Application No: C/02/01057/OUT

Date Registered: 5th August 2002

Applicant: Classical House Ltd 29 Park Circus G3 6AP

Agent Keppie Planning 160 West Regent Street Glasgow G2 4RL

Development: Formation of 37 No. House Plots and Associated Roads and Parking

Location: Drumpellier Home Farm Lanarkshire ML5 IRX

Ward: 32: Blairpark (William Shields)

Grid Reference: 271646.665306.

File Reference: C/PL/CTD476/DB/LR

Site History:

Development Plan: The site is covered by greenbelt policies in the District Local Plan 1991 and Glasgow and the Clyde Valley Joint Structure Plan 2000.

Contrary to Development Plan: Yes

Consultations: S. E.P.A.(West) (Comments) Scottish Water (Com ments) British Gas Transco (No Objection) Scottish Power (No Objection) The Coal Authority (Comments) NLC Housing and Property Services (Comments) Scottish Natural Heritage (Comments) NLC Community Services (Comments) NLC Education (Comments)

Representations: 180 Representation Letters including 4 petitions

Newspaper Advertisement: 14 August 2002

Comments:

This application is for outline permission to erect 37 dwellings in the grounds of Drumpellier Home Farm to facilitate its restoration and conversion to form 23 dwellings. The housing numbers have been reduced from the initial proposal for 43 units. The submission includes an indicative road and plot layout with a design brief and supporting survey material. The total site extends to 4.5 ha of which 2.9 ha is the subject of the proposed development and is shown on the attached plan. The site is currently accessed via a lane off of Drumpellier Avenue which the applicant proposes to upgrade. Planning Application C/02/01057/OUT Fmdvced by No L;%rkshire Aanning and Eru ronment Formation of 37 No. House Plots and Associated Roads and Parking Ccuncll Heed mrtels Wte%Ol Fleming House ZTryrt Road CUMBW N4U LD Drumpellier Home Farm, Coatbridge kp~udtr~mthOrManaSurr.ymqpnpalh 061 IJW ~~t to scale h. psmir.rion d h. Cmbdlw d brWaleSW 01236616210 Fax 0123661E?32 Sbtiomry mce QCiown mwii*t UlaUhlnacd r4Rbllm Imlnpa Crwn sowri*t am m~yl~dtopn)~~umwcinl pouxlimr os Licence tAWo*lL * Representations There are associated planning and Listed Building applications (C/02/01053/LBC and C/02/01054/FUL) for the restoration and conversion of the Home Farm to form 23 dwellings. This development is intended to enable the retention and conversion of the Listed Building. The site is covered by Strategic Policies 1, 9 and 10 in the Glasgow and the Clyde Valley Joint Structure Plan 2000 Policy GBI, FOR3 and ENV 17 in the Monklands District Local Plan 1991. In September 1996 the Council agreed to remove Drumpellier Home Farm and adjoining fields from the Greenbelt subject to protecting the setting of the Listed Building through a planning application and/or the terms of a development brief. Following consultation there are no objections in respect to the provision of infrastructure. Scottish Natural Heritage (SNH), NLC Community Services have expressed concern at the potential adverse impacts on locally important natural heritage interests and the landscape setting of Home Farm. Following normal neighbour notification and advertisement in the local press 180 letters of representation including 4 petitions with a total of 41 0 signatures were received details of which are included in the attached report. In considering the application the proposed development is contrary to Strategic Policy 9 and Policy GBI. It is however considered an appropriate development when assessed against the terms of Strategic Policy 10 and in light of the Councils previous decision to remove the application site from the Greenbelt. Although part of the site is covered by a Tree Preservation Order very few trees will be affected by the development and with supplementary planting and the introduction of a management regime is acceptable in terms of policy FOR3. The proposed vehicular access is generally considered acceptable and the potential impact on the setting of the Listed Building has been ameliorated by the reduction in the proposed level of development from 43 plots to 37. The consideration of the design, layout, materials and fenestration of the dwellinghouses at Reserved Matters stage will provide further opportunity to protect and enhance the setting of the Listed Building. I consider that the proposal is contrary to Strategic Policy 9 and Local Plan Policy GBI. The provision of enabling finance through this development to assist in the retention and conversion of the Listed Building and the material consideration of the earlier Council decision to remove the site from the greenbelt would lead me to conclude however that the departure is appropriate under the terms of Strategic Policy 10. It should be noted that if the Council are minded to approve the application Scottish Ministers require to be notified.

Recommendation: Grant Subject to the Following Conditions:-

1. That the development hereby permitted shall be started, either within five years of the date of this permission, or within two years of the date on which the last of the reserved matters are approved, whichever is the later.

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

2. That before development starts, a further planning application shall be submitted to the Planning Authority in respect of the following reserved matters:- (a) the siting, design and external appearance of all buildings and other structures; (b) the means of access to the site; (c) the layout of the site, including all roads, footways, and parking areas; (d) the provision of equipped play areas; (e) the provision of public open space; (f) the details of, and timetable for, the hard and soft landscaping of the site; (9) details for management and maintenance of the areas identified in (d),(e) and (f) above; (h) the design and location of all boundary walls and fences; (i) the phasing of the development; (j)the provision of drainage works; (k) the disposal of sewage; (I) details of existing trees, shrubs and hedgerows to be retained; (m) details of existing and proposed site levels.

Reason: To enable the Planning Authority to consider these aspects. 3. That within three years of the date of this permission, an application for approval of the reserved matters, specified in condition 2 above, shall be made to the Planning Authority.

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

4. That, notwithstanding the provisions of the Building Standards (Scotland) Regulations 1990, and before the development starts a certificate from a recognised firm of chartered engineers, duly signed by a Chartered Engineer or Chartered Geologist of Adviser Status (ICE, SlSG 1993) shall be submitted to the Planning Authority confirming the mineral stability of the site and mine shaft. This certificate shall be based on a professionally supervised and regulated rotary drilling programme.

Reason: To ensure the mineral stability of the proposed housing site in the interests of prospective residents (Note: A copy of the required Certificate is available from the Areaoffice).

5. That before development hereby permitted starts, a report describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants), shall be submitted to the Planning Authority and the works required in order to remove or render harmless these contaminants, having regard to the proposed use of the site, shall be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed.

Reason: To ensure that the site is free of contamination in the interests of public safety.

6. That before the development starts, full details of the location and design of the surface water drainage scheme to be installed within the application site shall be submitted to, and for the approval of the Planning Authority, and for the avoidance of doubt the scheme shall comply with the principles of Sustainable Urban Drainage Systems (SUDS).

Reason: To safeguard the amenity of the area and to ensure that the proposed drainage system complies with the guidance on SUDS.

7. That the design and siting of the dwellinghouses hereby permitted shall take cognisance of the Listed Building, with particular regard being paid to scale, massing, roof pitch, fenestration and materials; and shall be in accordance with the provisions of the Design Brief, received on 22 November 2002 hereby approved.

Reason: In the interests of visual amenity and to preserve the setting of the Listed Building.

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

Reason: To ensure the satisfactory protection of trees within the area covered by the development hereby permitted in the interest of visual amenity.

9. That notwithstanding the terms of condition 2 the open space and play area details shall be in accordance with the Council's approved Developer's Guide to Open Space.

Reason: To ensure that the development provides an acceptable level of amenity.

Note to Committee: 1) If granted this application will require to be referred to the Scottish Ministers in accordance with the Town and Country Planning (Notification of Applications) (Scotland) Direction 1997. 2) If granted, the Decision Notice should not be issued until a satisfactory conclusion of an Agreement in terms of Section 75 of the Town and Country Planning (Scotland) Act 1997 in regard to the phasing and funding of the new build in relation to the restoration and conversion works associated with the Drumpellier Home Farm Listed Building and the implementation of proposed environmental and traffic improvements.

Background Papers:

Application form, plans and supporting information received 30th July 2002, 16 October, 17 October, 28 October, 29 October, 22 November, 25 November, 28 November 2002. Letter from NLC Planning & Environment to Keppie Planning dated 26 September, 16 October and 6 November 2002. Memo from Protective Services Section received 19th August 2002 Memo from NLC Community Services received 20 September 2002 Letter from Scottish Natural Heritage received 9 September and 11 November 2002 Letter from S.E.P.A.(West) received 4 September 2002 Letter from Scottish Water received 4th September 2002 Letter from British Gas Transco received 14th August 2002 Letter from Scottish Power received 14th August 2002 Letter from The Coal Authority received 16th August 2002 Memo from Transportation Section received 11 December 2002 Email from NLC Housing and Property Services received 15 October, 31 October, 26 November, 27 November 2002 Email from NLC Education received 11 December 2002 Letter from Mr Alex Dowdalls,72 Drumpellier Avenue, Coatbridge, ML5 1JS received 7th August 2002. Letter from Mrs Lorraine Morrow,5 Davaar Drive, Coatbridge, ML5 1JL received 5th August 2002. Letter from Mr David Scott,l8 Drumepllier Drive, Coatbridge, ML5 1JN received 9th August 2002. Letter from Charles & Teresa McGuire,l8 Drumpellier Avenue, Coatbridge, ML5 1JR received 9th August 2002. Letter from N Stewart,lG Drumpellier Avenue, Coatbridge, ML5 1JR received 9th August 2002. Letter from J Coogans,49 Drumpellier Avenue, Coatbridge, ML5 1JS received 9th August 2002. Letter from K King,3 Hillfoot Drive, Coatbridge, ML5 1LH received 9th August 2002. Letter from Mr M Woods & Family,l6 Davaar Drive, Coatbridge, ML5 1JL received 9th August 2002. Letter from Mr J O'Donohue,74 Drumpellier Avenue, Coatbridge, ML5 1JS received 9th August 2002. Letter from Mrs E Page,ll Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from Gordon Ross,6 Golfview Drive, Coatbridge, ML5 1JN received 9th August 2002. Letter from D Mackie,9 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from A Chester,7 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from W King,3 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from Mrs R. Rodgers,7 Golfview Drive, Coatbridge, ML5 1JN received 9th August 2002. Letter from A Angus, 13 Golfview Drive, Coatbridge, ML5 received 9th August 2002. Letter from Mrs J. Bickerton,l2 Golfview Drive, Coatbridge, ML5 1JW received 9th August 2002. Letter from Mr & Mrs Hughes,l9 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from Robert Smith,41 Davaar Drive, Coatbridge, ML5 1JL received 9th August 2002. Letter from Mrs E Connolly,9 Davaar Drive, Coatbridge, ML5 received 9th August 2002. Letter from Mr Mrs M Murray,l9 Davaar Drive, Coatbridge, ML5 1JL received 9th August 2002. Letter from R.J Tyach,41 Drumpellier Avenue, Coatbridge, ML5 IJJ received 9th August 2002. Letter from Ann Cullen,75 Drumpellier Avenue, Coatbridge, ML5 1JS received 9th August 2002. Letter from John & Lorraine Moore,l Golfview Drive, Coatbridge, ML5 received 9th August 2002. Letter from Margaret W Johnston,29 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from Miss Agnes W Maxwell,29 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from Colin C Maxwe11,24 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from E McGowan,21 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from Mr Graham Wright,13 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from Mrs S. Wright,l3 Hillfoot Drive, Coatbridge, ML5 received 9th August 2002. Letter from Mr David McClure,48 Davaar Drive, Coatbridge, ML5 1JL received 9th August 2002. Letter from Mr George Blair,l8 Hillfoot Drive, Coatbridge, ML5 1LQ received 9th August 2002. Letter from John Gormlie,70 Drumpellier Avenue, Coatbridge, ML5 1JS received 12th August 2002. Letter from David Forsyth,"Kilgarth", 8 Drumpellier Avenue, Coatbridge, ML5 1JP received 12th August 2002. Letter from Stephen Keltie And Signatories,4 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mr Mrs T Neilson,74 Woodlands Drive, Drumpellier, Coatbridge, ML5 1LB received 12th August 2002. Letter from Mrs J Wright & Signatorieq3 Golfview Drive, Coatbridge, ML5 received 12th August 2002. Letter from J S Reynolds,27 Hillfoot Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mr John Fox,80 Drumpellier Avenue, Coatbridge, ML5 1JS received 13th August 2002. Letter from David & Fiona McMillan,7 Davaar Drive, Coatbridge, ML5 1JL received 13th August 2002. Letter from Mr John A Blair,l9 Carrick Drive, Coatbridge, ML5 1JZ received 14th August 2002. Letter from Joyce Currie & Signatories,2 Davaar Drive, Coatbridge, ML5 1JL received 14th August 2002. Letter from Mr & Mrs A Montgomery,2 Barrachnie Drive, Garrowhill, Glasgow, G69 6SN received 14th August 2002. Letter from Mr & Mrs E. MacDonald,71 Drumpellier Avenue, Coatbridge, ML5 received 15th August 2002. Letter from Robert Smith,76 Drumpellier Avenue, Coatbridge, ML5 received 16th August 2002. Letter from James B. Miller,91 Maxwell Drive, Garrowhill, Baillieston, Glasgow. G69 6RP received 16th August 2002. Letter from Mr & Mrs T. Hardie & Signatories,76 Woodlands Drive, Coatbridge, ML5 1LB received 20th August 2002. Letter from Leonard Maguire,4 Hillfoot Drive, Coatbridge, ML5 1LH received 20th August 2002. Letter from Mr Mrs N Hazlie,59 Drumpellier Avenue, Coatbridge, ML5 IJS received 19th August 2002. Letter from J Blair,98 Drumpellier Avenue, Coatbridge, ML5 received 19th August 2002. Letter from Kenneth Adamson,8 Carrick Drive, Coatbridge, ML5 received 19th August 2002. Letter from E Adamson,8 Carrick Drive, Coatbridge, ML5 IJX received 19th August 2002. Letter from Ronnie O'Rourke,31 Davaar Drive, Coatbridge, ML5 IJL received 13th August 2002. Letter from Mrs E Murphy,84 Drumpellier Avenue, Coatbridge, ML5 1JS received 19th August 2002. Letter from R. Wardlaw,24 Sinclair Drive, Coatbridge, ML5 received 12th August 2002. Letter from Alex B McKee,34 Woodlands Drive, Coatbridge, ML5 1LE received 12th August 2002. Letter from D. Ross,28 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from M. Ward,3 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from John Thomson,68 Drumpellier Avenue, Coatbridge, ML5 received 12th August 2002. Letter from George Gibson,9 Carrick Drive, Coatbridge, ML5 1JX received 12th August 2002. Letter from D. Frame,l3 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mr. L. Frame,l3 Carrick Drive, Coatbridge, ML5 IJX received 12th August 2002. Letter from Carole McGhee,64 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from George Muir,32 Woodlands Drive, Coatbridge, ML5 ILE received 12th August 2002. Letter from V. McCormack,ll Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from T. Logan,41 Woodlands Drive, Drumpellier, Coatbridge, ML5 received 12th August 2002. Letter from John D Weir,l9 Golfview Drive, Coatbridge, ML5 IJN received 12th August 2002. Letter from B.J. Harper,30 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Geraldine Queen,4 Woodlands Drive, Drumpellier, Coatbridge, ML5 received 12th August 2002. Letter from Jane Campbell,61 Drumpellier Avenue, Drumpellier, Coatbridge, ML5 1JS received 12th August 2002. Letter from Stewart Wilson,l4 Golfview Drive, Drumpellier, Coatbridge, ML5 1JN received 12th August 2002. Letter from Lindsay H. Craig,3 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Catherine Campbell, 14 Carrick Drive, Drumpellier, Coatbridge received 12th August 2002. Letter from J. Wardlaw,24 Sinclair Drive, Coatbridge, ML5 received 12th August 2002. Letter from Annie Moreland,38 Drumpellier Avenue, Coatbridge, ML5 received 12th August 2002. Letter from Peter Moreland,38 Drumpellier Avenue, Coatbridge, ML5 received 12th August 2002. Letter from Margaret Boyd,78 Drumpellier Avenue, Coatbridge, ML5 1JS received 12th August 2002. Letter from Alex Boyd,78 Drumpellier Avenue, Coatbridge, ML5 1JS received 12th August 2002. Letter from Mrs J Young,36 Drumpellier Avenue, Coatbridge, ML5 1JR received 12th August 2002. Letter from Mr S Young,36 Drumpellier Avenue, Coatbridge, ML5 1JR received 12th August 2002. Letter from H G Purdie,11 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from P Harty,27 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Gordon Shanks,l Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Margaret Shanks, 1 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from C Harty,27 Carrick Drive, Coatbridge, ML5, received 12th August 2002. Letter from R McLees,26 Drumpellier Avenue, Coatbridge, ML5 1JR received 12th August 2002. Letter from James Dempsey,3 Carrick Place, Coatbridge, ML5 received 12th August 2002. Letter from Robert Kelly,31 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Dr. E Turnbull,l5 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from J. Peters,17 Sinclair Drive, Coatbridge, ML5 received 12th August 2002. Letter from William McGowan,20 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mrs I Kelly,31 Carrick Drive, Coatbridge, ML5 1JZ received 12th August 2002. Letter from Alma Hornsby,29 Carrick Drive, Coatbridge, ML5 1JZ received 12th August 2002. Letter from Mrs J. Wright,3 Golfview Drive, Coatbridge, ML5 1JN received 12th August 2002. Letter from Margaret Tonner,7 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from A. J. Wotherspoon,5 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from G Gillan,48 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from L Cameron,22 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from K Adamson,8 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mrs Brooks,38 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Miss Brooks,38 Carrick Drive, Coatbridge received 12th August 2002. Letter from Robert C MacKenzie,45 Drumpellier Avenue, Coatbridge, ML5 1JS received 12th August 2002. Letter from A Craig,3 Carrick Drive, Coatbridge, ML5 1JX received 12th August 2002. Letter from M Donaldson,50 Woodlands Drive, Coatbridge, ML5 1LB, received 12th August 2002. Letter from Mrs R Smith,24 Drumpellier Avenue, Coatbridge, ML5 IJR received 12th August 2002. Letter from Hugh McGhee,64 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mr G. Smith,24 Drumpellier Avenue, Coatbridge, ML5 1JR received 12th August 2002. Letter from Mary Smith,76 Drumpellier Avenue, Coatbridge, ML5 received 12th August 2002. Letter from F McKeown,33 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from H MacKenzie,9 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mary McCue,39 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mrs R Mclntyre,51 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from B Weighton,35 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from H Morgan,27 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mr & Mrs W Ha11,25 Woodlands Drive, Coatbridge, ML5 1LB received 12th August 2002, Letter from Mr Peter Brooks,38 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Lynn Loudon,7 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Victoria Loudon,7 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from K Leckie,2 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from S Leckie,2 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from J Henderson,32 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from A Henderson,32 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Ann Harper,3O Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from M. Boyle,34 Carrick Drive, Coatbridge, ML5 1JZ received 12th August 2002. Letter from E Easton,26 Carrick Drive, Coatbridge, ML5 1JZ received 12th August 2002. Letter from Frances Ann Mullen,37 Carrick Drive, Coatbridge, ML5 1JZ received 12th August 2002. Letter from G Mullen,37 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Helen Mullen,42 Carick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mrs. I. Raitt,lO Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from S Smith,5 Woodlands Place, Coatbridge, ML5 received 12th August 2002. Letter from Stuart Smith,5 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from J Strefford,7 Woodlands Place, Coatbridge, ML5 received 12th August 2002. Letter from M . Strefford,7 Woodlands Place, Coatbridge, ML5 received 12th August 2002. Letter from lan Strefford,7 Woodlands Place, Coatbridge, ML5 received 12th August 2002. Letter from M. Hami11,29 Woodlands Drive, Coatbridge, ML5 ILB received 12th August 2002. Letter from J Foy,43 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from Fraser Hydes,46 Woodlands Drive, Coatbridge, ML5 1JL received 12th August 2002. Letter from J. Gillian,48 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from J. Donaldson,SO Woodlands Drive, Coatbridge, ML5 1LB received 12th August 2002. Letter from Lynne Hydes,46 Woodlands Drive, Coatbridge, ML5 1JL received 12th August 2002. Letter from Betty MacBride,38 Woodlands Drive, Coatbridge, ML5 1LB received 12th August 2002. Letter from Mrs I Elliot,44 Wodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from Owner/Occupier,21 Woodlands Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mr & Mrs B. Henderson,37 Davaar Drive, Coatbridge, ML5 1JL received 12th August 2002. Letter from J McAfee,65 Drumpelier Avenue, Coatbridge, ML5 received 12th August 2002. Letter from C.N.M. Keltie,4 Carrick Drive, Coatbridge, ML5, received 12th August 2002. Letter from R Eadie,69 Drumpellier Avenue, Coatbridge, ML5 1JS received 12th August 2002. Letter from Mr J. Wardlaw,4 Ryefield Avenue, Coatbridge, ML5 received 12th August 2002. Letter from P. McGrady,35 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from John McGrady,35 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from N. Collins,l2 Carrick Drive, Coatbridge, ML5 1JX received 12th August 2002. Letter from Stewart Collins,l2 Carrick Drive, Coatbridge, ML5 1JX received 12th August 2002. Letter from M. Poulton,l Ryefield Avenue, Coatbridge, ML5 received 12th August 2002. Letter from S Grogan,5 Carrick Place, Coatbridge, ML5 received 12th August 2002. Letter from George Mackie,66 Drumpellier Avenue, Coatbridge, ML5 received 12th August 2002. Letter from Sandra Collins,l2 Carrick Drive, Coatbrdge, ML5 1JX received 12th August 2002. Letter from T & E Sked,5 Ryefield Avenue, Coatbridge, ML5 received 12th August 2002. Letter from E.D Martin,20 Sinclair Drive, Coatbridge, ML5 received 12th August 2002. Letter from M Cameron,22 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Jacqueline Ruddy,2 Carrick Place, Coatbridge, ML5 received 12th August 2002. Letter from John Loudon,7 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Paul Ruddy,2 Carrick Place, Coatbridge, ML5 received 12th August 2002. Letter from George & Elizabeth Bustard,86 Drumpellier Avenue, Coatbridge, ML5 1JS received 12th August 2002. Letter from V. McLees,26 Drumpellier Avenue, Coatbridge, ML5 1JR received 12th August 2002. Letter from Janette McGowan,20 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from Mr Steven Gibson,4 Carrick Place, Coatbridge, ML5 received 12th August 2002. Letter from Mrs Moira Gibson,4 Carrick Place, Coatbridge, ML5 received 12th August 2002. Letter from John Campbell,l4 Carrick Drive, Coatbridge, ML5 received 12th August 2002. Letter from P. McLees,26 Drumpellier Avenue, Coatbridge, ML5 1JR received 12th August 2002. Letter from Colin Smith,52 Belmont Street, Coatbridge, ML5 2LL received 23rd August 2002. Letter from Wm. Powell & Signatorieq32 Drumpellier Avenue, Coatbridge, ML5 received 2nd September 2002. Letter from D. Clark,26 Woodlands Drive, Coatbridge, ML5 1LE received 2nd September 2002. Letter from Wm. Powe11,32 Drumpellier Avenue, Coatbridge, ML5 received 2nd September 2002. Letter from Heather Powe11,32 Drumpellier Avenue, Coatbridge, ML5 received 2nd September 2002. Letter from Alison Fawcett,6 Woodlands Drive, Drumpellier , Coatbridge. received 2nd September 2002. Letter from A. Arthur,lO Woodlands Drive, Coatbridge, ML5 received 2nd September 2002, Letter from Ren Fawcett,6 Woodlands Drive, Drumpellier, Coatbridge. received 2nd September 2002. Letter from Peter White,l2 Woodlands Drive, Coatbridge, ML5 1LE received 2nd September 2002. Letter from William Stocks,22 Woodlands Drive, Coatbridge, ML5 1LE received 2nd September 2002. Letter from Mr & Mrs R Stark,28 Drumpellier Avenue, Coatbridge, ML5 1JR received 4th September 2002.

Any person wishing to inspect these documents should contact David Baxter at 01236 812372. APPLICATION NO. C/02/01057/0UT

REPORT

1. Description of Site and Proposal

1.1 This application is for outline permission to erect 37 dwellings in the grounds of Drumpellier Home Farm to facilitate its restoration and conversion to form 23 dwellings. The proposal includes an indicative road and plot layout with a design brief and supporting survey material.

1.2 The site extends to 4.5 ha of which 2.9ha is the subject of the proposed development. The proposed new build is shown on an indicative layout within the walled paddock to the west of the Listed Building, along the proposed access road and on land to the south and east elevation. (shown shaded on the attached plan). The site is currently accessed via a lane off of Drumpellier Avenue. There are also pedestrian links through the site.

1.3 The applicant proposes to improve the vehicular access from Drumpellier Avenue by the provision of a roundabout and improved access road. There is also an offer to introduce traffic calming elements if required from the new roundabout to the junction with Blair Road and improve the wider footpath network along the on Council owned land.

1.4 There are associated Planning and Listed Building applications (C/02/01053/LBC and C/02/01054/FUL) for the restoration and conversion of the Home Farm to form 23 dwellings, The proposed new build is intended to provide finance to meet the shortfall in the anticipated development costs and sales revenue arising from the conversion of the farm building.

2. Development Plan

2.1 G&CV Structure Plan 2000 The relevant Structure Plan Policies are Strategic Policy 1, Strategic Policy 9 and Strategic Policy 10

Strategic Policy 1 relates to “the continued designation and safeguarding of the Clyde Valley Greenbelt, within which there is a presumption against the spread of the built up areas and the encroachment of development into the countryside...”

Strategic Policy 9 sets out criteria for assessing whether proposals are in accord with the Structure Plan. Any proposal that fails to meet the criteria is regarded as a departure from the Plan and requires to be justified against the criteria in Strategic Policy 10.

Strategic Policy 10 sets out the criteria to be used in assessing the appropriateness of proposals that fail to meet the criteria in Strategic Policy 9 and are therefore regarded as departures from the Structure Plan.

2.2 Monkland District Local Plan 1991 Local Plan Policy GBI Restrict Development in Green Belt states that no residential development will be permitted except for new houses for workers in forestry or agriculture.

Local Plan Policy FOR3 Tree Preservation Areas states that the Council will Designate appropriate areas for protection by TPO. Encourage the production of Management Plans where TPOs have been designated Protect those trees covered by an agreed Management Plan.

Local Plan Policy ENV 17 Protect Listed Buildings states that the Council will seek to protect all Listed Buildings in the District. Included are the following clauses: The Council will not support the demolition of any Listed Building regardless of its condition and will give encouragement to renovation and rebuilding wherever possible. The Council will take appropriate steps to ensure that vacant Listed Buildings are brought into beneficial use and will give every assistance to owners in finding suitable uses.

Local Plan Policies TO6 and LR9 identifies the area for potential development and expansion of Drumpellier Country Park which is located to the north of the application site.

2.3 Material Consideration In September 1996, Council approved the Finalised First Alteration to Monklands District Local Plan 1991. The relevant Alteration is First Alteration B (iv). This proposed to remove Drumpellier Home Farm and adjoining fields from the Greenbelt and re- designate them as HG3/68 New Private Sector Housing Development, whilst recognising the importance of the leisure opportunities afforded by Home Farm itself. There was felt to be no particular logic in retaining this site in the Greenbelt, as it is associated with the urban area surrounding it. Moreover, the site could attract good quality housing and/or leisure/tourism development without encroaching on the strategic edge between Coatbridge and the west. The suggested alteration "would not detract from the wider Greenbelt. The setting of the Listed Building can be protected through consideration of a planning application andlor the terms of a development brief". This proposal resulted in several objections on Green Belt and road safety grounds. It was not progressed pending a review of the entire Local Plan. However, it remains approved Council decision.

3. Consultations and Representations

3.1 Following consultation SNH considers that the proposed development could have adverse impacts on locally important natural heritage interests that could be reduced to a satisfactory level through excluding the Monklands Canal (West) Site of Importance for Nature Conservation (SINC) and Drumpellier Country Park from the application site. (The application site does not however cover either of these although the applicant is proposing some improvements and management that may affect them positively.) The protecting of trees in line with BS5837 (updated 1992) is recommended. In addition they indicate that there will be significant impact on the landscape setting of Home Farm and therefore the proposal is contrary to guidance set out in NPPG 18 Planning and Historic Environment (para. 43). SNH therefore request that the number of units is significantly reduced, and that the design, layout and landscaping take cognisance of both the ecological integrity and special character of the site. Following discussion with the applicant the number of units proposed has been reduced from 43 to 37 and with the proposed conditions should now satisfy SNH concerns.

3.2 Transco has no objections to the development.

3.3 Scottish Power has indicated that apparatus on site may require alteration/protection.

3.4 The Coal Authority has indicated that the proposed development is within the zone of influence of 5 seams of coal at shallow to 200m depth plus one mine entry and that appropriate technical advice is required before development starts. A condition is proposed to ensure that the building is adequately protected from mine workings.

3.5 Scottish Water has no objections subject to conditions relating to Sustainable Urban Drainage System (SUDS), appropriate connections to foul and surface sewers, protection of existing sewers and provision of connection to mains water.

3.6 SEPA has no objection in principle and suggest the need to look at: a) Connection to public sewer for foul drainage b) Consideration of SUDS for surface water c) Details of potential contamination is requested d) Some anecdotal information relating to ponding/flooding in area to be addressed. Conditions 5 and 6 are designed to address these matters.

3.7 The Geotechnical Section of my department has requested details of what level of groutingkapping of mine workdmineshaft and details of the type and extent of contamination from previous operations on the site. This is addressed through appropriate conditions.

3.8 Protective Services of my department have indicated the presence of noise sensitive properties nearby and that the hours of operation be limited to normal construction site times. This will be added as an advisory note on the application.

3.9 The Transportation Section had concerns that the construction of this proposal and the associated conversion of the Listed Building may take the number of dwellings served off Drumpellier Avenue to beyond a level that would be generally acceptable for a single access. The supporting Transport Assessment, however contains analysis which compares the current traffic flows against projected flows and concludes that the junction of Drumpellier Avenue and Blair Road would continue to operate effectively. The Transportation Section therefore has no objections to the proposal subject to conditions relating to the approval of satisfactory detail of vehicular and pedestrian access, parking and manoeuvring areas and adequate sight lines. The layout shown on the application plans is purely indicative and will be addressed through the reserved matters required under the terms of condition 2.

3.10 NLC Community Services have indicated concern at the potential impact on the setting of the Listed Building, loss of open space, trees and existing stone walls. A survey of protected wildlife was also suggested. Although a survey has been carried out a further survey is required to ensure that protected species are affected by the proposal and this is addressed under the terms of a proposed condition. The amended layout takes greater cognisance of the existing stone walls and attempts to give some protection to the setting of the Listed Building. These matters will be further considered through reserved.

3.11 NLC Housing and Property Services has assessed the confidential information supplied in respect to the need for enabling development. It is not contested that some enabling development is required to ensure that the Listed Building can be satisfactorily converted and protected. However the numbers proposed exceeded the upper limit of the enabling development required in their view. Discussion with the applicant has resulted in the number of units proposed being reduced from 43 to 37 which falls within the parameters identified by Housing and Property Services.

3.12 NLC Education have no objection to the proposed development

3.13 Following normal neighbour notification and advertisement in the local press 167 letters of objection and 3 petitions with a total of 401 signatures were received that indicated the following reasons: a) The site is zoned Greenbelt in the Local Plan b) The proposal could generate an extra 180 vehicles onto Drumpellier Avenue, resulting in unsustainable numbers particularly at the junction of Blair Road to the detriment road safety c) The current sewerage system could not sustain additional development d) The development would result in the loss of trees and cause damage to the wildlife of the area. e) Impact of development on Drumpellier Country Park f) Disturbance from construction works g) Additional traffic during construction works h) Removal of access to Drumpellier Park i) Removal of trees j) Drumpellier Avenue has only one footpath k) Overshadowing/ loss of privacy 1) Ability of local schools to accommodate additional pupils m) Speed of existing traffic n) No play area identified for the children 3.14 In support of the proposal 10 letters of support were received 1 of which contained 9 signatures and indicated support subject to drainage improvement along eastern boundary of the application site.

4. Planning Assessment and Conclusions

4.1 In assessing this application the development plan and material considerations need to be addressed. In this instance the development plan indicates that the proposal is contrary to Strategic Policy 9 in the Structure Plan and policy GBI in the Local Plan. The Council is however committed to seek to protect Listed Buildings under the terms of Policy ENVl7. The Council also agreed in September 1996 to remove Drumpellier Home Farm and adjoining fields from the Greenbelt and re-designate it for housing development subject to protection of the setting of the Listed Building through the terms of a planning application or development brief.

4.2 While the proposal is a departure from the Structure Plan it is considered appropriate under the terms of Strategic Policy 10. This policy sets out criteria by which the appropriateness of the development should be assessed. The appropriate criteria are: B.iiia The protection and enhancement of environmental resources as identified in Schedule 7 or in the Local Plan; and B iiib The significant restoration of vacant or derelict land for environmental purposes. Policy ENV17 in the Local plan also seeks to protect the Listed Buildings in the area. As Drumpellier Home Farm is at risk of further deteriorating I consider that the applicants proposal to cross subsidise under an Agreement the retention and conversion of the Drumpellier Home Farm B Listed building meets the criteria of B iiia and iiib in terms of Strategic Policy 10. It is therefore considered that the associated retention of the Listed Building and the ability of surrounding area to absorb the development would indicate that the departure from the Structure Plan is appropriate.

4.2 The Council’s decision in 1996 that proposed to remove the application site from the Greenbelt and designate it for housing is also a material consideration. At that time it was felt that there was no particular logic in retaining this site in the Greenbelt, as it was associated with the urban area surrounding it and could be developed for good quality housing and/or leisureltourism development without encroaching on the strategic edge between Coatbridge and the west. I do not consider that circumstances have changed that could lead to another conclusion.

4.3 With respect to traffic movements that would result from the development the Transportation Section is satisfied that the applicant has demonstrated the traffic increase on both Drumpellier Avenue and the junction with Blair Road can be accommodated. The applicant has also proposed to introduce traffic calming along the length of Drumpellier Avenue and the Junction with Blair Road should it be proven that it is required to improve traffic and pedestrian safety. These matters would form part of an Agreement in terms of Section 75 of the Town and Country Planning (Scotland) Act 1997 prior to the issuing of consent.

4.4 Both Scottish Water and SEPA have indicated no objections to the proposal subject to the proposed conditions.

4.5 Part of the site, to the south east of the Listed Building, is covered by a Tree Preservation Order. The proposal would result in the loss of some trees around the improved access and along the frontage of the Listed Building. This can be offset by the requirement for additional planting within the new build and on balance I am satisfied that the proposed tree removal is merited and should not detract significantly from the amenity of the area or the setting of the listed building. The applicant is also proposing to introduce a maintenance regime and transfer ownership of ancient woodland to the Greenbelt Co., which specialises in the maintenance of such areas, and this maintenance can be addressed through the imposition of conditions and included in the Section 75 Agreement.

4.6 The application site has been surveyed for protected wildlife. None were found although this is the dormant time for Bats. It is therefore proposed that if any protected species are encountered during the conversion works appropriate protective measures will be taken in consultation with SNH. Again this is the subject of a proposed condition.

4.7 The application site is not located within Drumpellier Country Park and does not include the Monklands Canal however there are pedestrian routes through the application site that lead to these areas. It is proposed to retain these links and in addition the applicant has set aside funds for improvement to the footpaths that currently run through Council owned land to the east of the application site along the southern boundary of the Monkland Canal. The implementation of which can be included in a Section 75 Agreement.

4.8 It is acknowledged that during construction and conversion works there will be a level of disturbance within this residential area. Normal hours of work should not however significantly impact on amenity. An advisory note can be added to the decision notice.

4.9 The construction works will also generate a level of additional traffic that the Transportation Section has indicated could be accommodated on Drumpellier Avenue. The need for appropriate street cleaning is required as part of normal site operations.

4.10 The letters of objection indicate that Drumpellier Avenue has only one footpath along part of its length. The Transportation Section has indicated that the provision of a footpath at this location would not significantly impact on road safety as there is a safe route already provided on the other side of the road.

4.11 One letter indicated objection due to overshadowing and loss of privacy. The location of the objector’s property in relation to the proposed buildings will be sufficiently separated to ensure that no significant overshadowing or loss of privacy can occur.

4.12 NLC Education indicated that roll projections regarding the proposed housing do not indicate any problems with schools in the area accommodating all potential pupils.

4.13 In terms of the Developer’s Guide to Open Space the provision of equipped play areas is required where the development would result in more than 30 houses. In this instance there is a proposal for a play area on the indicative layout. Although this may not be the actual location compliance with the Developer’s Guide to Open Space is a requirement of any reserved matters application.

4.14 In conclusion I consider that in terms of the development plan the proposal is contrary to Strategic Policy 9 and policy GBI. Under the terms of Strategic Policy 10 the proposal is considered an appropriate departure when considered against the criteria therein. The Council’s acknowledgement when making its previous decision that the area does not contribute significantly to the greenbelt is also a strong material consideration. The proposal to convert the B Listed Drumpellier Home Farm will ensure its protection and the need for the development of some housing to enable this has been demonstrated. This is a unique opportunity to save this listed building as the roof is deteriorating and signs of subsidence are evident. The building has been considered at risk for many years and the Council has been seeking to protect it during that time. Notwithstanding the level of objection received I consider that this is the best opportunity to retain this valuable historic building. The proposed vehicular access is considered acceptable while the impact on the setting of the Listed Building has been ameliorated by the amended proposal. The reserved matters can provide further opportunity to protect the setting of the Listed Building through the use of Open Space Design Guidance and protection and enhancement of the trees in the area. I therefore consider in light of the above that the proposed development should be approved. Committee should note that if they are minded to grant the proposal it requires to be referred to the Scottish Ministers in accordance with the notification of application procedures.