Item 4 Glasgow City Council th 17 November 2020 Neighbourhoods, Housing and Public Realm City Policy Committee
Report by Director of Property and Land Services
Contact: Forbes Barron Ext: 76064
CITY DEVELOPMENT PLAN: EASTERHOUSE/GARTLOCH COMMUNITY GROWTH AREA: HEATHERYKNOWE MASTERPLAN FRAMEWORK
Purpose of Report:
To update members on:- i. The submission of a masterplan by Manor Architects for the Community Growth Area (CGA) site at Heatheryknowe in Easterhouse ii. The intention to use the plan to guide the future development of the site and as the basis for identifying supporting benefits to be delivered through a Community Growth Fund
Recommendations:
Committee is asked to consider: i) the content of the Heatheryknowe Masterplan Framework ii) that the masterplan will inform the consideration of future planning permissions for this site and the delivery of associated community benefits arising from the its future development
Ward No(s): 21 Citywide:
Local member(s) advised: Yes No consulted: Yes No
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1 BACKGROUND
1.1 Glasgow City Plan 2, adopted in December 2009, proposed the creation of Community Growth Areas (CGAs) to meet long term housing land requirements identified in the Glasgow & the Clyde Valley Strategic Develop Plan. Comprehensive Planning Studies had identified three locations on the edge of the City to meet this need. These were Robroyston/Millerston, Easterhouse/Gartloch and Broomhouse/Baillieston/Carmyle. Each area was considered to have a potential capacity of around 1500 houses although this was required to be confirmed by a masterplanning process in advance of the submission of applications for planning permission.
1.2 Within Easterhouse/Gartloch CGA, 3 sites were identified as being suitable for development within the Glasgow City boundary. These sites were identified as being suitable for release based on the findings of a comprehensive analysis of constraints and opportunities carried out behalf of the City Council and North Lanarkshire Council in 2010 and subsequently confirmed as part of the city’s housing land supply. Additional CGA sites are located within the North Lanarkshire Council boundary
1.3 The current City Development Plan, adopted in March 2017, retains the support for the delivery of the CGAs to meet housing needs across the city region as set out in Policy CDP 10: Meeting Housing Needs. To date significant progress has been made in the delivery of the CGAs at Baillieston/Broomhouse/Carmyle and Robroyston.
1.4 This report seeks to advise Committee of the submission of a masterplan for one of the 3 sites which comprise the Easterhouse/Gartloch CGA in Glasgow. The masterplan is for the site at Heatheryknowe, which is shown hatched on the plan below, with the other 2 proposed sites outlined in red:
1.5 In addition to delivering new housing, the CGAs are also intended to deliver supporting community benefits to ensure integration of the release sites with the existing adjacent communities. These benefits are to be delivered through a Community Growth Fund which is to be delivered through developer contributions secured via legal agreements linked to any relevant future planning permissions.
1.6 The purpose of this report is to advise members of the submission of a masterplan framework for the future delivery of the CGA site at Heatheryknowe and the intention to use this framework as supplementary planning guidance to assess future planning applications and to support the development of the associated legal agreements which will secure the funding required to deliver the community benefits identified in consultation with the local community.
2 THE MASTERPLAN
2.1 The masterplan for the Heatheryknowe site has been developed by a consultant team led by Manor Architects on behalf of their client who has a significant land holding within the masterplan site area.
2.2 The masterplan been developed in line with the key place making principles as set out in the City Development Plan. More locally, it has also been informed by the emerging Strategic Development Framework (SDF) for Easterhouse which is currently being prepared by the City Council. It also takes cognisance and supports delivery of the masterplan for the Seven Lochs Wetland Park which encompasses the wider Greenbelt to the north and east of the Greater Easterhouse area.
2.3 It is also supported by a number of technical reports which address the more detailed technical aspects of the proposed development, including transport Assessment, geotechnical site investigation, flood risk assessment archaeological investigation, air quality, noise, vibration, habitats survey, landscape and visual assessments and a tree survey.
2.4 Heatheryknowe comprises approximately 75 hectares of agricultural land. The masterplan proposes a design led solution in a complex landscape that responds to the physical, spatial context and environmental characteristics of the site. The masterplan will incorporate zoned housing land for approximately 1500 dwellings. The proposed development will incorporate extensive areas of usable open space and connectivity with a core path linking to the Seven Lochs Wetland Park and other areas of public amenity space thereby improving opportunities for outdoor recreational activity. Park and ride facilities are proposed alongside footpath and cycle links to encourage and promote active travel.
2.5 Based on the detailed site analysis four distinct pockets of land which are suitable for development within the Heatheryknowe site have been identified. Based on this, the concept is to create four ‘villages’ within the masterplan area. It is proposed that each will have their own their own distinct identity, sense of
place and take their proposed names from the farms which currently occupy the site i.e. Commonhead, Netherhouse, Heatheryknowe and Rogerfield as shown below. A copy of the full masterplan can be viewed here.
Indicative neighbourhood ‘village’ concept
3 COMMUNITY ENGAGEMENT
3.1 As part of the development of the Masterplan, the consultants have undertaken consultation with local community groups and elected members in order to inform the approach to the development of the masterplan and to identify potential benefits which may arise from the proposed development. A report of this consultation exercise can be viewed here.
3.2 Given the scale of the proposed development, further consultation will be undertaken as part of the statutory planning process.
4 NEXT STEPS
4.1 Following submission of this masterplan, it is intended that a Planning Permission in Principle (PPiP) application will be submitted for the entire site. Given the size of the site, this will be classified as a Major Application. As such, this will require submission of a Proposal of Application Notice (PAN) as required under planning legislation. Submission of the PAN then triggers a statutory period of 12 weeks for community consultation. The application for PPiP cannot be submitted prior to completion of this twelve week period.
4.2 After a PPiP application is submitted, it will be assessed against the masterplan as supplementary planning guidance, in conjunction with the relevant policies in the City Development to assess the proposed development of the Heatheryknowe site. It will also inform the completion of a legal agreement linked to the PPiP to secure the required contribution from developers to a Community Growth Fund (GGF) which will support the delivery of the community benefits to be identified in agreement with the local community.
4.3 Once agreed, these benefits will be the subject of a more detailed costing exercise which will help to determine the required level of developer contribution. In the other CGAs this has been paid to the City Council on completion of tranches of 20 housing units. The amount to be paid per unit, once determined, will be index linked to ensure payments are made in line with inflation, to ensure that the value of the CGF is maintained over time.
5 POLICY AND RESOURCE IMPLICATIONS
Resource Implications:
Financial: The masterplan has no financial implications for the City Council at this time. As development of the site progresses it is envisaged that the Community Growth Fund will bring additional financial resources, secured via developer contributions, to support delivery of key outcomes.
Legal: The masterplan will inform future planning applications which, if supported, will be subject to legal agreements to secure developer contributions. This will require the input of Legal Services
Personnel: Staff from within DRS Planning & Building Standards will be responsible for the production of the assessment of future planning proposals, with input from Legal services required as mentioned above.
Procurement: Future procurement requirements where GCC is the lead agency will be carried out in line with current procedures relating to sustainable procurement and Article 19.
Council Strategic The report supports the following Strategic Plan Plan: themes:
A Thriving Economy 1. Deliver the Glasgow Economic Strategy 2016-2023 and ensure it is supported by expert external advice from the Glasgow Partnership for Economic Growth.
A Vibrant City
15. Deliver the Glasgow Tourism and Visitor strategy.
21. Support communities to develop play opportunities and street play spaces.
Excellent and Inclusive Education 31. Extend the use of walking, buses to schools and safe cycle routes to encourage cycling.
A Healthier City 49. Build on our Age Friendly City strategy and action plan.
A Sustainable and Low Carbon City 54. Invest in roads and pavement maintenance, improving conditions, residents’ satisfaction and contributing to active travel networks. Ensure community involvement in local decision making about this investment.
55. Prioritise sustainable transport across the city.
63. Give all children better access to outdoor play by upgrading school playgrounds and play areas.
65. Build high quality, inclusive active travel infrastructure, investing a minimum of 10% of our transport infrastructure budgets in cycling and walking to make Glasgow an excellent cycling and walking city.
67. Become a carbon neutral city by 2037, reviewing our energy carbon masterplan in 2019, and investigating membership of
international networks, the Carbon Neutral Alliance and C40.
71. To promote and enhance our city’s natural resources including nature reserves and public parks.
Resilient and Empowered Neighbourhoods 74. Develop a more integrated approach to how we use our policies, assets and resources to improve community empowerment, neighbourhoods and delivering equality.
76. Review and provide options for how we can develop a liveable communities policy, linking up our approach to Thriving Places, the use of the Place Standard and the City Development Plan.
78. Deliver a programme of investment in new or refurbished community facilities.
79. Deliver the Glasgow Housing Strategy, including utilising funding from the Scottish Government and development partners to step up progress on the city’s priority Transformational Regeneration Areas and Development Framework Areas.
80. Implement the City Development Plan and review planning regulations with the Scottish Government to ensure we deliver the best outcomes for Glasgow. Investigate ways to devolve planning and licensing decisions to a local level.
81. Ensure that Glasgow’s developments, both residential and public realm, are of a high international standard and deliver clean, sociable, accessible and safe neighbourhoods and public spaces. We will work with partners to develop proposals for the appointment of a City Architect.
A Well Governed City that Listens and Responds
92. Reform our decision-making arrangements to improve transparency and accountability and opportunities for citizens to take part in decisions, particularly local ones.
94. Consult with our citizens at the earliest stage on policy and service design, demonstrating how we have addressed their views.
95. Work in partnership with others to deliver the city’s ambitions and improve its services and outcomes through: Citizens Third sector organisations and community groups Our community planning partners City businesses, universities and colleges Our neighbouring local authorities in the Glasgow City Region The Scottish and UK government.
Equality and Socio- Economic Impacts:
Does the proposal Yes. The masterplan will seek to promote an support the ethos of placemaking that improves the lives of Council’s Equality all citizens in line with the aims of the City Outcomes 2017-22 Development Plan.
What are the It is envisaged that the masterplan will have a potential equality positive impact on equality. This can be impacts as a result addressed in more detail as the detailed planning of this report? applications are taken forward.
Please highlight if The masterplan will seek to deliver inclusive the policy/proposal economic growth, improving access to will help address opportunities for all citizens. socio economic disadvantage.
Sustainability Impacts:
Environmental: The masterplan will promote the concept of sustainable urban development, promoting opportunities for active travel, increased biodiversity and are being developed to take
cognisance of the potential impact of climate change.
Social, including Development Plan Policy CDP1 - The opportunities under Placemaking Principle underpins the masterplan Article 20 of the and is focused on improving the health and well- European Public being of Glasgow’s citizens through Procurement improvements to the city’s physical environment. Directive
Economic: The masterplan seeks to unlock development opportunities, increase and diversify the city’s range of housing choice. A key aspect of the wider CGA programme seeks to widen housing choice to retain particularly families within the city boundary. By doing this, these families can contribute to the overall vitality of the city by supporting local businesses and services
Privacy and Data There are no identified impacts in relation to Protection impacts: privacy and data regulations. Any future consultation will be carried out in line with relevant data protection policies and legislation.
5 RECOMMENDATIONS
Committee is asked to consider:
i) the content of the Heatheryknowe Masterplan Framework ii) and note that the masterplan will inform the consideration of future planning permissions for this site and the delivery of associated community benefits arising from the its future development