10 Application No: Date Registered: 1st. December 1997 APPLICANT: MORRISON HOMES, ORCHARD BRAE HOUSE, 30 QUEENSFERRY ROAD, EDINBURGH EH4 2UJ Agent: Alexander Russell PLC, Tannochide Park, Uddingston G7 1 5PH. DEVELOPMENT: RESIDENTIAL DEVELOPMENT (ERECTION OF 76 DWELLINGS AT PHASE 1 AND 60 DWELLINGS AT PHASE 2); FORMATION OF REVISED ACCESS ONTO CARDOWAN ROAD; RELATED DECONTAMINATION/ CONSOLIDATION EARTH WORKS; AND RELATED DRAINAGE WORKS LOCATION: PHASE 1 & 2, FORMER COLLIERY SlTE, CARDOWAN ROAD, STEPPS. Ward No: 66 Grid: 266920 - 668358 File Reference: MD Site History: TP/88/65: Reclamation of Colliery Site - RefUsed November 1988 for amenily reason. TP/89/77: Reclamation of Colliery Site - Approved September 1989. P/PPA/SL/84 1: ResidentiaVLight Industrial Development (Outline) - Approved on appeal April 1993. TP/94/268 (94/00420/PL): Construction of access road fiom Colliery Site to the M8O Crowwood Roundabout - Still being processed. TP/94/356: Formation of access onto Cardowan Road - Determination to grant in November 1994 subject to a Section 50 Legal Agreement requiring a Roads Bond. Agreement not signd - No Decision Notice issued. TP/95/207: Time Extension for reclamation works - Approved April 1995. TP/96/114: Time Extension for residentiflight industrial development (Outline) - Approved August 1996. Development Plan: Strathkelvin District (Southern Area) Local Plan 1983: Zoned as Industrial Site (IND 4), Greenbelt @.PRO%)(part site), and unaffected by specific proposals (E.PR06) (part site) Northern Comdor Local Plan Consultative Draft 1998: Housing development opportunity (HG 1/24). Contrary1 12 -2- Contrary to Development Plan: Yes CONSULTATIONS: Objection: No Objection: City of Glasgow Council, West of Scotland Water No Reply: Conditions: The Coal Authoriv, Director of Education, Director of Environmental Services, Kelvin Valley Countryside Project, Director of Leisure Services, Scottish Environmental Protection Agency, Scottish Natural Heritage. REPRESENTATIONS: Neighbours: Seven Newspaper Advert: 169 plus Stepps and District Community Council and Cardowan Tenants and Residents Association. COMMENTS: The application is for the erection of I36 dwellings, related dmnt&mtion and consolidation earthworks, and the inskation of dramage inhshcture at the former colliery site, Cardowan Road, Cardowan, Stepps. In addition, it is proposed to alter a number of the conditions attached to the outline planning permission granted by the Secretary of State on appeal in 1993. These seek approval for the details of the Cardowan Road access via the current application rather than via a separate application, to allow the use of the Cardowan Road access for additional construction traf€ic related to the adjacent residential development, to allow landscaping works to be phased after general earthworks and to delete the requirement for traffic lights on the M8O roundabout junction prior to the commencement of works. A masterplan for future development on the former colliery site was submitted with the application. This indicates areas of residential, industrial and business use development, a limited leisurdretail site, a golf driving range, planting areas including the main bings, water courses including balancing ponds, details of decontamination/ consolidation works, details of dramage works and protection measures for important internal and adjacent areas of flora and fauna. Many of the master plan items cannot be included within the current planning application but give a useful overview of future development proposals for the full colliery site. It should be noted that approximately 50% of the colliery site is within the city of Glasgow. A considerable number of objections have been received. There is particular concern at the ability of Cardowan Road to cope with extra traffic. It should be noted however that the above outline planning permission gives approval for an access onto Cardowan Road. 13 -3- It is considered that the application represents a first phase of exciting development proposals for what is currently a derelict and degraded site. There are no planning objections to the proposals and it is recommended that planning permission be granted. RECOMMENDATION: Grant subject to the following conditions 1) The development hereby permitted shall be started within five years of the date of this pennission. Reason: To incorporate the provisions of the Town and Country Planning (Scotland) Act 1997. 2) That the residential phasing shall be as follows:- a) Housebuilding at Phase 1 shall not start prior to the completion to adoptable standard of the road link from the site to the M8O Crowwood Roundabout. b) Housebuilding at Phase 2 shall not start prior to the first residential occupation of Phase 1 housing. Reason: To ensure the early completion of the link road from the site to the M80 Crowwood Roundabout. 3) That before the residential development hereby permitted starts a land gas survey and railway noisehibration survey of the site shall be carried out and submitted with any required remedial measures to, and approved in writing by the Planning Authority, including any modifications as may be required; approved remedial measures shall thereafter be implemented. Reason: In the interests of public safety and amenity. 4) That before residential development on Phase 2 starts details of a car park area in the land shaded blue on the approved plan shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To offset car parking loss for adjacent land uses. 5) That before the first Phase 2 dwelling is occupied the car park area approved under the terms of condition 4 above shall be formed in accordance with the approved plans, to the satisfktion of the Planning Authority. Reason: To offset car parking loss for adjacent land uses. 6 That/ 14 4 That before the residential development hereby permitted starts, fill details and/or samples of all external materials to be used in construction, including walls, roofs, windows, doors, gutters and downpipes, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required. Reason: To enable the Planning Authority to consider these aspects in detail. 7) That before the residential development hereby pemitted starts, full details of the design and location of all faces and walls (including railway security fencing) and entrance features to be erected on site shall be submitted to, and approved in writing by the Pianning Authority, inciuding any modifications asmay berequired. Reason: To enable the Planning Authority to consider these aspects in detail. 8) That before any of the dwellinghouses hereby permitted, . situated on a site upon which a fence or wall is to be erected are occupied, the fence, or wall as approved under the terms of condition 7 above, shall be erected. Reason: To safeguard the amenity of future residents. 9) That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, integral garages shall not be altered for use as babitable rooms. Reason: To enable the Planning Authority to retain effective control and to ensure the provision of adequate parking facilities within the plots. 10) That before the residential development hereby permitted starts, a scheme of landscaping for all Cardowan land (within North Lanarkshire) under the control of the applicants including a habitat and species survey, shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include:- a) details of any earth moulding and hard landscaping, grass seeding and turfing; 15 b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted. c) an indication of all existing trees, hedgerows and other habitats and species plus details of those to be retained, and measures for their protection in the course of development. d) details of the phasing of these works. Reason: In the interests of the visual amenity of the area. 11) That within one year of the completion of decontamination/ consolidation works all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting approved under the terms of condition 10 above shall be completed and any trees, shrubs or areas of grass which die, are removed, damaged or become diseased shall be replaced within the following year with others of a similar size and species or such other scheme as is to the satisfaction of the Planning Authority. Reason: In the interests of amenity. 12) That before the residential development hereby permitted starts, a scheme, for the provision equipped play areas within Phase 1 and Phase 2 of the application site shall be submitted to and approved in writing by the Planning Authority, inciuding any modifications as may be required, and this shall include:- a) details of the type and location of play equipment, seating and litter bins to be situated within the play areas; b) details of the surface treatment of the play areas, including the location and type of safii surface to be installed, c) details of the fences to be erected around the play areas, d) details of the phasing of these works. Reason: To ensure the provision of adequate play area facilities within the site. 13. That/ 16 13) That before the occupation of the last 5 dwellinghouses within Phase 1 and the last