PLANNING APPLICATIONS COMMITTEE
Report by Executive Director of Development and Regeneration Services
Contact: Ms S Shaw Phone: 0141 287 6066
APPLICATION TYPE Matters Specified in Conditions
RECOMMENDATION Grant subject to conditions and S69 agreement
APPLICATION 17/00531/DC DATE VALID 09.03.2017
SITE ADDRESS Jordanhill College 76 Southbrae Drive Glasgow G13 1PP
PROPOSAL Erection of residential development and associated infrastructure including conversion of listed and non-listed buildings, formation of car parking and provision of landscaping: Approval of Matters Specified in Conditions 02, 06, 07 and 09 of Planning Permission in Principle consent 11/00794/DC
APPLICANT CALA Management AGENT JLL Cairnlee House Per Brigid Ryan Callendar Business Park 150 St Vincent Street Callendar Road GLASGOW FALKIRK G2 5ND FK1 1XE
WARD NO(S) 12, Victoria Park COMMUNITY 02_009, Jordanhill COUNCIL
CONSERVATION None LISTED B AREA
ADVERT TYPE Affecting a Conservation PUBLISHED 17 March 2017
Area/Listed Building
BACKGROUND AND PLANNING HISTORY
The application site is occupied by the buildings, roads and landscape which formed the former campus of Jordanhill College. In the early 1990s Jordanhill College merged with the University of Strathclyde which still owns the campus. The University decided to relocate its activities from the Jordanhill Campus to their City Centre Campus and in 2000 began the process of redevelopment of the Jordanhill Campus by selling an area of land for housing to the south and north of the current site. In 2007 a Campus Plan was prepared, updated in 2008, setting out the principles for redevelopment of the site for housing, while maintaining the sports pitches and addressing issues such as public transport, including a possibility of the formation of a railway station at Westbrae Drive, funded by SPT with a financial contribution also from any housing developer. The aspirations of the Campus Plan for redevelopment of the campus were recognised in the City Plan 2 which was adopted in 2009, where the overall site designation was changed from educational use to Residential and Greenspace use.
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In 2011 the University submitted an application for Planning Permission in Principle for residential use for the campus (Application 11/00794/DC). This was approved by Committee in 15 January 2013, subject to conditions and to section 75 legal agreements whereby the University would enter into an agreement with Glasgow City Council to maintain public access to the sports pitches and agree a Sports Pitches Management Plan, and undertake to maintain the areas designated as greenspace, subject to detailed analysis of the designation boundaries. The legal agreements were not actively pursued by the University until late 2016, due to the condition of the housing market. The legal agreements were finally concluded in January 2017 and the decision notice was then issued.
The Planning Permission in Principle (PPP) was, as is usual procedure, granted subject to conditions relating to the detailed landscaping and layout of the site, design and layout of the buildings, flood risk and drainage, transport and ecological assessments. The list of conditions is reproduced in Appendix 1. Listed building consent would be required for works to convert the listed David Stow building. Although no number of dwellings was specified, the Transport Assessment was based on an assumption of 370 units and thus one of the conditions on the PPP consent was that a fresh Transport Assessment would be required if numbers proposed exceeded this. An indicative layout was submitted with the application showing broad brush areas of potential development but this was not binding.
In March 2017 application was made for Matters Specified in Conditions, and this is the current application under consideration. The principle of redevelopment for residential use has therefore been approved but the conditions attached to the 2011 permission continue to apply, and the details thereby required by these conditions are now being considered. The Matters Specified in Conditions seeks to discharge the following conditions: 02, 06, 07, 09; other conditions are ongoing requirements or remain to be discharged prior to the commencement of works on site.
Representations
In total 486 letters of representation, almost all objections, were received in relation to this application. 73 of these were received before the expiry of the 28 day period for public comment. Jordanhill Community Council had indicated to neighbours that the date for public comments had been extended to 21 April 2017 and a further 395 letters were received before this date. 18 late comments were also received after this date.
As well as letters of objection from neighbouring residents, representations from the undernoted were also received:
Councillor Dalton Carol Monaghan MP Councillor McLean Broomhill Parent Council Whiteinch Community Council Jordanhill Community Council Jordanhill School Glasgow West End Woodcraft Folk
The grounds of objection covered the following main issues, which will be addressed further in this report: • Traffic and congestion, including criticism of the applicant’s Transport Assessment • Noise and air pollution • Construction traffic impact on residential streets • Health impacts of construction • Provision of cycle routes within and through the site • Traffic calming within the site • Internal layout of streets • Accessibility for emergency services • Public transport provision • Proposals are contrary to Campus Plan 2 • Impact on local infrastructure e.g. community facilities and shops • Loss of greenspace • Impact on wildlife and biodiversity • Impact on retention and management of the existing sports pitches
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• Access to greenspace and sports pitches during construction • Impact on the setting of the listed David Stow building • Lack of provision of social housing/range of tenures • Impact of new development on visual amenity of area • Overlooking and overshadowing of neighbouring properties • Design and materials of proposed development including energy efficiency • Impact on dark skies area • Lack of communication and consultation with local community • Support for Jordanhill Community Council’s “Community value proposition”; need for further community benefit • Alternative community uses for the existing buildings should be investigated • Increase in number of dogs – pressure on facilities • Land boundary is incorrect • Position of buildings close to Jordanhill School is inappropriate • Impact on house prices • Standard of existing CALA homes in the area is poor • Timescale for construction should be limited • Criticism of the timescales for processing applications from PPP to MSC
Comments on the conversion of the listed building will be considered specifically in the application for Listed Building Consent (17/00530/DC).
Consultations:
Consultee responses were received from the following:
Scottish Water Further impact assessments required. Further discussions have taken place between SW and the developer and further correspondence received. Scottish Natural Heritage Further impact assessments required and undertaken by the developer. No objection from SNH to full package of information.
Sportscotland No objection as long as pitches retained The Coal Authority No objection; suggest implementation of Site Investigation Report SEPA No objection: comments on statutory flooding requirements, drainage, district heating and energy statements GCC Land and Environmental Services (Cleansing) No objections GCC Land and Environmental Services (Public Health) No objections subject to conditions West of Scotland Archaeology Service (WoSAS) No suggested conditions
SITE AND DESCRIPTION
The site extends to approximately 16.6 hectares. The site slopes steeply up from east to west. Site levels vary from 23 metres AOD near Southbrae Drive to approx. 44.52 metres AOD at the top of the western escarpment. To the east lies Jordanhill School buildings; to the north, south and west are residential houses and flats. The site is currently occupied by buildings and structures which were used by the Jordanhill College of Education (now part of the University of Strathclyde) as well as sports pitches, some of which are leased to Jordanhill School, and areas of formal and informal woodland. The most recent housing developments adjacent lie to the south and north of the site on land formerly part of the College estate.
Existing buildings to be retained are the B listed David Stow Building, which is proposed for conversion to residential use, and two other buildings, Graham House and Douglas House, to be retained for residential use. The other more modern university buildings on site are to be demolished and a variety of new buildings, in the form of flats, detached buildings, and two and three storey terraced houses, are to be provided: a total of 408 units. Areas of landscaping and existing trees and woodland will be largely retained. Existing sports pitches on the site remain in the ownership of the University of Strathclyde. Some of the pitches are leased to Jordanhill School and the remaining pitches will
3 PAGE 4 17/00531/DC become available for community use; this will be managed through a Sports Pitch Management Plan to be drawn up between the University and Glasgow City Council, thus complying with the section 75 agreement attached to the grant of planning permission in principle 11/00794/DC.
Schedule of Accommodation 1 bed 2 bed 3 bed 4 bed 5 bed 6 bed Total David Stow building flats 28 25 13 66 Graham House 6 8 6 20 Douglas House 5 7 8 20 Town house 28 76 104 Mews house 21 21 Detached villa 8 4 12 New build flats 32 77 56 165 Total 408
All proposed houses will have an allocated parking space within the curtilage of the house, some with integral garages, and all flats will have an allocated off-road parking space, with visitor parking spaces distributed through the site.
Most of the existing landscaped open space on site will be retained. A section 75 legal agreement, which is binding on the title of the land, was entered into between Glasgow City Council, the University of Strathclyde and CALA Homes to ensure the retention of the designated greenspace after logical boundaries of this greenspace had been agreed. A total of 77 trees will be lost through development and further areas of green space and landscaping including an estimated more than 400 new trees will be added. Areas for children’s play are to be provided in the form of natural play which will blend with the landscaping of the site.
SPECIFIED MATTERS
Planning legislation now requires the planning register to include information on the processing of each planning application (a Report of Handling) and identifies a range of information that must be included. This obligation is aimed at informing interested parties of factors that might have had a bearing on the processing of the application. Some of the required information relates to consultations and representations that have been received and is provided elsewhere in this Committee Report. The remainder of the information and a response to each of the points to be addressed is detailed below.
A. Summary of the main issues raised where the following were submitted or carried out: i. An Environmental Statement.
The proposed development was screened by the planning authority in 2009 and the conclusion was that no Environmental Impact Assessment was required. ii. An appropriate assessment under the Conservation (Natural Habitats etc) Regulations 1994.
A Phase 1 Habitat Survey and Protected Species Survey and addendums has been submitted which highlighted potential impact on protected species (primarily bats) and also assessed habitats on site. SNH has made comment on this survey. iii. A Design Statement or Design and Access Statement
A Design and Access statement was submitted as part of the documentation for this application, and is considered further in this report. iv. Any report on the impact or potential impact of the proposed development.
As part of this application the following reports have been submitted: • Transportation Assessment (and addendums) including proposed Travel Pack
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• Drainage Impact Assessment and Flood Risk Assessment • Arboricultural Assessment and Tree Survey • Site Investigation • Design Statement • Conservation Statement • Economic Impact Statement
B. Summary of the terms of any Section 75 agreement
No section 75 agreement will be required for this application but a section 69 agreement will be required to cover the residual financial contribution calculated in terms of Policy ENV 2 for allotment provision offsite (see report) amounting to £31,284.
C. Details of directions
Details of directions by Scottish Ministers under Regulation 30, 31 or 32 These Regulations enable Scottish Ministers to give directions. i. With regard to Environmental Impact Assessment Regulations (Regulation 30). Not applicable to this application. ii. 1. Requiring the Council to give information as to the manner in which an application has been dealt with (Regulation 31).
Not applicable to this application
2. Restricting the grant of planning permission.
Not applicable to this application. iii. 1. requiring the Council to consider imposing a condition specified by Scottish Ministers
Not applicable to this application
2. requiring the Council not to grant planning permission without satisfying Scottish Ministers that the Council has considered to the condition and that it will either imposed or need not be imposed.
Not applicable to this application.
POLICIES
Glasgow and the Clyde Valley Strategic Development Plan (2012) Glasgow City Plan 2 (2009) City Development Plan (CDP) (2017) Glasgow City Council Design Guide for New Residential Areas
National Planning Framework 3 (NPF 3) (2014) Scottish Planning Policy (SPP) 2014 and national guidance
Sections 25 and 37 of the Town and Country Planning (Scotland) Act 1997, as amended by the Planning etc. (Scotland) Act 2006, require that when an application is made it shall be determined in accordance with the Development Plan unless material considerations indicate otherwise. The Development Plan is the Glasgow and the Clyde Valley Strategic Development Plan (approved May 2012) and the Local Development Plan, which is the City Development Plan (adopted 29 March 2017). However, as this application was prepared and submitted before the adoption of the City Development Plan it will be determined in light of the policies in City Plan 2, the adopted development plan at the time of submission, although the current City Development Plan will be a material consideration.
Thus, the issues to be taken into account in the determination of this application are considered to be:
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1) Whether the proposal accords with the Development Plan; 2) Whether any other material considerations, including matters raised in the consultation responses, have been satisfactorily addressed.
1) THE DEVELOPMENT PLAN
The Clydeplan (Glasgow and the Clyde Valley Strategic Development Plan) was approved in 2012 although the new Strategic Development Plan was approved by Scottish Ministers in July 2017. The Strategic Development Plan forms part of the Development Plan, together with local development plans the City Development Plan and, as discussed above, the previous City Plan 2.
The scale of this development and the fact that it contributes to regeneration of a vacant site and meeting housing needs within the City means that the proposal generally accords with the SDP Spatial Development Strategy, which sets out a vision for the City region focussing on broad principles of regeneration, network of centres, sustainable economic growth, enabling delivery of new homes, low carbon infrastructure and placemaking.
City Plan 2
Policies which are specifically relevant to this proposal are:
DEV 2 Residential and Supporting Uses DEV 11 Green Space DES 1 Development Design Principles DES 2 Sustainable Design and Construction DES 3 Protecting and Enhancing the City’s Historic Environment DES 4 Protecting and Enhancing the City’s Natural Environment DES 12 Provision of Waste and Recycling Space RES 1 Residential Density RES 2 Residential Layouts RES 4 Barrier Free Homes RES 5 Conversion and Subdivision to Residential Use TRANS 3 Traffic Management and Traffic Calming TRANS 4 Vehicle Parking Standards TRANS 5 Providing for Pedestrians and Cycling in New Development TRANS 6 Cycle Parking Standards ENV 1 Open Space Protection ENV 2 Open Space and Public Realm Provision ENV 4 Sustainable Drainage Systems (SUDS) ENV 5 Flood Prevention and Land Drainage ENV 6 Biodiversity ENV 8 Trees, Woodlands and Hedgerows ENV 15 Energy
It is important to note that the principle of residential development on this site has been accepted on this site by the Planning Permission in Principle, and there is therefore no policy conflict with the principle of the proposals in this application for Matters Specified in Conditions, as long as the detailed layout is in line with the policies of the development plan. The Conditions which are the subject of this application are considered in order below.
ASSESSMENT
A. Condition 02
This condition relates to 1. the landscaping of the site; 2. the means of access to the site (pedestrian, cycle and motor vehicles); 3. the layout, and siting of buildings and structures; 4. the design and appearance of buildings and structures 5. the site levels and floor levels, flood risk and drainage 6. flood risk, drainage impact and SUDS 7. the consideration of a fresh Transport Assessment should the numbers of units exceed 370
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8. Ecological impact including bat licences 9. Detailed proposals for the upgrade of the internal development road network.
Points 1-5: Landscaping, Access, Layout, Siting and Design, Levels
The landscaping, layout, siting and design of the development is required to comply with the retention of greenspace required by the Section 75 (as envisaged in the Planning Permission in Principle) and also to comply with the various design policies in the City Plan 2 and the Design Guide for New Residential Areas.
• Trees and landscaping
The site was designated in City Plan 2 as being of Special Landscape Importance, containing Ancient long established or semi-natural woodland, and the trees are covered by a Tree Preservation Order. The landscaping framework of the site will be retained, in the new development, with buildings and car parking generally within the areas which are already occupied by buildings or hardstanding associated with the previous College use. The existing sports pitches are being retained and ownership remains with the University of Strathclyde. The area of formal woodland north west of the pitches is being retained with the exception of around 20 trees which are being removed due to development and about 10 which are being removed on the recommendation of the tree survey on health grounds. The tree survey shows 77 trees are being removed although a further estimated 400+ are proposed to be planted as formal tree cover throughout the proposed, and existing, landscaped areas of the site. As the site is covered by a Tree Protection Order, the removal of all trees has been scrutinised and the level of tree removal is considered acceptable on balance, retaining the main areas of trees and most of the important trees while allowing development. The Council intends to promote new tree protection orders on some of the new specimen trees as a replacement. As well as trees specifically included in the Tree Protection Order, there are existing areas of scrub woodland along the boundaries in the north east and north west corners of the site which are to be removed and these areas require careful planting treatment; buffer zones of 3 metres planting will be required in these locations, which will be part of the common planting areas maintained eventually by the factor. The thick areas of woodland on the northern edge of the site is retained, and access to the area of woodland to the south of Jordanhill Crescent (co-owned by existing householders in the area) is also being retained. Existing woodland along the western boundary and southern boundary is being retained as these fall outwith the site boundary.
An ecological assessment has been submitted with assessment of the habitats around the site. The areas of existing grassland are not rich in biodiversity and the areas with the most habitat potential are the woodland areas around the edges of the site, which are being maintained. Further planting within the site will establish green corridors through the site. Hedgerows around the edges of the site to the north are being retained or established in the buffer zones of planting.
On balance the trees and planting lost to development is relatively insignificant and will be replaced adequately. The proposals are considered to meet the requirements of Policies ENV 6 and 8 in relation to biodiversity and trees and hedgerows.
• Protection of Open Space
The original planning permission in principle recognised the designation of the site as residential (DEV 2) and Greenspace (DEV 11). The permission was advertised as being potentially contrary to the Greenspace development policy principle but was granted subject to a legal agreement agreeing protection of the greenspace, with the boundaries of the greenspace to be defined. The boundaries of the designated open space were interrogated by reference to the Open Space Audit which the Council had carried out in line with the requirements of Planning Advice Note 65. This audit showed that not all the areas of open space within the site were actually considered to be part of the greenspace designation. Furthermore, after detailed site visits, it was clear that some of the areas designated as part of the broad brush Greenspace designation were areas of hardstanding, parking and with some buildings. The boundaries of the greenspace were therefore agreed as part of the section 75 agreement covering the site, including some buffer zones of 3 metres around the edges of the site, and the areas of development have been kept outside these designated areas.
The sports pitches are being retained as existing and ownership is being retained by the University of Strathclyde.
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The proposals are therefore considered to comply with Development Policy Principle DEV 11 and Policy ENV 1.
• The means of access to the site and the internal roads layout
These have been considered together as the layout has been assessed to ensure that core paths have been retained into the site, and clear paths for cycle and pedestrian access have been provided. The two main accesses for vehicular traffic have been retained to north and south, as required by the Planning Permission in Principle, and the circular road loops through the site have been retained, with some alterations which will require a separate Roads Construction Consent. The main entrance road past the front of the Stow Building is being retained; this is also a Core Path. Additional formal footpaths will be provided, notably from east- west along the linear park and also though the main formal woodland in the site, reflecting the existing path through this area. Access to the playing pitches from Jordanhill School will remain. Access to the other sports pitches will be taken from the main access road through the site.
In the new layout there will be a number of private streets which will not be adopted. These serve the townhouses and will have a shared surface. These are linked in two places by private vehicle accesses across the linear park. The streets will be serviced by rear lanes.
Non-vehicular access to the site is currently taken through footpath access on the southern boundary (steps and path) which will be retained in the new layout, as well as accesses along the new and existing roads.
The entrances to the site will be marked by entrance pillars and walls.
• Design and layout
The various design policies in the City Plan require development to respect local context, townscape and landscape character and natural environment; to reflect high quality contemporary design, protect important views of landmark buildings, vistas and landscape features. There is also a requirement to provide adequate private garden ground, parking on the basis of one space (off road) per dwelling and visitor parking; and adequate amenity space including children’s play and sports pitches. In line with government guidance “Designing Streets” and “Designing Places”, and Glasgow City Council’s adopted Design Guide for New Residential Areas, new development should also create distinctive areas which are easy to find one’s way around and are permeable for pedestrians and cyclists, with sufficient amenity and recreational space. The development should be well linked to the surrounding area.
The proposals were presented to the Glasgow Urban Design Panel at an early stage who were generally favourably impressed by the design approach taken and made suggestions for issues to be taken into account including boundaries between public and private space, bin storage and collection, the design of the linear park, and the circulation around the site. The Panel suggested a design code to confirm the detailing and use of high quality materials.
The site has been designed to form its own place, as it is an island site with very little visual impact on surrounding streets in terms of fitting into a streetscape or plot patterns. A variety of housing types are proposed, from 4 and 5 storey flatted blocks to detached housing, three storey townhouses, two storey “mews” terraces and the conversions of the retained historic buildings to flats.
Two blocks of flats have been proposed on the frontage of the development on Southbrae Drive. These will be located partly on the area currently occupied by University House, built in 1997 for the Principal of the University. The original avenue access to the College was altered at this time and subsequently when the modern development of Southbrae Gardens was developed on the southern slopes of the College estate. The two blocks of flats will now be three storeys with penthouse flats set back on the roof level, forming a recessed fourth storey. This has been amended from original proposals by reducing the height of the rear block by one storey. The massing of the buildings will be in keeping with the adjacent modern extension to Jordanhill school on one side and the existing houses to the other. There will be a loss of five trees in this part of the site, two of significant scale but in the rear group of trees.
The materials proposed for the buildings are proposed to be brickwork in a range of muted colours which will blend with the sandstone of the retained buildings. The designs of the buildings are mainly flat roofed (apartment blocks and town houses) with pitches roofs for the detached houses and mews terraces. Roof colours will be dark grey throughout. Windows and doors will be dark grey or metallic colours such as bronze. The penthouse flats on top of the apartment buildings will be clad in a dark grey material (the applicants have proposed grey cement particle board) which will be approved as part of the condition samples.
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The houses are described as having a brickwork relief texture to defined areas. Recessed balconies are proposed for the apartment blocks which will break up the façade of the buildings. Details of the materials, and their application, will be submitted for written approval including samples before they are used on site. This provides a consistent design code through the site with some variations to provide interest.
The dwellings have been designed for varying needs and the ground floor of all houses have been stated as being adaptable to accessible standards. Lifts are being introduced into the David Stow building to allow access to the upper floors, as well as the new build flatted blocks.
Site levels have been shown in the site sections across the site. This shows that the topography is remaining largely the same, particularly in relation to the edges of the site. There are areas of greater change in the areas to the western part of the site which are currently occupied by buildings and hardstanding to be demolished. Here existing made ground is to be reduced in height by up to 3 metres in some places. In order to develop a streetscape which meets usual standards for maximum gradients, some of the existing site levels have been changed to smooth out the extremes in gradient. This has been done within the constraints of the site including minimising impact on existing trees and the retained buildings. The site levels and topography around the edges of the site mean that the links to surrounding areas are necessarily limited, but existing path accesses are being maintained and the development will have two vehicular access points.
• Privacy and Aspect
The proposals have been assessed to ensure that neighbouring properties will not be overshadowed or overlooked by the proposed new dwellings. All new dwellings have more than the minimum 18 metres window to window distance between new and existing houses and in most cases there is dense woodland between the new and existing dwellings. On the north western boundary of the site the new houses are set back from the edge of the site and also at a much higher level than the houses below, thus avoiding overlooking as they look out above window level. In the north eastern part of the site all dwellings are set back from the boundary and in many cases have gable windows only facing the boundary. Within the new development on the site there is at least 18 metres between proposed facing windows. The proposals are therefore not considered to give rise to privacy failures or overshadowing of existing dwellings.
Due to the constraints of the layout of the David Stow building and the requirement to balance the retention of the its original layout and features with the provision of acceptable residential amenity, 40 out of the 66 units in that building are single aspect. The size of the apartments and their outlook are considered to provide an adequate residential amenity. The rest of the converted flats and newbuild flats and houses are dual aspect, with the exception of 10 newbuild flats.
• Sustainable design and construction
A sustainability statement has been submitted showing that the new build apartments will have photovoltaic panels on the roofs and the houses will have a low energy boiler system using renewable air-to-water heat pump technology instead of gas fired technology. Douglas and Graham Houses and the David Stow building will be served by a centralised district heating system, using the plant system located on the ground floor of David Stow. There will also be electric charging points throughout the site on the basis of one space for every ten parking spaces (excluding the houses with garages, who will have plug sockets in the garages suitable for vehicle charging). On this basis the proposals are considered to meet the requirements of Policies DES 2 and ENV 15 as well as taking into account higher levels of energy efficiency as discussed in the new City Development Plan CDP 5.
• Setting of listed building and impact on historic character of the site
The site is dominated by the David Stow building which is the original building on the campus, dating from 1914, and is Category B listed. The main landscaped areas relate to the building and it has uninterrupted vistas from the front of the building eastwards towards Jordanhill Academy. To the rear and north of the listed building there are a number of large modern buildings which bear no design relationship with the listed building and detract from its setting. It is important that the setting of the David Stow building is adequately respected and that the main landscape setting is being retained. No part of the site is in a Conservation Area.
The Conservation Assessment carried out by Simpson and Brown Architects for the applicants divides the site into Character Areas, each of which is assessed for its significance and the need for its retention. Some of these areas
9 PAGE 10 17/00531/DC will have little change, such as the areas of playing fields and parkland, and the areas of woodland on the edges of the site. The areas of most change are the walled garden which is located on the north east of the site. This Victorian structure has been largely altered and partly demolished and remaining walls are in disrepair. The interior of the area has been cleared for parking and a modern building (the Smith building) has been built into the structure. This area will be cleared for housing but it is suggested that some of the original bricks could be reclaimed for landscaping use on the grounds; this is in fact proposed in the submitted landscaping plans.
The area in front of the David Stow building is important in its setting. It is currently grassed with specimen trees, of various sizes, and some small clumps of trees. An access road curves up past the front entrance. The proposals show this access road being maintained, but widened to allow two rows of car parking serving the new flats in the converted David Stow building. In order to reduce the impact of this car parking, it is proposed to increase the gradient of the slope of the grassed area immediately in front of the building and create a “ha-ha” feature behind which the car parking would lie partially concealed. The parking in this location at the front of the building is important to encourage the residents to use the grand entrance hall which is a main feature of the listed building. If parking was located to the side and rear, these entrances would tend to be used. As the use of the main entrance is encouraged, the location of the parking is accepted, and therefore this proposed landscaped feature was considered on balance to be acceptable. Careful planting could also take place on this area with care taken not to obscure the front of the building. The original ha-ha design has been amended following discussion to improve views of the main entrance.
The new terraces of townhouses and mews cottages, eight flatted blocks and detached houses are all much smaller in scale than the existing modern buildings. The modern extensions attached to the listed building will be demolished and the integrity of the original building restored. The scale of the new developments will respect the setting of the listed building, and are set at a sufficient distance to give proper deference to the listed building. The David Stow building and the two other retained buildings (Douglas House and Graham House former halls of residence) are of red sandstone. High quality brick is proposed for the main walling elements of all developments, details of which will be approved to ensure that it is in keeping with the colours of the sandstone buildings.
The specific impact of the proposed works to the listed building on the character, appearance and integrity of the listed building will be considered separately in the listed building consent application 17/00530/DC.
• Parking and garden ground
The townhouses mostly include integral garages but some do not. Parking has been provided for terraced units in front of the properties, with garden ground to the rear accessed by rear lanes. This allows bins, and cycles, to be stored and accessed to the rear of the properties. Part of the front “garden” areas will be landscaped to break up and soften front garden parking areas; street trees and raised planters have also been shown. Some of the streets will have shared surfaces and will effectively be shared private accesses, rather than adopted streets. The flatted blocks will have private parking courts off street and will also include privacy zones for the ground floor flats as well as areas of communal amenity space for the use of the residents of those flats. Balconies are also provided for most flats as private open air amenity space. The detached houses all have private gardens. The terraced houses all have private gardens to the rear. In some cases these do not meet the suggested guidance on size of private amenity space set out in Policy RES 2. However, private shared amenity space specifically for the residents of some of the terraces has been provided (in the form of a private shared garden) and in other cases, all the properties have been designed to benefit from good access to the shared amenity space throughout the site.
Arrangements for communal landscaped areas are to be available for the residents of the converted David Stow building within the courtyards. Shared roof gardens or balconies are not practical in this listed building although a few of the flats are also to have private garden space within the courtyards.
Visitor parking has been spread through the site on the basis of one space per 4 units and will be on-street. Private parking has been provided on the basis of one private (off-street) space per dwelling although as some properties have garages, or driveways in detached gardens, they will potentially have access to more than one space. Cycle parking has been provided within the flatted blocks on a basis of one space per unit, and a condition is suggested to ensure that visitor cycle parking is formally provided for each block.
• Amenity and recreational space
The layout is required to meet the standards set out in City Plan 2 Policy ENV 2 (which is the same as the City Development Plan Interim Planning Guidance IPG12). The proposals require to provide, on-site if possible, a level of general communal amenity space, formal sports pitches, formal play, informal play and allotments. If the full level
10 PAGE 11 17/00531/DC is not achieved on site then a financial contribution for off-site provision can be made as an alternative to some of the space. On this site the full level of formal sports pitches has been achieved through the fact that the two sports pitches formerly used by the College for educational purposes associated with the College have now been formally made available for the wider community. This has been ensured by the legal agreement signed by the University and Glasgow City Council as part of the approval of the Planning Permission in Principle. A Sports Pitch Management Plan is currently being prepared by the City Council to arrange how these pitches will be used and managed. It is envisaged that the sports pitches not leased to Jordanhill Academy will be leased to the City Council Education Services for schools use, with informal use by the community outwith school hours. Informal sport provision is to be introduced through the provision of a “trim track” with equipment within the woodland area. This woodland area will be enhanced by provision of natural play for children as well, in keeping with the character of the formal woodland. Playable space will also be designed into the central linear park and at some other points in the formal landscaped areas through the site. Amenity space for residents of the site and the wider area is available in the landscaped areas on site, and this is distributed through the site to ensure that all residents have easy access to general amenity and play space. The applicants have demonstrated that they can meet the requirements of policy on site, apart from the provision of allotments which is often hard to arrange unless there is a demonstrated need for allotments in the area and a suitable area for these to be provided. A financial contribution of £31,284 for this purpose will be taken through a legal agreement.
The design and layout and landscaping of the site are therefore considered to be generally in accordance with the City Plan policies DES 1, 3, 4 and 12; RES 1, 2, 4 and 5; TRANS 3, 4, 5 and 6 and ENV 2.
Points 5 and 6: Flood Risk, Drainage and Sustainable Urban Drainage Systems
Proposals for flood risk and drainage have been submitted. The applicant’s consultants have indicated that the site generally drains to the south east, given its topography, with existing drainage through pipework to a mains sewer in Southbrae Drive in the south. A large part of the western half of the site is currently hard surfaced or occupied by buildings, so the proposed development will not change this significantly. There is no watercourse nearby and no proposal to drain to a watercourse. The approach proposed is to separate out the foul from the surface water drainage and attenuate the surface water to 5 litres per second before discharging to the combined sewer. This approach has been agreed by Scottish Water in principle. The attenuation will be through storage in underground tanks shown under the grassed areas at the edge of the sports pitches and landscaped areas (towards the lower lying parts of the site). These tanks will need to be vested by Scottish Water to agree their long term maintenance. Some attenuation will also be provided through rainwater gardens or planters but these will provide curtilage drainage and will be privately maintained. There is an existing pond feature shown towards the northern entrance to the site and the drainage impact assessment shows this maintained as a detention basin linked to the piped drainage system. This will require to be carefully landscaped as part of the landscaping of that area. The proposals are considered to comply with the requirements of City Plan Policies ENV 4 and 5.
In relation to flood risk, the applicant’s assessment indicates that the fluvial flood map does not indicate any areas of flooding on the site, due to the distance from watercourses and the topography of the site. The nearest watercourse is the culverted Yoker Mains Burn some 300 metres north of the site. The surface flood map shows some minor areas of surface water flooding on site which will be addressed by the proposed new layout and its drainage. The proposals are considered to be acceptable in terms of flood risk and comply with City Plan Policy ENV 5.
Points 7 and 9: Transport Assessment and upgrade of internal road network
In relation to transport issues, an updated transport assessment was submitted by the applicant prepared in accordance with City Plan 2 development guide DG/TRANS 1 Transport Assessments, as required by the Condition 02 above.
The density of development on this site was considered in assessment of the Planning Permission in Principle. Omitting the sports pitches, the indicative density of development at that stage was 370 units on a 13.6 hectare sit (omitting the sport pitches) which equated to approximately 26 dwellings per hectare. Policy RES 1 of City Plan 2 sets a maximum density for sites with base accessibility to public transport of 50 units per hectare. The increase in units proposed to 412 would equate to approximately 30 dwellings per hectare, within this limit. However, as parts of the site will be below base accessibility to public transport, the issue of whether the site was suitable for such a residential development was considered in the PPP application. In conclusion it was agreed that it would be difficult to justify resisting the redevelopment of a brownfield site on the basis that residents need to walk for an extra distance to get to a bus service. The failure to achieve base accessibility to public transport for the site has already
11 PAGE 12 17/00531/DC been acknowledged and accepted, and a similar density of development accepted in principle. The need for an amended Transport Assessment was the subject of a condition to further assess the impact on the road network.
The applicant submitted a transport assessment (TA) in support of the application; this was for an increase in units from 370 (approved in 2011) to 420 units. As the principle of this development had already been established, and approval granted in 2011, the TA required to be refreshed to take account of the higher density only and ascertain if further mitigation would be required as a result of the increase. It also needed to take into account changes in transport in the area since the original TA including changes to public transport.
The Transport Assessment identifies that the increase in the number of units proposed is primarily due to an increase in the number of apartments while the number of houses proposed has decreased (based on the assumptions in the original Transport Assessment). When compared to the 370 units previously indicated, 420 units equates to a net increase of 45 and 42 two-way vehicle trips during the weekday morning and evening peak hour periods respectively. The traffic impact of this increase, when distributed over the wider road network, is not considered to be significant. As such it can be ascertained that the trip generation is effectively a pro-rata uplift in line with an additional 50 dwellings and is therefore robust. In fact the additional number of units now proposed is 38.
The Transport Assessment assumes the signalisation of the Southbrae Drive and Westland Drive junction, and this was envisaged by a specific condition on the PPP (Condition 04) requiring the provision of this signalisation by the developer after the construction of the 174th dwelling. The developers have offered to install this at the beginning of the development works but this may be unnecessary. However, further discussions will take place with the developer to agree the optimum point at which this signalisation should be installed while complying with the intention of Condition 04 (i.e. before the 174th dwelling on the site.
The Transport Assessment also included the widening of Southbrae Avenue by an additional carriageway along the frontage of the application site. This was required by the approved plans for the Planning Permission in Principle (Condition 03 of that consent). This is required to alleviate existing pressure on the road junction at this point.
On review of the census data submitted there is a concern this could result in a higher modal share than detailed within the TA. On this basis minimising the overall traffic growth through the encouragement of sustainable transport options is recommended. In the PPP it was also pointed out that it was unlikely that a new station would be delivered at Westbrae as originally suggested in the Campus Plans. Cycle routes have been considered as part of the development (and cycle parking provided), so bus services were also considered in detail.
Whilst the site accesses are located with an area of “base” public transport accessibility, the area where the overall bulk of housing are being built / converted are not, and a notable difference since the 2011 application was the reduction in bus service, the withdrawal of the First Bus No.4 bus service and its replacement by the First Bus No.X4. Whilst this new service may provide a 20 minute journey time into the City Centre, Jordanhill has lost its direct link to Byres Road–University–Woodlands–North City Centre (as well as onward links to the south side). The former First Bus No.4 frequency in Jordanhill was around 6 services per hour and the replacement First Bus No.X4 service has a reduced 3 services per hour. The First Bus No.4 bus service now terminates on Crow Road (Broomhill). As such the applicant was asked to engage with Strathclyde Partnership for Transport (SPT) and First Bus to look at options to reinstate or increase services as a result of the development.
First Glasgow provided a comprehensive response detailing the current situation with the X4 service with regard to service level and patronage. They explained that the previous Service 4 was withdrawn due to a lack of patronage meaning that the service was no longer financially viable. They replaced the service 4 with service X4 (in October 2016) although they note that patronage levels still need to increase to cover costs. First Glasgow do not envisage that there will be a commercial case to expand the existing service as a result of the proposed development although the new development will certainly help to aid current bus patronage levels. SPT noted that the Jordanhill area as a whole was not solely reliant on the X4 service. Services 16 (Crow Road), 6 (Anniesland Road) and 94 (Crow Road) also provided good quality links into the centre of Glasgow and served areas that the X4 did not. SPT further stated that they considered the X4 service an improvement on Service 4 which it replaced in October 2016 as Service 4 had stepped down from peak operation when the University Campus was active. SPT did not see any point in improving the frequency of the X4 service through subsidy in a situation where current patronage is not supporting the service. As such it was agreed that increasing patronage is key to increasing frequency of the current service or reintroducing further services and CALA have now agreed to offer one bus Season Ticket for each new house at the Campus. The season ticket would be for a one year period and householders can take-up the offer of the ticket for a one year period within the first three months of operation. This offer would be open until all units at the site were complete. It is considered that such a measure will help to grow
12 PAGE 13 17/00531/DC and support the existing service and will give households the opportunity to use bus services from the outset of occupation. Once the development is built out, there will be an increased local population which should help to potentially support additional services.
It is considered in conclusion that the additional units (so the total of 408 units) would not cause an unacceptable increase in traffic congestion in the area.
The upgrade of all internal roads on the site has been shown on the proposed layout, as portions of the roads are being re-routed and redesigned. These designs have been considered in detail in relation to practical design for pedestrians, cyclists and vehicle drivers, and amendments submitted by the applicants following discussion. Roads being rerouted and realigned will require Roads Construction Consent and the technical details of the road construction and finishes will be considered. In addition, a dilapidation survey will require to be carried out for existing roads and any damages made good.
Point 8 Ecological Survey report
Further ecological survey reports have been submitted to report on protected species particularly the requirement for a bat licence for demolition works at the petroleum spirit store. The relevant surveys have been carried out and Scottish Natural Heritage consulted for their views. SNH has concluded that the surveys have been carried out in line with acceptable methodology and, in conclusion, provided that the development is carried out strictly in accordance with the mitigation set out in the protected species survey, the proposal is unlikely to require a species licence under protected species legislation.
B. Condition 06
Construction phase traffic management plan.
This has been submitted and is generally acceptable with the proviso that details need to be submitted as to how pedestrian/cycle access through the site (on the core path or an equivalent route) will be achieved. This is the subject of a suggested condition below. The Plan notes that a liaison manager will be appointed for the construction to work with the local community and keep them informed, and to pick up concerns expressed during construction which affect local residents. It will be important to limit the amount of demolition and ground works traffic which uses the Jordanhill Drive access as the roads on this side of the site are quieter residential streets. However, once the conversion of the David Stow building has taken place there will also be a need to limit construction traffic around this building. A balance will need to be struck and a scheme of phasing for demolition and construction access traffic will need to be agreed in writing with the planning authority to agree this in more detail once contractors have been appointed. A suspensive condition is suggested to this effect.
C. Condition 07
Details of a travel pack promoting public transport usage.
A Travel Pack example has been prepared and submitted as part of this application for Matters Specified in Conditions. This includes information on active travel (walking and cycling), public transport access points and car sharing. CALA has also now stated that an annual bus pass will be included in the introductory pack for each new household. This will help to establish travel patterns which may encourage the bus operators to maintain services or offer new services, as discussed above in relation to transport impacts (Condition 02).
D. Condition 09
A detailed plan showing the exact location of all existing trees on the site, with an arboricultural survey including details of species size and condition has been submitted to the planning authority as part of the supporting information for the development. The plan 948/H+M/PP/01 Rev B shows the trees which are to be removed as part of the development as well as some trees which the tree survey has highlighted as being in poor health.
In total 77 trees are to be removed to enable the development. In total all but 77 trees are being retained as well as vegetation and trees outwith the site boundary. All retained trees will need to be protected during construction by a BS recognised method. The information submitted is of sufficient detail to discharge this condition. The impact on the trees is assessed above in relation to Condition 02.
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2. OTHER MATERIAL CONSIDERATIONS
2.1 Other relevant planning policy
Scottish Planning Policy (SPP) is a high level policy document with which development plans and development proposals should broadly comply. Development plans reflect and interpret the principles of SPP. City Plan 2, the City Development Plan, and the Design Guide for Residential Areas have been prepared in line with guidance in SPP and thus the current development proposal should be assessed against these more detailed policy documents. The SPP’s principal policies of sustainability and placemaking lie at the core of the development plan policies and guidance.
City Development Plan (CDP) consists of high level policies (CDP 1-12) with Supplementary Guidance providing further information or detail.
CDP 1 Placemaking Principle aims to improve the quality of development taking place in Glasgow by promoting a design-led approach. The Council expects development to contribute towards making the City a better and healthier environment to live in and aspire towards the highest standards of design while protecting the City’s heritage. CDP 1 also advises that the associated supplementary guidance (currently IPG 1) will set out how developers will be expected to incorporate a design-led approach within the context of the Placemaking Principle and Glasgow’s interpretation of the Six Qualities of Place.
CDP 2 Sustainable Spatial Strategy states that the Council will continue to focus on the regeneration and redevelopment of the existing urban area to create a sustainable City, including utilising brownfield sites and protecting open space.
CDP 5 Resource Management relates to policies to make the City more energy efficient. CDP 6 Green Belt and Green Network seeks to ensure that new development enhances the functionality, quality and connectivity and accessibility of the green networks throughout the City. CDP 7 Natural Environment looks to retain habitats including trees, woodlands and hedgerows and enhance biodiversity. CDP 8 Water Environment relates to flood risk and drainage infrastructure. CDP 9 Historic Environment supports proposals that respects and complements the historic environment including listed buildings. CDP 10 Meeting Housing Needs sets out how the Council aims to deliver the supply of effective housing land which it is required to provide to serve the needs of its population CDP 11 Sustainable Transport looks to encourage use of public transport and encourage active travel. CDP 12 Delivering Development aims to require developer contributions for open space, and potentially drainage and infrastructure requirements including transport.
Supplementary guidance provides further guidance on all the above areas contained in policies CDP1-12.
It is relevant to consider whether the current proposals, although required to meet the terms of City Plan 2, conflict significantly with the policies in the City Development Plan. It is considered that the detailed layout as set out in the plans and papers shown in the application for Matters Specified in Conditions, do not give rise to any significant conflict with the policies as set out in the City Development Plan or its Supplementary Guidance.
2.2 Other material considerations: Matters raised by representations
Some of the issues raised by those making representation and objection have been addressed above. The remaining issues are addressed below:
• Access for Jordanhill School to the sports pitches: there is a route within the University grounds which will no longer be available (north of the playing fields). Response: In terms of their lease from the University of Strathclyde, the School is responsible for maintenance of the leased pitches area. This lease obligation is currently met by means of an annual arrangement whereby the School pays the University to maintain the subjects. This has been the position since the inception of the lease. Historically the University was able to provide this service when machinery (and grounds staff) was on site as part of wider Campus maintenance but it has always been recognised that this could change. The School can continue
14 PAGE 15 17/00531/DC to meet their pitch lease maintenance obligations by taking access through gates in the boundary fence between the school and the pitches.
• Access to sports pitches during construction: Response: Access to the sports pitches during construction will be maintained, both for the pitches leased to Jordanhill School and the pitches for community use. The Sports Pitches Management Plan which is to be concluded by the end of January 2018 will include access to the pitches. This is currently being drawn up between the University of Strathclyde and Glasgow City Council Education Services. Any temporary restriction to access will need to be agreed in consultation with the Council (a condition to this effect is suggested below).
• The proposals are not in line with the Campus Plan 1 or 2 Response: the Campus Plan was considered when the application for Planning Permission in Principle was being determined. The relevant parts of the plan were discussed and any specific requirements were put into conditions (now being discharged). The Campus Plan has now been superseded by the PPP consent and policies of City Plan 2 which came into effect after the Campus Plan had been put to committee.
• Community benefit: There is no community benefit in the current proposals in terms of shared accommodation, such as was available previously through the University. The Community Value Proposition proposed by Jordanhill Community Council should be taken into account: this proposes that the Sports Pitches Management Plan should be handed over to Jordanhill School Educational Amenities Trust for management, and also suggests that University House on Southbrae Drive and the surrounding land should be transferred to the community so that a multi functional community centre can be developed (possibly including the local Out of School Care). Response: the PPP did not include community facilities in the uses approved on the site and this cannot be a requirement of the current application to discharge the conditions on the Planning Permission in Principle. There is no policy in the development plan which requires community facilities to be provided as part of a residential development, although access to community facilities has to be provided. The new development will have the same access to community facilities as the surrounding area. The sports pitches will be available to the community in perpetuity, unlike the previous arrangement which depended on the good will of the University.
• Alternative community uses for existing buildings should be considered: Response: as discussed above, there was no requirement in the original consent for uses other than residential and associated sports and amenity open space to be provided. It would be impractical for a housing developer to operate a community use within the existing buildings and, while the buildings of value on the site are being retained, it is generally considered to benefit the site that the other buildings are being removed.
Campus Plan 2 noted that it would be beneficial for the large hall in the David Stow building (Council Chamber) to be retained for community use. No requirement for such as use was added to the planning permission in principle. The developers have considered whether the hall could be made available for community use, but it was concluded that this would be impractical within a building which will be a private flatted development, both in terms of public access, maintenance and noise.
• Noise and air pollution: Response: a residential development is not considered to generate noise or pollution which would be different from the surrounding residential area; or from the previous use as a college use.
• Health impacts of construction and impact on surrounding streets: Response: this has been addressed in the report above in relation to traffic impact on surrounding streets. The health impacts of demolition will need to be controlled by the developer to ensure that excessive dust is not created. The developer will be expected to be a member of the Considerate Constructors scheme or similar, and the appointment of a liaison member of staff for the site works to communicate with the local residents is a useful proposal.
• Cycle routes through the site, traffic calming and internal street layout Response: this issue has been mainly discussed in relation to Condition 02 above in this report. The development will maintain the core route through the site for cycling as well as adding additional cycle access through the new internal street network. The main route through the site will be traffic calmed by a narrowed area/pinch point and by the internal geometry of the streets which slow traffic naturally in line with the principles in the Government’s Designing Streets guidance.
• Access for emergency services
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Response: Swept path analysis has been carried out for large vehicles (bin lorries) and this shows that access to all streets is feasible for such vehicles. Access to all buildings for emergency services is required to be demonstrated also at building warrant stage.
• Impact on local infrastructure e.g. community facilities and shops, schools Response: Local facilities such as shops will benefit from the additional resident population. Other local facilities such as schools and community facilities will need to be provided to serve the additional population as with any new housing development.
In terms of provision of education, there are issues with the capacity of current catchment schools but a residential development on this site has been considered in education projections for some time. Glasgow City Council Education Services will accommodate school age children resident in this development and the surrounding area in suitable locations.
• Lack of provision of social housing and a range of tenures Response: The Council considers that Glasgow has a good supply of affordable housing, both for rent and sale, and this stock is continuing to be improved. The city’s Council housing stock was transferred to the Glasgow Housing Association (now part of the Wheatley Group) in 2003. Since stock transfer, Glasgow Housing Association has invested more than £1.5 billion in refurbishing existing housing, and providing new housing. In addition to GHA activity, the Council funds the provision of new affordable housing by housing associations through grant support from the Scottish Government. Over the next three years, around £285 million will be invested in affordable housing in this way. Given the general affordability of much of the city’s housing stock, and all of the investment in affordable housing that is ongoing, it was not considered appropriate to include a policy in the Development Plans requiring the provision of affordable housing as part of the development of new housing for sale. No such requirement therefore exists for this development.
• Impact on dark skies area Response: this site is in the middle of an urban area and is not part of a dark skies area.
• Lack of consultation with the local community Response: Formal Pre Application Consultation (PAC) was carried out for the Planning Permission in Principle in 2011. Under planning legislation no further consultation is required for the Application for Matters Specified in Conditions. However, CALA carried out further voluntary detailed consultation with the community in December 2016 prior to the submission of this current application for MSC. A public event was held on 7 December which was advertised in the Evening Times and was notified to the Community Council. Apparently this was attended by some 200 people. A further subsequent leaflet drop was carried out by CALA to local residents in the area (512 addresses). Meetings were also held by CALA with the Jordanhill Community Council and local councillors. This consultation goes beyond that required in terms of planning process and as well as the neighbour notification which is carried out by the Council as a matter of course.
• Land boundary is incorrect Response: the original red line boundary had been misdrafted and showed the site boundary straying into some neighbouring residents’ land. The boundaries have been re-submitted correcting this mistake. No development could take place on any land owned by others without their consent. The land affected in the correction did not affect the proposed layout.
• The proposal will result in an increase in the number of dogs and the refuse facilities will not be adequate Response: this is not a material planning consideration; public bins will need to be provided in line with usual provision. The area is currently use by dog walkers.
• Buildings close to the school Response: there is considered to be a sufficient privacy distance between the new development and Jordanhill School both on the Southbrae Drive frontage and elsewhere. The location of residential units beside a school is not considered to be inappropriate.
• House prices Response: This is not a material planning consideration
• Timescale for construction Response: once planning consent is granted for the development and implementation has started, the developer is not legally limited to a period for completion. However, a phasing plan for construction traffic accesses is to be
16 PAGE 17 17/00531/DC agreed through a suggested condition so this will to a certain extent manage the construction impact on the surrounding area. The developers have also, as required by condition on the PPP, submitted a Construction Traffic Management Plan which states that a point of contact will be established for issues to be resolved if they arise.
• Standard of existing CALA homes is poor Response: this is not relevant to the current proposal which indicates good quality construction materials and design.
• Length of time between PPP and AMSC consents Response: the length of time is within statutory limits and any changes to circumstances which have arisen have been discussed in the assessment of the matters specified in conditions in this report. The site has been designated as a residential site for some time in the development plan and there has been no change to this principle. The AMSC has been considered in light of current circumstances.
2.3 Other material considerations: Economic impact (raised by applicant).
The applicant has submitted an economic impact statement which states that the construction cost is estimated at £93.6 million with an estimated 167 construction jobs over the 6 year build programme, with additional indirect employment. It also points out that there will be increased economic activity from the additional households.
CONCLUSION
In conclusion, the proposals are considered to meet development plan policies and the other material considerations are not sufficient to outweigh this. It is therefore recommended that the application for Matters Specified by Condition in the Planning Permission in Principle be granted, subject to additional detailed conditions below.
CONDITIONS AND REASONS
01. The application is hereby granted subject to the following approved plans, except insofar as amended by the conditions following, or as otherwise agreed in writing by the planning authority:
Overall Site Plan 107_L(PL)001 Rev G Site Plan Zone 1 107_L(PL)111 Rev E Site Plan Zone 2 107_L(PL)112 Rev D Site Plan Zone 3 107_L(PL)113 Rev E Site Plan Zone 4 107_L(PL)114 Rev D Site Plan Zone 5 107_L(PL)115 Rev D Site Plan Zone 6 107_L(PL)116 Rev D Site Plan Zone 7 107_L(PL)117 Rev F Site Plan Zone 8 107_L(PL)118 Rev D Tree Removal and Protection Plan 948/H+M/PP/01 Rev B Overall Landscape Layout 948/H+M/PP/02 Rev E Tree Removal/Retention Masterplan Overlay 107_L(PL)230 David Stow Proposed Level 00 L(PL)400 David Stow Proposed Level 01 L(PL)401 David Stow Proposed Level 02 L(PL)402 David Stow Proposed Level 03 L(PL)403 David Stow Proposed Level 04 L(PL)404 David Stow Proposed Roof Plan L(PL)405 David Stow Proposed E&W Elevations L(PL)420 David Stow Proposed N&S Elevations L(PL)421 David Stow Proposed Courtyards E&W L(PL)422 David Stow Proposed N Courtyard L(PL)423 David Stow Proposed S Courtyard L(PL)424 David Stow Proposed W Elevation L(PL)425 David Stow N/S Courtyards Detail L(PL)426 David Stow N Courtyard Detail L(PL)427
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David Stow S Courtyard Detail L(PL)428 Site Sections Section A(N) 107_L(PL)201 Section B(N) 107_L(PL)203 Section B(S) 107_L(PL)204 Section C(N) 107_L(PL)205 Section D(W) 107_L(PL)206 Section E (N) 107_L(PL)207 Rev C Section F (E) 107_L(PL)208 Rev B Section G-H (N/E) 107_L(PL)209 Rev D Section I-J 107_L(PL)210 Rev B Section K 107_L(PL)211 Rev B Graham House Proposed E&W Elevations L(PL)489 Graham House Proposed N&S Elevations L(PL)488 Graham House Proposed Sections L(PL)490 Graham House Proposed Level 00 L(PL)480 Graham House Proposed Level 01 L(PL)481 Graham House Proposed Level 02 L(PL)482 Graham House Proposed Roof Level L(PL)483 Douglas House Proposed E&W Elevations L(PL)469 Douglas House Proposed Level 00 L(PL)460 Douglas House Proposed Level 01 L(PL)461 Douglas House Proposed Level 02 L(PL)462 Douglas House Proposed Roof Level L(PL)463 Douglas House Proposed N&S Elevations L(PL)468 Type 8A-B Ground and Typical Plans 107_L(PL)550 Type 8A-B Penthouse and Roof 107_L(PL)551 Type 8C Elevations 107_L(PL)558 Type 8C Penthouse and Roof 107_L(PL)557 Type 8D amended 107_L(PL)559 Rev A Type 8D Amended Penthouse 107_L(PL)560 Rev A Type 8D Flats Elevation 107_L(PL)561 Rev A Type 8E Elevations 107_L(PL)564 Type 8E Penthouse and Roof Plans 107_L(PL)563 Type 8E Ground and Typical Plans 107_L(PL)562 Type 9A Elevations 107_L(PL)502 Type 9A Ground and Typical Plans 107_L(PL)500 Type 9A Penthouse and Roof Plans 107_L(PL)501 Type 9B Elevations 107_L(PL)505 Type 9B Ground and Typical Plans 107_L(PL)503 Type 9B Penthouse and Roof Plans 107_L(PL)504 Type 9C Elevations 107_L(PL)508 Type 9C Ground and Typical Plans 107_L(PL)506 Type 9D Elevations 107_L(PL)511 Type 9D Ground and Typical Plans 107_L(PL)509 Type 9D Penthouse and Roof Plans 107_L(PL)510 Type 10 Courtyard Elevations 107_L(PL)603 Type 10 Elevations 107_L(PL)602 Type 10 Ground and Typical Plans 107_L(PL)600 Type 10 Penthouse and Roof Level Plans 107_L(PL)601 Townhouse Type 02 107_L(PL)320 Townhouse Type 02- End of Terrace 107_L(PL)321 Townhouse Type 03 107_L(PL)330 Townhouse Type 04- End of Terrace 107_L(PL)341 Townhouse Type 04 107_L(PL)340 Townhouse Type 05 107_L(PL)350 Townhouse Type 05-End of Terrace 107_L(PL)351 Townhouse Type 3 End Terrace 107_L(PL)331 Townhouse Type 05 End Terrace 107_L(PL)353
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Townhouse Type 05 End Terrace 107_L(PL)352 Mews Type 01 107_L(PL)310 Detached House Type 06 107_L(PL)360 rev C Detached House Type 07 107_L(PL)370 Rev C Typology Reference Plan 1 107_L(PL)002 Typology Reference Plan 2 and 3 107_L(PL)003 Amenity Space Plan 107_L(PL)232 Rev F
Reason: As these constitute the approved plans for the development.
02. Main external building materials shall be good quality facing brick walls. A sample panel of the facing brick(s) shall be erected for the inspection of the Planning Authority and written approval shall be obtained prior to the commencement of construction works on site. The approved sample panel shall remain in place throughout construction. Colours and samples of the other external materials, including windows, and cladding of the penthouses, shall be submitted and approved in writing by the Planning Authority. Written approval shall be obtained before any materials are used on site.
Reason: In order to protect the visual amenity of the development and the surrounding area.
03. Details of the street trees and hedges to the front of the townhouses and mews houses shall be provided as part of the landscaping details. The maintenance of these front garden areas shall be secured in perpetuity and shall form part of the maintenance schedule to be submitted for written approval by the planning authority before construction work on the town houses commences.
Reason: To ensure permeable drainage and to reduce the visual impact of vehicular parking.
04. The existing holly hedge along the northern boundary (to the rear of proposed units 41-49) shall be retained. Proposals for planting for the 3 metre wide buffer zone shall be submitted for approval by the planning authority before planting commences. Planting for biodiversity and habitat formation shall be proposed. The planting shall be carried out within the first planting season following the completion of units 41-49.
Reason: To ensure that the landscaping of the site contributes to the landscape quality and biodiversity of the area, and to ensure residential amenity.
05. Details of the entrance pillar and walls at the southern and northern entrances shall be approved by the planning authority in writing before such elements are provided.
Reason: to ensure the quality and design of the proposals do not detract from the amenity of the development and the surrounding area.
06. The pillar and sundial as specified in the Conservation Statement shall be re-used in the proposed landscaping scheme.
Reason: To ensure that these historic artefacts are retained.
07. Details of the private landscaped area to the rear of the mews houses shall be submitted for written approval by the planning authority before works on these houses commences.
Reason: To ensure the continued contribution of the landscaping scheme/open space to the landscape quality and biodiversity of the area, and to ensure the provision of adequate children’s play.
08. Details of the landscaping of the central linear park communal amenity space shall be submitted for written approval by the planning authority before works commence. This shall include boundary treatments of the adjacent housing and shall include provision for children’s play. The landscaping as approved shall be provided by the first planting season following construction of the townhouses to the north and west of the David Stow building.
Reason: To ensure the continued contribution of the landscaping scheme/open space to the landscape quality and biodiversity of the area, and to ensure the provision of adequate children’s play.
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09. Details of the trim track or alternative formal play provision, and children’s natural play in the landscaped areas shall be submitted for the written approval of the planning authority prior to the commencement of construction works. This provision shall be completed within the first planting season following the completion of the first 100 units and the maintenance of this equipment shall form part of the maintenance schedule which shall be submitted for written approval of the planning authority before construction works commence.
Reason: To ensure the continued contribution of the landscaping scheme/open space to the landscape quality and biodiversity of the area, and to ensure the provision of adequate children’s play.
10. Details of the design of the proposed detention basin and any associated landscaping shall be submitted as part of the package of landscaping proposals for this part of the site and shall be approved in writing by the planning authority before any such works take place.
Reason: To ensure the continued contribution of the landscaping scheme/open space to the landscape quality and biodiversity of the area.
11. Details of access to the sports pitches shall be agreed in writing by the planning authority before construction works commence.
Reason: To ensure the provision of adequate formal sports pitches to meet the requirements of development plan policy.
12. Before any work on the site is begun, a maintenance schedule for the landscaping scheme/open space, including play areas and areas of natural play, and details of maintenance arrangements, including the responsibilities of relevant parties, shall be submitted to and approved in writing by the planning authority.
Reason: To ensure that favourable conditions are created for survival of the planting.
13. Before any work on the site is begun, a detailed plan which shows the location and details of a method of tree protection to comply with BS 5837:2012 Trees in relation to design, demolition and construction phasing - Recommendations, shall be submitted to and approved in writing by the planning authority. Prior to commencement of work within each phase of the development the approved protection shall be in place and thereafter retained until the completion of that phase of development unless otherwise agreed in writing with the planning authority.
Reason: To maintain the contribution of existing trees to the landscape quality and biodiversity of the area.
14. The minimum depth of topsoil shall be 150mm for grass areas, 450mm for shrub areas and 900mm for trees on clean subsoil free from builder's rubble and other deleterious materials. Topsoil shall be free from pernicious weeds and shall have a pH value of approximately 7.0.
Reason: To ensure that favourable conditions are created for survival of the planting.
15. Topsoil, subsoil and overburden shall be carefully stored in separate heaps so as to preclude mixing. Topsoil mounds shall not exceed 2 metres in height. Subsoil mounds shall not exceed 3 metres in height. Overburden mounds shall not exceed 6 metres in height. Topsoil, subsoil and overburden shall be re-laid over the site in their natural sequence.
Reason: To ensure that favourable conditions are created for survival of the planting.
16. Before any work on the site is begun, a programme for the implementation/phasing of the landscaping in relation to the construction of the development shall be submitted to and approved in writing by the planning authority.
Reason: To ensure that the landscaping is provided for the enjoyment of the residents of the site.
17. With the exception of tree works detailed in the approved application, existing trees on the site shall not be lopped, topped, felled or removed without the prior written approval of the planning authority. Details of
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such trees and the proposed operations on each of them shall be submitted to the planning authority. Any proposals for felling or removal shall include proposals, including a programme, for replacement tree planting.
Reason: To maintain the contribution of existing trees to the landscape quality and biodiversity of the area.
18. Access for maintenance shall be provided from the site to the area of woodland to the south of Jordanhill Crescent.
Reason: To allow maintenance of this privately owned area of woodland.
19. The landscaping of the courtyards within the David Stow building shall be included in a scheme of landscaping to be submitted to the planning authority for approval before works on this building commence. Where not identified for parking and access, the courtyards shall be landscaped to provide communal amenity space for the residents of the building.
Reason: To ensure that private amenity space is available for all residents.
20. The detail of the external staircases proposed for the north and south courtyards of the David Stow building shall be agreed in writing by the planning authority before installation of these features.
Reason: To protect the character and appearance of the listed building.
21. Details of the replacement windows (sections, materials and method of opening) in the David Stow building shall be submitted for the written approval of the planning authority before installation.
Reason: To protect the character and appearance of the listed building.
22. The recommendations of the Mason Evans Site Investigation Report in relation to capping for contamination within building construction and hardstanding shall be carried out, including confirmation of locations and treatment following further testing as suggested in the report. This confirmation shall be submitted to the planning authority for written approval prior to the commencement of works. This is to be agreed on a phase by phase basis, as demolition completes and access is available for site investigation works to be undertaken. On completion of the approved remediation works for each phase and prior to occupation of the first unit on each phase, a verification report confirming that the works have been carried out in accordance with the approved remediation strategy shall be submitted to and approved in writing by the planning authority.
Reason: To ensure the ground is suitable for the proposed development.
23. The proposals of the Construction Traffic Management Plan as shown in Document JOR-DOC-07 shall be adhered to taking into account requirements of conditions below, and unless otherwise agreed in writing by the planning authority.
Reason: In the interests of traffic safety and residential amenity.
24. Before any works begin on site, a detailed phasing scheme for demolition, ground works and construction will be submitted by the developer and agreed in writing by the planning authority. This shall show the access points to be used for each phase of the demolition and construction, i.e. Southbrae Drive and Jordanhill Drive.
Reason: In the interests of residential amenity.
25. The method of construction of any temporary vehicle access roads to be laid over areas currently proposed as greenspace shall be agreed in writing by the planning authority before such roads are installed.
Reason: To ensure the retention of trees and their contribution to biodiversity and landscape quality.
26. The development shall include the implementation of an additional carriageway widening as shown on Drawing 107L(PL)118 Rev D as required by Drawing Southern Access Option 1 SCT3235-P-001 (see Condition 03 of Planning Application in Principle 11/00794/DC). Any road works at this location shall be
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carried out to minimise impact on existing trees and shall be carried out in accordance with the methodology set out in the Arboricultural Assessment 5.2.1 Site Operations Within Root Protection Areas. Details of this methodology for these specific works shall be confirmed in writing with the planning authority before works commence.
Reason: To ensure the retention of trees and their contribution to biodiversity and landscape quality.
27. The surface water storage tanks and drainage pipes shall be located as shown in drawing 948/h+m/PP/03 Rev A unless otherwise approved in writing by the planning authority.
Reason: to ensure that underground works do not adversely affect existing trees or landscaped areas, to ensure their contribution to biodiversity and landscape quality.
28. During construction, access for pedestrians and cyclists, both through the site and to open space and pitches within the site, should be maintained where possible. The need for continuity of access should inform the phasing of demolition and construction works. An indicative phasing plan showing alternative arrangements (diversion routes and signage) during construction as required shall be submitted to the planning authority for approval before demolition and construction starts. Amendments to the phasing plan may be made as necessary on a rolling basis in discussion with the planning authority, however, no access shall be closed without approval by the planning authority prior to the closure taking place. Minor path links may be closed temporarily as necessary for health and safety reasons, however, every effort should be made to maintain access on Core Path C24 (the main access road through the site), whenever feasible, and site management arrangements (the location of compounds and security fencing) should be planned to accommodate this objective.
Reason: to ensure that core paths and rights of way are maintained to allow pedestrian and cycle access through the site.
29. An acoustic noise assessment relating to demolition and construction works shall be carried out and submitted to the planning authority before works commence; the works shall thereupon be carried out in accordance with mitigation conditions suggested in the report.
Reason: In the interests of the amenity of neighbouring sensitive receptors.
30. Prior to the occupation of each new dwelling a travel pack, consisting of the travel pack submitted as part of this application for Matters Specified in Conditions and including a one year bus season ticket, shall be provided to the first occupants of that new dwelling.
Reason: To encourage use of public transport.
31. Before work commences on site details shall be submitted for the written approval of the Planning Authority regarding the passive provision of electric vehicle charging points for the development. These details shall include the possible locations of EV charge points along with the proposed ducting, associated infrastructure and electrical capacity. The details approved shall be implemented before any dwelling unit is occupied.
Reason: In order to promote the use of sustainable transport alternatives.
32. Provision for visitor cycle parking shall be provided outside each flatted block.
Reason: To ensure that cycle parking is available for the occupiers/users of the development.
33. Two existing accesses to the application site from Hallydown Drive via path and steps shall be incorporated in the final approved layout. These shall be shown as part of the landscaping details to be approved by the planning authority.
Reason: to ensure that core paths and rights of way are maintained to allow pedestrian and cycle access through the site.
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34. An updated survey for Japanese Knotweed shall be completed during its growing season and recommendations made for its treatment prior to the commencement construction works. These recommendations shall be approved by the planning authority and implemented prior to the commencement of construction in the affected areas.
Reason: To ensure the spread of invasive non-native species is suitably limited to avoid impact on existing or proposed development.
35. The construction works shall be carried out in accordance with the mitigation recommendations in the Protected Species survey.
Reason: to ensure the protection of protected species.
36. Before development commences on site a Statement on Energy (SoE) shall be submitted to and approved in writing by the planning authority, based on the Sustainability Statement submitted with the application. The development shall thereafter be constructed in compliance with the approved SoE. Formal confirmation of the constructed development's compliance with the SoE, carried out by a suitably qualified professional, shall be submitted to and approved in writing by the planning authority before the development/the relevant part of the development is occupied.
Reason: To reduce energy consumption and greenhouse gas emissions by ensuring that the development is designed and constructed to be energy efficient, and utilises cleaner and more renewable sources of energy.
37. Before development commences on site, written confirmation of the location and timing of provision of the first aid post and toilets serving the playing pitches shall be submitted to the planning authority for written approval; thereupon the facility shall be provided in accordance with this confirmation unless varied by agreement with the planning authority.
Reason: to ensure that the facility is provided for the use of users of the pitches.
REASON(S) FOR GRANTING THIS APPLICATION
The proposals are in accordance with the development plan as indicated above and there are no material considerations which are sufficient to outweigh this consideration.
ADVISORY NOTES TO APPLICANT
The applicant is advised that once approval has been obtained from Scottish Water for the surface water drainage of the proposed development including their agreement to vest the underground attenuation tanks including the roads drainage, any alterations to the approved layout will need to be the subject of written approval from the planning authority.
Landscaping details should include the following: Most new trees should be at Extra Heavy Standard, (16-18 or 18-20), some specimens should be semi-mature (20-25) in parkland areas. Bark mulch, where used needs to be thicker, at present min 25mm, should be 50mm at least if it is to exclude the light.
B16 The part of this development involving the solum of Jordanhill Drive cannot be carried out before it is stopped up under planning legislation. The applicant should, therefore, on receipt of planning permission, request the Planning Authority in writing to initiate the necessary procedure as the intention is to carry out the development. The applicant will then be advised of the procedure, including payment of an administration fee.
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The applicant is advised that it is not permissible to allow water to drain from a private area onto the public road and to do so is an offence under Section 99(1) of the Roads (Scotland) Act 1984.
The applicant should provide 100% passive electric vehicle space provision by ensuring capacity in the electricity network, providing individual fuse boxes for each space and designing in cabling in accordance with the requirements of SG11: Sustainable Transport of the City Development Plan.
ADVISORY NOTES TO COUNCIL
The completion of a satisfactory Agreement in terms of Section 69 of the Local Government (Scotland) Act 1973 is a pre-requisite to the issue of planning permission by the Planning Authority. Please consult the Planning Authority regarding the detailed terms of the Agreement. (NOTS69)
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APPENDIX 1: CONDITIONS ATTACHED TO PLANNING PERMISSION IN PRINCIPLE 11/00794/DC
01. The development shall be implemented in accordance with drawing number(s):- Location Plan JRM AL(00)004 as qualified by the undernoted condition(s), or as otherwise agreed in writing with the Planning Authority. Reason: As these drawings constitute the approved development.
02. The development shall not be begun until an application for the following matters has been submitted to and approved by the planning authority by the issuing of a decision notice:-
1. Landscaping of the site. Landscaping means the treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes screening by fences, walls or other means, the planting of trees, hedges, shrubs or grass, the formation of banks, terraces or other earthworks, the laying out or provision of gardens, courts or squares, water features, sculpture, or public art and the provision of other amenity features.
2. Means of access to the site. Access means inclusive access for pedestrians, cycles and motor vehicles.
3. Layout of the site and siting of buildings and other structures.
4. Design and external appearance of buildings and other structures. 5. Existing and proposed site levels, levels of all accesses and finished floor levels. 6. A flood risk assessment and a drainage impact assessment and a full drainage plan showing a separate drainage system with water discharging to a suitable outlet and details of proposed SUDS. 7. Should the number of residential units exceed 370 then a revised Transport Assessment prepared in accordance with Glasgow City Plan 2 development guide DG/TRANS 1 Transport Assessments. The transport assessment shall cover all transport considerations, including public transport, walking and cycling and issues 1-21 of the development guide as appropriate to the development. 8. An ecological survey report covering protected species. This shall require investigation of whether a bat license will be required prior to any demolition works at the petroleum spirit store and all works will be subject to a method statement to be agreed in writing. 9. Detailed proposals for the upgrade of the internal development road network.
Reason: The application is in principle only and to comply with section 59(1) of the Town and Country Planning (Scotland) Act 1997 and regulations 12 and 28 of the Town and Country Planning (Development Management Procedure
03. Vehicular access shall be taken from Jordanhill Drive and Southbrae Avenue in accordance with the detailed drawing numbers unless otherwise agreed in writing:- Southern Access Option 1 SCT3235-P-001, North Access Option 1 B063056A/I/DAN/001.
Reason: In the interests of pedestrian and vehicular safety.
04. Detailed proposals for the signalisation of the Southbrae Drive / Westland Drive junction (installed after the construction of the 174th dwelling), including proposed locations of signal infrastructure and cable ducting, shall be submitted as part of the Roads Construction Consent application to the satisfaction of Land & Environmental Services and be approved prior to commencement of work. Glasgow City Council will arrange for the supply and erection of all signalling equipment, with all associated costs being recharged to the developer.
Reason: In the interests of pedestrian and vehicular safety.
05. Appropriate safe secure and enclosed cycle parking / storage should be provided for residents of flatted dwellings, in line with Policy TRANS 6 of the Glasgow City Plan.
Reason: To ensure that cycle parking is available for the occupiers/users of the development.
06. Details of a construction phase traffic management plan shall be submitted to and approved in writing with any application for matters specified in conditions. The plan shall be implemented in accordance with the approved details for the duration of the construction period.
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Reason: In the interests of pedestrian and vehicular safety.
07. Details of a travel pack promoting public transport usage shall be submitted prior to the determination of any applications for matters specified in conditions. A copy of the travel pack as approved shall be given to the first occupier of each dwelling completed.
Reason: In the interests of promoting sustainable transport.
08. No more than half of the new build residential units shall be occupied before the conversion of the David Stow building is completed and fully available for occupation in accordance with details to be approved. No more than three quarters of the new build residential units shall be occupied before the Graham and Douglas Buildings are complete and fully available for occupation in accordance with details to be approved.
Reason: To safeguard the character of the listed building.
09. Before any work on the site is begun, a detailed plan which shows the exact location of all existing trees on the site shall be submitted to and approved in writing by the planning authority. An accompanying schedule shall include information on species, height, canopy spread, base level and condition. The plan and schedule, ie the tree survey, shall also indicate those trees which it is intended to retain and those which it is intended to remove.
Reason: To maintain the contribution of existing trees to the landscape quality and biodiversity of the area.
10. With the exception of tree works detailed in the approved application, existing trees on the site shall not be lopped, topped, felled or removed without the prior written approval of the planning authority. Details of such trees and the proposed operations on each of them shall be submitted to the planning authority. Any proposals for felling or removal shall include proposals, including a programme, for replacement tree planting.
Reason: To maintain the contribution of existing trees to the landscape quality and biodiversity of the area.
11. Before any work on the site is begun, a detailed plan which shows the location and details of a method of tree protection to comply with BS 5837:2012 Trees in relation to design, demolition and construction - Recommendations, shall be submitted to and approved in writing by the planning authority. The approved protection shall be in place prior to the commencement of any work on the site and shall be retained in place until completion of the development.
Reason: To maintain the contribution of existing trees to the landscape quality and biodiversity of the area.
12. Before any work on the site is begun, a maintenance schedule for the landscaping scheme/open space, and details of maintenance arrangements, including the responsibilities of relevant parties, shall be submitted to and approved in writing by the planning authority.
Reason: To ensure the continued contribution of the landscaping scheme/open space to the landscape quality and biodiversity of the area.
13. Any trees or plants which die, are removed or become seriously damaged or diseased within a period of five years from the completion of the development shall be replaced in the next planting season with others of similar size and species.
Reason: To ensure the continued contribution of the landscaping scheme/open space to the landscape quality and biodiversity of the area.
14. The development shall be implemented in accordance with a phasing plan to be submitted to and approved in writing by the Planning Authority prior to the commencement of construction works on site. The phasing plan shall identify the sequencing of infrastructure works and construction activity throughout the site taking account of conditions 4, 6 and 8 above.
Reason: To enable the planning authority to monitor the implementation of the development.
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PLEASE NOTE THE FOLLOWING:
Any Ordnance Survey mapping included within this report is provided by Glasgow City Council under licence from the Ordnance Survey in order to fulfil its public function to make available Council-held public domain information. Persons viewing this mapping should contact Ordnance Survey Copyright for advice where they wish to license Ordnance Survey mapping/map data for their own use. The OS website can be found at www.ordnancesurvey.co.uk
If accessing this report via the Internet, please note that any mapping is for illustrative purposes only and is not true to any marked scale.
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