Norfh Council

Planning Appl ications for con side ration of Planning and Transportation Committee

Committee Date : 16 August 2007

Ordnance Survey maps reproduced from Ordnance Survey with permission of HMSO Crown Copyright reserved APPLICATIONS FOR PLANNING AND TRANSPORTATION COMMITTEE 16'h August 2007

Page Application No. Applicant DevelopmentILocus Recommendation No. 12 N/07/00831/FUL Mr. & Mrs. Gardiner Change of Use of Public Grant Open Space to Private Garden Ground 3 Leckethill Avenue

17 N/07/00971/FUL Mr. R. Sharpe Construction of a Garden Grant Room (in retrospect) Request for a Site 2 Fourth Avenue Visit and a Hearing.

21 N/07/01260/FUL Mr A Martin Extension to a Grant Dwellinghouse 79 Glentanar Drive

26 C/07/0083O/FUL Railway Inn Formation of Beer Garden to Refuse Rear of Public House (in retrospect) At 98 Lauchope Street

32 C/06/01987/FUL Mr Watt Single Storey Extension to Grant Children's Nursery at 46 Lefroy Street,

39 C/07/00241/FUL EAD Ltd. Erection of Residential Grant Development on Land West of Paddock Street Coatbridge

47 C/07/00465/REM Allden Homes Ltd Erection of Two Grant Dwellinghouses at 99 Main Street, Airdrie

54 C/07/00826/OUT Mr J. Wilson Construction of Three Storey Grant Development of 6 Flatted Dwellinghouses at The Quarry Inn Commonside Street Thrash bush Airdrie

60 C/07/01083/FUL Rea Property Residential Development of Grant (P) Development 29 Three Storey Flats at The Winning Post, 186 Main Street, Calderbank 69 C/07/01108/FUL Mrs Mohammed Part Change of Use from Grant Class1 Shop to Hot Food Use (in retrospect) at 72 Clark Street Airdrie

74 S/06/01894/FUL Mr Carlo Rea Construction of 21 Flatted Grant Dwellings Land at 51 Main Street, Cleland,

85 S/07/00227/FUL JCD Homes Conversion of Former Grant Primary School to Residential Accommodation and Erection of 4 no Town houses Primary School, Clydesdale Street, New Stevenston

97 S/07/00651/FUL Angela Hassan Heightening of Garden Grant Fence to 2.3m from 1.8m (in retrospect) 96 North Lodge Avenue Motherwell

102 S/07/00893/FUL Asda Stores Ltd Construction of Petrol Filling Grant Station Morningside Road,

108 S/07/01036/FUL Taylor Homes Non - Compliance with Refuse (Scotland) Ltd Condition 15 of Planning Permission S/O 1/00107/REM to Allow for the Dispensation of the Play Area, and Erection of Dwellinghouse and Detached Garage Land North of 13 Ravenshall, Cleland

116 S/07/01057/FUL Mr & Mrs Reid Erection of Two Storey Refuse Extension to Rear of Dwellinghouse 423 Laburnum Road,

C/07/01083/FUL - If granted, Section 69 Agreement to be concluded - Contribution for Play Provision Application No: N/07/00831/FU L

Date Registered: 1st June 2007

Applicant: Mr & Mrs Gardiner 3 Leckethill Avenue Westfield Cumbernauld G68 9EW

Agent CF Technical Services 112 Cornwall Street South Glasgow G41 1AA

Development: Change of Use from Public Open Space to Private Garden Ground

Location: 3 Leckethill Avenue Westfield Cum bernauld G68 9EW

Ward: 2 - Cumbernauld North : Councillors Chadha, McCulloch, Murray, & O'Brien

Grid Reference: 272589 673076

File Reference: N/07/00831/FUL

Site History: No applications of relevance

Development Plan: Cumbernauld Local Plan 1993 - Policy HG3 (ResidentialAmenity)

Contrary to Development Plan: No

Consultations: None

Representations: One letter of representation received.

Newspaper Advertisement: Not Required

Recommendation: Approve 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 driveway hereby permitted shall be finished in monoblock as illustrated on the approved plans. I Reason: To prevent deleterious material being carried on to the public road.

3. That the connection to the public road will be by means of a 3 metre dropped kerb and will be completed to the standard required by the Roads Authority.

Reason: In the interests of road safety.

4. That before the development hereby permitted commences details of the materials to be used for the 1.8 metre high fence and gate shall be submitted to and approved in writing by the Planning Authority

Reason: In order that the Planning Authority might assess their suitability in the interests of the visual amenity of the area.

Background Papers:

Application form and plans received 11 th May 2007

Letter from Mrs L Connelly, 1 Leckethill Avenue, Westfield, Cumbernauld, G68 9EW received 12th July 2007.

Cumbernauld Local Plan 1993

Any person wishing to inspect these documents should contact Mr Gavin Forrest at 01236 616466.

DATE : 7" August 2007 APPLICATION NO. N/07/00831/FUL

REPORT

1. Description of Site and Proposal

1.I This application seeks permission for the change of use from public open space to private garden ground and the formation of a driveway at 3 Leckethill Avenue, Westfield, Cumbernauld.

1.2 The property is a 2 storey mid terraced house and the development is proposed to take place at the rear of the property. The total area will measure approximately 170 square metres. Access will be taken from the Leckethill Road. There will be a mono-blocked driveway which will measure approximately 13 metres x 4.5 metres. The drive will allow access to another area that will provide garden ground and 2 parking spaces. This area will be surrounded by a 1.8 metre high fence.

1.3 The application area is currently grassed open space which is in Council ownership. There is sporadic planting on the existing boundaries.

2. Development Plan

2.1 The proposal raises no strategic issues in terms of the Glasgow and the Clyde Valley Joint Structure Plan 2000 and can be assessed against the relevant local plan policies.

2.2 This application is covered by policy HG3 (Residential Amenity) of the adopted Cumbernauld Local Plan 1993.This policy states that any development will be in scale and character of the surrounding area.

3. Consultations and Representations

3.1 My Traffic and Transportation section was consulted regarding this development. There were no major issues raised and their detailed comments regarding the access can be dealt with through the imposition of conditions

3.2 There has been one letter of objection received from the occupier of 1 Leckethill Avenue, Westfield. The objections and my comments thereon are as follows:

0 The vehicle access is at a busy bend at the only entrance to all Leckethill streets.

Comments My Traffic and Transportation section were consulted regarding this application and have no objections to the development

The access appears to be open to anyone to park on at any time.

Comments The drive way will not be gated at the entrance. However the area immediately to the rear of the property will have a gate. The applicant intends to try and purchase the land from the Council and, if successful, it would be classed as his private land. Should other people start to park on the driveway this will be a matter for the applicant to address.

At weekends cars can be parked at the access point and also across the road opposite the access point.

Comments At present anyone can park in these areas as there are no road markings preventing this. The formation of the driveway may actually reduce on street parking. Will their 2 cars and taxi be parked on the access driveway at any time behind my property. The places show only 2 enclosed parking bays.

Comments The access driveway will be suitable for vehicles to be parked as it will be mono- blocked. The two areas marked as parking bays are within the area immediately at the rear 3 Leckethill Avenue. As the whole area will be purchased and will be under the ownership of 3 Leckethill Avenue, there is the possibility that vehicles will, on occasions, be parked on the access driveway, This would not lead to the detriment of the overall amenity of the area and no issues were raised by my Traffic and Transportation section regarding any negative effect this may cause in terms of sightlines.

Will the Council still maintain the remaining public space? Will any of the shrubs and trees which presently provide privacy be affected?

Comments The Council will still maintain all the land that remains within its ownership. There are currently shrubs and trees at the rear of the property. Due to the position of the proposed purchase area in relation to the existing shrubs, some will be lost. However the rear boundary will still be protected by a 1.8 metre high fence. There will be a landscaped area at the side of the access driveway. The area immediately to the rear of 3 Leckethill Avenue will have a 1.8 metre high fence around it.

4 Plannina Assessment and Conclusions

4.1 Under Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the relevant development plan unless material considerations indicate otherwise. In this case, the proposal is not contrary to the terms of the Cumbernauld Local Plan.

4.2 Whilst the concerns expressed by the neighbouring householder are understandable, they are not so serious to merit refusing planning permission. The driveway will ultimately reduce the amount of on street parking and will reduce congestion in the immediate area. Any amenity that will be lost will be compensated by the landscaping on the access driveway.

4.3 For the proposed development to be implemented the land will have to be purchased from the Council. It should be remembered that although planning permission is granted, this does not ensure that the land will actually be sold.

4.4 Notwithstanding the neighbour’s concerns, it is recommended that planning permission for the change of use from public open space to private garden ground and the formation of a drive way at 3 Leckethill Avenue, be granted. Application No: N/07/00971/FUL

Date Registered: 2nd July 2007

Applicant: Richard Sharpe 2 Fourth Avenue Stepps

Development: Construction of a Garden Room (In retrospect)

Location: 2 Fourth Avenue Stepps

Ward: 5 - Strathkelvin : Councillors Hogg, McGlinchey, Shaw, & Wallace

Grid Reference: 264938 6681 55

File Reference: N/07/0097 1/F UL

Site History: N/00/01199/FUL : Erection of an Extension to the Dwellinghouse - granted in November 2000.

Development Plan: Northern Corridor Local Plan, 2005 - Policy HG3 applies Contrary to Development Plan: No

Consultations: None

Representations: Two letters of representation received

Newspaper Advertisement: Not Required

Recommendation: Approve Subject to the Following Condition:-

1. That the roof-water drainage arrangements for the garden room, as illustrated on the approved drawings, shall be completed to the satisfaction of the Planning Authority within two months of the date of this consent.

Reason : To minimise the impact of roof-water run-off from the garden room to neighbouring gardens.

Background Papers:

Application form and plans received 5th June 2007

Letters from Mr. G. Fraser, 39 Lochearnhead Road, Stepps, received 5'h & 20th June 2007. Letter from Mr. Sharpe, 2 Fourth Avenue, Stepps, received 2ndJuly 2007.

Northern Corridor Local Plan, 2005 Any person wishing to inspect these documents should contact Ms Erin Louise Deeley at 01236 616464.

Date: 7" August 2007

AP PLICAT I0N N0. N/07/00971 /F UL

REPORT

1. Description of Site and Proposal

1.1 The application site is the curtilage of a semi-detached bungalow at 2 Fourth Avenue, Stepps. The house has been previously extended to the rear and a detached garage is located at the end of the driveway adjacent to the extension. A wooden garden room is located behind the garage at the north east side corner of the rear garden, which is surrounded by a 2 metre high screen fence.

1.2 This is a retrospective planning application for the garden room, which was erected in 2005 and brought to my attention in January 2007 when one of the neighbours complained about water from the roof of the building flooding his property in late 2006 and early 2007. The building measures approximately 7 metres wide X 4.4 metres deep and has a pitched roof. All windows face south and west towards the garden of the house.

2. Development Plan

2.1 This proposal raises no strategic issues in terms of the Glasgow and the Clyde Valley Joint Structure Plan 2000 and can therefore be assessed against local plan policies.

2.2 In the Northern Corridor Local Plan 2005, the site lies within a defined residential area where policy HG3 (Residential Amenity) applies. This policy seeks to protect residential amenity from inappropriate developments.

3. Consultations and Representations

3.1 No consultations were required in respect to this application.

3.2 Two letters of objection have been received from the occupiers 39 Lochearnhead Road which lies to the rear of Fourth Avenue, but not directly behind No 2. The main point of objection can be summarised as follows:

Water run-off from the roof of the garden room results in flooding into my property. Mr Sharpe’s property is positioned higher than my own which worsens the problem.

Comment It was observed by the case officer during the routine site visit that guttering was installed and rain water flowed from it into in a water butt where it was collected. The water butt was located at the south east corner of the garden room on a raised decking area. This drainage arrangement was not considered adequate and it is possible that the water butt was emptying on to the garden and then draining into the gardens at the rear which are three to four feet lower than Fourth Avenue.

The applicant was asked to provide more satisfactory drainage proposals, and the scheme submitted involves the installation of a down pipe that would connect to the existing drainage system of the adjacent garage.

The objector has been advised of the proposed roof drainage arrangements for the garden room, but he is not prepared to withdraw his objection. 4. Planning Assessment and Conclusions

4.1 In terms of Section 25 of the Town and Country Planning (Scotland) Act 1997, planning applications must be determined in accordance with the relevant development plan unless material considerations indicate otherwise, In this case, the proposal complies with policy HG3 of the Northern Corridor Local Plan 2005.

4.2 The garden room is considered acceptable from a planning perspective and raises no issues with respect to privacy for any of the neighbours. The ‘flooding’ problem raised by the occupier of 39 Lochearnhead Road should be resolved if the drainage scheme submitted by the applicant is satisfactorily installed. It is recommended that retrospective planning permission be granted for the garden room at 2 Fourth Avenue, Stepps, subject to a condition being imposed in respect of its roof drainage.

4.3 It should be noted that the occupier of 39 Lochearnhead Road has requested that the Committee carry out a site visit and conduct a hearing prior to determining this retrospective planning application. Application No: N/07/01260/FUL

Date Registered: 18th July 2007

Applicant: Mr A. Martin 79 Glentanar Drive Moodiesburn G69 OHW

Agent G.M. Design 19 Auchenleck Drive Glasgow G33 INS

Development: Construction of a Two Storey Side Extension to a Dwellinghouse

Location: 79 Glentanar Drive Moodiesburn G69 OHW

Ward: 5 - Strathkelvin : Councillors Hogg, McGlinchey, Shaw and Wallace

Grid Reference: 270247670728

File Reference: N/07/01260/FUL

Site History: N/07/00543/FUL Erection of Double Length Domestic Garage, Retaining Wall, Boundary Fence & Raised Garden: Refused 04/07/07

Development Plan: The site is covered by policies HG 3 & 5 in Northern Corridor Local Plan 2005

Contrary to Development Plan: No

Consultations: Not required

Representations: One letter of representation received

Newspaper Advertisement: Not Required

Recommendation: Approve 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 complement in colour and texture those of the existing adjoining building, unless otherwise agreed in writing with the Planning Authority.

Reason: To safeguard the visual amenity of the area. 1

jr Representation 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: To safeguard the residential amenity of the area.

Background Papers:

Application form and plans received 18th July 2007

Letter from Mr & Mrs S McManus, 81 Glentanar Drive, Moodiesburn, G69 OHW received 27th July 2007. Letter from Mr G Meldrum, G M Design Associates, 19 Auchinleck Drive, Glasgow G33 1NS received 7‘h August 2007.

Any person wishing to inspect these documents should contact Mr Alan Graham at 01236 616394.

Date: 7” August 2007 APPLICATION NO. N/07/0 126O/FUL

REPORT

1. Description of Site and ProDosal

1.I The applicant seeks consent for the construction of a two storey side extension at 79 Glentanar Drive, Moodiesburn. The property is a semi-detached dwellinghouse set within a modern housing estate. The proposed extension measures 7.2 metres long, 2.6 metres wide and 7.5 metres in height (the height of the existing house) with a pitched roof. The ground floor of the extension will incorporate a domestic garage, whilst the first floor will provide an additional bedroom with en-suite, creating four bedrooms in total.

1.2 A previous application for the construction of a double length domestic garage, retaining wall, boundary fence and raised garden was refused on 4'h July 2007 following a site visit and hearing.

2. Development Plan

2.1 The application raises no strategic issues in terms of the Glasgow and the Clyde Valley Joint Structure Plan 2000 and can therefore be assessed in terms of Local Plan policies.

2.2 Within the adopted Northern Corridor Local Plan 2005, the application site is located within an area covered by policies HG 3 and 5 relating to residential amenity and residential design standards respectively.

3. Consultations and Representations

3.1 My Traffic and Transportation section have no adverse comments to make.

3.2 One letter of representation has been received from the neighbour at 81 Glentanar Drive. The letter of representation raises the following objections:-

Potential business use from the garage

Comments: The applicant has advised that the proposed garage is to be used purely for domestic purposes. Given this objection, however, a condition has been attached to the consent restricting the use of the garage to private use incidental to the enjoyment of the house on site and no commercial activity shall be carried out, in, or from, the garage.

0 The proposed two storey side extension is not situated below the ridge line of the roof nor set back from the front elevation of the property.

Comments; The applicant has submitted amended plans showing the proposed garage set back 1 metre from the building line of the house, although the upper floor will be flush with the existing building line. The guidance within Appendix 1 of the adopted Northern Corridor Local 2005 is a guide to ' preferred design', however other design solutions may be acceptable depending on the particular circumstance of each case. In addition, precedent has been set as planning consent has been granted for two storey extensions where the height of the extension is as high as the existing building

Internal garage space is too narrow

Comments: It is acknowledged that the internal width of the proposed garage is 2.5 metres, which is narrower than the preferred width of 3.0 metres. However, given that the proposed garage is to be built on the boundary line, there is no scope to widen the garage and 2.5 metres is still practicable - if tight.

0 Insufficient parking spaces

Comments: The applicant has submitted amended plans showing the proposed garage set back 1 metre from the building line of the house. This leaves an area 5m x 2.6m, which is sufficient in size for a parking space.

0 Proposed materials

Comments: A condition has been attached to the application stating that the facing materials to be used for the external walls and roof shall complement in colour and texture those of the existing adjoining building.

0 Drainage

Comments: Details of the proposed drainage measures will require to be submitted as part of the application for a building warrant.

0 Disruption during construction

Comments: The storage of materials, tools and a skip is not a material planning consideration and therefore cannot be taken into account in the processing of this application. Notwithstanding this, the nature of development will temporarily have an impact upon neighbouring residents.

Danger to pedestrians caused by construction site environment

Comments: I am of the opinion that the construction of an extension would not have a detrimental impact on the residential amenity of the neighbouring properties in terms of presenting a danger to pedestrians, although a certain amount of care will be required during the construction period.

4. Plannina Assessment and Conclusions

4.1 In accordance with Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. The proposed extension is not contrary to the Local Plan.

4.2 Whilst not strictly complying with the terms of the guidance within the Local Plan, the design and scale of the extension are in keeping with the existing house and surrounding area and will create no significant adverse effect on neighbouring residents.

4.3 Having taken account of all relevant material considerations, and notwithstanding the concerns raised by the neighbouring proprietor No. 81 Glentanar Drive, it is recommended that planning permission be granted for a two storey side extension at 79 Glentanar Drive, Moodiesburn. Application No: C/07/0083O/FUL

Date Registered: 30th May 2007

Applicant: Railway Inn 98 Lauchope Street Chapelhall Airdrie North Lanarkshire ML6 8SW

Development: Formation of Beer Garden to Rear of Public House (Retrospective)

Location: 98 Lauchope Street C hapelhall Airdrie North Lanarkshire ML6 8SW

Ward: 01 1 Airdrie South Councillors Coyle, Curley, FaganandLove

Grid Reference: 278051 662851

File Reference: C/PL/CHLI 95/098/CMI/LR

Site History:

Development Plan: District Local Plan 1991, Including Finalised First Alterations A, B & C September 1996

Contrary to Development Plan: No

Consultations:

Representations: 1 letter of representation received.

Newspaper Advertisement: Advertised on 13th June 2007

Recommendation: Refuse for the following reason

That the use of this backcourt area as a beer garden will have an unacceptable impact on the residential amenity of the residents in the upper floor of the building due to its proximity to the access stairway and upper landing area.

Background Papers:

Application form and plans received 10th May 2007

Memo from Transportation Section received on 26'h July 2007 Memo from Protective Services received on 1st August 2007

Letter from L Lindsay, 100 Lauchope Street, Chapelhall, ML6 8SW received 3rd May 2007.

Monklands District Local Plan 1991, Including Finalised First Alterations A, B & C September 1996

Any person wishing to inspect these documents should contact Miss Charmaine Mills at 01236 812381.

Date: 8th August 2007 APPLICATION NO. C/07/0083O/FUL

REPORT

1. Description of Site and ProDosal

1.1 Planning permission is being sought retrospectively for the formation of a beer garden and erection of canopy within the rear yard of the Railway Inn, 98 Lauchope Street, Chapelhall.

1.2 The Railway Inn is an established Public House located on the corner of Lauchope Street and George Street, Chapelhall. The two-storey building has 3 residential flats on the second floor and the public house occupies the ground floor.

1.3 The yard area to the rear has been recently been resurfaced and levelled and currently consists of a 1 metre fence and wooden picnic tables. The beer garden has an area of approximately 58 square metres and is accessed through the Public House. There is no boundary treatment along the front of Lauchope Street or along the length George Street. There is a 1.8 metre high (approximately) wall along the southern boundary and a 2 metre fence with a small grassed area with trees and shrubbery separating the yard area from the residential properties at 5 and 7 George Street. There is a small shed on the grassed area. As part of the proposal the applicant has proposed to raise the height of the fence from 1 metre to 2.0 metres and erect a small canopy above the rear exit door. These details have not yet been submitted. It is understood that the use of the beer garden has been suspended pending the outcome of the current application.

1.4 The applicant has also submitted a mitigation statement in support of the proposal.

2. Development Plan

2.1 The proposal raises no strategic issues in terms of the Glasgow and Clyde Valley Joint Structure Plan 2000 and can therefore be assessed in terms of Local Plan policies.

2.2 The application site is located within an area designated as ECON 8 (General Urban Areas) in the Monklands District Local Plan 1991 and policy COM 11 (Social, Entertainment and Commercial ‘Bad Neighbour’ Uses) is also relevant.

3. Consultations and Representations

3.1 The Protective Services Section was consulted and requested a noise assessment to be carried out at the premises. Following supporting information submitted by the applicant Protective Services provided written comments advising that no piped music should be played in the beer garden, the use of the beer garden should be limited to 9.30pm and double doors installed to the rear access to the public house. They also advised the applicant that the height of the fence should be increased to 2.0 metres and that a canopy erected at the entrance door to the beer garden would help to ensure seclusion for passers by and privacy to the occupants living above the public house.

3.2 The Transportation Section was consulted and have advised that the existing car parking provision available at the site is 10 spaces with 5 spaces for the public house and 5 spaces for the 3 flatted dwellings. The beer garden results in the net loss of one parking space which is considered to be to the detriment of road safety.

3.3 Following standard neighbour notification procedures and press advertisement 1 letter of representation has been received. The main points of objection can be summarised as follows: (i) As the beer garden is being built on the area of land below the objector’s property it would infringe on her privacy as this is the only way in and out of her house.

(ii) The beer garden will adversely impact on the residential amenity of the property particularly in relation to noise.

(iii) With people using the area as a smoking area it will have a detrimental effect on her health.

(iv) Due to the stress of anti social behaviour of the patrons using the beer garden the objector is suffering from ill health.

4. Planninn Assessment and Conclusions

4.1 This application raises no strategic issues and can therefore be assessed in terms of current local plan policies. The application site lies within an area designated as ECON 8 General Urban Areas in the Monklands District Local Plan 1991. This policy supports the principle of mixed uses. In addition policy COMI 1 Social, Entertainment, and Commercial ‘Bad Neighbour’ Uses are accepted in ECON 8 areas where there is no anticipated adverse effect on the amenity of local residents.

4.2 The Public House at this location has been established for many years The addition of the beer garden is an ancillary facility to an established public house. It is acknowledged that the Public House currently generates a level of activity and noise including patrons smoking outside. The applicant has agreed to raise the height of the existing fence to 2.0 metres and erect a canopy over the rear entrance door to the beer garden to minimise any noise coming from the beer garden and protect the privacy of the residents (particularly on the open landing) above the public house. It is considered that even with appropriate conditions, requested by the Protective Services Section, there would be no guarantee that there would not be an increase in noise or general disturbance from the proposed beer garden area.

4.3 Although the applicant is prepared to introduce mitigating measures, there is still some concern that the location of the facility so close to the access stairway and upper landing of the upper flats will cause disturbance.

4.4 With regard to the parking provision for the site, it is considered that the loss of one parking space is not significant . Given that it is a local public house it is considered that the majority of the patrons would walk as opposed to driving. Therefore it is considered that the loss of one space is an acceptable marginal shortfall if the proposal was otherwise acceptable.

4.5 With regard to the points of objection raised the following comments are made:

It is accepted that the beer garden would be particularly close to the neighbouring residential properties and this issue must be addressed satisfactorily.

The Railway Inn has been established for many years and some noise disturbance will currently exist around an establishment of this type. The issue is whether the introduction of a beer garden will exacerbate the problem

Pollution Control have offered no objection to the beer garden in relation to any smoke pollution caused by patrons of the public house using it as a smoking area. In any event this is not a material planning consideration.

The concerns raised by the objector are noted in respect of the possible increase in anti- social behaviour is a matter to be dealt with by the enforcing authorities, namely the police, not the Planning Authority.

4.5 The applicant has submitted additional information in support of the application. This document states that it is the owner’s intention to provide a beer garden which is acceptable both to the customers of the public house and to the occupiers of the above premises. The owner indicated that in order to minimise noise within the beer garden the following measures will be taken:

(i) The beer garden will close at 9.30pm.

(ii) Access to and egress from the been garden would only be provided from the rear of the public house. Therefore people could not enter or leave the beer garden from the fire exit gate.

(iii) There would be no entertainment, music, televisions etc provided within the beer garden.

(iv) The furniture in the beer garden are would be wooden picnic bench style to ensure that the adjacent premises would not be affected by the noise of, for example, metal chairs being scraped along the ground.

(v) Notices advising patrons of the time limits for use of the beer garden and signs requesting patron’s co-operation in respecting the neighbouring properties would be prominently displayed.

(v) Management will monitor the noise levels within the beer garden at all times and take appropriate action if unacceptable noise levels are evident.

(vi)No entertainment will start in the pub until after the beer garden is closed.

4.6 The undertakings promised by the company cannot be enforced and there is concern that the measures will be difficult to achieve satisfactorily. Due to the very close proximity of the residents access stairway and the upper rear accommodation of the flats it is considered that the provision of a beer garden in this particular location is unacceptable. It is therefore recommended that planning permission is refused for the reason stated overleaf. Application No: C/06/01987/FUL

Date Registered: 1st December 2006

Applicant: Mr Watt 46 Lefroy Street Coatbridge ML5 INB

Agent lan Reid 9 Dillarsview Lesmahagow ML11 OFD

Development: Erection of Single Storey Extension to Children’s Nursery

Location: 46 Lefroy Street Blairhill Coatbridge North Lanarkshire ML5 1NB

Ward: 6 Coatbridge North Councillors Clarke, McWilliams and Shields & Wilson

Grid Reference: 272269665247

File Reference: C/PL/CTL330046/SMI/LR

Site History: C/00/00892/AMD Extension to Outdoor Nursery Play Area and Amendment to Parking Layout - Granted 09/11/2000 C/O3/01525/TPO Felling of 4 No. Trees - Granted 14/11/2003 C/04/00624/FUL Erection of Conservatory and Re Location of Decked Area - Granted 14/06/2004 C/98/00027/FUL Part Change of Use of Dwellinghouse as Pre- School Nursery - Granted 23/04/1998 C/96/00250/COU Use Of Dwellinghouse As Guest House - Refused 25/10/1996

Development Plan: The site is located within an established residential area designated as HG9 (Existing Residential Areas) in the Monklands District Local Plan 1991 and falls within the Blairhill and Dunbeth Conservation Area (ENV 15).

Contrary to Development Plan: No

Consultations: NLC Education (Early Years) (No comment)

Representations: 4 Letters of Representation.

Newspaper Advertisement: Advertised on 13th December 2006 Planning Application No. C/06/01987/FUL Erection of Single Storey Extension for the Expansion of Existing Nursery Facility

46 Lefroy Street, Blairhill, Coatbridge * Representations Recommendation: Approve 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 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. For the avoidance of doubt the roof shall be finished in natural slate and the walls shall be finished in red sandstone, or other suitable stone alternative, to match the existing building.

Reason: In the interests of the visual amenity of the existing building and the surrounding Conservation Area.

3. 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: In the interests of amenity of the building and the Conservation Area.

4. That before the development hereby permitted starts, tree protection measures in accordance with British Standard BS 5837 shall be erected along the drip line of the trees, as shown on the approved plans, and shall not be removed without the approval in writing of the Planning Authority.

Reason: In the interests of amenity of the building and the Conservation Area.

5. That before the extension hereby permitted is occupied 5 off street parking spaces, as shown on the approved drawings, shall be provided at the south of the application site and shall be maintained thereafter to the satisfaction of the Planning Authority.

Reason: To ensure adequate staff parking within the curtilage of the application site in the interests of road safety and the amenity of the surrounding Conservation Area.

6. That before the development hereby permitted starts the applicant shall submit details of the surface treatment for the car parking area to the south of the dwellinghouse. For the avoidance of doubt the material shall not be tarmac.

Reason: To retain the residential setting of the building in the interests of visual amenity and the character of the surrounding Conservation Area.

Background Papers:

Application form and plans received 30th November 2006

Memo from Transportation Section received 9th February 2007 Memo from Protective Services Section received 4th January 2007 Memo from NLC Education (Early Years) received 13th December 2006

Letter from A. R. McCafferty, 18 Muir Street, Blairhill, Coatbridge, North Lanarkshire, ML5 1NH received 30th November 2006. Letter from A. Gardiner, 3 Muir Street, Blairhill, Coatbridge, North Lanarkshire, ML5 1NS received 12th December 2006. Letter from J Feeney, 44A Lefroy Street, Blairhill, Coatbridge, North Lanarkshire, ML5 1NB received 18th December 2006. Letter from A. Gardiner, 3 Muir Street, Blairhill, Coatbridge, North Lanarkshire, ML5 1NS received 14th March 2007.

Glasgow and Clyde Valley Structure Plan 2000 Monklands District Local Plan 1991, Including Finalised First Alterations A, B & C September 1996

Any person wishing to inspect these documents should contact Ms Susan Miller at 01236 812374.

8 August 2007 APPLICATION NO. C/06/01987/FUL

REPORT

1. Description of Site and Proposal

1.I Planning permission is being sought for the construction of a side extension to an established pre-school nursery and residential dwelling at Manor Park, 46 Lefroy Street, Coatbridge.

1.2 The application site is a large detached red sandstone Victorian Villa located within the Blairhill and Dunbeth Conservation Area. The property is two storey with slate roof and is of traditional character. The property is located within a predominantly residential area and is bound to the north by Muir Street and to the South by Lefroy Street.

1.3 As noted above the property is in part use as a pre-school nursery. Only part of the ground floor is in use as a nursery with the remainder of the house in residential use. The change of use was to children’s nursery was granted planning permission in 1998. Planning permission was granted for the outdoor play area and parking layout in 2000. At present there are a total of 11 parking spaces within the curtilage of the site. These are split with 4 at the south accessed from Lefroy Street which is for use by the residential property and nursery staff. The remaining 7 are accessed from Muir Street. It is also noted that there is a double garage accessed from the Muir Street Entrance. There is no vehicular through route between Lefroy Street and Muir Street.

1.4 The application proposes to construct a single storey side extension 10.7metres long by 6.3metres wide along the east elevation. The extension will accommodate a nursery room, children’s toilets and large kitchen for the use of the dwellinghouse. The internal layout of rooms used by the nursery will alter slightly.

2. DeveloDment Plan

2.1 The site is located within an established residential area designated as HG9 (Existing Residential Areas) in the Monklands District Local Plan 1991. The application site falls within the boundary of the Blairhill and Dunbeth Conservation Area (ENV 15). There are no strategic implications.

3. Consultations and Representations

3.1 The Transportation Section was consulted and initially recommended the refusal of the proposal due to the use of two separate accesses. However this position was reconsidered when the revised plans for the extension were submitted and on further consideration of the planning history of the site. The Transportation Section has verbally advised that the revised plans show an acceptable increase in parking provision.

3.2 Protective Services Section was consulted and has provided comments with regard to dust and noise, construction work hours and any required ventilation system. These can all be contained within informatives.

3.3 The Education Department was consulted and has no comments to make on the proposal.

3.4 Following standard neighbour notification and press advertisement procedures 4 letters of representation were received. 3 of these letters were received in relation to the initial plans for a separate building. 1 of the objectors submitted an additional letter following the re-notification with regards to revised plans for a side extension. The points of objection can be summarised as follows: (i) The extension will result in an increase in traffic in the area and on-street parking (ii) Additional noise

3.6 One letter of representation objected to the proposed parking layout and design of the building, however, this is one of the letters received prior to the revised plans being received and is therefore not relevant to the extension under consideration. 4. Planninn Assessment and Conclusions

4.1 The current local plan guidance on Nurseries acknowledges that nurseries are generally accepted within residential areas. The principal of using the property as a nursery was accepted in 1998 when planning permission was granted for the part change of use of the property. As such it is only the extension which is under consideration.

4.2 The current design guidance on House Extensions and Conservation is relevant. The Design Guidance on House Extensions advises that a house extension should not be so large as to dramatically alter the character of the existing dwellinghouse. The Design Guidance on Conservation advises that consideration should be given to the scale and proportion of extensions, materials used and the design of window openings. In this case the extension is considered to be of traditional size, scale and design and will integrate satisfactorily with the existing building.

4.3 The window on the Lefroy Street elevation has been designed with a triple panes and mullions to match those of the existing dwellinghouse. This is true of the proposed window on the side elevation. To the rear there is a single door proposed. The pitched roof reflects the roof pitch of the main building.

4.4 The proposed side window will face towards the neighbouring property at 44 Lefroy Street, however the extension is set back from the boundary by approximately 2.9 metres and the stone boundary wall is in excess of 1.8m high, any overlooking will be minimal. It is also acknowledged that there are currently windows on the side elevation at both ground and first floor level. The extension will not cause any overshadowing of the neighbouring dwellinghouse.

4.5 The extension will accommodate a nursery room, children's toilet and large kitchen. The kitchen will be for the use of the residential dwellinghouse only. This will allow for the existing residential kitchen to be used along with part of the extension as nursery room 3.

4.6 The current ground floor layout and floor area of the nursery means that up to 42 children can be looked after at any one time. It is considered that the current parking arrangements as agreed in 2000 meet the needs of the nursery at this level. The positioning of the extension along the east elevation displaces 2 existing car parking spaces, however, these can easily be accommodated to the front of the building. The car park layout to the front will be altered to accommodate the 2 existing spaces, 2 displaced spaces and an additional space ( 5 in total). The applicant has confirmed that the extension is to provide additional space for the children already attending the nursery, however, they have also indicated that the extension could enable the nursery to accommodate an additional 6 baby places in the future which would require one additional staff member in relation to those already employed. On this basis the parking provision requires to be increased by one parking space. The applicant has submitted revised plans with an additional space located at the Lefroy Street entrance. As 1 space per staff member and 2 spaces for the residential property as required can be achieved, and in light of the previous permission, parking provision is considered acceptable in this instance.

4.7 As the property is located within the conservation area it is considered undesirable to see the entire area to the front of the dwellinghouse at Lefroy Street tarmaced, as has been done to the rear parking and drop off area, to accommodate further parking spaces. However, there is space within the front garden grounds to accommodate further parking should it be desired or become necessary.

4.8 In terms of the letters of representation the following comments would be made:

(i) As discussed above the parking layout and provision was approved under the previous application in 2000. The additional parking provision relates only to the extension. The applicant has provided the one additional parking space as required by the transportation section for the possible 6 additional baby spaces. It is acknowledged that any additional capacity at the nursery is likely to increase traffic movements to and from the site, however in light of the above, the current situation and the marginal increase in capacity it is considered that this is not so significant to merit the refusal of this application. (ii) The applicant has confirmed that the extension is being erected to provide additional space for the children already attending the nursery. The applicant has also indicated that the extension could accommodate 6 additional baby spaces in the future. It is considered that the extension will not be so large as to significantly alter the number of children able to attend the nursery and therefore any increase in noise will be minimal in relation to current levels.

4.9 As noted this application relates to the single storey side extension to 46 Lefroy Street to provide additional accommodation to the established nursery. The extension has been assessed in relation to the design guidance on house extensions and conservation and is found to be acceptable in terms of size, scale and design. Due consideration has been given to the letters of representation submitted in relation to this application however these objections were not so significant as to merit the refusal of this application. In conclusion taking the foregoing into consideration and in light of the previous permissions granted it is recommended that planning permission be granted subject to conditions. Application No: C/07/00241/FUL

Date Registered: 14th February 2007

Applicant: EAD Limited 66 Townhead Kirkintilloch G66 1NZ

Development: Erection of Residential Development

Location: Land To The West Of Paddock Street Sikeside Coatbridge North Lanarkshire

Ward: 10 Coatbridge South Councillors Brooks, Ferrie & Higgins

Grid Reference: 274529663892

File Reference: CTP750000/1J/LR

Site History:

Development Plan: Glasgow and Clyde Valley Structure Plan 2000 Monklands District Local Plan 1991, Including Finalised First Alterations A, B & C September 1996 HG3/45: New Private Sector Housing Development and HG9: Housing Policy for Existing Residential Areas

Contrary to Development Plan: No

Consultations: Scottish Environment Protection Agency (No objections) British Gas (No objections) Scottish Power (No objections) West Of Scotland Archaeology Service (No objections)

Representations: No letters of representation received.

Newspaper Advertisement: Not Required

Recommendation: Approve 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 Planning Application No C107/00241/FUL

Erection of Residential Development

Land to West of Paddock Street, Coatbridge Site Area 7.2HA 2. That before any works commence, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority.

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

3. That before any of the dwellinghouses hereby permitted are occupied, the fences, or walls, as approved under the terms of condition 2 above, shall be erected.

Reason: To safeguard the residential amenity of the area.

4. That before any further works commence, 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 the location, design and materials of bin stores to serve the flats.

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

5. 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 ensure the submission of these details.

6. That the landscaping scheme agreed under the terms of condition no. 5 above shall be implemented in accordance with the following: planting within house plots and adjoining areas to be implemented contemporaneously with the development in so far as is reasonably practical. the area of amenity planting at the east side of the site (adjoining the main spine entrance road) shall be complete within 1 year of the occupation of the first dwellinghouse. the entire planting scheme shall be implemented in full within one year of the occupation of the last dwellinghouse 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: To ensure the satisfactory implementation of the landscape and planting scheme in the interest of visual amenity.

7. That before the development hereby permitted starts, a woodland management and maintenance scheme, covering the area of ground adjoining the , shall be submitted to, and approved in writing by the Planning Authority, and it shall include:-

(a) proposals for the continuing care, maintenance and protection of the trees, shrubs and hedges, including details of the timing and phasing of all such works; (b) details of the location, number, variety and size of trees and shrubs to be planted, and the phasing of such works.

Reason: To ensure the submission of necessary details in order to ensure the creation of an attractive and sustainable woodland edge to the development. 8. That within one year of the start of the development hereby permitted, all planting included in the Woodland Management Scheme, approved under the terms of condition 7 above, shall be completed; and any trees or shrubs 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. Following the completion of the planting scheme as required by condition 7, the area which is the basis of the Woodland Management Scheme shall be managed in accordance with the agreed on-going scheme.

Reason: To ensure the necessary implementation and success of the woodland management scheme.

9. That before the development hereby permitted starts, a scheme for the provision of the equipped play area shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and this shall include:-

(a) details of the type and location of play equipment, seating and litter bins to be situated within the play areas; (b) details of the surface treatment of the play area, including the location and type of safety surface to be installed; (c) details of the fences to be erected around the play area, and (d) details of the phasing of these works.

Reason: To ensure the submission of necessary details in accordance with the Council’s guidelines on such matters.

10. That notwithstanding the generality of condition no. 9 above, the proposed scheme of play equipment shall accord with the following:

a) equipment to comprise 2 multi-activity units (one for under 6 years and one for 6-12 years) and 3 other pieces of equipment. b) play equipment shall be located at least 15.0m from the nearest dwelling. c) the play area shall be completed in full within six months of the occupation of the last dwellinghouse.

Reason: To ensure that the play scheme is to an acceptable standard and is implemented within a reasonable timescale.

11. That before the development hereby permitted starts, a management and maintenance scheme for all areas outwith private garden grounds and outwith areas which will become part of the publicly maintained road (other than the area which is covered by the Woodland Management Scheme required by condition 7) shall be submitted to and approved in writing by the Planning Authority.

Reason: To safeguard the amenity of the area.

12. That prior to the occupation of the loth last dwellinghouse, the management and maintenance scheme approved under the terms of condition 11 shall be in operation.

Reason: To safeguard the residential amenity of the area.

13. That prior to any works of any description being commenced on site, unless otherwise agreed in writing with the Planning Authority, full details of the proposed surface water drainage scheme shall be submitted to and approved in writing by the Planning Authority. For the avoidance of doubt the drainage scheme must comply with the requirements of the publication titled “Drainage Assessment :A Guide fur Scofland and any other advice subsequently published by the Scottish Environment Protection Agency (SEPA) or the Sustainable Urban Drainage Scottish Working Party (SUDSWP). The post development surface water discharges shall ensure that the rate and quantity of run-off to any watercourse are no greater that the pre-development run-off for any storm return period unless it can be demonstrated that a higher discharge is necessary to protect or improve the aquatic habitat. SUDS shall be provided even when discharge is proposed to the public sewers notwithstanding any conditions imposed by Scottish Water.

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

14. That the SUDS compliant surface water drainage scheme approved in terms of condition 13. above shall be implemented contemporaneously with the development in so far as is reasonably practical. Following the construction of the SUDS, a certificate (signed by a responsible Civil Engineer) shall be submitted to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant ClRlA Manual and the approved plans.

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

15. Notwithstanding the terms of Condition 13. above, a Flood Risk Assessment shall be submitted to the Planning Authority prior to any works of any description being commenced on the application site, unless otherwise agreed in writing with the said Authority. For the avoidance of doubt, the Flood Risk Assessment must take account of Scottish Planning Policy 7 (SPP 7): Planning & Flooding and Planning Advice Note 69 (PAN 69): Planning & Building Standards Advice on Flooding.

Reason: In order that the Planning Authority might be satisfied that the proposed development will not give rise to flooding within the application site and will not increase the flood risk elsewhere.

16. That any flood mitigation works identified in the Flood Risk Assessment approved in terms of Condition 15 above shall be implemented contemporaneously with the development in so far as is reasonably practical. Following the construction of all the flood mitigation works, a certificate (signed by a Chartered Civil Engineer experienced in flood mitigation) shall be submitted to the Planning Authority confirming that the flood mitigation works have been constructed in accordance with the approved plans.

Reason: To ensure that the development site and adjacent land and property will not be subjected to unacceptable flooding in the interests of public safety and amenity.

17. That before the development hereby approved starts, a report which adheres to guidance given in BSI0175.2001 Investigation of Potentially Contaminated Sites, Code of Practice, and describes 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 shall include proposals to remove or render harmless these contaminants, having regard to the proposed use of the site, to be agreed in writing with the Planning Authority, and development shall not be commenced until these works have been completed.

Reason: To ensure the proper treatment of the site in the interests of health and safety.

18. That following the completion of all or any of the works required under the terms of condition no. 17 above, a certificate from a suitably qualified person or body shall be submitted to the Planning Authority confirming that all necessary works have been carried out in full and to a satisfactory standard. Reason: To ensure the compliance with condition no. 17 in the interests of health and safety

19. That before any works commence on site, a detailed plan showing proposed ground levels within the site shall be submitted to the Planning Authority, and the proposed levels shall be agreed by the Planning Authority. This plan will be an update of the plan prepared by URS Consulting Engineers (plan no 44762984/0126) but will show the agreed housing layout and any other differences in ground levels.

Reason: To ensure the submission of relevant information and to ensure that the proposed ground levels are properly integrated into the surrounding area and to ensure a safe and attractive development.

20. That visibility splays of 4.5m by 50m (to the left) and 4.5m by 90m (to the right), measured from the heel of the footway, shall be provided on both sides of the vehicular access to the site from Paddock Street 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 site 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 pedestrian and vehicular safety.

21. That the proposed section of road between the two internal roundabouts shall be constructed to local distributor standards and shall be 7.3 metres wide with 2 metre wide verges/footways incorporating cycle facilities at a maximum gradient of 5% along its entire length.

Reason: In the interests of pedestrian and vehicular safety.

22. That provision shall be made within each curtilage for 2 car parking spaces and thereafter maintained and each plot shall be served by a separate driveway which shall be paved for a minimum of 2 metres from the heel of the footway.

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

Background Papers:

Application form and plans received 14th February 2007

Letter from Scottish Environment Protection Agency received 4th April 2007 Letter from British Gas received 1st March 2007 Letter from Scottish Power received 5th April 2007 Letter from West of Scotland Archaeology Service received 21st March 2007

Memo from Local Plans Section received 22nd March 2007 Memo from Transportation Section received 16th February 2007 Memo from Pollution Control Section received 26th March 2007 Memo from Environmental Services received 28th March 2007 Glasgow and Clyde Valley Structure Plan 2000 Monklands District Local Plan 1991, including Finalised First Alterations A, B & C September 1996

Any person wishing to inspect these documents should contact Mr lan Johnston at 01236 812382.

Date: 8 August 2007 APPLICATION NO. C/07/00241/FUL

REPORT

1. Description of Site and Proposal

1.I The application site is located between Calder Street and Paddock Street, Coatbridge and measures 7.2 hectares approximately. The site is predominantly made up of vacant overgrown land that is bounded to the north by residential properties, to the south by the North Calder Water, to the east by Paddock Street and to the west by the now vacant site of the former Sheffield Forgemasters Works.

1.2 The proposal is for the erection of 172 dwellinghouses with associated landscaping and access roads on the application site. The dwellinghouses will include a mix of detached, semi-detached and terraced units, all 2 storey in height and the main access into the development site will be via a new roundabout arrangement created on Paddock Street at the eastern boundary of the site. The internal road layout will include provision for a future vehicular connection to the lands west of the application site (Forgemasters site) through the retention of an elongated strip of land along the site's northern boundary.

1.3 A centralised equipped play area will be provided within the site and the existing woodland area along the southern boundary of the site will be retained. A SUDS facility will be sited at the site's eastern boundary adjacent to the new vehicular access on Paddock Street.

2. Development Plan

2.1 The site is covered by policies HG3/45: New Private Sector Housing Development and HG9: Housing Policy for Existing Residential Areas in the Monklands District Local Plan 1991. The proposal raises no strategic issues.

3. Consultations and Representations

3.1 Following the standard neighbour notification procedures no representations were received in respect of this proposal.

3.2 Scottish Power, British Gas and the West of Scotland Archaeology Society offered no objection to this proposal. SEPA has been in direct discussion with the applicant and has offered no objection to the proposed SUDS details. Scottish Water has offered no response to this proposal.

3.3 The Transportation Section has fully assessed the submitted proposals in terms of roads related issues and, following the submission of amended details, has offered no objections to those amended proposal subject to conditions. The Learning and Leisure Services Department and Pollution Control Section have offered no objections to the proposal.

4. Plannina Assessment and Conclusions

4.1 Section 25 of the Town and Country Planning (Scotland) Act 1997 provides that in making any determination under the Planning Act, regard has to be had to the development plan. In particular, the determination shall be made in accordance with the plan unless material considerations indicate otherwise. In this instance, the development on the whole is not held to be of strategic importance therefore the Structure Plan is not relevant in the assessment of this planning application. 4.2 In terms of the adopted Monklands District Local Plan 1991 the application site located within an area specifically designated for Private Housing purposes under policy HG3/45 (WeirslGarturk Brickworks). The proposal under consideration is therefore seen as acceptable solely in policy terms.

4.3 In terms of layout the proposals are considered to be of an acceptable standard, having regard to the appropriate Design Guidance as contained within the Local Plan and an appropriate level of amenity open space, including dedicated play area provision has been included within the submitted layout. The design, prominence and external treatment of the new build is also seen as acceptable at this particular location.

4.4 The Transportation Section had raised issues with the initial layout proposals although they are now satisfied with the amended proposals in terms of the roads related issues including the roundabout geometry, visitor parking standards, internal speed control systems. The retention on an access strip along the northern boundary of the site to allow for the potential future link road into the lands west of the current application site forms an integral part of the larger “master plan” scheme for the surrounding areas which in part ( i.e. Forgemasters site) have also been designated for Private Housing purposes, albeit by a separate developer.

4.5 None of the statutory consultees offered any objection to this proposal and SEPA are satisfied with the proposed drainage proposals. No objections have been received in respect of this proposal and therefore taken that the proposal is in accordance with the development plan I recommend that permission be granted subject to the stated conditions. Application No: C/07/00465/REM

Date Registered: 29th March 2007

Applicant: Allden Homes Ltd 8 Woodlands Grove Armadale EH48 2UH

Agent Jim Miller Architectural Technician 11 Bughtknowes Drive Bathgate EH48 4DP

Development: Erection of Two Dwellinghouses (Reserved Matters for Application C/06/01428/OUT)

Location: 99 Main Street Longriggend Airdrie North Lanarkshire ML6 7RS

Ward: 7 Airdrie North Councillors Cameron, Coyle, McGuigan and Morgan

Grid Reference: 282392670203

File Reference: C/PL/LRM03000099/CMI/LR

Site History: C/06/01428/OUT Erection of Two Dwellinghouses - Granted 11.10.2006

Development Plan: The application site falls within an area designated as ECON 8 (General Urban Areas) in the Monklands District Local Plan 1991

Contrary to Development Plan: No

Consultations: Scottish Water (No Objections) British Gas (No Objections) Scottish Power (No Objections) Scottish Environment Protection Agency (Comments)

Representations: 1 letter of representation received.

Newspaper Advertisement: Not Required Planning Application No. C/07/00465/REM Erection of Two Dwellinghouses

99 Main Street, Longriggend, Airdrie * Representation Site Area 0.23 HA Recommendation: Approve Subject to the Following Conditions:-

1. That the development hereby permitted shall be started before 16'h October 201 1.

Reason: To accord with the terms of the planning permission reference number C/06/01428/OUT.

2. That before the development hereby permitted 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.

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

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

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

4. A visibility splay of 2.5 metres by 60 metres, measured from the road channel, shall be provided on both sides of the vehicular access and before the development hereby permitted is completed or occupied everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line areas and, thereafter, nothing exceeding 1.05 metres in height above road channel level shall be planted, placed, erected, or allowed to grow, within these sight line areas.

Reason: To ensure adequate sightlines at the proposed access to the site in the interest of road safety.

5. That before the development hereby permitted is occupied the 2 car parking spaces shall be provided, as per the approved plans, and thereafter be retained as parking spaces.

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

6. That before the dwellinghouse permitted is occupied the turning facility, as shown on the approved plan, shall be provided within the curtilage of the site to allow vehicles to enter and leave the site in forward gear.

Reason: To ensure that vehicles can enter and leave the site in forward gear in the interest of road safety.

7. That before the dwellinghouse permitted is occupied the 2 metre wide footway, as shown on the approved plan, shall be provided along the frontage of the plot and thereafter be maintained as footway.

Reason: To ensure the provision of adequate pedestrian footway in the interest of road safety.

8. That before 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 approved in writing by the Planning Authority, and for the avoidance of doubt the scheme shall comply with the Scottish Environmental Protection Agency's (SEPA) 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 latest SEPA guidance. That before the development hereby permitted commences details of the materials for the hard landscaping of the site shall be submitted to, and approved in writing by the Planning Authority. Reason: To ensure appropriate materials are utilised for the purposes of SUDS and road safety.

That before the development hereby permitted starts, a desk top study 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 enable the Planning Authority to consider these aspects.

That any remediation works identified by the site investigation required in terms of Condition 10 above shall be carried out to the satisfaction of the Planning Authority. A certificate (signed by a responsible Environmental Engineer) shall be submitted to the Planning Authority confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy.

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

That any remediation works identified in the approved reports on Japanese Knotweed Infestation and Management (Report 1 dated 6 December 2006 and Report 2 dated 14'h June 2007) shall be carried out to the satisfaction of the Planning Authority. Confirmation of these works shall be submitted to the Planning Authority and signed by a suitably qualified person.

Reason: To ensure that the Japanese Knotweed on site is controlled to a suitable standard in the interests of the amenity.

Background Papers:

Application form and plans received 20th March 2007

Memo from Transportation Section received on 31'' July 2007 Memo from Conservation and Greening received on 21'' May 2007 Memo from Protective Services received on 24'h April 2007

Letter from Scottish Power received on 17'h April 2007 Letter from SEPA received on I"June 2007 Letter from Scottish Water received on 17'h May 2007 Letter from Transco received on 3rdMay 2007

Letter from I Gibson, 99 Main Street, Longriggend , Airdrie, ML6 7RS received 2nd April 2007.

Monklands District Local Plan 1991, Including Finalised First Alterations A, B & C September 1996

Any person wishing to inspect these documents should contact Miss Charmaine Mills at 01236 812381

Date: 8 August 2007 APPLICATION NO. C/07/00465/REM

REPORT

1. Description of Site and Proposal

1.I Planning permission is being sought for the reserved matters for the erection of 2 dwellinghouses at land west of 99 Main Street Longriggend. Outline planning permission was granted by Committee on 2"d October 2006 for the erection of two dwellinghouses.

1.2 The site sits to the north of Main Street with a street frontage of 24 metres widening to 45 metres along the rear boundary and is 65 metres in depth. It is bound to the east by 99 Main Street, to the West by an area of ground which houses an electrical substation and to the rear by a disused railway. The site slopes down from the main street to the railway at the rear, is currently undeveloped and is overgrown with thick vegetation.

1.3 Each dwelling will provide a Lounge, Kitchen, 4 bedrooms, Family Room and an integral double garage. External finishing materials include dry dash render, reconstituted stone and will be incorporated alongside design features such as smooth quoins and two identical pitched roof features to the front elevations.

1.4 As part of the application a SUDS scheme and a report on Japanese Knotweed was submitted.

2. Development Plan

2.1 The proposal raises no strategic issues in terms of the Glasgow and Clyde Valley Joint Structure Plan 2000 and can therefore be assessed in terms of Local Plan policies.

2.2 Under the terms of the Monklands District Local Plan 1991 the application site is located within an area designated as ECON8 (General Urban Areas).

3. Consultations and Representations

3.1 Transportation Section have advised the proposal is acceptable provided that a turning facility and the provision of two off-street parking spaces are provided as shown on approved plans. In addition to this a 2 metre wide footway is provided along the entire frontage and the requested visibility splays area achieved. Conditions to this effect are recommended if Committee are likely to grant the application.

3.2 Protective Services commented that a comprehensive site investigation should be undertaken to assess any potential risks in terms of site contamination.

3.3 Conservation and Greening are satisfied with the mitigation measures proposed as part of the Knotweed report submitted.

3.4 Scottish Power and Transco have no objections.

3.5 SEPA have advised that they have no objections to the foul drainage proposals however a SUDS will be required with regard to surface water. With regard to the Japanese Knotweed that is to be discarded this is likely to be classed as 'controlled waste' and should be accompanied by appropriate Waste Transfer documentation and should be disposed of accordingly.

3.6 Following standard neighbour notification procedures 1 letter of representation was received. The objections contained within the letter can be summarised as follows: (i) Japanese Knotweed is present on the site. When the site was cleared 1 year ago soil was carried through the village spreading the Knotweed. The plant creates difficulties and damage especially to building foundations.

(ii) An old freshwater spring still exists on site and has only been covered over.

(iii) The area at the front of the land has always been used as a parking area. Originally a bus terminus it is now used by visitors to the village as a parking area for the children’s playground and by people setting off on country walks.

(iv) The land has never been used for building purposes.

(v) There is the problem of drainage and where is the flow from the septic tank to go.

4. Planning Assessment and Conclusions

4.1 The application site lies within an area designated as ECON8 General Urban Areas in the Monklands District Local Plan 1991. This policy sets the principle of mixed uses which may include; light industrial, office, business use and houses with workshops. Such uses will be considered acceptable where requirements for access, plot size, built forma and amenity can be met.

4.2 The principle of two dwellinghouses on this site has been permitted in the previous outline permission granted by Committee. Therefore this application will look at the details of the application. The house plots are of such a size to be able to accommodate dwellinghouses which will accord with the principles contained within the current design guidance on ‘Infill Housing’. There are a mixture of styles and heights of buildings in the area. The proposed dwellinghouses have been designed to resemble some of the recent developments within Longriggend. The plot size and proposed building footprints are considered acceptable in relation to surrounding later development.

4.3 Both front gardens have a depth of 14 metres and a rear garden depth of at least 32 metres is provided. Between the two proposed dwellings there is a distance of 2.2 metres along with a 3 metre distance (at its shortest point) between the east and west boundary lines. Although only 2.2 metres has been provided in between the proposed dwellings only one of the houses will have windows on the gable which are not habitable rooms. Therefore given that there is adequate distance between the east and west elevations and windows have been positioned so that there are no overlooking issues the proposed dwellings are considered acceptable.

4.4 With regard to access and parking provision for the site, it is considered that the proposed access from Main Street, Longriggend and the turning facility provided within each plot would allow vehicles to enter the road network in an acceptable and safe manner. Two off street parking spaces are provided within the plot which satisfies the provision required by the Transportation Section. With regard to visibility splays and the 2 metre footway, conditions are recommended to cover these elements should permission be granted.

4.5 The points raised in the letter of representation are addressed as follows:

(i) As noted the site is heavily overgrown and there may be Japanese Knotweed present on the site. Japanese Knotweed is an invasive species considered to be contaminated waste and its disposal is dealt with under legislation regulated by SEPA. The presence of Japanese Knotweed on the site is not a material planning consideration and does not merit the refusal of this application. Indeed it is considered that the careful removal and eradication of the Knotweed, in line with the relevant controls, would be of benefit to the village. The developer requires to satisfy the building standard regulations that the site is stable for to build on and in this instance is not considered to be a material planning consideration. The applicant will be asked to take cognisance of any well when designing the drainage of the site which will be dealt with to their satisfaction and will be in accordance with SEPAs guidance. There is an area of hardstanding within the site adjacent to the main road which is currently utilised as an informal parking area. This area is within the application site boundary and is in the ownership and control of the site owner. As noted the site is currently vacant, however this does not preclude the development of the site in accordance with the development plan. The site is currently overgrown and offers little to the amenity or streetscape value to the village. The applicant has submitted an indicative layout plan together with an indicative drainage scheme. It is acknowledged that Longriggend is outwith the public sewered area and that the proposed dwellinghouses would require to be served by a septic tank and incorporate a SUDS facility. These will have to comply with SEPA regulations.

4.6 In conclusion, due consideration has been given to the points of representation raised, nevertheless no reason was found to uphold the objections. The proposal to erect two dwellinghouses on the application site is considered to accord with the principles of the development plan and it is therefore recommended that planning permission be granted subject to conditions. Application No: C/07/00826/OUT

Date Registered: 31 st May 2007

Applicant: Mr J. Wilson 19 Commonside Street Airdrie ML6 6NQ

Agent Stanley C. Cook MRTPl 12 Beveridge Terrace ML4 2RJ

Development: Construction of 6 Flatted Dwellinghouses (in outline)

Location: The Quarry Inn Commonside Street Thrashbush Airdrie North Lanarkshire ML6 6NQ

Ward: 8 Airdrie Central Cllrs Devine, Logue and Stocks

Grid Reference: 275882666072

File Reference: C/PL/AIC63200 19ICMILR

Site History: 06/00545/FUL Change of Use to Beer Garden & Erection of Canopy

Development Plan: Glasgow and Clyde Valley Structure Plan 2000 Monklands District Local Plan 1991, Including Finalised First Alterations A, B & C September 1996 Policy HG9 (Housing Policy for Existing ResidentialAreas)

Contrary to Development Plan: No

Consultations: Scottish Water (Comments) British Gas (No Objection) Scottish Power (No Objection) British Telecom (No Objection

Representations: No letters of representation received.

Newspaper Advertisement: Not Required Planning Application No C/07/00826/OUT

Construction of 6 Flatted Dwellinghouses (In Outline)

The Quarry Inn, Commonside Street, Thrashbush, Airdrie Site Area 0 08 HA Not to Scale Recommendation: Approve Subject to the Following Conditions:-

1. That the development hereby permitted shall be started, either within 5 years of the date of this permission, or within 2 years of the date of 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, 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 private amenity space; (e) the details of the hard and soft landscaping of the site; (f) details for management and maintenance of the areas identified in (c),(d) and (e) above; (9) the design and location of all boundary walls and fences; (h) the provision of drainage works incorporating SUDS (i) the disposal of sewage; (j) details of existing trees, shrubs and hedgerows to be retained; (k) details of existing and proposed site levels. (I) details of a bin store

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

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 PRIOR to any works of any description being commenced on the application site, unless otherwise agreed in writing with the Planning Authority, a comprehensive site investigation report shall be submitted to and for the approval of the said Authority. The investigation must be carried out in accordance with current best practice advice, such as BS 10175: The Investigation of Potentially Contaminated Sites or CLR 11. The report must include a site specific risk assessment of all relevant pollution linkages and a conceptual site model. Depending on the results of the investigation, a detailed Remediation Strategy may be required Reason: To establish whether or not site decontamination is required in the interests of the amenity and wellbeing of future residents.

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

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

6. That the total number of flatted dwellinghouses within the site shall NOT exceed a total 6 flats and the development shall incorporate 4 two bedroom flats and 2 single bedroom flats.

Reason: To ensure the site is not overdeveloped in the interests of residential amenity.

7. That no part of the development hereby permitted shall exceed 2 storeys in height, a traditional double pitched roof and may incorporate dormer windows andlor roof lights of a number, scale and design considered acceptable to the Planning Authority.

Reason: In the interests of visual amenity

8. That notwithstanding the terms of condition 2 above the development shall include the following requirements:

(a) a minimum of 9 car parking spaces each measuring 2.5m x 5.0m with 6.0 m width parking aisle. (b) the proposed building shall not encroach the existing visibility splay of 4.5m x 90m to the left of the site access road. (c) the development shall incorporate an area of private amenity space as shaded green on the approved outline plan (d) the sole means of pedestrian access to the proposed building shall be from the rear car park. For the avoidance of doubt no pedestrian access shall be allowed from the front elevation of the proposed building. (e) a dropped kerb access shall be proved and the public footway reinstated, all to the specifications and guidelines of the Roads Authority.

Reason: To ensure the proposed development meets an acceptable level of design in the interests of residential amenity and road safety.

9. That prior to any works commencing on site, the applicant must confirm in writing to the Planning Authority that the foul drainage can be connected to the public sewer in accordance with the requirements of Scottish Water. The surface water must be treated in accordance with the principles of the Sustainable Urban Drainage Systems Design Manual for Scotland and Northern Ireland published by ClRlA in March 2000.

Reason: To prevent groundwater or surface water contamination in the interests of the environment and amenity protection.

Background Papers:

Application form and plans received 14th May 2007

Letter from Scottish Water received 20th June 2007 Letter from British Gas received 20th June 2007 Letter from Scottish Power received 18th June 2007 Letter from British Telecom received 22nd June 2007

Memo from Transportation received 26th July 2007 Memo from Head of Protective Services received 19th June 2007

Glasgow and Clyde Valley Structure Plan 2000 Monklands District Local Plan 1991, Including Finalised First Alterations A, B & C September 1996

Any person wishing to inspect these documents should contact Mr Colin Marshall at 01236 812376.

Date: 8th August 2007 APPLICATION NO. C/07/00826/OUT

REPORT

1. Description of Site and Proposal

1.1 Planning permission is being sought in outline for a residential development that would comprise 6 flatted dwellinghouses and rear parking court at 19 Commonside Street, Airdrie. The site is currently occupied by The Quarry Inn public house, which would be demolished to enable the site to be redeveloped.

1.2 The site extends to some 0.08 ha (33m x 24m) and is located to the west side of Commonside Street, which serves as the main traffic distributor road to the north of Airdrie Town Centre. The surrounding area is predominantly residential in nature and most buildings are 2-storey in height. The periphery of the site is screened by semi-mature trees and hedgerows

1.2 An indicative site layout plan was submitted in support of the proposals. The existing vehicular access would be retained and a car park for 9 cars would be provided to the rear of the site. The indicative plans suggest that the development could include 4 two-bedroom flats and 2 single bedroom flats within a 2 1/2 storey flatted block that would face onto Commonside Street. Pedestrian access to the flats would be from the rear car park. A shared private amenity space would be provided to the rear.

2. Development Plan

2.1 The application site is located within an area covered by Policy HG9 (Housing Policy for Existing Residential Areas) of the Adopted Monklands District Local Plan 1991.

2.2 There are no strategic planning issues to address.

3. Consultations and Representations

3.1 The Transportation Section recommended that planning permission should be refused on traffic safety grounds as the proposals would result in additional traffic taking access from a distributor road which has substandard junction spacing, inadequate visibility splays and also due to the sub-standard parking provision shown on the indicative site layout plan. It was also considered there was no scope to provide a 2 m wide link footpath from the public footway to the rear entrance to the proposed flats.

3.2 The Protective Services Section had no objection provided a site investigation survey be undertaken before any works start on site and that all construction works comply with environmental regulations on dust, noise and working hours.

3.3 Scottish Water had no objection provided the drainage arrangements are agreed with them and include a sustainable urban drainage system (SUDS).

3.4 Scottish Gas, Scottish Gas and British Telecommunications had no objections.

3.5 There were no letters of representation.

4. Planning Assessment and Conclusions

4.1 The outline proposals require to be assessed under the terms of the development plan and any other material considerations.In this instance the terms of policy HG9 noted above and the relevant design guidance on such developments would be relevant. There are no strategic planning issues to address.

4.2 The redevelopment of the site for housing purposes would accord in principle with the terms of policy HG9 provided there would be no adverse impact on amenity. Whilst the proposals have been submitted in outline, an assessment of the indicative site layout plan can be undertaken to determine the likely affect of the proposals on the surrounding area and assess the merits of the proposals against the relevant design guidance.

4.3 The submitted plans indicate that the existing vehicular access, which currently serves the public house car park, would continue to serve the proposed residential development. Although the public house car park is closed by a locked gate at present, it could be used by customers and service vehicles during opening hours. Despite the concerns noted by the Transportation Section on the substandard junction spacing and visibility splays it is considered that the proposal would not result in any significant increase in the potential use of the access by patrons of the public house. The existing access could also be altered to include a dropped kerb, which would reduce the speed of vehicles entering the site. The public footway could be also be reinstated over the width of the existing access. This would improve pedestrian safety at and within the site. As such the impact of the proposals may be considered to be neutral with no further detriment to existing levels of road safety at this part of Commonside Street.

4.4 In regards to the parking provision, the Transportation Section also advised that 10 car parking spaces (165%) would be required. Whilst the standard level of provision can be noted, it is considered that the provision of 9 car parking spaces is adequate for the limited size of the proposed development, (4 two bedroom and 2 single bedroom flats), particularly as the site is located on a bus route and is only % mile from Airdrie Town Centre. Any concerns over on- street parking on Commonside Street would be discouraged as pedestrian access to the flats would be to the rear of the flatted block.

4.5 Although no elevation details were submitted, the scale and density of the proposals can be assessed based on the submitted information, The surrounding properties are generally two- storey in height and the developer has agreed that the proposed flats could be accommodated within a similar height of building provided that dormer windows and/or roof-lights are included in the final design of the building. As such in principle a 2 ’% storey building may be considered appropriate for this site. The design guidance for flatted developments suggests that this development would need to provide 200m2 of amenity space. The indicative layout plan shows that a total amenity area of 167m2could be provided. This would also need to accommodate a bin store. Whilst the shortfall can be noted, this level of open space provision is not considered unacceptable.

4.6 The permanent loss of the public house would have no particular impact on the residential amenity of the area. The site is relatively close to the town centre which supports similar licensed premises. The building is neither listed nor located within a conservation area and it is considered its flat roofed design is not unique or of a particular style worthy of retention or protection.

4.7 The comments offered by the other consultees can be covered as reserved matters.

4.8 Following consideration of the above matters, the proposals are considered acceptable and it is recommended that planning permission be granted in outline subject to reserved matters noted above. Application No: C/07/01083/FUL

Date Registered: 21st June 2007

Applicant: Rea Property Development Motherwell MLI 5RZ

Agent The John Russell Partnership Anderson House Dundyvan Road Coatbridge ML5 1DB

Development: Residential Development of 29 Flats

Location: The Winning Post 186 Main Street Calderbank North Lanarkshire ML6 9SL

Ward: 11 Airdrie South Councillors Michael Coyle, Thomas Curley, David Fagan &John Love

Grid Reference: 277060662586

File Reference: C/PL/CAM030000/1J/LR

Site History: 00/00377/FUL Change Of Use Of Lower Floor Function Suite To Public House And Function Suite - granted 25 May 2000 HG9: Housing Policy for Existing Residential Areas

Development Plan: Glasgow and Clyde Valley Structure Plan 2000 Monklands District Local Plan 1991, Including Finalised First Alterations A, B & C September 1996

Contrary to Development Plan: No

Consultations: SEPA (No response) Scottish Water (No objections) British Gas (No objections) Scottish Power (No objections)

Representations: 2 letters of representation received.

Newspaper Advertisement: Not Required Planning Application No. C/07/01083/FUL Residential Development of 29 Flats

The Winning Post, 186 Main Street, Calderbank

Representations received from Calderbank Conservation Society and Monkland Glen Community Council NotA to Scale Site Area 0.16 HA Recommendation: Approve 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 any works commence, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority.

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

3. That before any of the flatted dwellinghouses hereby permitted are occupied, the fences, or walls, as approved under the terms of condition 2 above, shall be erected.

Reason: To safeguard the residential amenity of the area.

4. That before any further works commence, 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 the location, design and materials of bin stores to serve the flats.

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

5. That before any works commence, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, 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; Reason: To enable the Planning Authority to consider these aspects in detail.

6. That prior to the occupation of the last two flatted dwellinghouses within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 5 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: To safeguard the residential amenity of the area.

7 That before the development hereby starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuing care, maintenance and protection of:- a. the proposed footpaths shown on the approved plans; b. the proposed parking areas shown on the approved plans; c. the proposed external lighting provided for the areas shown on the approved plans; d. the proposed grassed, planted and landscaped areas shown on the approved plans; e. the proposed fences to be erected along the boundaries shown on the approved plans

Reason: To safeguard the amenity of the area.

8. That prior to the occupation of the last two flatted dwellinghouses, the management and maintenance scheme approved under the terms of condition 7 shall be in operation.

Reason: To safeguard the residential amenity of the area. 9. That prior to any works of any description being commenced on site, unless otherwise agreed in writing with the Planning Authority, full details of the proposed surface water drainage scheme shall be submitted to and approved in writing by the Planning Authority. For the avoidance of doubt the drainage scheme must comply with the requirements of the publication titled Drainage Assessment : A Guide for Scotland and any other advice subsequently published by the Scottish Environmental Protection Agency's (SEPA) or the Sustainable Urban Drainage Scottish Working Party (SUDSWP). The post-development surface water discharges shall ensure that the rate and quantity of run-off to any watercourse are no greater than the pre-development run-off for any storm return period unless it can be demonstrated that a higher discharge is necessary to protect or improve the aquatic habitat. SUDS shall still be provided even where discharges are proposed to public sewrs notwithstanding any conditions imposed by Scottish Water.

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

10. That the SUDS compliant surface water drainage scheme approved in terms of condition (4) above shall be implemented contemporaneously with the development in so far as is reasonably practical. Following the construction of the SUDS, a certificate (signed by a responsible Civil Engineer) shall be submitted to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant ClRlA Manual and the approved plans.

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

11. Notwithstanding the terms of Conditions 9 & 10 above, a Flood Risk Assessment shall be submitted to the Planning Authority prior to any works of any description being commenced on the application site, unless otherwise agreed in writing with the said Authority. For the avoidance of doubt, the Flood Risk Assessment must take account of Scottish Planning Policy 7 (SPP 7): Planning & Flooding and Planning Advice Note 69 (PAN 69): Planning & Building Standards Advice on Flooding.

Reason: In order that the Planning Authority might be satisfied that the proposed development will not give rise to flooding within the application site and will not increase the flood risk elsewhere.

12. That any flood mitigation works identified in the Flood Risk Assessment approved in terms of Condition 11 above shall be implemented contemporaneously with the development in so far as is reasonably practical. Following the construction of all the flood mitigation works, a certificate (signed by a Chartered Civil Engineer experienced in flood mitigation) shall be submitted to the Planning Authority confirming that the flood mitigation works have been constructed in accordance with the approved plans.

Reason: To ensure that the development site and adjacent land and property will not be subjected to unacceptable flooding in the interests of public safety and amenity.

13. That before any further works commence, 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 enable the Planning Authority to consider these aspects in detail. 14. That any remediation works identified by the site investigation required in terms of Condition 13 above shall be carried out to the satisfaction of the Planning Authority. A certificate (signed by a responsible Environmental Engineer) shall be submitted to the Planning Authority confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy.

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

15. That before any of the dwellinghouses hereby permitted are occupied, all the parking and manoeuvring areas shown on the approved plans, shall be levelled, properly drained, surfaced in a material which the Planning Authority has approved in writing before the start of surfacing work and clearly marked out, and shall, thereafter be maintained as parking and manoeuvring areas.

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

16. That before the development hereby permitted starts, details of the design, location and construction of the proposed vehicular and pedestrian accesses on both Main Street and Woodhall Road shall be submitted to, and approved in writing by the Planning Authority

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

16. That before any of the dwellinghouses hereby permitted are occupied, all the road works shall be completed in accordance with the details approved under the terms of condition16 above.

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

Note to committee

If the Committee are minded to grant planning permission the decision notice will not be issued until a Section 69 Agreement is signed between the Council and the developer with regard to the agreed financial contribution for the upgrading of the existing recreational facilities in Calderbank.

Background Papers:

Application form and plans received 20th June 2007

Letter from Scottish Environment Protection Agency received 3rd July 2007 Letter from Scottish Water received 12th July 2007 Letter from British Gas received 4th June 2007 Letter from Scottish Power received 6th July 2007

Memo from Transportation Section received 19th July 2007 Memo from Pollution Control Section received 3rd July 2007

Letter from Calderbank Conservation Society, 103 Park Road , Calderbank , Airdrie, ML6 9TD received 10th July 2007. Letter from Dr I A Glen, Chairman, Monkland Glen Community Council, 21 Monks Road, Airdrie, ML6 9QW received 19th July 2007.

Glasgow and Clyde Valley Structure Plan 2000 Monklands District Local Plan 1991, Including Finalised First Alterations A, B & C September 1996

Any person wishing to inspect these documents should contact Mr tan Johnston at 01236 812382.

Date: 8 August 2007 APPLICATION NO. C/07/01083/FUL

REPORT

1. Description of Site and Proposal

1.1 The application site measures 0.16hectares and is located at the southern edge of Calderbank with a frontage direct onto Main Street. The site slopes downwards in a north to south direction and currently an existing vacant public house and a large open grassed area which are physically separated by a public footpath. The site is bounded to the north and west by residential properties ant to the south and west by Main Street.

1.2 The proposal is for the erection of a flatted development comprising 29 individual flatted units within two traditional pitched roof structures to be positioned at the southernmost frontage of the site towards Main StreeWoodhall Road. The building towards the western boundary of the site will be two and a half storey in height while the main building will be three storey high pedestrian entry to the units will be taken from stairways positioned on the rear elevation of the buildings adjacent to the rear parking courtyard. Woodhall Street itself will be upgraded to allow access to the parking area. The existing vehicular access from the site onto Main Street will be formalised by creating a single access with improved visibility splays.

1.3 The existing redundant public house building will be removed from the site to accommodate the proposed new build and taken the physical limitations of the site the applicant has agreed to make a financial contribution to the Council for the upgrading of amenity facilities within the general area in compensation for the non-provision of any on site play area provision.

2. Develovnent Plan

2.1 The site is covered by policy HG9: Housing Policy for Existing Residential Areas in the Monklands District Local Plan 1991. The proposal raises no strategic issues.

3. Consultations and Representations

3.1 Following the standard neighbour notification procedures 2 letters of objection from local amenity groups were received against this proposal. The main points of objection are as follows:

a. The proposal is over-development and would lead to congestion and loss of amenity to neighbours. b. Access to the site is on a dangerous corner and this development would increase the potential road safety problem. c. a 3 storey development is out of character within a predominantly 2 storey area.

3.2 None of the statutory consultees offered any objection to this proposal.

3.3 The Transportation Section initially raised concern with certain aspects of the development i.e. parking provision, road layout and geometry and footpath connectivity as well as acknowledging that the required visibility splays along Main Street from the site access (to the left) cannot be achieved. The Transportation Section has however accepted that the current visibility splay proposals are an improvement to the previous arrangements that served the former public house operation and that the amended details, including a turning head provision, upgrading of Woodhall Road etc. meet their requirements. The Pollution Control Section has requested the submission of a Site Investigation Survey.

4. Plannina Assessment and Conclusions 4. 1 Section 25 of the Town and Country Planning (Scotland) Act 1997 provides that in making any determination under the Planning Act, regard has to be had to the development plan. In particular, the determination shall be made in accordance with the plan unless material considerations indicate otherwise. In this instance, the development on the whole is not held to be of strategic importance therefore the Structure Plan is not relevant in the assessment of this planning application.

4.2 In terms of the adopted Monklands District Local Plan 1991 the application site is located within an area designated for residential purposes under policy HG9: Housing Policy for Existing Residential Areas and as such the proposed use is considered acceptable in policy terms. The surrounding uses are also predominantly of a residential nature and therefore an overriding issue in respect of this proposal is its compliance with the appropriate Design Guidance.

4.3 In general design terms the proposed buildings are of an acceptable standard and the external finishes are appropriate to the location. Taken the significance of the site slope the positioning of the new build at the southern part of the site lends 3 storey structures acceptable albeit that the surrounding properties are 2 storey in height. The nearest properties on Fir View (nos. 2-8) currently front onto a 2 storey type public house premises while the nearest part of the proposed new 3 storey high building will be set further away than the public house, will be at a lower ground level and will therefore not adversely affect their current outlook. The existing nearest property on Woodhall Road (no.8) is two storey in height and while a 3 storey building had initially been proposed adjacent to that property the applicant has taken on concerns about the impact of such a prominent structure on the existing properties and now seeks to limit the element of new build nearest that property to two and a half storey to minimise any visual impact. This has resulted in the reduction of units from 30 as previously proposed to 29 units.

4.4 No representations were received from the statutory consultees against this proposal and the Transportation Section has now accepted the amended proposals including the visibility splays onto Main Street which, while not meeting their normal criteria, are a significant improvement on the existing situation. While the constraints of the site have made it not possible to include any elements of children’s play area within the development as normally required in the Design Guidance the applicant is willing to make a financial contribution (normally based on f500 per Dwelling) to the Council to upgrade existing amenity facilities within the general area. Should members be minded to grant planning permission no decision notice would be issued until a Section 69 Agreement has been concluded in respect of this financial contribution.

4.5 With regards to the points of objection received my comments are as follows: a. With regards to the issue of over-development the development will satisfactorally accommodate the proposed level of development while providing for the required degree of parking provision and general amenity open space around the buildings. The issue regarding play provision would be satisfied through a financial contribution as referred to above. b. The Transportation Section has recommended on the proposed point of access into both the development site and the existing properties on Woodhall Road. The replacement of two separate accesses onto Main Street with a single improved access with improved visibility splays in both directions will increase road safety at that junction as well as on Main Street itself. c. While it is accepted that the predominant height of existing adjacent properties is 2 storey the contours of the application site, sloping significantly downwards towards the Main Street frontage lends itself appropriate for a 3 storey development without adversely affecting the adjacent properties. The siting of the two and a half storey element of new build adjacent to the existing two storey properties on Woodhall Road will be visually acceptable and the positioning of the stepped buildings, at a prominent road frontage location entering the village of Calderbank, will be an attractive gateway feature. 4.6 Having regard to the foregoing I consider that the proposal accords with the provisions of the local plan both in policy and design terms. The points of objection are noted although I do not consider that these merit refusal of the planning application. I therefore recommend that planning permission be granted subject to the stated conditions and the conclusion of a satisfactory Section 69 Agreement. Application No: C/07/01108/FUL

Date Registered: 27th June 2007

Applicant: Manzuban Mohammed Quick Bite 72 Clark Street Airdrie ML6 6DW

Development: Part Change a Use from Class Shop to Hot Food Use (In Retrospect)

Location: 72 Clark Street Ai rdrie North Lanarkshire ML6 6DW

Ward: 8 Airdrie Central Councillors Devine, Logue and Stocks

Grid Reference: 276748 665457

File Reference: C/P L/AIC45600072/SM I/L R

Site History: C/07/00623/FUL Installation of ATM Cash Machine granted 3rdJuly 2007

Development Plan: The application site is located in an area designated as HG9 (Existing Residential Areas) in the Monklands District Local Plan 1991.

Contrary to Development Plan: No

Consultations:

Representations: 6 letters of representation received.

Newspaper Advertisement: Advertised on 4th July 2007

Recommendation: Approve Subject to the Following Condition:-

1. That there shall be no deep fat or shallow fat frying of food within the premises and all hot foods should only be cookedlheated by means of a microwave oven, sandwich grill or other sealed unit.

Reason: To prevent odour nuisance arising in adjoining properties in the interests of residential amenity. Planning Application No. C/07/01108/FUL Part Change of Use from Class Ito Hot Food Use (In Retrospect) N 72 Clark Street Airdrie

%kRepresentations Not to Sale Background Papers:

Application form and plans received 27th June 2007

Memo from Protective Services Section received 9th July 2007

Letter from AJP Financial Services (Scotland) Ltd, 39 Clark Street, Airdrie, ML6 6DH, received 2nd July 2007. Letter from K McKennan, 74A Clark Street, Airdrie, ML6 6DW received 2nd July 2007. Letter from Grand Designs, 37 Clark Street, Airdrie, ML6 6DU received 2nd July 2007. Letter from Mr And Mrs T Biggart, 70 Clark Street, Airdrie, ML6 6DW received 2nd August 2007. Letter from G MacKenzie, The Albert Bar, 66 Clark Street, Airdrie received 1Ith July 2007

Any person wishing to inspect these documents should contact Ms Susan Miller at 01236 812374

8 August 2007 APPLICATION NO. C/07/01108/FUL

REPORT

1. Description of Site and Proposal

1.I Planning permission is being sought for the change of use from a Class 1 Shop to Hot Food Takeaway (In Retrospect) at 72 Clark Street, Airdrie. The application site is a ground floor commercial property currently occupied by Quickbite who operate as a sandwich bar and newsagents. The applicant wishes to serve hot food including hot filled rolls in addition to the sandwiches and other cold foods already sold. The hours of operation are from 06.00 to 15.00 with no late hours opening.

2. Development Plan

2.1 The application site is located in an area designated as HG9 (Existing Residential Areas) in the Monklands District Local Plan 1991. There are no strategic implications.

3. Consultations and Representations

3.1 The pollution control section was consulted and has submitted comments on the noise/vibration generated from the extraction system and has requested additional details in relation to odour control measures.

3.2 Following standard neighbour notification and press advertisement 5 letters of representation have been received. 4 of these letters are in support of the proprietor and the current operations of Quickbite. 1 Letter of objection was received from the residential property above. The main objection is that the shop does not have adequate ventilation which causes smoke and smells to affect the property.

4. Plannina Assessment and Conclusions

4.1 The application site falls within an area designated as HG9 (Existing Residenital Areas) in the Monklands District Local Plan 1991. However, the shop is surrounded by a pocket of other ground floor commercial properties which include a hot food takeaway, public house, hairdressers, cafe and financial adviser and the area appears to have a similar character to that of a COM 5 area (Local Shopping Area).

4.2 The applicant currently operates as a sandwich bar. A sandwich bar “ use for the sale of cold food for consumption off the premises” is considered to fall within Use Class 1 Shops of the Use Classes Scotland Order 1992.

4.3 It is acknowledged that there has been a significant change in the way that sandwich bars and coffee shops operate in recent years. It is not uncommon for an element of foods such as hot sandwiches, heated pies, soup and coffee to be sold from a sandwich bar in addition to the usual range of cold sandwiches without it necessarily constituting a material change of use. This judgement is always a matter of fact and degree.

4.4 In this case the sale of some hot foods (baked potatoes, hot sandwiches and coffee) in addition to cold sandwiches could be considered as ancillary to the primary use as a sandwich bar. However, the current application is being made to regularise the entire element of hot food preparation.

4.5 The application is being made in retrospect and the main aspect of the material change of use to hot food sales relates to the hot filled rolls sold through out the day which are currently shallow fried on the hob.

4.6 It is acknowledged that the hot food sales represent only a small part of the applicant’s overall turnover and the hot filled rolls is only part of that again. However, it is normally considered that any level of open cooking or frying on the hob requires an external flue which indicates that there is a material change of use to a hot food use although in this case only in part.

4.7 In this instance the applicant has installed charcoal filters above the hob and, given the different ownerships of the building, has not been able to erect an external flue. Concerns have been raised over the odour nuisance created by the method of cooking some of the hot fillings and their impact on surrounding residential amenity, particularly the upper flat.

4.8 Policy COMIO requires that all applications for hot food uses that will involve cooking by conventional ovens/fryers shall require the erection of an external ventilation duct as part of the application.

4.9 Despite the land use being acceptable in this location there is no ability to provide an external flue and little prospect of the applicant being able to erect a flue in the near future. It is therefore proposed that, in line with policy COM 10 all hot foods should only be cookedlheated by means of a microwave oven, sandwich grill or other sealed unit. All hot fillings must be capable of being prepared by this method. Rather than refuse all elements of hot food preparation it is recommended that a condition preventing both deep fat and shallow fat frying on the premises be imposed on this permission to clarify the extent of hot food preparationwhich is acceptable.

4.10 Taking the foregoing into account it is considered that the proposal is not out of place in this location, is complementary to the use as a sandwich bar and that, with the condition preventing any frying, will not adversely impact on the amenity of the surrounding area. It is therefore recommended that planning permission be granted subject to the attached condition. Application No: S/06/01894/FUL

Date Registered: 8th January 2007

Applicant: Mr Carlo Rea The Forge 31 Whifflet Street Coatbridge

Agent John Russell Partnership Ltd Anderson House Dundyvan Road Coatbridge ML5 1DB

Development: Construction of 21 Flatted Dwellings

Location: Land At 51 Main Street Cleland Motherwell

Ward: 19 Murdostoun: Councillors Martin, McKendrick, Shevlin and Taggart

Grid Reference: 280013658081

File Reference: SIPLIB/4/28/EMIMM

Site History: No relevant site history

Development Plan: The site is within an area designated as IND 8 (Established Industrial and Business Areas) in the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 & 2005)

Contrary to Development Plan: Yes

Consultations: Scottish (No Objection) British Gas (No Objection) Scottish Power (No Objection)

Representations: 1 letter of representation received

Newspaper Advertisement: Advertised on 17th January 2007

Recommendation: Approve 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 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. Produced by North Lanarkshire COUnCll Planning and EnvimnmeirtOept Fleming HOW 2 Tryst Road Planning Application No. S I06 I01894 / FUL Curnbarnrulli G67 1JW te 01238616210 N fnx 01236 616232 Construction of 21 Flatted Dwellings Reason: To enable the Planning Authority to consider these aspects in detail.

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

Reason: To enable the Planning Authority to consider these aspects in detail. 4. That before the residential development hereby permitted starts, a scheme of landscaping, including boundary treatment, shall be submitted to, and approved in writing by the Planning Authority, 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;

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

5. That before the residential development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuing care, maintenance and protection of:- (a) the proposed parking areas shown on the approved plans; (b) the proposed external lighting to be provided for the site including from Main Street along Ravenshill Drive; (c) the proposed grassed, planted and landscaped areas agreed under the terms of condition 4 above; and (d) the proposed fences to be erected as agreed under the terms of conditions 3, 10 and 12. (e) the proposed SUDS drainage scheme.

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

6. That before the occupation of the last flatted property within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 4 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: To ensure the implementation of the landscaping scheme in the interest of amenity.

7. That before the occupation of the last flatted property of the development hereby permitted, the management and maintenance scheme approved under the terms of condition 5 shall be in operation.

Reason: To ensure ongoing maintenance in the interest of traffic safety and amenity.

8. That before any flatted property hereby permitted is occupied all the access, parking and manoeuvring areas shown on the approved plans, shall be levelled, properly drained, surfaced in a material which the Planning Authority has approved in writing before the start of surfacing work and clearly marked out, and shall, thereafter, be maintained as access, parking and manoeuvring areas.

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

9. For the avoidance of doubt, that before the occupation of the first flatted property within the development hereby permitted, access to the site from Main Street shall be constructed as a 10.5metres radii junction arrangement and access to the parking court shall be via a 6.0 metre wide dropped kerb footway crossing.

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

10. That notwithstanding the requirements of condition (3) above, before the development hereby permitted is commenced details of a site entrance feature shall be submitted to and approved by the Planning Authority.

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

11. That before the last flat within the site is occupied the site entrance feature approved under the terms of condition (10) above shall be completed to the satisfaction of the Planning Authority.

Reason: In the interests of the visual amenity of the site and in order to clearly identify the site entrance in the interests of road safety.

12. Notwithstanding condition 3 above, before the development hereby permitted starts, full details of a front boundary wall/railing along Main Street, shall be submitted to, and approved in writing by the Planning Authority. The boundary wall/railing shall thereafter be constructed prior to the occupation of the first flatted property adjacent to Main Street.

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

13. That PRIOR to any works of any description being commenced on the application site, unless otherwise agreed in writing with the Planning Authority, full details of the proposed surface water drainage scheme shall be submitted to and approved in writing by the said Authority. For the avoidance of doubt the drainage scheme must comply with the principles of Sustainable Urban Drainage Systems (SUDS) in terms of the relevant ClRlA Manual and other advice published by the Scottish Environment Protection Agency (SEPA). If the area of ground illustrated on Drawing No. 0714/02 for the SUDS feature is inadequate for the purpose, a revised layout drawing for this part of the proposed development shall be submitted to and approved by the Planning Authority PRIOR to any works of any description being commenced on the application site, unless otherwise agreed in writing with the said Authority.

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

14. That the SUDS compliant surface water drainage scheme approved in terms of Condition 13 above shall be implemented contemporaneously with the development in so far as is reasonably practical. Before any of the flatted properties hereby permitted are occupied, a certificate (signed by a responsible Civil Engineer) shall be submitted to the Planning Authority confirming that the SUDS scheme has been constructed in accordance with the approved plans.

Reason: To safeguard adjacent watercourses and groundwater from pollution and in the interests of the amenity of existing and future residents.

15. That PRIOR to any works of any description being commenced on the application site, a comprehensive site investigation report shall be submitted to and approved in writing by the said Authority. The investigation must be carried out in accordance with current best practice advice, such as BS 10175: The Investigation of Potentially Contaminated Sites, or CLR 11. The report must include a site specific risk assessment of all relevant pollution linkages and a conceptual site model. Depending on the results of the investigation, a detailed Remediation Strategy may be required as part of the above report.

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

16. That any remediation works identified by the site investigation report required in terms of Condition 15 above shall be carried out to the satisfaction of the Planning Authority prior to the first occupation of the dwellinghouses hereby approved. A certificate (signed by a responsible Environmental Engineer) shall be submitted to the Planning Authority confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy.

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

17. That before the development hereby permitted is commenced, full details of the proposed bin stores shall be submitted to and approved in writing by the Planning Authority.

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

18. That before the occupation of the last flatted property in either block of the development hereby permitted, the bin stores associated with that block and approved under the terms of condition 17 above shall be built to the satisfaction of the Planning Authority.

Reason: To ensure the provision of adequate bin storage facilities.

19. That before the development hereby permitted starts. Full before and after cross sections and site levels shall be submitted to, and approved in writing by the Planning Authority. Thereafter the development shall be constructed in accordance with the plans approved under the terms of this condition unless otherwise agreed in writing beforehand by the Planning Authority.

Reason: In the interests of amenity and the proper planning of this area by ensuring that ground levels are appropriate for the site and the general area.

20. That pedestrian and vehicular access along Ravenshill Drive shall be maintained free from obstruction at all times during the construction of the dwellings.

Reason: To ensure satisfactory vehicular and pedestrian access along Ravenshill Drive in the interests of residential amenity.

21. That before the development hereby permitted is commenced; a noise impact assessment regarding the adjacent 'Cleland Club' shall be submitted to and approved in writing by the Planning Authority. Depending on the results of the assessment, any remediation required as part of the above report shall be undertaken and amended plans submitted if required, to be approved in writing by the Planning Authority prior to the remediation being implemented.

Reason: In the interests of the residential amenity of the future occupants.

22. Notwithstanding the plans hereby approved the existing building shall only be demolished during the autumn/winter period (October to March).

Reason: In the interests of the protection of any bats which may be present within the existing building.

23. Prior to the demolition of the building, the building should be monitored for emergence counts of bats and any monitoring should be carried out by a suitably qualified person and a report shall be submitted to and approved in writing by the Planning Authority.

Reason: In order to ascertain whether any bats are present within the site. Background Papers:

Application form and plans received 16th November 2006 and amended plans received 5th March 2007 and 2nd April 2007 Drainage Assessment and Site Investigation Report received 14th March 2007 Protected Species Survey received 14th March 2007

Memos from Transportation Team Leader received 10th January 2007 and 21st February 2007 Memo from NLC Protective Services received 29th January 2006 Memos from Geotechnical Team Leader 19th February 2007 and 29th March 2007 Memo from NLC Community Services (Conservation & Greening Section) received 28th March 2007 Letter from Cooper Bros, Oiertown Road, Newmains, ML2 8HF-received'l st March 2007 Letter from Whyte and Barrie Surveyors, 127 Deedes Street, Airdrie, ML6 9AF received 30th January 2007 Letter from British Gas received 17th January 2007 Letter from Scottish Power received 23rd January 2007 Letter from Scottish Water received 24th January 2007 Letter from SNH received 23rd March 2007 Letters from Shepherd Chartered Surveyors, Commercial Department, 9 Somerset Place, Glasgow, G3 7JT received 16th March and 26th March 2007

Southern Area Local Plan, Finalised Draft (Modified 2001, 2004 and 2005)

Any person wishing to inspect these documents should contact Mr Edward McLennaghan at 01698 3021 37.

Date: 8th August 2007 APPLICATION NO. S/06/01894/FUL

REPORT

1. Description of Site and Proposal 1.I Detailed planning permission is sought for the erection of 21 Flatted dwellings on land at 51 Main Street, Cleland.

1.2 The application site is situated within an industriakommercial area located in the centre of Cleland adjacent to the Main Street. The site which extends to approximately 2250 square metres houses an almost derelict industrial building located to the rear of the site. A small section of the building still operates as a car wash however the building as a whole is of no architectural merit. The front section of the site comprises an open grass verge and a limited parking area in front of the units. The site slopes to the southeast. The site is bounded by flats, detached residential dwellings and open space with approval for 77 dwellings to the west and south, a storage building and the social club to the east and shops across Main Street to the north. 1.3 The proposed development will comprise two blocks, the first being adjacent to Main Street, comprising two and half storeys in height as viewed from Main Street and will include four flats situated partly within the roof space. The block will be three storey as viewed from the parking court and will measure 9.6 metres in height, incorporating a contemporary design, with a mixture of finishing materials including render, cladding, and concrete slate grey roof tiles. The design also includes projecting sections, which add visual interest to the front of the building. The secondary block is similar in style, if different in footprint, and is three storey's in height, measuring 10.9 metres. The rear block will be finished in the same materials but will not appear higher than the first block when viewed from the Main Street due to the change in level.

1.4 A supporting statement has been submitted on behalf of the applicant and the relevant points will be assessed within Section 4 below. The main points made in support of the application are:

1. IndustriaVBusiness units on site have been unsuccessfully marketed for rent due to the poor state of their repair. 2. Last Industrial use of the buildings was by Walker Engineering in 2003, less than 5 years ago. 3. Walker Engineering vacated the site as the building at this point was 'unsafe and insecure'. 4. A Car Valet business did rent a unit after Walker Engineering left, but were also forced to vacate the premises due to poor state of repair of the buildings and drainage. 5. Surveyors Whyte and Barrie believe the current condition of the Industrial/Business Units will prevent the site from being leased or sold. 6. The position has resulted in fly tipping and vandalism on the site. 7. Surveyors Whyte and Barrie have advised their client that the cost of demolishing existing units and erecting new units will not 'bring a return'. 8. The Industrial/Business unit site is located in the centre of the village of Cleland. 9. Existing access to the site is not near present standards in place for modern Industrial/Business concerns. 10. The access is not viable to be upgraded or improved. 11. The adjacent properties are largely residential and IndustriaVBusiness concerns may not be viable, if conditions are applied around noise and hours of operation. 12. North Lanarkshire Council has recently granted permission for a large residential development on land directly to the rear of the Industrial/Business site. 13. Alternative Industrial/Units have been found that currently are available for renffpurchase.

2. Develoment Plan

2.1 The application does not require to be assessed against the Glasgow and Clyde Valley Joint Structure Plan 2000 as no strategic issues are raised.

2.2 The site is zoned for Cultural, Service Industry and other ancillary uses normal to urban areas in the Central Industrial Area Part Development Plan 1964.

2.3 The site is within an area designated as IND 8 (Established Industrial and Business Areas) in the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 & 2005).

3. Consultations and Representations

3.1 My Transportation Team Leader does not support the application. Access is proposed via Ravenshill Drive. The proposals do not include the reconstruction of Ravenshill Drive to adoptable standard including footways and street lighting. Transportation indicate that the access along Ravenshill Drive should be reconstructed to adoptable standards with the junction arrangement onto Main Street improved to a 10.5 metre radii junction arrangement with visibility splays of 4.5 metres by 90 metres. Transportation have also indicated that a turning head should be provided towards the southeast boundary of the site and a 2 metre wide footway should be provided on Ravenshill Drive along the entire length of the development. Access to the parking court should be via a 6 metre wide dropped kerb arrangement and visibility splays of 2.5 metres by 35 metres in both directions should be achieved and maintained from the parking court along Ravenshill Drive.

3.2 My Protective Services Section have no objections to the proposed development subject to conditions relating to the requirement for a site investigation report and a noise impact assessment in the relation to the adjacent Cleland Club.

3.3 My Geotechnical Team Leader has indicated that he is unaware of any incidences of flooding in the vicinity. However the absence of flood reports should not be interpreted as an absence of a flood risk. Geotechnical have indicated that both the flooding and drainage issues for the site can be addressed by appropriate SUDS conditions.

3.4 The Conservation and Greening Section and SNH have no objections to the proposed development following the submission of a protected species survey which indicated that no protected species were present and subject to the further recommendations contained in the survey. Conservation and Greening however request to be consulted if the emergence survey for bats shows them to be present.

3.5 Transco and Scottish Power have offered no objections to the proposed development

3.6 Scottish Water have offered no objections to this application. A SUDS drainage system will be required.

3.7 One letter of objection has been received from Shepherd Chartered Surveyors on behalf of their client Cooper Brothers who operate a tyre storage unit to the east of the application site, raising the following issues;

1. The Title Certificate indicates that their client retains right of access for pedestrian and vehicular traffic at all times across the land shown as the site access. They also point out that the application site includes a small area of ground lying immediately south of their clients building and which lies within their client’s title. 2. Their client currently utilises the building for the storage of tyres and requires access on a daily basis, 24 hours a day. And to this end, any proposed redevelopment of the site would be required to allow unencumbered access to/from the property at all times.

4. Plannina Assessment and Conclusions

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

4.2 It should be noted that the application raises no strategic issues and therefore does not require to be assessed under the Glasgow and Clyde Valley Structure Plan. This application must be assessed against the relevant development plan policies of the Southern Area Local Plan, Finalised Draft (Modified 2001, 2004 and 2005) together with other material considerations.

4.3 Policy IND 8 (Established Industrial and Business Areas) of the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005) applies and seeks to retain the existing character of established industrial and business areas by safeguarding existing uses and supporting the development of general industrial, distribution, storage or class 4 business uses where appropriate. The proposed development is contrary to policy IND 8.

4.4 Policy IND 10 outlines that in determining applications for non-industrial development within established industrial and business areas or on sites which form part of the industrial land supply, the Council will consider the following: the extent to which there is a surplus in the land supply for industry and business; whether development would undermine the attractiveness of a location for industry and business; whether there is a specific locational requirement for the proposal; the existence of suitable alternative sites; the potential impact on travel patterns and accessibility by public transport; and in the case of established industrial and business areas, whether their redevelopment would lead to the re-use of vacant or under utilised industrial land. The applicants have submitted a letter of support from Whyte and Barrie Surveyors. This advises that they consider that this particular site is surplus to requirements. They claim that the site historically satisfied local community needs but that this is no longer so as Cleland is now largely a commuter village. They consider that the costs of demolition and reconstruction for industrial purposes would be greater than the market value of the site. They consider that it would not be viable for their clients to proceed to purchase the property on the basis of a refurbished or redeveloped industrial site. The applicant states that the site has been unsuccessfully marketed for rent due to the poor state of their repair. The applicant has provided a list of alternative sites in Motherwell, New Stevenson, and Bellshill. The applicant is not therefore able to demonstrate that the land in question has been unsuccessfully marketed for IndustriaVBusiness purposes in the past 5 years. Therefore at present, it is not possible to conclude that the site is surplus in terms of the land supply for business and industry. Although the development would result in the loss of a site zoned for business and industry it is considered that in general terms it would not undermine the attractiveness of the wider area for business and industry. The development proposed would remove a derelict building and result in the improved appearance of this site within the centre of the village. In terms of a specific locational requirement for the development the site is also located within the Centre of Cleland adjacent to an existing residential use, proposed residential development as well as a storage shed and Cleland Miners Club. It is therefore considered to be an appropriate development for this particular site in terms of compatibility with its surroundings as well as being a more suitable use to be located in the town centre. The issue of existing alternative sites has been addressed in part by the applicant who has suggested alternative sites which are vacant in the surrounding area. Cleland also has an industrial zoned site adjacent to Biggar Road which currently has capacity for additional industrial development. With respect to the proposed use of the site for residential purposes there are other existing consented sites for housing in the village but there are no available consented sites for flats remaining to be developed at this point in time. The site is in close proximity to both train and bus services and could be developed in a sustainable manner without any adverse impact upon travel patterns. It is conceded that part of the problem with the site is its generally poor condition and state of disrepair which is the responsibility of the applicant. However given the advice offered by the surveyors White and Barrie it is unlikely that the applicant will choose to upgrade the present building. The site is therefore likely to deteriorate further and it is considered that in this instance, and notwithstanding the proposals failure to meet the criteria of the study of Industrial and Business Land Supply, the proposed benefits of the proposals outweigh the shortfall in supporting evidence for the removal of this site from the Industrial and Business Land supply. Therefore as indicated above the site would result in the re-use of underutilised industrial land and although not wholly in accordance with policy INDIO, the location of the site it can be argued is more suitable for residential purposes than for business and industry.

4.5 Policy HSG 10 (Assessing Applications for Housing Development) sets out the criteria against which new housing proposals will be assessed including: impact of the development on the existing built and natural environment; density; layout and mix of housing; detailed design elements; reducing crime; provisions made for landscaping and open space; and provision made for roads, access, parking and garage space. In assessing this particular proposal in terms of Policy HSG 10, it is considered that in land use terms the development of the site to a residential use is acceptable and would not adversely affect the character and amenity of the area. The design of the proposed flatted blocks is considered acceptable and would greatly improve the appearance of the existing area, while complementing the existing surrounding properties in terms of scale, style and finish. The proposed change of use would result in no loss of privacy to surrounding properties and would aid in the reduction of crime given that the flats would increase casual supervision and pedestrian activity in the area, particularly in the evenings. The proposed development provides open space that satisfactorily meets current open space standards as detailed in the Council’s “Developers Guide to Open Space”. The transportation issues are considered below.

4.6 In assessing the transport implications of development, Policy TR 13 applies. This policy requires assessment of the proposal against various criteria including: the level of traffic generated and its impact on the environment and adjoining land uses; the scope to integrate development proposals with existing public transport facilities; impact of the development on road traffic circulation and road safety; and provisions made for access, parking and vehicle manoeuvring. My Transportation Section has recommended refusal of the application given the proposed substandard nature of the access from Ravenshill Drive; the inadequacy of the parking and turning facilities within the site and the failure to provide a 2 metre footway along the entire length of the development. Transportation also comment that visibility splays from the access onto Main Street and the access from the parking court onto Ravenshill Drive should be maintained also. However it is considered that notwithstanding the concerns raised by my Transportation Team Leader the access and parking provision of 130% proposed although short of the 150% required for the development is considered to be acceptable in this instance and has been accepted previously for other similar developments. The applicant has shown adequate turning facilities are available outwith the site on Ravenshill Drive and the issues with respect to the lighting of the site can be addressed by conditions. It is considered that there will not be a detrimental increase in traffic levels caused by the proposed flatted development, such as to have any significant impact on the environment or the surrounding residential and commercial properties and it is not considered there will be any significant impact on traffic circulation or road safety. The development will provide adequate off street parking and turning facilities and is accessed via a private access which will not be adopted. The arrangements are not dissimilar to other recently approved flatted developments which have similar parking and turning facilities not up to Transportations adoptable requirements. The proposals will also be able to meet the visibility requirements for both the access from the parking court onto Ravenshill Drive and the access from Ravenshill Drive onto Main Street. Therefore, although the proposal is not considered to be completely in accordance with Policy TR 13, I consider the access arrangements to be acceptable at this site. The indicated transportation shortcomings are considered to be outweighed by the benefits of the development at this village centre location.

4.7 In terms of consultation responses conditions are recommended to cover the SUDS issues raised by Geotechnical and the site investigation and noise reports required by Pollution Control. It should be noted that in this instance, the site circumstances and the proposed development are such that these conditions are acceptable. The presence of Scottish Power equipment within the site can be addressed by a note to the applicant.

4.8 In terms of the objection raised by the Chartered Surveyors on behalf of their client, I would confirm that the land ownership and rights of access are matters between the two parties and are not material planning considerations. However it is recommended that a condition be placed on any consent requiring unencumbered vehicular and pedestrian access to be maintained during the entire construction period.

4.9 The proposed development is contrary to the provisions of the development plan and policy IND 8 in particular, it also does not wholly comply with the provisions of policies IND 10 and TR 13. Nevertheless it is considered that given the location of the site and the proposals compatibility with the surrounding land uses, coupled with the dilapidated condition of the existing premises it can be argued that the site is more suitable for residential purposes. The Transportation comments are noted, however it is considered that access to the development is acceptable and in keeping with other similar developments previously approved, the proposed development can be accommodated without detriment to the surrounding land uses that the parking and turning facilities proposed are acceptable. Therefore notwithstanding the proposals do not completely comply with development plan policy and Transportation’s guidance, I consider that the proposed redevelopment of this site for residential purposes is acceptable and recommend that this application be approved subject to conditions. Application No: S107100227/FUL

Date Registered: 15th February 2007

Applicant: JCD Homes 1 Seapark Lane Belfast BT18 OLA

Agent lsherwood & Ellis 15 Malone Road Belfast BT9 6RT

Development: Conversion of Former Primary School to Residential Accommodation and Erection of 4 no Townhouses

Location: New Stevenston Primary School Clydesdale Street New Stevenston North Lanarkshire ML1 4JG

Ward: 17 Motherwell North: Councillors McAuley, McKenna, Nolan and Stewart

Grid Reference: 275882659730

File Reference: S/PL/B/5/32/LC/GF

Site History: None relevant, although the building was previously used as New Stevenston Primary School.

As the buildings are category C(s) listed, listed building consent S/07/00376/LBC for the Conversion of Former Primary School to Residential Accommodation and Erection of 4 Townhouses has been applied for.

Development Plan: The site is zoned as DC 1 (Mixed Use Areas) in the Adopted Northern Area Local Plan 1986

The Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005) zones the site as CS 2 (Established Community Facilities).

Contrary to Development Plan: Yes

Consultations: Scottish Environment Protection Agency (Comments) Scottish Water (Comments) British Gas (No objections) Scottish Power (No objections)

Representations: No letters of representation received

Newspaper Advertisement: Advertised on 23rd February 2007

Recommendation: Approve 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 all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, of both the existing building and the proposed new-build townhouses shall be submitted to, and approved in writing by the Planning Authority.

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

3. That notwithstanding the details shown on the approved plans, before the development hereby permitted starts, full details of the design and location of all fences and walls to be reinstated, removed and/or erected on the site shall be submitted to, and approved in writing by the Planning Authority.

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

4. That before any of the flats or dwellinghouses hereby permitted are occupied, the fences and walls, as approved under the terms of conditions (3) above, shall be erected.

Reason: In the interests of residential amenity.

5. That notwithstanding condition (4) above, visibility splays of 2.5 metres x 60 metres shall be provided from the egress and access points along Coronation Road in both directions, and nothing shall be placed or allowed to grow over 1.05 metres in height above carriageway level.

Reason: In the interests of road safety

6. That before development hereby permitted starts, a no-entry sign shall be installed at the eastern egress from the site onto Coronation Road. Full details of this shall be provided for the written approval of the Planning Authority prior to the commencement of works on site.

Reason: In the interest of road safety

7. That no dwellinghouse or flat shall be occupied until all of the associated parking bays shown on the approved plans are 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 in the interests of residential amenity and road safety.

8. That before any dwellinghouse or flat within the development hereby permitted is occupied, the means of vehicular and pedestrian access shall be constructed in accordance with the approved plans.

Reason: To ensure satisfactory vehicular and pedestrian access facilities to the dwellings in the interests of residential amenity and road safety.

9. That notwithstanding condition (7) above, the parking and manoeuvring areas shall be surfaced in ‘Acheson-Glover Terra Pave Country Cobble’ material or similar, the colour of which shall be submitted in writing for approval by the Planning Authority. Reason: In the interests of visual amenity and to protect the character of the listed building.

10. 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 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, and measures for their protection in the course of development.

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

11. That before the development hereby permitted starts, a management and maintenance scheme under the terms of condition (9) above shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuing care, maintenance and protection of the landscaped amenity areas, internal lighting and upkeep of communal areas, as shown on the approved plans

Reason: To enable the Planning Authority to consider these details in the interests of amenity.

12. That before the occupation of the last flat hereby permitted, the management and maintenance scheme approved under the terms of condition (10) above shall be in operation.

Reason: In the interests of residential amenity.

13. That before the occupation of the last unit within the development hereby permitted, all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition (9) 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.

14. That before the development commences, a full Site Investigation report shall be submitted, describing the soil and ground conditions prevailing over the application site (including details of the nature, concentration and distribution of any contaminants), 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: In order for the Planning Authority to consider these aspects in detail.

15. Notwithstanding the submitted SUDS Conceptual Design Statement, BEFORE the development hereby permitted starts, unless otherwise agreed in writing with the Planning Authority, full details along with calculations of the proposed surface water drainage/SUDS scheme shall be submitted to and for the approval of the said Authority. For the avoidance of doubt the drainage scheme must comply with the requirements of the publication titled 'Drainage Assessment : A Guide for Scotland' and any other advice subsequently published by the Scottish Environment Protection Agency (SEPA) or the Sustainable Urban Drainage Scottish Working Party (SUDSWP). For the avoidance of doubt, the post-development surface water discharges shall ensure that the rate and quantity of run-off are no greater than the pre-development run-off for any storm return period. SUDS shall still be provided even where discharges are proposed to public sewers notwithstanding any conditions imposed by Scottish Water. Reason: To safeguard adjacent watercourses and groundwater from pollution and flooding in the interests of the amenity and wellbeing of existing and future residents adjacent to and within the development site.

16. That the SUDS compliant surface water drainage scheme approved in terms of Condition 15 above shall be implemented contemporaneously with the development in so far as is reasonably practical. Following the construction of the SUDS, a certificate (signed by a responsible Civil Engineer) shall be submitted to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant ClRlA Manual and the approved plans.

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

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

Reason: To ensure that there is sufficient capacity in the sewerage and water supply systems to allow the residential development to proceed.

18. That prior to any works being carried out in the loft space or upper floors, a survey is carried out by a suitably qualified ecologist in order to ascertain the presence of roosting bats, breeding swifts and house martins. If any of these are found to be present, mitigation measures shall be submitted to the Planning Authority for approval.

Reason: To minimise the risk to bats and wild birds and their nests to ensure legal compliance with the requirements of the Wildlife and Countryside Act 1981 and the Nature Conservation (Scotland) Act 2004.

19. That before the development hereby permitted is commenced, full details of the proposed bin stores and recycling points shall be submitted to and approved in writing by the Planning Authority.

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

20. That before the occupation of the first flat hereby permitted, the bin stores and recycling points approved under the terms of condition (18) above shall be completed.

Reason: In the interests of residential amenity.

Background Papers:

Application form and plans received 9th February 2007

Memo from Geotechnical Team Leader received 1st March 2007 Memo from Head of Protective Services received 9th March 2007 Memo from Education received 8th March 2007 Memo from Transportation Team Leader dated 1st March 2007

Letter from Scottish Environment Protection Agency received 2nd April 2007 Letters from Scottish Water received 1st March 2007 and 13th June 2007 Letter from British Gas received 1st March 2007 Adopted Northern Area Local Plan 1986 Southern Area Local Plan, Finalised Draft (Modified 2001, 2004 and 2005)

Any person wishing to inspect these documents should contact Mrs Lesley Carus at 01698 302142.

Date: 8th August 2007 APPLICATION NO. S/07/00227/FUL REPORT

1. Description of Site and ProDosal

1.1 New Stevenston primary school is an example of a large School Board building with a striking highly crafted stone colonnaded double-height entrance hall dominating the interior spaces, surviving predominantly to its original symmetrical plan. When originally constructed in 1895, the school was single storey, being raised to two storeys shortly afterwards using the same stone detailing. The slate roof on the main school building has been renewed in recent years, although still comprises traditional Scottish/WeIsh slate. An early 20th century annex is located behind the main school building, which is part single storey and part two storey. There are also several small single-storey store-type buildings on the site which are modern additions, mainly constructed from breezeblock or facing brick. The existing buildings occupy a visually prominent site, which extends to approximately 0.44 hectares in area, with the main frontage onto Clydesdale Street.

1.2 Regardless of these modern additions, New Stevenston Primary School is a category C(s) listed building, located between Coronation Road to the south and Clydesdale Street to the north, with an unnamed road to the immediate east. Residential properties lie to the south, east and west, with open space to the north and the Glasgow- train line beyond. The residential properties vary in style, with some single storey properties to the east, two-storey flats to the south, and two-storey semi-detached and terraced properties to the west. Vehicular access into the site is taken from Coronation Road or the unnamed side road, with pedestrian access also available from Clydesdale Street. The boundary treatments differ around the site, with a mixture of painted metal railings and stone wall, where the railings feature predominantly on the north, west and partial east boundaries, and a 2 metre stone wall surrounds the remaining east and southern boundaries.

1.3 Detailed Planning Permission is sought for the conversion of the former New Stevenston primary school to form residential accommodation comprising 23 flats, and the erection of 4 new-build townhouses. The flatted properties comprise four 1-bedroom flats, eight 2-bedroom flats, and eleven 3-bedroom flats, and no external changes are proposed to the main building, although the demolition of 2 outbuildings are proposed. Internally, the central hall will remain broadly the same, with the ground floor flats accessed from various internal points, and the first floor flats accessed from existing side entrances. The flats include mezzanine floors, which allows for the retention of the full-height windows, as well as incorporating an interesting design feature. The four new-build properties will be situated in the former small playing field, at the southwest corner of the site. These proposed dwellings are to be 2 and a half storey townhouses, and are designed to a high quality specification. They reflect the design and character of the existing school buildings by virtue of the traditional materials proposed, and by incorporating mimicking features on the elevations, such as the vertical emphasis on the windows and the stepped peak on the front gable elevations.

1.4 In terms of landscaping, due to the previous use of the buildings, there is little by way of natural planting or landscaping. However, the applicant proposes to introduce several areas of landscaping and planting throughout the site, as well as within an internal courtyard in order to create an adequate setting for this development, and to soften an area that is currently devoid of natural features.

1.5 Due to the historic nature of the buildings, listed building consent has been applied for, (reference S/07/00376/LBC) for the conversion of the buildings, the erection of the new-build townhouses, and as the boundary walls and fences are covered by the listing, the relocation and alteration of these accesses are included in the listed building consent application. The applicant has also submitted a site appraisal/analysis, and a design statement in support of the application.

2. DeveloPment Plan

2.1 The proposal raises no strategic issues in terms of the Glasgow and Clyde Valley Joint Structure Plan 2000 and can therefore be assessed in terms of Local Plan policies.

2.2 The site is zoned as DC 1 (Mixed Use Areas) in the Adopted Northern Area Local Plan 1986.

2.3 More contemporary is the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005) which zones the site as CS 2 (Established Community Facilities).

3. Consultations and ReDresentations

3.1 Scottish Gas raised no objections to the proposal.

3.2 Historic Scotland recognises that alterations and extensions to Category C(s) listed buildings are the responsibility of the local authority. However, they welcomed the reuse of this building, which will give a viable future to this landmark historic building, and recommended that the Council should seek to retain as much of the internal fixtures and fittings throughout the school. Finally, it was advised that while no major external changes are proposed, consideration should be given to any minor external changes, such as the venting of structural voids, slate vents, trickle vents on windows, as these can have a noticeable adverse effect on the character of the building.

3.3 The Scottish Civic Trust and the Architectural Heritage Society of Scotland (AHSS) raised no objections to the proposal. The AHSS welcomed the proposal, but expressed regret that future generations of children will be denied the experience of being educated in such an inspirational envi ronment .

3.4 Scottish Water advised that whilst they have no objections to the proposal, they would be keen to understand the phasing and timescales of the proposed works in order that all options to allow connections are examined. In addition, there may be issues within the Water and Waste Water Networks that serves this proposed development, and the use of SUDS is recommended.

3.5 SEPA advised that they have no objections to the proposal on the understanding that the foul drainage is connected to the public sewer. In addition, they advise that the principles of SUDS should be used in treating surface water, and advised that a condition should be placed on the consent in this regard. They have also advised that suitable provision should be made with regard to space for waste storage at individual properties and the development as a whole, and that the developer be aware of their responsibilities with regard to waste management licensing regulations should any waste materials be imported to the site.

3.6 The Geotechnical Team Leader advised that full details of the infiltration capacity of the sub- soils following a site investigation should be provided. It is acknowledged that since the development comprises the conversion of existing buildings, there would be limited groundwork/engineering/constructionworks. Therefore, there could be no sustainable objection to the retention of existing surface water drainage arrangements provided that the system is fully investigated and meets current performance standards. Lastly, the Geotechnical Team Leader advised that given the presence of mineshafts within 400 metres of the site, it would be prudent for the developer to obtain a report from the coal authority. 3.7 NLC Transportation Team Leader raised some concerns with regard to the proposed development. Firstly, the layout should be based on 1 accesslegress point from Coronation Road using the existing access for both vehicles and pedestrians. Another access/egress from Clydesdale Street should be for pedestrian use only. Secondly, the sightlines cannot be achieved without alteration to the existing wall, and lastly a footway should be provided along the frontage of the new-build housing. Pre-application discussions with the Transportation Team Leader indicated that the site would have a circulatory system in place, with a one-way system in operation, and a narrow section of road between the main building and annex being one-way from north to south. The instigation of this would have a secondary benefit of removing sub standard turning heads and allow a better distribution of the parking. It would also mean that the bin stores to the south of the annex could be moved to the other end of the parking area, where the uplift could be carried out without the vehicle needing to leave the circulatory route.

3.8 NLC Protective Services commented that a comprehensive site investigation would require to be undertaken to assess any risks arising from potential contaminants.

3.9 The Head of Landscape Services welcomed the proposals to convert the building and put it to use, thus saving the building from being demolished. The retained building will provide an historical reference to the area, which is changing rapidly. However, they suggested that the proposed new-build townhouses should be a maximum of two storeys in height in order to be in proportion with the surrounding residential properties. Additional planting with trees and low- level shrubbery should be used in order to soften the hard edges around the buildings, with attractive paving units used in the parking areas. Lastly, it was advised that a survey should be carried out in order to ascertain the presence of roosting bats, breeding swifts and house martins, and that any necessary mitigation measures are implemented before works corn mence .

3.10 NLC Education Section confirmed that there is adequate capacity at local schools to serve the development and therefore have no objections to the proposal.

Planning Assessment and Conclusions

4.1 The proposals require to be assessed under the terms of the development plan and any other material considerations. The application raises no strategic issues and can therefore be assessed in terms of the local plan policies.

4.2 The Adopted Northern Area Local Plan zones the site as DC 1 (Mixed Use Areas). Within these designated areas, it is considered that a mixture of residential and commercial uses is acceptable, subject to there being no overriding highway safety or environmental reasons. In assessing the proposal against this policy, it is considered that the conversion of the school and construction of the new-build properties will integrate to a satisfactory standard and will enhance the overall appearance of the wider residential area. There are no overriding highway safety or environmental reasons that would justify refusal of this application, therefore it is considered that this proposal complies with the provisions of DC 1.

4.3 The proposal also requires to be assessed against the policies contained in the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005). The site is zoned as CS2 (Established Community Facilities). Policies CS3 (Vacant Community Buildings and Land), HSG 10 (Assessing Applications for Housing Development), ENV 18 (Listed Buildings) and TR13 (Assessing the Transport Implicationsof Development) are also relevant. 4.4 Policy CS2 seeks to protect established Community Facilities by improving the quality of Council operated facilities and resisting the loss of established Community Facilities where a shortfall in provision for that locality will result. In assessing this proposal against policy CS2, the new school adjacent to St Patrick’s Primary School serving the New Stevenston area has improved facilities for community use, and as such there will not be a net loss or shortfall in facilities for this area. Therefore the proposal will not undermine the aims of policy CS2 and the change of use from a school to residential is considered acceptable at this location.

4.5 Policy CS3 (Vacant Community Buildings and Land) encourages the adaption or redevelopment of vacant community buildings for alternative community uses but also allows for alternative uses to be considered. In circumstances where a Community use cannot be found, proposals will be considered in light of whether the existing buildings can be retained and whether the proposal is compatible with adjoining land uses. A corporate decision was taken by the Council to market this site for a suitable alternative use, including commercial or residential. The conversion of the former school building into residential use complies with this policy since it involves the redevelopment of a vacant building, which is a suitable alternative use in this instance. In terms of the adjoining land uses, it is predominantly residential and therefore the proposal complies with the terms of policy CS3.

4.6 Policy HSGlO (Assessing Applications for Housing Development) states that in determining planning applications for new housing, the Council will take into consideration: the impact of the development on the existing built and natural environment; density, layout and mix of housing; detailed design elements such as building height, materials and positioning; provision of landscaping, screening and open space; and the provision made for roads, access, parking and garage space.

4.7 When assessing this proposal against the provisions of HSG 10, appropriate redevelopment at this location should take cognisance of the surrounding land uses, and since the character of the area is predominantly residential, the principle of residential development on the site is acceptable. In terms of the impact of the development on existing adjacent housing, the external appearance of the existing school will remain unaltered, although 4 townhouses will be constructed at the southwest corner of the site. These townhouses are proposed to be 9 metres in height and will have back garden lengths of 10 metres, reducing to 9.3 metres. In terms of adequate window to window distances between the proposed townhouses and the existing properties on Coronation Road, a minimum of 18 metres between windows is achieved, which accords with the Council’s guidance. While there is a conservatory at the rear of 70 Coronation Road, and the window to window distance is reduced at this location, there is a 1.8 metre high vertical boarded timber fence which provides adequate screening at ground floor level. In addition, the rear of the townhouses comprise a kitchenldining area on the ground floor, with bedrooms above on the first and second floors. Therefore it is considered that there is little potential for overlooking as these rooms are only used for a short period, and coupled with the planting of additional landscaping, there will be little impact by way of overlooking. As such there will minimal loss of privacy or amenity due to the proposed townhouses. In addition, the design and materials of the proposed houses complement the existing building. The use of natural slate and painted render, with sandstone coping stones, plinth and canopy allows the new buildings to complement the former school without being subservient to it. The incorporation of Scottish baronial-style stepped peaks on the primary elevations mimic those on the former school buildings and hence the overall architectural quality of these new buildings presents a high-quality development. It is therefore considered that the proposed development will relate well to both the existing former school buildings and the wider residential area.

4.8 Overall, the scale and design of the houses is considered acceptable. The development conforms to the Council’s open space guidelines in terms of the front and rear garden areas, space between dwellings, and amenity space afforded to the flats. Therefore the proposal is considered to comply with Policy HSG 10. 4.9 Policy TR 13 (Assessing Transport Implications of Development) sets out criteria for the Council to consider when assessing applications for development. These criteria include: the level of traffic generated and its impact on the environment and adjoining land uses; the impact of the development on road traffic circulation and road safety and: the provisions made for access, parking and vehicle manoeuvring. The aim of this policy is to ensure that developments which generate traffic do not detrimentally effect the environment or adjoining land users. With regards to access to the site, it is considered that the location of the existing access from Coronation Road can be utilised to a satisfactory standard in accessing the site and would allow vehicles to enter the site in an acceptable and safe manner. The additional traffic associated with the development can be accommodated at this location and will cause no adverse effects as Coronation Road serves mainly residential properties and is a quiet road where traffic is generally light throughout the day. There is adequate parking within the development to serve the properties and conditions are recommended to secure visibility splays and parking bay surfacing. The Transportation Team Leader has indicated that the access and parking levels are satisfactory, subject to the imposition of suitable conditions. Therefore it is considered that the development complies with Policy TR 13 and the transportation aspects of policy HSG 10.

4.10 Policy ENV 18 (Listed Buildings) states that the council will seek to resist proposals which would harm the historic or architectural interest of a listed building. Proposals which enhance the character of a listed building will normally be permitted. In terms of this proposal, it is considered that the character of the listed building will be enhanced by fundamental fact that the reuse of the building will prevent its dereliction and subsequent inevitable decay. The proposed new townhouses complement the building and do not detract from its character. The landscaping and general preservation of the internal and external features will enhance the building and secure its future use as a landmark residential development. In addition, the small-scale demolition of the modern outbuildings will help to enhance the development by removing buildings of poor architectural quality. Therefore, it is considered that this proposal is in accordance with policy ENV 18.

4.11 The Memorandum of Guidance on Listed Buildings and Conservation Areas is a material consideration. This states that in considering applications for listed buildings and their settings, planning authorities are required to have special regard to the desirability of preserving the building and any features of special architectural or historic interests which it possesses. In considering this proposal, the developer intends to retain all the internal and external features of notable interest, and proposes additional landscaping in order to create an adequate setting for the development. The new townhouses are designed to complement the existing building, while also being distinctive in design. Therefore, this development is considered to comply with the provisions of the Memorandum of Guidance on Listed Buildings and Conservation Areas.

4.12 It is noted that Scottish Water has indicated that there may be issues within the Water and Waste Water Networks that serves the development, however, the Water Treatment Works and the Daldowie Waste Water Treatment Works both have sufficient capacity to service this proposed development. Nevertheless, it is the responsibility of the developer to ensure that the development will not detrimentally affect the water services, and the developer may be required to provide a solution that would mitigate or prevent any further impact. In this regard, final details can be agreed via a planning condition and SEPA and the Geotechnical Section have no objections on this basis. 4.13 With regard to SEPA's comments on domestic waste issues, bin stores have been provided within the site, and this is considered acceptable. Regulations over deposition of waste materials on site are governed by separate legislation and have no bearing on the application.

4.14 NLC Protective Services section requested that a site investigation be carried out. A condition is therefore recommended requiring the submission of a site investigation report if Committee grant this application. In addition, a note may be placed on the consent, if granted, advising on construction noise.

4.1 5 The planting and landscaping recommendations made by the Landscape Services Manager can be secured via the implementation of suitable conditions, should consent be granted with regards to the tree and shrub planting and habitats for bats and birds. The architect has agreed to consider the use of alternative paving and again this can be secured via a suitable condition. With regard to the layout of the new-build, these are two storeys at the rear and will relate well to the modern development to their rear. The third storey is created by eyebrow crow-stepped dormers which will reflect the former school building. Therefore with regards to the comments made by the Landscaping Services Manager in connection with the proposed townhouses, it is considered that the design and scale of the proposed townhouses is acceptable.

4.16 In terms of overall proposal, the conversion of the former school has been designed sensitively, while still allowing for an innovative internal layout. The proposed townhouses are considered to be sensitively designed in terms of siting, scale and layout, and will contribute to the overall streetscape, whilst taking cognisance of the existing residential properties. Additional landscaping will soften the affect of the development on the site, and this can be secured through conditions.

4.17 To conclude, the proposed residential development is considered to be in accordance with local plan policies. I therefore recommend that planning permission be granted. Application No: SI07100651 IFU L

Date Registered: 18th April 2007

Applicant: Angela Hassan 96 North Lodge Avenue Motherwell MLI 2SD

Development: Heightening of Garden Fence to 2.3m from 1.8m (in retrospect)

Location: 96 North Lodge Avenue Motherwell MLI 2SD

Ward: 18 Motherwell South East and : Councillors Harmon, Lunny, McKay & Valentine

Grid Reference: 275470655432

File Reference: SIP LIB Fl2I2lMWIG F

Site History: No relevant site history

Development Plan: Southern Area Local Plan [Finalized Draft Modified 2001, 2004 & 20051. The site is located in an area zoned as an Established Housing Area in the Local Plan.

Contrary to Development Plan: No

Consultations: None

Representations: 1 letter of representation received

Newspaper Advertisement: Not Required Produced by Planning Application No, S I07 I00651 I FUL North Lanarkshire Council Planning md Envimnment Dept Fleming House. 2 Tiyst Road Heightening of Garden Fence to 2.3m from 1.8m Curnbarwauld. 067 1dW te OiB6 616210 fax 01236615232 96 North Lodge Avenue, Mothewell, ML1 2SD N Ths map 15 reproduced from Oidnanee Suney mtenal wth me p~rnmlssionof Ordnance SuNeY Representation on behalf of the Contiellar of Her Ma)estfr * Stationery mce 0 Cravn copyright Unamhorised repiad~dio~infringesCrown copyright and may lead to ProJecution01 CIYII proceedings North Lanaikshiie Council 1CQ023386 2004 Recommendation: Approve

Background Papers:

Application form and plans received 12th April 2007

Letter from Hugh R Grant, 100 North Lodge Avenue, Motherwell, MLI 2SD received 1st May 2007

Southern Area Local Plan, Finalized Draft (Modified 2001, 2004 and 2005)

Any person wishing to inspect these documents should contact Mr Mick Welsh at 01698 302099.

Date: 8th August 2007 APPLICATION NO. S/07/00651/FUL

REPORT

1. Description of Site and Proposal

1.1 Retrospective planning permission is sought for an increase in height of a fence at 96 North Lodge Avenue, Motherwell from 1.8m to 2.3m. The fence is located between the applicant‘s garden and the neighbouring garden at 98/100 North Lodge Avenue. The houses on each plot of land are four in a block, former council houses, divided into a ground floor flat and an upper floor flat. The applicant lives in the upper floor flat. The property is bounded by residential dwellings to all sides.

1.2 Planning permission is not normally required for any fence located between houses up to a maximum of 2m. The original fence is 1.8m in height and is constructed from wooden slats attached to wooden posts. The extension in height of 0.5m is in retrospect and is composed of a trellis attached to the original fence. The extra height is required by the applicant as a means to increase privacy from the neighbouring property. The trellis is required to trail creeping plants as a decorative feature and also to contribute to privacy. The fence extends from the line of the rear garden fence to a point just short of the front elevation of the houses.

2. Development Plan

2.1 This proposal raises no strategic issues, therefore the Structure Plan is not relevant

2.2 The site is situated within an established housing area and Policy HSG 8 (Established Housing Areas) of the Southern Area Local Plan [Finalized Draft Modified June 2001, 2004 & 20051 is, therefore, relevant.

3. Consultations and Representations

3.1 There is one letter of objection from the neighbour next door to the applicant which cites the following points: a) the height and length of the fence are excessive and will cause overshadowing; b) the fence is unsightly and obtrusive; c) there are an excessive number of boundary fences, and; d) there is potential danger from the fence blowing down.

4. Planning Assessment and Conclusions

4.1 The proposals require to be assessed under the terms of the development plan and any other relevant material considerations. This application raises no strategic issues and can therefore be assessed in terms of current local plan policies.

4.2 Policy HSG 8 states that: ‘The Council will seek to protect the established character of existing and new housing areas by opposing development which is incompatiblewith a residential setting or adversely affects the amenity of Established Housing Areas’. The main determining factor is therefore whether the fence as extended detrimentally effects the character and amenity of this residential location.

4.3 With respect to the points of objection I would comment as follows: a) The fence is higher than normal but not out of place. It is only marginally higher than normal permitted development height. It is not considered that the extension to the fence contributes to significant overshadowing of the next door property as overshadowing of garden ground is not an overriding planning consideration. The extra 0.5m on top of the existing fence does not create overshadowing of the back kitchen window of the neighbouring property. b) The fence is not out of keeping with a residential environment. It is domestic rather than commercial in appearance. c) There is no obvious preponderance of fences, simply the applicant‘s fence, the lower boundary fence on the objector’s side of boundary and a fence running at right angles to denote the rear and front garden boundaries. d) This is a civil matter between the applicant and the neighbour.

4.4 It is considered that the fence extension has no adverse impact on the privacy or amenity of the adjoining properties. Nor will it result in any significant increase in overshadowing as the overall height is increased by only 0.5m. Also, it is not considered that the fence extension is incompatible with a residential area, nor does it significantly affect the amenity of the immediate area. The fence is not considered to be obtrusive and its desigdappearance is considered to be acceptable. It is therefore, considered that the fence extension as erected, accords with Policy HSG 8 of the Finalized Southern Area Local Plan and as such this application is recommended for retrospective approval. Application No: S107/008931FU L

Date Registered: 29th May 2007

Applicant: Asda Stores Ltd Great Wilson Street Leeds LSll 5AD

Agent HLM Architects Clifton Fenton Associates Ltd Tapton Park Innovation Centre Brimington Road Chesterfield S41 OTZ

Development: Construction of Petrol Filling Station

Location: Asda Morningside Road Newmains Lanarkshire

Ward: 19 Murdostoun: Councillors Martin, McKendrick, Shevlin and Taggart

Grid Reference: 282462655942

File Reference: S/PL/BF/3/77/MD/GF

Site History: S/03/00653/FUL Construction of Supermarket, Petrol Filling Station, Fast Food Outlet and Leisure Facility (Bowling Alley) - Granted September 2003 S/04/02223/OUT Construction of 3827 sq m (41,195 sq ft) Gross Internal Floor Area I 2322 sq m (24,995 sq ft) Net Retail Sales Foodstore with Associated Access, Parking, Landscaping and Earthworks - Granted June 2005 S/O6/01 10YREM Earthworks to Include Reprofiling and Alterations to Site Levels With Associated Landscaping and Drainage Proposals as Required by Conditions 1, 4 and 6 Outline Planning Permission S/04/02223/0UT - Granted September 2006 S/06/01774/FUL Construction of a Retail Store with Associated Access, Parking and Landscaping - Granted May 2007 S/07/00407/ADV Installation of Signage to Superstore Site - Granted April 2007

Development Plan: The site is zoned partly within Policy RTL 9 (Other Commercial Uses) and partly within Policy ENV 6 (Green Belt) in the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005).

Contrary to Development Plan: No

Consultations: None m,,MPI..~I.IYUI~mO,d~"c~*urv~" MtWi8 Wtnth. p'mbwn .IOrdn.nnlurv." OdUCed by PLANNING APPLICATION No. S I07 I00693 / FUL a" t.h.!io,,h! ContldlLIOf*" mu*/. ,nh Lanarkshire Council Stafiompi MRc. ecmm WpyrI~hlUnauhorlrld mproiducam mbinger Cramrapiriihl end MY anning and Environment Dept. ,.ad* p"a~~ut,onorc,"~ic."LIXt,"W eming House, CONSTRUCTION OF PETROL FILLING STATION Wrtn Un.ri%hL. Counril IOWlll98 2001 Tryn Road urnbemauld. 871JW ASDA, MORNINGSIDE ROAD, NEWMAINS.

101236 816210 ~01236818232 * Representation Representations: I letter of representation received

Newspaper Advertisement: Not Required

Recommendation: Approve 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 before and after levels shall be submitted to and approved in writing by the Planning Authority.

Reason: To ensure that levels are appropriate for the site and the general area

3. That before the development hereby permitted starts a scheme of landscaping and boundary treatment for the area coloured in green, shall be submitted to, and approved in writing by the Planning Authority, and it shall include: - (a) details of proposed earth works, hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting for the soft landscaping of the frontages of the site and within the car park, incorporating details of the location, number, variety and size of trees and shrubs to be planted; (c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development, (d) a management and maintenance scheme.

Reason: In the interests of amenity by ensuring that landscaping is appropriate for the site and for the general area.

4. That within one year of the petrol filling station hereby permitted being brought into use or opened to the public the scheme of landscaping and planting 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 petrol filling station being brought into use or opened to the public shall be replaced within the following year with others of a similar size and species.

Reason: In the interests of amenity by ensuring that landscaping is appropriate for the site and for the general area.

5. 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, including the proposed retaining wall, shall be submitted to and approved in writing by the Planning Authority.

Reason: To ensure that walls and fences are appropriate for the site and the general area.

6. That the petrol filling station hereby permitted shall not be brought into use or opened to the public until the related supermarket taxi parking area is formed as shown on approved plan reference A07-API ONM(PA)OI -P2 to the satisfaction of the Planning Authority.

Reason: To ensure that the amended taxi parking area is formed in accordance with the submitted plan. Background Papers:

Application form and plans received 22nd May 2007

Memo from Transportation Manager received 24th June 2007 Memo from Head of Protective Services received 17th July 2007

Letter from Councillor John Taggart, Member Services, PO Box 14, Civic Centre, Motherwell received 1Ith June 2007

Glasgow and Clyde Valley Structure Plan 2000 Southern Area Local Plan, Finalised Draft (Modified 2001, 2004 and 2005)

Any person wishing to inspect these documents should contact Mr Martin Dean at 01698 302132.

Date: 31st July 2007 AP PLl CAT10 N N0. S/07/00893/FU L

REPORT

1. DescriDtion of Site and Proposal

1.I The application is for the erection of a four pump petrol filling station within the proposed Asda supermarket site at Morningside Road, Newmains. No sales cabin is proposed with fuel payment solely being by automatic means at the pumps. Access is via the approved supermarket vehicular access. The only significant alteration to the approved supermarket layout is the loss of an area of proposed landscaping and the rearrangement of part of the taxi waiting area.

2. Development Plan

2.1 The proposal raises no strategic issues in terms of the Glasgow and Clyde Valley Joint Structure Plan 2000 and can therefore be assessed in terms of Local Plan policies.

2.2 The site is zoned partly within Policy RTL 9 (Other Commercial Uses) and partly within Policy ENV 6 (Green Belt) in the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005).

3. Consultations and ReDresentations

3.1 The Transportation Team Leader has no objections to the proposal subject to minor access amendments (these have been carried through in amended plans).

3.2 The Pollution Control Team Leader has requested a Noise Assessment and suggested noise limits at the nearest dwellinghouse. (This has not been followed up as the nearest dwellinghouse is over 70m from the proposed petrol filling station and the principle has already been established through an earlier permission).

3.3 Strathclyde Police has provided crime prevention and road safety information which has been forwarded to the applicants and to the Transportation Section.

3.4 One letter of objection has been submitted with the following points being raised. a) There will be an overprovision of petrol filling stations at Newmains. b) The proposal will create road safety problems due to the congested nature of the Newmains roundabout and restricted sight lines at Morningside Road.

4. Planninn Assessment and Conclusions

4.1 The proposal requires to be assessed under the terms of the development plan and any other relevant material considerations. The application raises no strategic issues and can therefore be assessed in terms of current local plan policies.

4.2 Under the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005) the site is zoned partly within Policy RTL 9 (Other Commercial Uses) and partly within Policy ENV 6 (Green Belt).

4.3 Policy RTL 9 (Other Commercial Uses) states that applications for changes of use should be assessed against the potential compatibility with other surrounding land uses. It is noted that the petrol filling station will be within a recently approved large supermarket development. It is not considered that there will be any adverse compatibility issues concerning the existing and proposed land uses with it being noted that the nearest dwellinghouse is 70m from the proposed petrol filling station. The proposal, therefore, complies with policy RTL 9.

4.4 Policy ENV 6 (Green Belt) presumes against development unless required for agricultural or other appropriate rural uses. The proposal is contrary to this policy. In view of the planning history of developments being granted permission on this small section of Green Belt it is not considered that being contrary to this policy is a hindrance to a grant of permission.

4.5 In response to the points raised in the letter of objection I would comment as follows; a) The issue of the existing number of petrol filling stations in the locality and resulting competition is not a planning matter. b) The proposal does not compromise road safety. My Transportation Manager has no objections to the proposal and it is noted that local road improvement works are being carried out in connection with the associated Asda store development.

4.6 Due to the smallness of the application site a retaining wall is required between the petrol filling station and Morningside Road. This will vary in height between 0.8m and 1.8m. Although this will be at odds with the landscaping belt that will run between the rest of the Asda site and Morningside Road the stark appearance of the retaining wall can be mitigated by landscaping inserted in the wall.

4.7 It is considered that a petrol filling station is a common partner to a large supermarket and in this case the principle has been established by a previous planning permission. The design and layout is standard for a small facility and, notwithstanding the section of boundary retaining wall, the petrol filling station will sit comfortably in the full retail store development. There are no planning objections to the proposed development and it is recommended that planning permission be granted. Application No: S/07/01036/FUL

Date Registered: 13th June 2007

Applicant: Taylor Homes (Scotland) Ltd Eastcroft House 25 Woodhall Road Cam busnethan Wishaw ML~apy

Development: Non - Compliance with Condition 15 of Planning Permission S/O1/00107/REM to Allow for the Dispensation of the Play Area, and Erection of Dwellinghouse and Detached Garage

Location: Land North Of 13 Ravenshall Cleland North Lanarkshire

Ward: 19 Murdostoun: Councillors Martin, McKendrick, Shelvin and Taggart

Grid Reference: 279556657905

File Reference: S/PL/BF/4/26/LC/G F

Site History: S/98/00014/OUT - Residential Development (In Outline), Granted 1st October 1998

S/98/01593/AMD - Amendment to Approved Housing Development to Include Two Additional House Plots; Construction of Layby; Conversion of Driveway to Road and Extension of Development Site Boundary, Granted 3rd February 1999

S/99/00252/AMD -Residential Development (In Outline) Refused 5th May 1999

S/01/00107/REM - Construction of I1 Detached Dwellinghouses, Granted 13th July 2001

Development Plan: The site is zoned as HSG 2 (Private Housing Development) in the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005)

Contrary to Development Plan: No

Consultations: Scottish Environment Protection Agency (Comments) Scottish Water (Comments) British Gas (Comments) Scottish Power (Comments)

Representations: 12 letters of representation received

Newspaper Advertisement: Not Required Planning Application No. S / 07 / 01 036 I FUL

Non -Compliance with Condition 15 of Planning Permission S/01/00107/REM to Allow for the Dispensation of the Play Area, and Erection of Dwellinghouse and Detached This map is reproduced fiomOrdnanceSunrey Garage mterol Mth me permission of Ordnance Survey on behalf of the Cootiailer of Her Milestys stationeryomceBCIwnCopyrlght Unautholissd Land North Of 13 Ravenshall, Cleland reprcd~cmninhinges Cmvm copyright and may lead to piosecumn or civil proceedings Noeh Lanatkhlre Cauncli100023396 2004 .Ik Representation Stte Area = 0 08 ha Recommendation: Refuse for the Following Reasons:-

1. That the development is contrary to policy ENV 5 (Assessing the Environmental Impact) of the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005) as it results in the loss of urban open space, and is contrary to the Council's Minimum Space Standards for Play Provision and Open Space and as such is also Contrary to National Planning Policy Guideline 11 (NPPGI 1) (Sport, Physical Recreation and Open Space).

2. The proposal is contrary to policy HSG 11 (Infill Housing Development) as this site is not suitable for residential development by virtue of its previous allocation as a play area and the loss of the play area would be detrimental to the amenity of the area.

Background Papers:

Application form and plans received 13th June 2007

Memo from Geotechnical Team Leader received 4th July 2007 Memo from Head of Protective Services received 20th June 2007

Letter from Scottish Environment Protection Agency received 20th July 2007 Letter from Scottish Water received 25th June 2007 Letter from Scottish Power received 25th June 2007

Letter from Mr & Mrs G Lithgow, Ardnish, 12 Ravenshall, Cleland, MLI 5HT received 19th June 2007 Letter from M Jervis, 13 Ravenshall, Cleland, MLI 5HT received 19th June 2007 and Petition with 5 names, received 25th June 2007 Letter from Karen Whitefield MSP, Constituency Office, 3 Sandvale Place, Shotts, ML7 5EF received 20th June 2007 Letter from Mr & Mrs J Brophy, 2 Glen lsla Quadrant, Cleland, MLI 5SR received 22nd June 2007 Letter from L Glancey, 3 Glen Orchy Road, Cleland, MLI 5SA received 22nd June 2007 Letter from C O'Donnell, 20 Wishaw Low Road, Cleland, ML1 5QU received 21st June 2007 Letter from Mr & Mrs Black, 10 Ravenshall, Cleland, MLI 5HT received 21st June 2007 Letter from Karen Clark, 8 Ravenshall (Plot 24), Glen Noble, Cleland, MLI 5HT received 26th June 2007 Letter from M & K Brennan, 14 Ravenshall, Glen Noble, Cleland, received 26th June 2007 Letter from M Brawley, 5 Glen Orchy Road, Cleland, Motherwell, MLI 5SA received 3rd July 2007 Letter from Councillor James Martin, Ward 19, Murdostoun received 20th July 2007

Glasgow and Clyde Valley Structure Plan 2000 Southern Area Local Plan, Finalised Draft (Modified 2001, 2004 and 2005)

Any person wishing to inspect these documents should contact Mrs Lesley Carus at 01698 302142.

Date: 8th August 2007 APPLICATION NO. S/07/01036/FUL

REPORT

1. DescriDtion of Site and ProDosal

1.1 Planning permission is sought for the Non-compliance with Condition 15 of planning permission S/O1/00107/REM to allow for the dispensation of the play area, and the erection of a dwellinghouse and detached garage. The site lies within the recently constructed Glen Noble housing estate, and comprises land north of 13 Ravenshall, Cleland.

1.2 Planning permission 901/00107/REM was the reserved matters application for residential development at this site, and related to plots 32 - 42 at land north of Knownoble Farm, Wishaw Low Road, Cleland. Condition 15 of this permission states “that should any of the dwellinghouses hereby permitted constitute the 10th last dwellinghouse to be occupied in the Knowenoble Farm site outlined in BLUE on the approved plan, then this dwellinghouse shall not be occupied until the equipped play area shaded in GREEN on the approved plan, is completed.” Since the play area was not installed as per this condition correspondence was exchanged with the applicants, and subsequently this application was submitted.

1.3 The application site is approximately 827 square metres in area and is currently vacant land within the housing estate. It is roughly triangular in shape, being some 27 metres wide at the southern end, gradually reducing to 9 metres at the northern point. To the north, east and south are existing properties within the estate and to the west is a steep banking with agricultural land beyond, zoned as Green Belt and a Site of Importance for Nature Conservation.

1.4 A two storey dwellinghouse is proposed to be constructed on the southern part of the site measuring some 15 metres long, 10 metres wide. A double garage and access is proposed for the northern part of the site, and measures approximately 6 metres by 6.3 metres, and finished in materials to match the house, although these remain to be specified.

1.5 The applicant has submitted a statement in support of the application, detailing social problems with other play areas, and pledging f50,000to the local community if consent is granted.

2. Development Plan

2.1 The proposal raises no strategic issues in terms of the Glasgow and Clyde Valley Joint Structure Plan 2000 and can therefore be assessed in terms of Local Plan policies.

2.2 The site is zoned in the Southern Area Local Plan as HSG 2 (Private Housing Development) in the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005).

3. Consultations and Representations

3.1 Scottish Gas and Scottish Power raised no objections to the proposal.

3.2 Scottish Water advised that it has no objections to the proposal, and that there are no knows issues within the Water or Waste Water networks that serve the proposed development, and the use of SUDS is recommended.

3.3 SEPA advised that it has no objections to the proposal as it is not an integral part of the SUDS scheme for the site and therefore deemed unlikely to have a significant effect on the drainage of the development as a whole. 3.4 The Geotechnical Team Leader advised that the applicant should seek the advice of an appropriately qualified engineering geologist or mining engineer to ensure that the development is not at risk from shallow mine workings.

3.5 NLC Transportation Team Leader has no objections to the proposal subject to the provision of a dropped kerb footway crossing.

3.6 NLC Protective Services commented that a comprehensive site investigation had already been carried out, but advised that best practicable means should be adopted to control site generated dust. They also advised on levels of construction noise.

3.7 12 letters of representation were received in relation to this proposal. The issues raised were as follows:

The original plans and title deeds show a play area on this site and this was a reason for families to move to this area as the play area would be a safe place for children to play and socialise and families to enjoy. The letter distributed by Taylor Homes to the local residents states that if the play area were to be constructed, it would be a haven for anti-social behaviour, and this is considered not to be the case due to overlooking and passive surveillance of the play area. The nearest play area can only be reached by crossing 2 main roads or by car. There is a need for more than one play area in Cleland to accommodate the growing needs of the town and the obvious increase in numbers. The proposed house is too large for the plot and this would be detrimental to the appearance of the area. The proposed house and garage would impede the view currently afforded to several existing properties, and this would devalue the houses. The proposed dwellinghouse would overlook the properties opposite and would impinge on privacy. The development would have an impact on the existing trees and wildlife as substantial backfill would be required in order to accommodate the proposal as the plans are misleading and the land is not as large as shown on the proposed plans.

3.8 A petition containing 5 signatories was also submitted objecting to the removal of the play area.

4. Plannina Assessment and Conclusions

4.1 The proposals require to be assessed under the terms of the development plan and any other material considerations. The application raises no strategic issues and can therefore be assessed in terms of the local plan policies.

4.2 The site is zoned in the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005) as a housing area, where policy HSG 2 (Private Housing Development) applies. This policy states that the Council will actively support and, where appropriate, promote the release of sites identified in Schedule HSG 2 for private sector housing development, as well as other suitable infill or redevelopment sites within the existing and built up areas. This site is included in the schedule as HSG 2.465 as a site with planning consent identified as Wishaw Low Road. In assessing this proposal against the provisions of policy HSG 2, it is considered that the principle of a residential development at this location accords with this policy. However, it is important to consider that the wider housing area was granted consent as per the previous applications, and the inclusion of a play area on this site was an integral part of the proposals. Play areas are included in housing developments of 30 units or more, and this is set in Council guidelines. 4.3 HSG 11 (Infill Housing Development) is also relevant in assessing this application. This policy states that when considering planning applications for infill residential developments on suitable gap sites within the urban area, the Council will take account of the overall impact of the proposal on the character and amenity of the surrounding area; dimensions of the site relative to the proposed development and associated garden ground; effect of infill on the garden space, privacy and sunlight received by surrounding properties; consideration given to scale, materials, roof heightlpitch and window patterns and; provision of vehicular access and parking arrangements. In assessing this proposal against the above criteria, it is considered that the proposed dwellinghouse is of a similar scale to that of surrounding properties but fails Council guidelines in terms of the depth of the rear garden, although there would be adequate garden ground in terms of overall area. While there would be adequate space within the plot for the house, the area was allocated within the consent (reference S/O1/00107/REM) as a play area. Its development for housing would mean that this amenity could not be provided. Privacy of neighbouring properties would not be affected as there is adequate space between properties and the side window facing onto the side of the adjacent property would be obscure glazed as it is an en-suite window. The access and transportation issues are dealt with under paragraph 4.4 below. It is considered that the proposed dwellinghouse compromises the overall amenity of the site and therefore is contrary to this policy.

4.4 Policy TR 13 (Assessing Transport Implications of Development) sets out criteria for the Council to consider when assessing applications for development. These criteria include: the level of traffic generated and its impact on the environment and adjoining land uses; the impact of the development on road traffic circulation and road safety and; the provisions made for access, parking and vehicle manoeuvring. The aim of this policy is to ensure that developments which generate traffic do not detrimentally effect the environment or adjoining land users. With regards to access to the site, it is considered that the location of the access is satisfactory and the parking levels meet Council guidelines. Therefore it is considered that the development complies with Policy TR 13 and the transportation aspects of policy HSG 11.

4.5 Policy ENV 5 (Assessment of Environmental Impact) states that in determining applications for development, the Council will address the likely impact on the environment by considering the suitability of a proposal to the character of the area in which it is set; the landscape and visual impact of the proposal; the loss of natural habitats and; the loss of urban open space. In assessing this proposal against these criteria, this area was originally designated in the previous consent as a play area serving the Glen Noble development. This play area would be integral to the development as it would provide a safe environment for children to meet and socialise, as well as providing some areas of landscaping and amenity open space within the development site. The nearest play area is outwith the site and does not meet the needs of children within this area. Although the site benefits from natural screening to the west, the development would result in the felling or lopping of mature trees, and this would not benefit the established habitats at this location. Furthermore, the loss of open space as a result of the proposal would be detrimental to the amenity of the area, as there would be no areas of landscaping within the Glen Noble estate, and no play area provision. Therefore it is considered that this proposal is contrary to the provisions of ENV 5.

4.6 National Planning Policy Guideline 11 (Sport, Physical Recreation and Open Space) is a material consideration in this instance. This NPPG states that Councils have the sole remit for play provision for the under-fives. For children there is often no clear distinction between physical recreation, sport and play, especially amongst the younger age groups. The Council (via the planning system) has an important role in making provision for children's play, particularly in new housing developments. The location of play spaces is crucial in relation to security, and access to parents and children for casual play is also an important part of the community. It is considered that in relation to this proposal, the removal of the play area would be detrimental to the wider community as it removes an area of open space and amenity. Therefore the proposal is contrary to NPPG 11. 4.7 Also relevant in assessing this application is the Council’s Minimum Space Standards for play provision. This states that for medium scale housing developments, a minimum standard of 1500 square metres with at least 500 square metres to be equipped play space should be provided. The previous consent for this estate stipulated that the play area should be completed before the occupation of the 10th last dwellinghouse. This has not been implemented and it is considered that this area of open space and play provision is an important element in this community.

4.8 Taylor Homes submitted a statement in support of the application. This stated that if the play area was installed, it would become a haven for anti-social behaviour with groups of youths congregating within the play area. Taylor Homes state that anti social behaviour can lead to theft, burglary, and vandalism, with the consequence that the estate would suffer due to anti- social behaviour. Taylor Homes further state that a number of residents have requested that the play area be removed, and if this were the case, Taylor Homes would give the local community of Cleland €50,000 to provide either a large play facility or local amenity, where the less fortunate areas of Cleland could benefit more.

4.9 However, the proposed location of the play area benefits from passive surveillance, and is situated near the end of a cul-de-sac with steep banking to the rear, therefore there is only one access to the site. Thus there would be little appeal for youths to congregate, and the threat of anti-social behaviour is minimal. In addition, such a proposal to award funding towards community projects should not affect the objectivity of the Planning Authority when examining the planning merits of the proposal.

4.10 There were no adverse comments raised by consultees, and any issues raised can be secured via suitable conditions if consent were granted.

4.11 Turning to the points raised by the objectors and the petition, I would address them as follows:

It is considered that the play area would be a safe place for children to play and socialise and families to enjoy, therefore this point is agreed. The letter distributed by Taylor Homes to the local residents states that if the play area were to be constructed, it would be a haven for anti-social behaviour, and this is considered not to be the case due to overlooking and passive surveillance of the play area. This is agreed. The nearest play area can only be reached by crossing 2 main roads or by car. There is a need for more than one play area in Cleland to accommodate the growing needs of the town and the increase in numbers. This is agreed. The proposed house would be similar in scale to adjacent homes thus it is considered that the scale and massing of the proposed house would not be detrimental to the appearance of the area as the plot can accommodate the proposed house, and Council standards are generally met. The right to a view and property values are not material planning considerations and therefore cannot be taken into account when assessing this application. It is considered that due to the distance between the proposed dwellinghouse and existing properties opposite, there would be no overlooking or privacy issues. The plot has been measured and accords with the plans. Nevertheless, it is considered that some lopping of trees would be required during construction of the proposed house, and this would be to the detriment of existing trees and wildlife.

4.12 Overall, it is considered that although the design and location of the proposed dwellinghouse is acceptable, the fundamental loss of the play area and open space would be detrimental to the amenity of the area. The proposal is therefore contrary to local plan policy, as well as the provisions of NPPG 11 and Council guidelines. The letters of objection relating to this proposal from neighbouring residents indicate that they have a desire for the play area as a much needed facility within this locale. 4.13 Therefore, taking into account the above, I recommend that planning permission be refused for the stated reasons. Application No: S/07/01057/FUL

Date Registered: 15th June 2007

Applicant: Mr & Mrs Reid 423 Laburnum Road Viewpark Uddingston Glasgow North Lanarkshire G71 5NG

Agent Top Class 449 Main Street Coa tbridge ML5 3RS

Development: Erection of Two Storey Extension to Rear of Dwellinghouse

Location: 423 Laburnum Road Viewpark Uddingston Glasgow North Lanarkshire G71 5NG

Ward: 13 Thorniewood: Councillors Burrows, McCabe and McShannon

Grid Reference: 271 166 6621 36

File Reference: S/PL/BF/9/99/GSM/GF

Site History: None

Development Plan: The site is zoned as HSG 8 (Established Housing Areas) on the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005)

Contrary to Development Plan: No

Consultations: None

Representations: 1 letter of representation

Newspaper Advertisement: Not Required

Recommendation: Refuse for the Following Reasons:-

1. That the proposed development is contrary to Policies HSG 8 and HSG 13 of the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005) in that the extension is considered to represent overdevelopment by virtue of its size in relation to the existing dwellinghouse and streetscene and will have an unacceptable overbearing effect on neighbouring properties to the detriment of residential amenity. i

Produced by Nwth Lanarksh re Council Planning end Environment Dept Fleming Hw~eZTiystRoad Curnbrrnruld 067 1JW tei01236 616210 fax 01236 616232 This map IS RproduCBd from Ordnance SuNey Appl'catlon No ' O7 FuL mteriai wth me perm~ssnnof Ordnance Survey on behalf Of the Controllai of Her MqesIVr Erection of Two Storey Extension to Rear of Dwelllnghouse ~tatone,yOmceB)CiDwncopyi,ght Unauth~l,4sd reprodunion mfr nges Crow sopyrghtand may lead to pmsec~bonor civil proceedings Nom ia~arkahireCounril1000Z33R6 2004 423 Road, "lewpark' Uddlngston Background Papers:

Application form and plans received 15th June 2007

Letter from Mrs Mary West, 425 Laburnum Road, Uddingston G71 5NG received 9th May 2007

Southern Area Local Plan, Finalised Draft (Modified 2001, 2004 and 2005)

Any person wishing to inspect these documents should contact Mr Graham Smith at 01698 302081.

Date: 1st August 2007 APPLICATION NO. S/07/01057/FUL

REPORT

1. DescriDtion of Site and ProDosal

1.I Planning consent is sought for the erection of a two storey extension to the rear of 423 Laburnum Road, Viewpark. The property is a two storey end terrace located within an established residential area and is bounded by dwellings to the east and west with areas of open space to the north and south and a public footpath running between the western boundary and 419 Laburnum Road.

1.2 The extension will create a living room on the ground floor, two bedrooms and a bathroom on the first floor and a study room in the attic. The extension will project 8 metres from the rear of the building and will be 6.4 metres in width. The roof will be pitched and would match that of the existing building in terms of height.

2. DeveloDment Plan

2.1 The proposal raises no strategic issues in terms of the Glasgow and Clyde Valley Joint Structure Plan 2000 and can therefore be assessed against Local Plan Policies.

2.2 The site is covered by Policy HSG 8 (Established Housing Areas) of the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005).

3. Consultations and Remesentations

3.1 One letter of objection was received from the owner of 425 Laburnum Road, Viewpark. Their objections can be summarised as follows:

I. The proposed extension would completely overshadow the house at 425 Laburnum Road. II. Access to the wheely bins for 425 Laburnum Road would be impossible if the extension was granted. iii. The enjoyment of the back garden for the resident of 425 Laburnum Road would be adversely affected by the extension.

4. Plannina Assessment and Conclusions

4.1 Planning applications require to be assessed against the Development Plan and other material considerations. In this instance the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005) is relevant, where the site is zoned as HSG 8 (Established Housing Areas).

4.2 Policy HSG 8 seeks to protect the established character of the existing housing areas by opposing development that adversely affects their amenity. Applications for extensions in such areas are acceptable subject to meeting the requirements of Policy HSG 13 (House Extensions).

4.3 Policy HSG 13 sets out various criteria for assessing such applications, including the size, proportion and position of extensions, the effect on the amount of garden ground retained and the impact on the streetscene. The impact of the proposal on neighbouring properties is also considered as is effect on privacy, daylightkunlight, parking provision and access. The design details of the extension are also considered. 4.4 The two storey extension is not considered to integrate satisfactorily with the existing end terraced dwellinghouse. In relation to the size and scale the floorspace of the proposed extension is over double the floorspace of the existing dwellinghouse. The depth of the house is currently 7.5 metres and the extension will increase this by an additional 8 metres, spanning the dwellinghouse's full width, The size and scale of the proposal will significantly alter the character of the existing house and is also considered to be detrimental to the visual amenity of the area, which is generally characterised by blocks of small two storey terraced dwellinghouses. An extension of the scale proposed is also considered to be obtrusive and visually overbearing from the perspective of adjoining dwellinghouses, particularly at 425 Laburnum Grove. Although the extension is at the rear, it is situated in a visually prominent area as there is a public footpath that runs along the side of the property and an area of public open space to the south.

4.5 With regards to the impact on privacy of the houses to the south-east of the property, the proposal includes two bedroom windows facing onto a blank gable therefore it is not considered that this will adversely affect the privacy of 419 Laburnum Road. However, the second floor bedroom window on the side elevation of the proposed extension will be directly overlooking the rear gardens 419 Laburnum Road. The extension passes the sunlightldaylight tests with regard to its effect on the adjacent house at 425 Laburnum Road. Although there will be some overshadowing the levels of sunlight and daylight received by this neighbouring property will still be acceptable. Notwithstanding this assessment, I still consider that the extension would have an unacceptable overbearing effect on the residential amenity currently enjoyed by 425 Laburnum Grove by virtue of it's size and massing along the common property boundary.

4.6 The proposal will not result in a reduction of parking provision within the site. There is currently a garage in the rear garden with access out to the rear of the site. Therefore there will not be a reduction in the single car space that the site contains.

4.7 On the grounds of the objections raised, I would comment as follows:

I. In relation to the impact of the proposal on the amount of sunlightldaylight currently enjoyed by 425 Laburnum Road as detailed above in paragraph 4.5 while there will be some overshadowing, the levels of sunlight and daylight received by this neighbouring property will still be acceptable. I do however consider that the extension would have an unacceptable overbearing effect on the objectors property by virtue of it's size, location and massing. ii. With regards to the impact of the development on the access to the rear of 425 and 427 Laburnum Road the existing rear access would be blocked by the extension, however a ... longer alternative access around the proposed extension could be provided. 111. In relation to the enjoyment of the garden ground for 425 Laburnum Road I would note that the impact of the proposal on the visual amenity of the area and obtrusiveness of the extension in relation to the surrounding dwellinghouses, as indicated in paragraph 4.4, is considered to be unacceptable. I would agree that the extension will adversely impact upon the level of residential amenity currently enjoyed by the objectors property.

4.8 In conclusion it is considered that this proposal is contrary to Policies HSG 8 and HSG 13 of the Southern Area Local Plan Finalised Draft (Modified 2001, 2004 and 2005). The extension contained in this proposal is considered to represent overdevelopment in that it is too large in relation to the existing dwellinghouse and the immediate surrounding area and streetscene.

4.9 It should be noted that the objector has requested a site visit to be conducted prior to a decision being made.