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 Jordanhill College 76 Southbrae Drive Glasgow G13 1PP SITE ADDRESS 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. PAGE 2 17/00531/DC 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 2 PAGE 3 17/00531/DC • 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