposed development on two grounds, viz:- . the windows and front balcony of the bedroom will give direct views over their garden and patio removing their privacy, . the extension will overshadow part of the garden used as their children’s play area. Together, these points are regarded by the objectors as adversely affecting the resale value of their property.
3. COMMENTS AND OBSERVATIONS
3.1 There are no development plan considerations in respect of the proposed development. Ordinarily, a proposed dwellinghouse extension would be a straightforward matter and, therefore, the determining issues, in this instance, are those raised by the objector.
3.2 Privacy is nearly always a subjective matter and, clearly, the objectors feel that their privacy would be compromised by the proposed extension. In considering this objection I have referred to the nature of the privacy intrusion and compared it to the existing situation. The nature of the intrusion, in this instance, is overlooking of the objector’s rear garden area, including the patio. Within any modern residential development, an element of overlooking of rear gardens by adjacent residences is likely to occur. Although Dalziel Park Estate is slightly different froin a standard residential development, in that it is a lower density, plotted development, the same overlooking does occur and is to be expected. Currently the objector’s rear garden is already overlooked by the applicant’s dwellinghouse. Should the applicant choose to stand at the existing bedroom window he may look over most of the objector’s rear garden. The proposed extension would, in my opinion, not significantly increase this potential for overlooking. The main aspect of the front of the applicant’s dwellinghouse is along the street and not into the objector’s garden. Hence, overlooking will only occur if the applicant looks out froin their proposed bedroom window or balcony at an angle. I also note that the extension will not look directly into any of the objector’s windows. I therefore conclude that the objector’s privacy, in terms of overlooking of their rear garden, will not be significantly worse than already occurs. 3.3 The children’s play area in the objector’s property is located east of the applicant’s dwellinghouse. It is therefore only late in the day, in the summer months, that the existing dwellinghouse overshadows this play area. The bulk of the objector’s garden area is not affected by overshadowing. In my opinion, the proposed extension will not adversely affect the existing situation to a significant degree. Should the overshadowing of the play area cause the objectors significant concern, there are opportunities to relocate it elsewhere within their garden boundary.
3.4 With respect to the question of resale value of the dwellinghouse, this is a subjective matter and one which is not considered to be a relevant material consideration.
4. CONCLUSION
4.1 I consider that the objector’s concerns regarding privacy and overshadowing are not significant enough to merit refusal of the application. I consider the question of effects on property valuation to be irrelevant to planning considerations of the proposed development. It is therefore recommended that planning permission be granted. Application No. S/01/00518/FUL Date registered 4 May 2001 APPLICANT EVANS EASYSPACE LTD, EVANS BUSINESS CENTRE, BELLSHILL INDUSTRIAL ESTATE Agent William Nimmo and Partners, 7 Fitzroy Place, Glasgow G3 7RH DEVELOPMENT ERECTION OF BUSINESS CENTRE AND BUSINESS UNITS (CLASS 4) WITH ASSOCIATED CAR PARKING LOCATION LAND EAST OF ST COLUMBA RC CHURCH, OLD EDINBURGH ROAD, VIEWPARK
Ward No. 23
Grid Reference
File Reference S/P/BL/9/107(33)/GL/LG
Site History Former site of a secondary school.
Development Plan Land with unclassified Development Potential on the Finalised Draft Southern Area Local Plan Secondary School on the Uddingston-Tannochside Town Map
Contrary to Development Plan Yes
CONSULTATIONS
Objection No Objection West of Scotland Water, The Coal Authority Conditions No Reply SEPA West, SNH
REPRESENTATIONS
Neighbours No Response Newspaper Advertisement No Response
COMMENTS This application relates to the construction of a 4,460 square metre business complex, comprising a 2,230 square metre two storey core building, with offices, units, meeting rooms and possible cominunity hub and 4 blocks of single storey business units. The site would be accessed from Laburnum Road with ample car parking provided in landscaped grounds. The Committee has already accepted the appropriateness of this type of use and as the design and layout are also acceptable it is my recommendation that permission be granted. Full details of my considerations are contained in the attached report and should the Council be minded to grant planning permission the proposal will have to be referred to the Scottish Ministers. PLANNING APPLICATION No. S I01 I 00518 I NL NORTH LANARKSHIRE
ERECTION OF BUSINESS CENTRE AND BUSINESS I.-- COUNCIL
UNITS ( CLASS 4 ) AND ASSOCIATED CAR PARKING Rep-odcadfDm'6s OthaiceSuw, mapprg vhh A temisnondhrcortrnlkd tmW+esys 1:Moo StlUnwyOnlce @CrammplrL$i 605 OLD EDINBURGH ROAD, VIEWPARK, BELLSHILL. uramkd rEWcdLmn ,nfrhger aownrn~aht ard my leadto mulmDTCM~ pocssdm~ RECOMMENDATION Approve Subject to the Following Conditions:-
That the development hereby permitted shall be started within five years of the date of this permission
Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects in detail
3. That before the development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:- (a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development (d) details of the phasing of these works.
Reason: To enable the Planning Authority to consider these aspects in detail.
4. That within one year of the construction of any of the buildings within the areas identified as areas A and B on the plans hereby approved all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, affecting that area, approved under the terms of condition 3 above, shall be completed and any trees, shrubs or areas of grass which die, are removed, damaged or become diseased within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species.
Reason: In the interests of the visual amenity of the area.
5. That no trees within the application site shall be lopped, topped or felled and no shrubs or hedges, shall be removed from the application site, without the approval in writing of the Planning Authority.
Reason: To maintain the contribution of the existing planting to the landscape quality of the area. 6. That no open air storage of materials, products or components associated with any of the users of the premises hereby permitted shall take place outwith any of the buildings hereby approved. Reason: To enable the Planning Authority to retain effective control, in order to protect the amenity of the area.
7. That before development starts, details of the surface finishes to all parking and manoeuvring areas shall be submitted to and approved in writing by the Planning Authority, including any modifications as may be required.
Reason: To enable the Planning Authority to consider these aspects in detail.
8. That before any of the phases A or B of the development hereby permitted are completed or brought into use, all the parking and manoeuvring areas shown within that phase, shall be levelled, properly drained, surfaced in a material which the Planning Authority has approved in writing before the start of surfacing work and clearly marked out, and shall, thereafter, be maintained as parking and manoeuvring areas.
Reason: To ensure the provision of adequate parking facilities within the site.
9. That a visibility splay of 4.5 metres by 90 metres to the left and 4.5 metres by the distance to the roundabout to the right, measured from the road channel, shall be provided at 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 enable drivers of vehicles leaving the site to have a clear view over a length of road sufficient to allow safe exit.
10. That a pedestrian dropped kerb be provided across the access.
Reason: In the interests of pedestrian safety. ~
List of Background Papers
Application form, plans and covering letter registered on 04/05/0 1 Finalised Draft Southern Area Local Plan Uddingston Tannochside Town Map Letter from the Coal Authority dated 23/05/01 Letter from West of Scotland Water dated 22/05/0 1
Any person wishing to inspect the above background papers should telephone Motherwell 3 02 104 and ask for Mr Laing.
NOTE TO COMMITTEE
If granted, this application will require to be referred to the Scottish Ministers in accordance with the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997. APPLICATION NUMBER S/01/005 1 WFUL
REPORT
1. APPLICATION SITE AND PROPOSAL
1.1 The application site is the site of the former St. Catherine’s School Annexe building, at the junction of Old Edinburgh Road and Laburnum Road, Viewpark. To the north of the site lies the area of the former school playing fields to the east is Laburnum Road and a further area of open space, to the south is Old Edinburgh Road with a mixture of commercial and residential premises and to the west is St Columba’s Church and further open space.
1.2 The proposal involves the development of a 4,460 square metre (48,000 sq. ft) business centre complex offering a range of business spaces from individual offices within a managed core building to individual units, comprising part or all of an individual block. The main building would be two storey block with two wings, on each side of a central atrium which will provide central services including reception and meeting rooms. The building will be finished in facing brick and roof tiles and will have main door entry from the rear car parking area to the ground floor units.
1.3 There would be five industrial blocks to the rear of the office building ranging in size from 280 square metre to 1 1 15 square metre overall, but capable of being subdivided into a number of smaller units. The four blocks will be finished in facing brick (on the gables) and cladding to the main walls and roof. All of the units will have main door and roller door access with toilets and washing facilities installed as an additional feature.
1.4 A new site access will be created from Laburnum Road leading to an internal road, splitting the site in two with the office block and associated car parking to the south of the access and the units and their car parking and service areas to the north.
2. BACKGROUND
2.1 The former St Catherine’s School Annexe Buildings were demolished prior to the reorganisation of local government in 1996. The school site and associated playing fields were inherited by North Lanarkshire Council on reorganisation. I am currently considering a proposal for housing, from the Director of Housing and Property Services, on the former playing fields although the site of the former buildings has been retained for alternative business use. The site is identified as Land with Unclassified Development Potential (Policy ENV 3) on the finalised Draft Southern Area Local Plan.
2.2 In 2000 the Council commissioned EKOS economic consultants to assess the viability of the site for development as a Business Centre. The Housing and Property Services Committee subsequently agreed to negotiate with Evans Easyspace to develop the site as a business centre and workshops, with a community aspect incorporated into the final scheme. The community element to the project has not been finalised but could include from meeting rooms, a community business, educational facilities or a health facility.
3. CONSULTATIONS AND CONSIDERATIONS
3.1 There have been no objections to the proposals from any of the consultees and no representations from any community groups or members of the public. 3.2 At its meeting on 14 February 200 1 the Planning and Environment Committee agreed that the use of this site as a business centre was appropriate in terms of the emerging development plan policy and as the adopted 1974 plan zoning as a secondary school was now redundant.
3.3 While the overall development exceeds thresholds set by the Structure Plan for consideration of office and business development as significant the constituent parts of the development, judged on an individual basis could be considered not to be significant. It has been a long term aim of North Lanarkshire Council to develop such uses on this site, given its prominent location within a Social Inclusion Partnership area and the Viewpark PPA, and the opportunity for social, economic and community development afforded by such a development.
3.4 Having previously accepted the principle of this form of development the primary considerations are now the design, layout and impact of the detailed proposals. The site formerly accommodated a secondary school building which ranged in height from one to four storeys. The current proposal is for a substantial two storey building along the Old Edinburgh Road frontage, which already has a range of one, two and three storey buildings in the vicinity, and a series of low rise workshop blocks further into the site where the nearest buildings are two storey terraced houses. The buildings would be characteristic of those found via modern business campus in terms of the quality of materials and design, layout and internal landscaping and parking.
3.5 The impact of the development will be to introduce a high quality development on a prominent derelict site and will make a clear contribution to the social, economic and visual improvement of the area.
4. CONCLUSIONS
4.1 Having considered all the relevant factors it is my recommendation that planning permission should be granted. Members should note that due to the zoning of the site on the adopted development plan should they be minded to grant permission for this proposal the application will require to be referred to the Scottish Ministers. Application No. S/O 1/00600/FUL Date registered 1st June 2001 APPLICANT GRAHAM WATSON Agent DEVELOPMENT ERECTION OF SIDE EXTENSION TO DWELLINGHOUSE LOCATION 81 NORTH ORCHARD STREET, MOTHERWELL ML13JL
Ward No. 4 Grid Reference 274680657297
File Reference S/PL/B/13/21( 148)iJDILG
Site History
Development Plan Southern Area Local Plan Finalised Draft, zoned as Established Housing Area
Contrary to Development Plan No
CONSULTATIONS
Objection No Objection Conditions No Reply
REPRESENTATIONS
Neighbours 2 letters of objection Newspaper Advertisement Not Required
COMMENTS The applicant seeks planning consent for a single storey extension measuring 40 square metres in area to the side of their dwellinghouse to form an additional public room, bathroom, utility room and storeroom. Following an initial consultation with the applicant and upon receipt of one letter of objection from a neighbour, amended drawings were submitted to address their concerns. One further letter of objection was received from the same neighbour in light of the revised plans. It should be noted that both the applicant and objector have requested a hearing, to enable them to provide their own accounts of the implications of this development. However, notwithstanding both objections and for reasons contained in the accompanying report, I recommend that planning permission be granted.
RECOMMENDATION Grant subject to the following conditions:-
1. That the development hereby permitted shall be started within five years of the date of this permission. Planning Application No. S/O1/00600/FUL PKduoed by south%mDepartment Divisim of Planning and Environment Erection of Side Extension to Dwellinghouse LANARKSHIRE 303 Brandon street MOTHERWELL 81 North Orchard Street, Motherwell MLl 1RS Rcpmduad horn the Cdnancs Survey mappingw ii the Pmiuion 01 the Contmller of hsr Ma~eavs Telephone 01808 3021W Fan 0109.5 302101 1 1250 StabWrY OmoS 0 CMmpynphl Unaulhond WKdYdlM infringes Crmmpehl os Licence LA M441L * Location of Objector and may bad to prodtonOT clu pmcffd~ngs Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997.
2. That the facing materials to be used for the external walls and roof shall match in colour and texture those of the existing adjoining dwellinghouse.
Reason: In the interests of the visual amenity of the dwellinghouse and surrounding area.
List of Background Papers
Application form and plans dated 1 June 2001 Revised plans dated 14 June 2001 Southern Area Local Plan Finalised Draft 2 letters of objection from Mr & Mrs MacFarlane, 83 North Orchard Street, Motherwell dated 29/05/0 1 and 28/06/0 1
Any person wishing to inspect the above background papers should telephone Motherwell 302 137 and ask for Joanne Delaney. APPLICATION NUMBER S/O 1/00600/FUL
REPORT
1. SITE AND PROPOSAL
1.1 This application relates to the erection of a single storey side extension to a semi-detached property located in a corner position within a small cul-de-sac. The property is situated within an established housing area and is designated as such in the Southern Area Local Plan Finalised Draft.
2. REPRESENTATIONS
2.1 The applicants originally submitted plans showing the proposed extension on the mutual boundary with No.83 North Orchard Street, and the proposed public room located at the front of the extension looking on to No.83 at close proximity. However, following concerns from their neighbours at No.83 in relation to the boundary definition, loss of privacy, sunlight/daylight and general amenity, amended drawings were submitted to address these concerns.
2.2 The amended drawings showed the new location of the extension 1.5 metres in recess from the boundary which in turn located the extension 3 metres from the gable elevation at No.83. Due to the recessing of the position of the extension some floor area was lost. Thus to compensate, for this, the extension was widened from 4.8 metres to 6.25 metres. This has had the effect of reducing the height of the extension from 5.7 metres down to 5.2 metres. These changes together reduced the impact of the extension in terms of scale, proximity and loss of sunlight/daylight upon No.83. Finally, the internal layout was re- arranged to take account of the mutual privacy implications for the applicants and neighbours at No.83, such that the public room was relocated to the rear of the extension, with only a bathroom and storeroom now located at the front. This resulted in a frosted bathroom window and solid storeroom door forming the front elevation.
2.3 Upon receipt of the amended drawings, a re-notification procedure was undertaken with neighbouring proprietors, upon which a further letter of objection was lodged by Mr & Mrs MacFarlane at No.83. The points raised in relation to the new proposal along with my comments are outlined below:-
(a) Alterations to plans The objectors have expressed concern over the submission of 3 sets of plans, this reflecting little care to ensure that drawings are correct, accurate and reflect current building regulations.
Comment: It is purely because plans have been accurately checked that where inaccuracies have been detected, the applicants have re-submitted plans showing the correct proposals. The requirement to submit the second set of plans, was for the purpose of addressing the concerns of the objector. The third set of plans related solely to the correction of the elevations of the extension in terms of the reduced height. (b) Daylight/Sunlight Reduction
Comment: It is acknowledged that there will be some reduction in sunlight/daylight however, it is not considered sufficient to justify refusal.
(c) Abnormal shape and design The objectors are concerned that the development is outwith the normal shape and design of the existing properties and will therefore adversely affect the value of their home and be detrimental to the environment of the area.
Comment: The amended development proposal in terms of scale, design and materials is considered acceptable and will complement the existing adjoining dwellinghouse and surrounding area. In addition, the height of the extension at 5.2 metres has been necessary to complement the floor level of the existing dwellinghouse. The value of the objector’s home as a result of this development is not a material planning consideration andtherefore cannot be taken into account. In addition, the Committee should note, that this property has permitted development rights which allows the development of an extension measuring 24 square metres in area, together witha maximum height of 4 metres, to be built without the requirement for planning permission.
(d) Alterations to drainage
Comment: This is not a material planning consideration and therefore cannot be taken into account.
(e) Access to the site to commence building works The objectors have stated that access via their property will not be permitted for the initiation of building works. Whilst the issue of access is also not a material planning consideration, the applicants have stated that access for building works will be taken via the lane to the rear of their property.
(f) Dumping of refuse and building waste and noise disturbance
Comment: These are not material planning considerations, although some noise disturbance is to be expected and is inherent in the building process.
3. PLANNING ASSESSMENT
3.1 Having given careful consideration to the applicant’s proposal and to the neighbour‘s objection, I am satisfied that the extension to the dwellinghouse is acceptable in planning terms. I therefore recommend that permission be granted.