Application No: Proposed Development: 10/00352/PPP Residential Development and Relocation of Existing Workshops (in principle) Site Address: Land West Of 73 Greengairs Road Greengairs Date Registered: 22nd April 201 0 Applicant : Agent: Mr William Shanks Scott Johnstone 139 Greengairs Road Watchbell Cottage Waltston 85 Greengairs Road Airdrie Waltston ML6 7SY Airdrie ML6 7SY Application Level: Contrary to Development Plan: Major Application Yes Ward: Representations: 007 Airdrie North 5 letters of representation received. Campbell Cameron, Sophia Coyle, James McGuigan, Thomas Morgan Recommendation: Refuse Reasoned Justification: With regard to the adopted development plan and other material considerations, it is considered that the proposed development is in conflict with the Green Belt and Rural Investment Area zoning of the site and is therefore contrary to the Monklands District Local Plan 1993, the Finalised Draft North Lanarkshire Local Plan, the Glasgow and the Clyde Valley Structure and Scottish Planning Policy. It is also considered that it has not been demonstrated that adequate access and internal vehicular/pedestrian access layout can be achieved. .-\ ___I - .., C. I I / .-*- t Ground t ,--9 .I \ N Mr William Shanks Land West OF73 Oreengaln Road Onengairr Rosidenthl Devdopmwrt and Relocation of Existing A wmkr-- Workshops (in prlnolple +=: 3- *mrerentationr I I Proposed Conditions:. In the interests of the proper planning of the area in that the industriaVresidentia1 development would constitute inappropriate and unjustified new development in the Green Belt and as such would be contrary to Scottish Planning Policy, the Glasgow and the Clyde Valley Structure Plan 2000 (incorporating the Fourth Alteration 2008) (Strategic Policies 1, 6, 9 and 10) and the Monklands District Local Plan 1993 (Policy GB1). In the interests of the proper planning of the area in that the industriaVresidentia1 development would constitute inappropriate and unjustified new development in the Rural Investment Area and as such would be contrary to Scottish Planning Policy, the Glasgow and the Clyde Valley Structure Plan 2000 (incorporating the Fourth Alteration 2008) (Strategic Policies 1, 6, 9 and 10) and the emerging North Lanarkshire Local Plan (policies DSP1-4 and NBE3), in that inadequate justification has been provided in respect to demand for the proposed industrial component, inadequate justification has been provided in respect to the requirement for and value of the proposed 'enabling' development, the proposed housing element exceeds the threshold of 4 units and both elements of the proposal do not relate to, or enhance an existing cluster. In the interest of road safety as the applicant has failed to demonstrate that the development can achieve an appropriate access and internal layout or that the impact on the existing public road network is within acceptable limits. That should planning permission be granted for this development a precedent may be set which would make it difficult for the Planning Authority to refuse other similar applications. Representation Letters Online comments from lan Smith, 5 Glenburn Close Airdrie, ML6 7SN dated 28'h April 2010 Online comments from Colin Barclay, 4 Glenburn Close, Wattston, Greengairs dated 8Ih and 1lth Mav 2010 Online comments from Miss lrene Brown, 12 Meikle Crescent, Greengairs, ML6 7UQ, dated 26'hJuly 201 0. Consultation Responses: Letter from Scottish Water received 4'h May 2010 Letter from Scotland Gas Networks received IQth May 2010 Letter from SEPA received dhMay 2010 Memo from Greenspaces Team received 14Ihmay 201 0 Memo from Landscape Manager received lothMay 2010 Memo from Protective Services received 1 3thmay 201 0 Memos from traffic and Transportation received 22"dApril and 28thJuly 201 0 Contact Information: Any person wishing to inspect these documents should contact Mr Gordon Liddell at 01236 61 6437 Report Date: 31 st August 201 0 APPLICATION NO. N/10/00352/PPP REPORT 1. Site DescriPtion 1.1 The application site is to the west and north of Greengairs Road in the village of Wattston. Specifically, the site extends beyond numbers 73 to 143 Greengairs Road, and encompasses the existing William Shanks Builders premises. The existing dwellinghouses at this location are predominantly single and 1W storey. 1.2 As detailed above, the site includes the existing Builders premises (through which access to the proposed development would be taken), including an area of yard storage which has evolved in a northerly direction beyond the settlement boundary. The remainder of the site comprises agricultural land with the northern section separated by a band of trees. The land generally declines in level from north to south and line of overhead cables crosses the site in an east-west direction. 2. ProPosed Development 2.1 Planning permission in principle is sought for an industrial and residential development. 2.2 While the application is in principle only, an indicative layout has been provided. The first element of the proposal displaces the existing Shanks Group site with a new access road and the introduction of 7 modern industrialbusiness units on the existing yard storage area to the north. It is intended that this would relocate the existing businesses as well as providing additional industriaVbusiness accommodation open to the local market. 2.3 The second element of the proposal is ‘enabling’ residential development to facilitate the business premises relocation. This would be located on agricultural land to the west of the proposed industrial units and to the rear of established properties accessed off Greengairs Road. The indicative layout illustrates 11 plots for large dwellinghouses within spacious garden ground. The proposed residential element would take access from the same road serving the industrial units. 2.4 The scheme has been reduced from the initial plans which had additional residential development to the north and a different access point through farmland beyond the western boundary of the settlement. 3. Applicant’s Supportha Information 3.1 The applicant has provided a supporting planning statement, a design and access statement, a noise assessment and protected species survey. The supporting information details that the Shanks Group is a local builders business, comprising 3 components: (William Shanks Construction, Tom Shanks Engineering and Robed Shanks Joiners). The applicant notes that currently, these components employ 39 employees, all working from the same premises. It is noted that the existing units are operating at full capacity and that the Group now requires larger more modern premises. The applicant details their connection to the village, including local employment and therefore their desire is to remain in situ with a rationalisation of their existing site and expansion to the north, In summary, the advantages of the scheme are seen by the applicant as: 0 Industrial buildings no longer visible from Greengairs Road; Reduction in the impact of industrial uses on neighbouring properties (visual, noise and enhanced boundaries); Improved provision/facilities for existing and new local businesses; e Positive economic benefit to the local community: e Provision of facilities for outdoor recreation (additional pedestrian provisions linking access to the countryside); Provision of high quality housing for the local area. 4. Site History 4.1 C/08/00516/FUL for the ‘Extension to Workshop and Change of Use of Garden Ground to Builders Yard, Two Flatted Properties to Office Accomodation and Office Accommodation to Dwellinghouse” was approved on lothJune 2008. This relates to the existing Shanks Group site. 5. Develonment Plan 5.1 This application raises issues of a strategic and local nature and therefore must be considered in terms of both the Structure and Local Plan. 5.2 Relevant policies in the Glasgow and the Clyde Valley Joint Structure Plan 2000 (incorporating the Fourth Alteration 2008) are Strategic Policy 1 - Strategic Development Locations, Strategic Policy 6 - Quality of Life and Health of Local Communities, Strategic Policy 9 - Assessment of Development Proposals and Strategic Policy 10 - Departures from the Structure Plan. 5.3 The site is identified as land forming part of the ‘Green Belt’ in the Monklands District Local Plan 1991 to which policy GBI applies. 6. 6.1 SEPA have objected to the application on grounds that the development should be served by the public sewerage system. SEPA also object unless surface water from the development is treated by way of SUDS infrastructure. 6.2 Scottish Water raise no objection to the application but note that there are no public sewers in the vicinity of the proposed development. While no objections are raised, Scottish Water do note that they cannot reserve capacity and that the local waste water works has limited capacity. As such, it may be necessary for the developer to fund infrastructureimprovements. 6.3 Scotland Gas Networks raise no objection to the application and note the position of their infrastructure. 6.4 Greenspaces Team and Landscape Manager raise no objection. Comments are given in respect to the design and access statement and in particular recommendations that landscaping should be designed into the scheme from outline stage. Recommendations on appropriate landscaping and biodiversity enhancements are given. Also required is the submission of protected species report and potential links to access routes in the area. 6.5 Protective Services raise no objection but require the completion