PLANNING APPLICATIONS COMMITTEE Report by Director of Development and Regeneration Services Contact: Ms L Pasi Phone: 0141 287 6029 (NOT FRI) APPLICATION TYPE Outline Planning Permission RECOMMENDATION Grant Subject to Condition(s) APPLICATION 06/03139/DC DATE VALID 21.09.2006 SITE ADDRESS Site Formerly Known As 515 Crown Street At Cathcart Road/ Caledonia Road Glasgow PROPOSAL Erection of mixed use development comprising office, residential, hotel with associated access and car parking: Contrary (in part) to the Glasgow City Plan and the Glasgow and the Clyde Valley Structure Plan. APPLICANT Willie Haughey AGENT Duco Architects C/o Duco Architects Prospect House Prospect House 5 Thistle Street 5 Thistle Street Edinburgh Edinburgh EH2 1DF EH2 1DF WARD NO(S) 66, Hutchesontown COMMUNITY 02_099, Hutchesontown COUNCIL CONSERVATION LISTED AREA Contrary to Development Plan ADVERT TYPE PUBLISHED 13 October 2006 CITY PLAN Other Retail and Commercial REPRESENTATIONS/ CONSULTATIONS The responses from the statutory consultees can be summarised as follows: Land Services - No Objection (condition(s)). Scottish Power - Objection. Given the outline nature of the application and the location of apparatus in the vicinity, a holding objection has been lodged, pending the submission of full details at the reserved matters stage. Strathclyde Structure Plan Team - No Response. Refer to report for Structure Plan policy implications. PAGE 2 06/03139/DC Architecture Heritage Society of Scotland - Concern expressed that the lack of school and shopping provision within the site will lead to traffic congestion and pollution. Response: The proposed site is located within a high accessibility area within the Inner Urban Area. Education, health, social and retail facilities are located within the Crown Street Regeneration Area, immediately to the north of the site and within easy walking distance. Network Rail - No objection [Conditions]. The proposal was advertised in the Evening Times on 13 October 206, in accordance with the Town and Country [General Development Procedure] [Scotland] Order 1992. One letter of representation has been lodged on behalf of Independent Glass Company Ltd located within the Dixon Blazes Industrial Estate, to the east of the application site. Concern has been expressed with regard to the proposed residential component of the proposed development. Given the 24 hour operation of their business, they do not want future residents to potentially prejudice their operation on the grounds of complaints regarding noise pollution from their industrial operation. Response: The proposed residential development will be adequately distanced from the Dixon Blazes Industrial Area to safeguard future residents from any potential disamenity associated with noise spillage from existing, indigenous businesses. Business units are proposed along the eastern perimeter of the site. This will separate and protect the residential area from the industrial estate and the main access road, Lawmoor Street. Also, all eventual residential development will be required to meet the relevant building regulations with regard to noise insulation. SITE AND DESCRIPTION Outline planning consent is sought for the erection of a mixed use development comprising office, residential, hotel and associated car parking, access roads and landscaping; contrary in part to the adopted Glasgow City Plan 2003 and the Glasgow and the Clyde Valley Structure Plan 2000. The estimated cost of the proposed development is in the region of around £120 million. The site is located in the south side of Glasgow, immediately south of the award winning, internationally acclaimed Crown Street Regeneration Area. The site is bounded by Caledonia Road to the north, Cathcart Road to the west, Lawmoor Street to the east, with the West Coast main railway line to the south. The proposed M74 Extension will pass between the site and the railway line to the south and will then form the southern boundary of the development. The majority of the developed area to the north is residential, whereas, to the east of the site lies Dixon Blazes Industrial Estate and the Southern Necropolis. Vacant land lies to the west, on the other side of Cathcart Road, which will be bisected by the M74 Extension. Construction of the new headquarters building for City Refrigeration Holdings (UK) Ltd, located immediately to the north east of the site and fronting onto Caledonia Road, is nearing completion. The M74 Extension will pass directly to the south of the site, with the proposed Polmadie Junction providing the nearest junction. Historically, the site was occupied by tenement blocks and courtyards in a linear/axial pattern. The Govan Iron Works was located in the southern portion of the site. Tenement dwellings were still located at the north end of the site until the end of the 1960’s, with the southern part of the site occupied by a carpet factory. PAGE 3 06/03139/DC PLANNING HISTORY. 94/02969/DC Erection of nine non food retail units, two fast food drive-through units with ancillary play area, petrol filling station, ancillary parking, service access and yard (contrary to Structure and Local Plans). 95/02630/DC Erection of non food retail unit, leisure units, business/Class4 units and restaurant development, associated roads, car parking, servicing and landscape works (Contrary to Structure and Local Plans). 97/02062/DC Construction of non food retail warehouse park with associated car parking, servicing and access. 00/00643/DC Erection of non food retail units , two fast food units, one petrol filling station , ancillary parking, landscaping, service access yard and new vehicular access, contrary to Structure and Local Plans. 00/00651/DC Erection of non food retail units, leisure unit, industrial unit (Class 4/5), two fast food units, associated roads, new access, car parking, servicing and landscaping, contrary to Local and Structure Plans. There are existing retail consents on the application site, however, in view of the currently prevailing market conditions and other current major retail development within a similar catchment, it is not anticipated that a retail development of the scale approved will be viable in this location, hence the current application being advanced for consideration. Although the Cathcart Road site is currently designated for other retail and commercial use in the City Plan, this reflects historically granted planning consents. The Council’s views on the preferred end use of the site for business and commercial is well known featuring heavily in our evidence to the M74 public inquiry. This position will also be reflected in the City Plan 2 where it is proposed that the site be designated as a strategic business location. SUBMITTED DOCUMENTS Financial Appraisal: Ground conditions and infrastructure issues are dealt with in this document. The requirement for enabling development in the form of housing and a hotel is considered in financial terms. High abnormal costs associated with preparing the site for development (archaeological investigation, decontamination, general site clearance, associated archaeological investigation and monitoring, infill with imported materials, excavation of materials/testing/screening and redistribution within site, importation of materials to create new site profiles, provision of public utilities etc). The document outlines the extent of abnormal costs associated with site preparation. It provides a detailed financial development appraisal for the current mixed use proposal. The document provides evidence that the physical characteristics of the site render a purely industrial/business development unviable and that the proposed mix of uses is required for the delivery of an economically viable scheme. It is estimated that the proposed development, on completion, will create 2,000 jobs. Masterplan Narrative Dated September 2006 Provides an overview of the outline proposal and market justification for proposed residential, hotel and office use. Planning Statement Notes that its purpose is to establish a strategy and design principles for a mixed use development and it is not intended to be definitive in terms of design detail. It is recognised that the detailed design of the individual buildings will be further addressed and refined at the detailed design stage. PAGE 4 06/03139/DC Transport Assessment: In order to minimise the use of private cars a Travel Plan has been submitted, which identifies measures to promote the use of alternative travel modes. In the absence of finalised occupiers for the full site, the Travel Plan sets out a series of measures that it is expected will be required to be adopted by each end user. The Travel Plan focus is primarily on the commercial activity. Residential travel plan objectives are primarily related to offering the opportunity for a car to be left at the destination. The Travel Plan submitted for consideration is referred to as a Green Travel Plan. Its objective is to identify sustainable transport measures to be implemented before and during occupation. The Transport Assessment was submitted to Land Services for analysis and comment. Their recommendations have been synthesised into a suite of conditions and advisory notes which will inform the refinement of the proposals, as they progress, to the reserved matters stage. PROPOSAL Whilst the application is seeking outline planning permission to establish the principle of office, hotel and residential use on the site, an 'indicative' layout and elevation drawings have