K?ENQA ITEM No, -.-:2-_____ -., Application No.: N/O 1/O 1224/LBC

Date Registered: 27th September 200 1

APPLICANT: MRS IRENE GREENE, BALLANTYNE & COPLAND SOLICITORS, OLD BANK CHAMBERS, 44 CIVIC SQUARE, MOTHERWELL, ML1 1TP

Agent: Young & Gault Architects, 28 Speirs Wharf, , G4 9TB

DEVELOPMENT: INTERNAL, & EXTERNAL ALTERATIONS IN RELATION TO CHANGE OF USE TO CHILDRENS NURSERY.

LOCATION: AUCHINBEE, AUCHINBEE FARM ROAD GLASGOW G68 OEQ

Ward: 56

Grid Reference: 273626 675758

File Reference: N/O 1/O 1224iLBC

Site History: N/Ol/O1223/FUL Also being reported to this Committee

Development Plan Cumbernauld Local Plan Contrary to Development Plan: Yes - Policy EN2

CONSULTATIONS:

Objection: No Objection: Architectural Heritage Society Of

Conditions: No Reply: The Scottish Civic Trust

REPRESENTATIONS: Neighbours: 6 Letters of Objection from Neighbours Newspaper Advertisement: 2 Letters of Support and 39 Letters of Objection as a result of Publicity 2 Letters from Members

COMMENTS: The applicant seeks both planning permission and listed building consent in relation to the provision of a Children’ Nursery catering for 113 children at any given time. The property comprises a U plan farm steading which is Listed Category B. The property was last used for both a Class 4 Business and a private dwelling. The building sits in fairly extensive grounds and is surrounded by housing. The area is covered by residential policies in the adopted Cumbernauld Local Plan. A significant number of letters of objection have been received from nearby residents as well as representations from two local councillors and letters of support from two prospective clients. The main concerns expressed are in relation to the effects of the development in terms of traffic safety and noise and disturbance in the vicinity. Whilst amended plans have been submitted which Produced by Department of planning and Environment PLANNING APPLICATION NO. N/Ol/Ol224/LBC Northern Division INTERNAL & EXTERNAL ALTERATIONS IN RELATION TO Bron Way CHANGE OF USE TO CHILDRENS NURSERY, AT CUMBERNAULD G67 1DZ AUCHINBEE, AUCHINBEE FARM ROAD, , CUMBERNAULD OBJECTORS, PROVOST McCULLOCH, Telephone 01236 616400 This copy has been produced specifically for Planning and Buildlng Control purposes Only * CLLR MURRAY & 3 OBJECTORS ARE OUTWITH MA1 improve the proposal in relation to the amount of parking, they fail to adequately address these concerns. Having given this proposal full consideration, it is recommended that permission be refused. (Please note that 3 of the objectors have requested that the Committee hold a site visit and hearing before determining this application.) RECOMMENDATIOK:

Refuse for the following reason:

1. That the nursery is contrary to Policy EN2 of the adopted Cumbernauld Local Plan in that the development would adversely affect the character, appearance and setting of a Category B Listed Building through both the introduction of large parking areas in a prominent position within the curtilage and the.

List of Background Papers:

Application form and plans received 25th September 200 1 Letter received 9’’November 2001 from Young & Gault Architects on behalf of applicant Letter received 15t”November 2001 from Young & Gault Architects on behalf of applicant Letter received 29* November 2001 from Young & Gault Architects on behalf of applicant Letter received 30th‘” November 2001 from Young & Gault Architects on behalf of applicant Amended Plans Received 30‘” November 2001 Memo received 6th December 200 1 from the Transportation section, Council Letter received 8th October 2001 from Architectural Heritage Society Of Scotland

Letter from Alison Balfour, 80 Glen Rosa Gardens, Craigmarloch, Cumbernauld, G68 OES, received 4th October 2001. Letter from C L McLeod, 2 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY received 8th October 200 1. Letter from T D and M J McLure, 4 Glen Lochay Gardens, Craigmarloch, Cumbemauld, G68 ODY, received 9th October 2001. Letter from Jacqueline And Gordon Pearce, 32 Glen Lochay Gardens, Craigmarloch, Cumbernauld, GG8 ODY, received 15th October 200 1. Letter from Provost B McCulloch, PO Box 14, Civic Centre, Motherwell, ML1 1TW received 22nd October 2001. Letter from Mr J Wilson, 73 Glen Lednock Drive, Craigmarloch, Cumbemauld, G68 OEJ, received 23rd October 200 1. Letter from Mrs L Anderson, 75 Glen Lednock Drive, Craigmarloch, Cumbemauld, G68 OEJ, received 23rd October 200 1. Letter from Mr I Mungall, 36 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 23rd October 2001. Letter from Mr K Mc Mahon, 24 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 23rd October 2001. Letter from Mr J Smith, 22 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 23rd October 2001. Letter from Mr J McKendry, 17 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 23rd October 2001. Letter from Ms C ROSS,15 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 23rd October 2001. Letter from Mr And Mrs CMcCreadie, 7 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 24th October 2001. Letter from Mr And Mrs C Abercronibie, 14 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 24th October 2001. Letter from Mr S Murray, 16 Glen Lochay Gardens, Craigmarloch, Cumbernauld, GG8 ODY, received 24th October 2001. Letter from Miss C J Stevenson, 9 Glen Rosa Gardens, Craigmarloch, Cumbernauld, received 24th October 2001. Letter from John And Anne McGinlay, 27 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 24th October 2001. Letter from Frank, Lesley, Hazel And Gordon Fagan, 28 Glen Lochay Gardens, Craigmarloch, Cumbemauld, G68 ODY, received 24th October 2001. Letter from David And Ruth Pass, 23 Glen Lochay Gardens, Craigmarloch, Cumbemauld, GG8 ODY, received 24th October 2001. Letter from Mrs N Jack, 30 Glen Lyon Court, Craigmarloch, Cumbernauld, G68 OEG, received 24th October 2001. Letter from Mr T Gair, 25 Glen Lyon Court, Craigmarloch, Cumbernauld, G68 OEG, received 24th October 2001, Letter from Mrs C McNulty, 95 Glen Lednock Drive, Craigmarloch, Cumbernauld, G68 OEJ, received 24th October 2001. Letter from Robert And Christine Ogg, Glen Lochay Gardens, Craigmarloch, Cumbemauld, G68 ODY, received 24th October 2001. Letter from C Macleod, SB Wallace House, Berryhill Road, Cumbernauld, G67 1LU received 24th October 2001. Lettkr from Mary O’Toole, 91 Glen Lednock Drive, Craigmarloch, Cumbemauld, GG8 OEJ, received 25th October 2001. Letter from Mr I Garey And Mrs S Garey, 93 Glen Lednock Drive, Craigniarloch, Cumbernauld, G68 OEJ, received 25th October 200 1. Letter from Mrs C Smith, 22 Glen Lochay Gardens, Craigniarloch, Cumbernauld, G68 ODY, received 25th October 2001, Letter from Robert And Irene McFarlane, 1 Glen Lochay Gardens, Craigmarloch, Cumbemauld, G68 ODY, received 25th October 200 1. Letter from Mrs J Cook, 5 Glen Lyon Court, Craigmarloch, Cumbernauld, G68 OEG, received 25th October 2001. Letter from Mr L Connor, 20 Glen Lyon Court, Craigmarloch, Cumbemauld, G68 OEG, received 25th October 2001. Letter from Cameron Lowe, 2 Glen Rosa Gardens, Craigmarloch, Cumbernauld, received 25th October 2001. Letter from William Boyd, 72 Glen Rosa Gardens, Craigmarloch, Cumbernauld, received 25th October 2001. Letter from Mrs E Breadie, 7 Glen Lyon Court, Craigmarloch, Cumbernauld, G68 OEG, received 26th October 2001. Letter from Mrs J Fulton, 10 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 26th October 2001. Letter from Mrs Fulton, McCreadie And Macleod, 2, 7 And 10 Glen Lochay Gardens, Craigmarloch, Cumbemauld, G68 ODY, received 26th October 200 1. Letter from Kenneth McCracken, 34 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 26th October 2001. Letter from Margaret And Peter Gemmell, 13 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 26th October 2001. Letter from Alison Leitch, 35 Glen Rosa Gardens, Craigmarloch, Cumbernauld, received 26th October 2001. Letter from K Whitehead, 33 Glen Rosa Gardens, Craigmarloch, Cumbernauld, received 26th October 2001. Letter from Gordon Sutherland, 74 Glen Rosa Gardens, Craigmarloch, Cumbernauld, received 26th October 2001. Letter from Mrs G MacDonald, 76 Glen Rosa Gardens, Craigmarloch, Cumbernauld, received 26th October 2001. Letter from E. Sweeney, 6 Gailes Road, Carrickstone, Cumbernauld received 26th October 2001. Letter from Alison Munro, 165 Binniehill Road, Balloch, Cumbemauld, G68 9JH received 26th October 2001. Letter from Mrs L Loggie, 12 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 29th October 2001. Letter from Marcella Thomson, 18 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 29th October 2001. Letter from Gillian O'NeilI, 25 Glen Lochay Gardens, Craigmarloch, Cumbernauld, G68 ODY, received 29th October 2001. Letter from Catherine Cowie, 37 Glen Rosa Gardens, Craigmarloch, Cumbernauld, received 30th October 2001. Letter from Gaenor Moore, 60 Glen Rosa Gardens, Craigmarloch, Cumbernauld, received 30th October 2001. Letter from Councillor Gordon Murray, PO Box 14, Civic Centre, Motherwell, ML1, 1TW received 1st November 2001.

Any person wishing to inspect these documents should contact Mary Stewart at 01236 616473 APPLICATION NO. N/01/0 1224LLBC

REPORT

1. DESCRIPTION OF SITE AND PROPOSAL

1.1 The site comprises a U plan fann-steading which sits in approximately 0.6 Hectares of ground. Originally, the central part of the steading was a two storey dwelling and single storey ranges of out buildings were attached on either side extending forwards of the dwelling to form a courtyard. The majority of the ground around the steading comprises open grassed areas to the front and the westem side of the steading and courtyard, with only a small area of garden ground to the rear. There are a number of mature trees within the western boundary and immediately adjacent to the south western boundary there is an area of mature trees which are the subject of a Tree Preservation Order.

1.2 The property is a Category B Listed Building. The boundaries are defined by stob and wire fencing with hedge planting and low stone boundary walls. Both pedestrian and vehicular access is from Glen Lednock Drive, a residential access road, which has traffic calming measures in the form of speed reduction humps.

1.3 The applicant proposes to convert the whole property to Nursery use, with provision for a total of 113 children at any given time. This would comprise 9 children under 2, 53 children between 2 and 3 and 51 children aged 3 - 5. The nursery would operate between the hours of 7:OO a.m. and 6:30 p.m. Monday to Friday and 9:OO a.m. and 5:OO p.m. on Saturdays and would cater for children on both a full time and part time basis. The proposal was advertised as being potentially a ‘bad neighbour’ development as well as being potentially contrary to Policy HG4 of the Cumbernauld Local Plan.

2. PLANNING HISTORY

2.1 The property was used for some time as an office base and show-complex for one of the companies involved in the original development of housing at Craigmarloch. Development Approval and Listed Building Consent were granted in 1995 for the conversion of the vacant steading to a dwelling and a Class 4 Business use. The works did not proceed in accordance with the approved plans and further applications designed to gain permissions for the scheme as implemented were refused in 1996. Enforcement Notices were issued in relation to the physical changes to the property and both the refusals and the Notices were upheld at a subsequent appeal.

2.2 Negotiations with the owner to resolve the timing, specification and implementation of corrective measures have continued and a number of the issues have now been resolved. A subsequent application for planning permission which was designed to regularise the distribution of residential and commercial use within the property was withdrawn following submission of the applications now under consideration.

3. DEVELOPMENT PLAN

3.1 The Property is within an area identified for new residential development under the terms of Policy HG5 of the adopted Cumbernauld Local Plan, 1993. The development of this area has largely been completed in the time since the plan adoption.

Adjacent residential areas which were completed at the time the Local Plan was adopted are covered by Policy HG4. Policy HG4 states : “there will be a presumption against the loss of houses to other uses, and development which could be detrimental to residential amenity. There will be, however, a presumption in favour of developments of an ancillary nature which enhance the provision of local community facilities and services. The introduction or extension of a non-residential activity will not be accepted if likely to lead to a loss of amenity.”

3.2 In relation to the status of the property as a Category B Listed Building, Policy EN2 of the adopted Cumbernauld Local Plan is also of relevance. Policy EN2 states :

“there will be a presumption against any development, including demolition, which could adversely affect the character, appearance and setting of a listed building.”

4. RJ3PRESENTATIONS AND CONSULTATIONS

4.1 The Architectural Heritage Society offered no objections to the proposals and The Scottish Civic Trust failed to respond.

4.2 A number of the objectors expressed concerns regarding the detrimental effects of the proposed parking areas and fencing on the setting of the Listed Building.

5. PLANNING ASSESSMENT AND CONCLUSIONS

5.1 The property was originally a farm steading, sitting in an area of open countryside, with mature trees forming a shelter belt to the north west. Whilst it has been surrounded by recent housing developments, the layout of the houses to the east respects the extensive open space to the front of the the listed building. The property is set well back from the public road, and retains an extensive open area to the front and also to the side. This has largely preserved the open rural character of the setting of the original steading.

5.2 The nursery would require the provision of 35 new parking spaces which would create a significant intrusion within this area of open space, utilising approximately half of the frontage grass area. This would destroy the relationship of the Listed Building with its hard surfaced courtyard to the surrounding open ‘landscape, removing important references as to the original purpose of the steading and its relationship to the land. The position of the property within the curtilage makes it difficult to locate the car-parlung in such a way which would not be intrusive.

5.3 In terms of the physical alterations proposed, it is clear that attempts have been made to minimise disruption to the original fabric.

5.4 In consideration of all of the above, whilst the proposed development seeks to provide a welcoine addition to the provision of facilities for young children within the northern area of Cumbernauld, this benefit would be outweighed by the adverse impact on the character, appearance and setting of a category B listed building, contrary to policies in the adopted Local Plan. I therefore recommend that listed building consent be refused.