planning board - East Dunbartonshire Council

Transcription

PLANNING
BOARD
FOR MEETING ON
25 OCTOBER 2011
.
A meeting of the Planning Board of East Dunbartonshire Council will be held within the Council
Chambers, Tom Johnston House, Civic Way, Kirkintilloch on Tuesday, 25 October 2011 at 5.30 pm, to
consider the undernoted business.
(Sgd) DIANE CAMPBELL
Director of Corporate and
Services
Customer
Tom Johnston House
Civic Way
KIRKINTILLOCH
Glasgow
G66 4TJ
Tel: 0141 578 8026
Date: 18 October 2011
AGENDA
1.
Sederunt and Apologies.
2.
Any other business the Chair decides is urgent.
Item No.
Description
…..
Contact
No.
8026
…..
8525
4
…..
8525
5
3
Minute of Meeting of the Planning Board of 13 September
2011. (Copy herewith).
Delegated Decisions – Report by Director of Development
and Infrastructure. (Copy herewith).
Planning Appeals and Other Matters – Report by Director of
Development and Infrastructure. (Copy herewith).
Development Quality Reports for Non-Householder
Applications (3) by Head of Development and Enterprise.
(Copy Reports herewith).
6
…..
8637
a)
…..
8536
b)
…..
8509
c)
7
…..
8549
a)
Page No.
1-6
7 - 26
27 - 30
Planning Application TP/ED/11/0686 – Change of use from
former school to single residential development/dwelling,
renovation and part demolition of existing building with a
new extension and associated decking, new garage block
with ‘granny flat’ above, improvements to driveway,
landscaping and perimeter fencing at Craigton School,
Tambowie, Craigton Village, Milngavie.
Planning Application TP/ED/10/0701 – Conversion of
existing farm steading outbuildings with proposed
extensions to create 5 No. dwelling houses at Wester
Gadloch Farm, Robroyston Road, Kirkintilloch.
Planning Permission in Principle TP/ED/10/1004 – Erection
of mixed development comprising Class 1 retail unit,
restaurant with drive through facilities and Class 4/5/6 units
with access, parking and associated works at former First
Group Bus Deport, Milton Road, Kirkintilloch
Development Quality Report for Householder Applications
(1) by Head of Development and Enterprise. (Copy Report
herewith).
31 - 42
Planning Application – TP/ED/11/0494 – Removal of
existing garage and erection of new garage at 1 Croft Road,
Balmore.
79 - 85
43 - 56
57 - 78
Minute of meeting of the Planning Board of East Dunbartonshire Council held within the
Council Chambers, Tom Johnston House, Civic Way, Kirkintilloch on Tuesday, 13 September
2011.
Present:
Provost:
GOTTS
Councillors:
BINKS, GEEKIE, GHAI, GIBBONS, HENDRY,
JAMIESON, JARVIS, LOW, MACKAY, McNAIR,
MOIR, O’DONNELL, RENWICK and STEWART
In Attendance: H. Atkinson
T. Glen
P. Kelly
F. Lambert
G. Macfarlane
C. Robertson
B. Steedman
Team Leader - Development Applications (Planning)
Head of Development and Enterprise
Regulatory Services Manager
Committee Services Officer
Team Leader - Development Applications (Planning)
Media Advisor
Development Applications Manager
Councillor Low (Chair) presiding
APOLOGIES FOR ABSENCE
Apologies for absence were intimated on behalf of Councillors Dempsey, Douglas, Kennedy,
MacDonald, Ritchie, Walker and Young.
CHAIR’S REMARKS
Councillor Low, on behalf of the Planning Board, congratulated Bob Steedman who had been
appointed as Development Applications Manager and Heather Raphael who had been
appointed as Policy Team Leader, and wished them all the best in their new roles.
Councillor Low reminded members that, following tonight’s Planning Board meeting, there
would be a Presentation relating to the Tesco pre-application process.
1.
MINUTE OF MEETING OF THE PLANNING BOARD OF 2 AUGUST 2011
There was submitted and approved, subject to the undernoted amendment, Minute of meeting
of the Planning Board of 2 August 2011, copies of which had previously been circulated.
Councillor Low advised of a typographical error on Page 6, Item 6a, and advised that sentence
1 should read as follows: - “Councillor Low advised of a typographical error on Page 62,
Paragraph 2, Lines 3 and Line 6, and that Kenmure Drive should read Kenmure Avenue”.
2.
MINUTE OF MEETING OF THE PLANNING BOARD SITE VISIT OF 13
SEPTEMBER 2011
There was submitted and approved Minute of meeting of the Planning Board Site Visit of 13
September 2011, copies of which were tabled.
a)
Planning Application TP/ED/11/0434 – Erection of 1¾ storey dwelling house in
vacant land with raised deck to rear at 10 Kenmure Avenue, Bishopbriggs
Following consideration, Councillor Low, seconded by Councillor Moir, moved the
Recommendation contained within the Report, to grant the application, subject to the
conditions contained within the Report.
PLANNING BOARD,
13 SEPTEMBER 2011
By way of an amendment, Councillor McNair, seconded by Councillor Hendry, moved
an amendment to refuse the application due to the scale and massing of the proposal, in
particular, in relation to the possible effect on the properties in Kenmure Drive.
Councillor Hendry gave notice of a further amendment relating to the rear of the
property at Kenmure Drive, as he felt the proposal would dominate the junction.
Councillor Low advised that he shared some of the concerns raised in relation to visual
impact and advised that a condition could be incorporated within the Report to address
this.
On proceeding to the vote, 4 members voted for the amendment to refuse the
application and eleven members voted to grant the application.
Councillor Hendry, seconded by Councillor McNair requested that Condition 3 be
amended to include “and side (east) elevation”, which was to be added to the end of the
second sentence, and was agreed by the Board.
Reason 3 was amended to reflect the above condition as follows:In the interests of amenity due to the dual elevations onto Kenmure Avenue and
Kenmure Drive and to reflect the appearance of the surrounding area.
Councillor Low requested an amendment to Condition 5, as follows, “For the
avoidance of doubt the boundary treatment marked green on the approved plans
(eastern boundary) shall comprise of a 2m high fence”, which was to be added to the
end of the condition, and was agreed by the Board.
Therefore, the Application was granted, subject to the conditions contained within the
Report and the inclusion of the amendments to Conditions 3 and 5 and Reason 3 as
detailed above.
3.
REQUEST TO RELAX SECTION 50 LEGAL AGREEMENT RESTRICTION, 10
PARK COURT, BISHOPBBRIGGS
There was submitted Report PB/PP/013-11 by the Director of Development and Infrastructure,
copies of which had previously been circulated, seeking consideration of a request for the
relaxation of a Section 50 Legal Agreement at 10 Park Court, Bishopbriggs. Full details were
contained within the Report.
Councillor Low referred to Page 20, Paragraph 3.1 and advised that the first sentence of the
Recommendation should start with, “It is recommended that the application be refused”.
Therefore, following consideration, the Board agreed that the application be refused on the
basis that there appeared to be no justification for the Council to relax or remove the restriction
on the property at No. 10. Indeed, should the restriction be removed, those who had purchased
property bound by the Legal Agreement may well feel aggrieved that the nature and character
of the property and courtyard was being changed in a manner which they would find
unacceptable.
PLANNING BOARD,
13 SEPTEMBER 2011
4.
DELEGATED DECISIONS
There was submitted Report PB/PP/014/-11 by the Director of Development and Infrastructure,
copies of which had previously been circulated, advising the Board of planning decisions made
under delegated powers between 15 July and 16 August 2011. Members noted that the
Planning Service had processed 68 applications under delegated powers between the above
dates, 85% of which were granted permission. Full details were contained within the Appendix
to the Report.
Following consideration, the Board noted the information contained within and appended to the
Report.
5.
PLANNING APPEALS AND OTHER MATTERS
There was submitted Report PB/PP/015-11 by the Director of Development and Infrastructure,
copies of which had previously been circulated, advising the Board of Planning Appeals and
Other Matters as follows:New Appeals
PPA-200/2010 (TP/ED/10/1091) Site at junction of Angus Avenue and Westercleddens
Road, Bishopbriggs – Members noted that an appeal had been received against the refusal of
planning permission for the erection of a 4.8m high telecommunications streetworks monopole
and ancillary cabinet. Members further noted that the appeal would be determined by written
submissions.
Appeal Decisions
ENA-200-2001 (Enforcement Notice Reference ED 2010/0144) 195 Auchinairn Road,
Bishopbriggs - Members noted that there had been an Appeal against the issuing of an
Enforcement Notice relating to the unauthorised erection of a flat roofed dormer extension
containing three window openings in the rear elevation of the detached dwelling house at 195
Auchinairn Road, Bishopbriggs. The Reporter directed that the Enforcement Notice be upheld
subject to some minor corrections to the wording of the notice and now extended the time
period for compliance with the steps required, from 10 weeks to 16 weeks from when the notice
takes effect. Members noted that the Notice would take effect from the date of the Reporter’s
Appeal Decision Notice with the 16 week compliance period for the removal of the dormer
extension expiring on 6 December 2011.
Local Review Body
Members noted that no new Notices of Review had been received.
Members further noted that the following cases were finalised at the Local Review Body
meeting of 1 August 2011:
Planning Application Ref. TP/ED/10/0929: 30 Moncrieff Avenue, Lenzie, G66 4NJ –
Members noted that the Local Review Body refused the Review, upholding the delegated
decision of the Appointed Officer to refuse planning permission for change of use of former
coach house and store to form a single dwellinghouse.
Planning Application Ref TP/ED/10/1109: 39 St Columba Drive, Kirkintilloch G66 3JN –
Members noted that the Local Review Body had refused the Review, upholding the delegated
decision of the Appointed Officer to refuse planning permission for removal of existing garage
and erection of two storey extension to side of existing semi-detached dwelling.
PLANNING BOARD,
13 SEPTEMBER 2011
Enforcement
ED/2011/0058 – 2 Lawn Park, Milngavie (TP/ED/11/0646) - Members noted that following
an Enforcement investigation, a retrospective planning application had been received for the
retention of 2m - 2.2m high timber fence around garden area.
ED/2011/0027 – 6 Mosshead Road, Bearsden (TP/ED/11/0607) – Members noted that
following an Enforcement investigation a retrospective planning application had been received
for the retention of replacement boundary fence and decking and French doors to the rear
elevation.
ED/2011/0035 – Lidl, Grampian Way, Bearsden (TP/ED/11/0647) – Members noted that
following an Enforcement investigation, a retrospective planning application had been received
for the retention of an illuminated flagpole, two illuminated gable box signs and one
illuminated poster display unit.
ED/2011/0070 – 69 Townhead, Kirkintilloch (TP/ED/11/0654) – Members noted that
following an Enforcement investigation, a retrospective planning application had been received
for the retention of 9.1m x 4.3m timber garden room (with infill to elevations).
ED2010/0108 – 2 Firbank Avenue, Torrance - Members noted that a Planning Contravention
Notice had been served on 2 Firbank Avenue, Torrance, in order to obtain information for the
future serving of an Enforcement Notice relating to an unauthorised landscape contractors
business and storage of containers and associated materials on site.
ED/2009/0091 – 1 Thorn Drive, Bearsden – Members noted that the decision of the Reporter
had been to dismiss the Appeal against the serving of an Enforcement notice relating to the
unauthorised erection of a timber boundary fence and gates at the location. Members further
noted that the compliance period for the removal of the fence and gates had expired on 28 July
2011. The site had been visited on 5 August 2011, when it was confirmed that the fence had
been removed, however, the pedestrian access and vehicular access gates remained in place and
now formed the subject of a further application for retrospective planning permission
(TP/ED/11/0666).
ED/2011/0078/ENF – Land to the east of the Pit Road Depot, Waterside, Kirkintilloch
known as Waterside Bing – Members noted that the Temporary Stop Notice which required
that all activities associated with the unauthorised removal of mineral working deposits from
the Waterside Bing to halt with immediate effect expired on 4 August 2011. Members further
noted that as no formal application for planning permission to remove the materials from the
Bing had been lodged, a Stop Notice and an Enforcement Notice were subsequently served on 5
August 2011 with the Stop Notice preventing any activity at the Bing before the compliance
period of the Enforcement Notice.
Ombudsman
Members noted that there were no new ombudsman cases to report.
Legal Agreements
Planning Application TP/ED/11/0113 – Erection of 50 dwellings (Planning permission in
Principle) with associated vehicular and pedestrian access on site north of 276
Kirkintilloch Road, Bishopriggs – Members noted that Planning Permission in Principle for
the erection of residential units at the site north of Asda store on Kirkintilloch Road,
Bishopbriggs, had been issued following the recent completion of an S69 Legal Agreement.
PLANNING BOARD,
13 SEPTEMBER 2011
The Legal Agreement required the payment of £12,000 to the Council prior to commencement
of works on site for use by the Council to install two new footpaths linking the development
site with adjacent residential neighbourhood to the north and the playground to the south, and
for no other purpose without prior written consent by the Developer.
The Head of Development and Enterprise provided the Board with an update on the Legal
agreement relating to the Bishopbriggs East development. He advised that the Section 75
negotiations had been concluded today and consent would be issued later in the week. He
added that a Report would be submitted to the next meeting of the Planning Board. In response
to a question from Councillor McNair, the Head of Development and Enterprise undertook to
provide Members with a Technical note.
Following consideration, the Board noted the contents of the Report.
6.
DEVELOPMENT QUALITY REPORTS
Householder Applications
a)
Planning Application TP/ED/11/0548 – Erection of a double garage including a
storage area above and re-location of a section of 1.8 metre high boundary fencing
at 35 Fintry Crescent, Bishopbriggs
Following consideration, the Board granted the application, subject to the conditions
contained within the Report.
AGENDA ITEM NO: 4
PLANNING BOARD
DATE: 25 OCTOBER 2011
REPORT NO: PB/PP/016-11
BY DIRECTOR OF DEVELOPMENT & INFRASTRUCTURE
CONTACT OFFICER:
THOMAS GLEN, HEAD OF DEVELOPMENT AND
ENTERPRISE ( 578 8525)
SUBJECT TITLE:
DELEGATED DECISIONS
1.0
PURPOSE OF THE REPORT
1.1
This report is to advise the Board of planning decisions made under delegated powers
between 17 August 2011 and 4 October 2011.
2.0
SUMMARY
2.1
The Planning Service has processed 112 applications under delegated powers between
the above dates and the details are appended to this report. 93% of these applications
were granted permission.
2.2
Some applications may be shown in more than one ward but this does not alter the
above total.
2.3
For this report, the Ward names and numbers shown are those in place when the
applications were submitted.
3.0
RECOMMENDATIONS
3.1
That the Board note the above information.
Thomas Glen
Date of Report
04/10/2011
Delegated Planning Decisions from
LAD
17/08/2011 to 04/10/2011
App. No
Address
Dev Description
Date Valid
Decision
Decision Date
Ward
TP/ED/11/0398
70 Drumlin Drive
Milngavie
East Dunbartonshire
G62 6NQ
two dormer windows to front and one to rear and
single storey rear extension
22/06/11
Granted
5/9/11
01 – Milngavie
TP/ED/11/0658
166 Prestonfield
Milngavie
East Dunbartonshire
G62 7QA
erection of two storey side extension, porch and
internal alterations
10/08/11
Granted
21/9/11
01 – Milngavie
TP/ED/11/0657
43 Crawford Road
Milngavie
East Dunbartonshire
G62 7LE
formation of porch with shower room
09/08/11
Granted
21/9/11
01 – Milngavie
TP/ED/11/0359
29 James Watt Road
Milngavie
East Dunbartonshire
G62 7JX
erection of conservatory to rear of house
23/05/11
Granted
5/9/11
01 – Milngavie
TP/ED/11/0646
2 Lawn Park
Milngavie
East Dunbartonshire
G62 6HG
replacement of existing 1.8m high timber fence
with new 2m to 2.2m high timber fence around
garden area of dwellinghouse
05/08/11
Granted No
Conditions
19/9/11
01 – Milngavie
TP/ED/11/0488
4 Tannoch Drive
Milngavie
East Dunbartonshire
G62 8BA
installation of new front door, installation of bifold doors (2 sets) to rear elevation, replace
window on side elevation and install velux to roof
at rear
14/06/11
Granted
14/9/11
01 – Milngavie
TP/ED/11/0342
46 Corbie Place
Milngavie
East Dunbartonshire
G62 7NB
single storey side and part rear extension and
decking
18/05/11
Refused
12/9/11
01 – Milngavie
TP/ED/11/0384
15 Dumgoyne Avenue
Milngavie
East Dunbartonshire
G62 7AJ
proposed front and side extension to existing
house (single storey)
26/05/11
Granted
12/9/11
01 – Milngavie
TP/ED/11/0551
65 Finlay Rise
Milngavie
East Dunbartonshire
G62 6QL
single storey extension to rear of house
29/06/11
Granted
28/9/11
01 – Milngavie
TP/ED/11/0577
10 Tannoch Drive
Milngavie
East Dunbartonshire
G62 8AY
Installation of 2 upvc windows on west facing
gable end to replace existing windows
08/07/11
Granted
29/8/11
01 – Milngavie
TP/ED/11/0426
Unit 11
Cloberfield
Milngavie
East Dunbartonshire
G62 7LN
installation of rovacabin office, parking & bays for
storage & display of hard landscaping materials
with ancillary sales area
27/05/11
Granted
14/9/11
01 – Milngavie
TP/ED/11/0552
14 Hillfoot Avenue
Bearsden
East Dunbartonshire
G61 3QB
2 storey extension to side of house. single storey
extension to rear
29/06/11
Granted
25/8/11
02 -Bearsden North
TP/ED/11/0433
Site Adjacent To 176
Drymen Road
Bearsden
East Dunbartonshire
installation of 14.8m telecommunications pole
housing 6 antennas and the installation of
associated ground-based equipment cabinet
31/05/11
Granted
31/8/11
02 -Bearsden North
TP/ED/11/0618
14 Nevis Road
Bearsden
East Dunbartonshire
erection of garage
02/08/11
Granted
9/9/11
02 -Bearsden North
G61 4LF
TP/ED/11/0628
6A Kilmardinny Crescent Garage and bedroom extension to front of
Bearsden
dwelling.
East Dunbartonshire
G61 3NR
02/08/11
Granted
13/9/11
02 -Bearsden North
TP/ED/11/0513
32 Campbell Drive
Bearsden
East Dunbartonshire
G61 4NE
removal of existing garage and adjustment to
driveway and addition of single storey garden
room/dining room to rear of existing dwelling
20/06/11
Granted
8/9/11
02 -Bearsden North
TP/ED/11/0622
45 Mosshead Road
Bearsden
East Dunbartonshire
G61 3HL
Single storey part side and rear extension
05/08/11
Granted
29/9/11
02 -Bearsden North
TP/ED/11/0597
44 Abercrombie Drive
Bearsden
East Dunbartonshire
G61 4RR
Retention of timber decking in rear garden with
1800mm screen fencing (retrospective)
04/08/11
Granted
29/9/11
02 -Bearsden North
TP/ED/11/0660
1 Cairnsmore Drive
Bearsden
East Dunbartonshire
G61 4RQ
construct a private domestic garage
10/08/11
Granted
14/9/11
02 -Bearsden North
TP/ED/11/0568
55 Roman Court
Bearsden
East Dunbartonshire
G61 2NW
To replace metal sliding windows with PVCU
double glazed frames
01/08/11
Granted
16/9/11
02 -Bearsden North
TP/ED/11/0579
5 Sidlaw Road
Bearsden
East Dunbartonshire
G61 4LE
2 storey extension to side of house and single
storey extension to rear
11/07/11
Granted
8/9/11
02 -Bearsden North
TP/ED/11/0569
Unit 3
190 Milngavie Road
Bearsden
East Dunbartonshire
G61 3DX
installation of 3 no. air conditioning condensers
to existing retail unit
04/07/11
Granted
2/9/11
02 -Bearsden North
TP/ED/11/0475
53 Campsie Drive
Bearsden
East Dunbartonshire
G61 3HX
proposed rear and side single storey extension
to dwelling. Demolition of exisitng rear
conservatory
28/06/11
Granted
25/8/11
02 -Bearsden North
TP/ED/11/0476
17 Glenburn Road
Bearsden
East Dunbartonshire
G61 4PT
porch extension to east side elevation
10/06/11
Granted
23/8/11
02 -Bearsden North
TP/ED/11/0528
3 South Erskine Park
Bearsden
East Dunbartonshire
G61 4NA
New kitchen, utility and toilet. Sunroom rebuilt
and enlarged. Attic alterations: new ensuite and
bathroom; improvements to insulation. New
rooflights to back of house.
23/06/11
Granted
18/8/11
02 -Bearsden North
TP/ED/11/0631
39 Thomson Drive
Bearsden
East Dunbartonshire
G61 3PA
Single storey flat roof extension on rear elevation
03/08/11
Granted
14/9/11
02 -Bearsden North
TP/ED/11/0612
5 Upper Glenburn Road replacement windows 28 windows and 4 doors
Bearsden
East Dunbartonshire
G61 4BW
22/07/11
Granted
9/9/11
02 -Bearsden North
TP/ED/11/0596
4 Campbell Drive
Bearsden
East Dunbartonshire
G61 4NE
Replacement of existing sash and case windows
with double glazed UPVC sash and case
windows to match original
14/07/11
Granted
7/9/11
02 -Bearsden North
TP/ED/11/0554
14 Burnside
Bearsden
East Dunbartonshire
G61 4PX
Erection of garage to gable elevation
29/06/11
Granted
25/8/11
02 -Bearsden North
TP/ED/11/0547
1 Hawthorn Avenue
Bearsden
East Dunbartonshire
G61 3NG
single storey side rear extension, new
driveway retaining wall construction
01/08/11
Granted
22/9/11
02 -Bearsden North
TP/ED/11/0544
62 Bailie Drive
Bearsden
East Dunbartonshire
G61 3AQ
proposed two storey side extension (with Juliette
balcony to front elevation), single storey front
porch & single storey rear extension
27/06/11
Granted
23/8/11
02 -Bearsden North
TP/ED/11/0583
The Grange
12 Grange Road
Bearsden
East Dunbartonshire
G61 3PL
cleaning, repairing and resiting of existing
gateposts with new wrought iron double leaf
decorative electrically operated driveway gates
with matching wrought iron pedestrian gate at
side
14/07/11
Granted
9/9/11
02 -Bearsden North
TP/ED/11/0533
12 Thomson Drive
Bearsden
East Dunbartonshire
G61 3NU
Single storey side extension to house
23/06/11
Granted
18/8/11
02 -Bearsden North
TP/ED/11/0456
251 Milngavie Road
Bearsden
East Dunbartonshire
G61 3DQ
lower kerb to front of the property. Widen current
gate at front to accommodate a car. Creation of
parking space within front garden area. At back
of property move existing fence to enclose all
land owned by property-owners (currently used
as a [parking space)
27/06/11
Granted
25/8/11
02 -Bearsden North
TP/ED/11/0556
54 Manse Road
Bearsden
East Dunbartonshire
G61 3PN
demolition of existing sun room to side elevation,
formation of orangery to side elevation, infilling of
rooflight to rear single storey roof, replacement
of back door, and internal alterations
30/06/11
Granted
29/8/11
02 -Bearsden North
TP/ED/11/0280
6 Camstradden Drive
West
Bearsden
East Dunbartonshire
alterations and extension to existing detached
dwelling house and additional driveway
21/04/11
Granted
1/9/11
03 -Bearsden South
TP/ED/11/0390
37 Crarae Avenue
Bearsden
East Dunbartonshire
G61 1HY
formation of rear dormer window & external
decking
23/05/11
Granted
14/9/11
03 -Bearsden South
TP/ED/11/0444
41 Maxwell Avenue
Bearsden
East Dunbartonshire
G61 1PA
tile over where dangerous chimney removed
same as other properties in conservation area,
removal of stainless steel vent pipe
19/07/11
Refused
21/9/11
03 -Bearsden South
TP/ED/11/0423
36 Allander Road
Bearsden
East Dunbartonshire
G61 1LY
construct a conservatory to the rear of the
property
24/06/11
Granted
23/8/11
03 -Bearsden South
TP/ED/11/0491
3 Camstradden Drive
East
Bearsden
East Dunbartonshire
Erection of one off house within existing garden
10/06/11
Granted
30/8/11
03 -Bearsden South
TP/ED/11/0529
3 West Chapelton
Crescent
Bearsden
East Dunbartonshire
G61 2DE
retrospective replacement of timber sash
windows on the first floor
23/06/11
Granted No
Conditions
22/8/11
03 -Bearsden South
TP/ED/11/0561
35 Durness Avenue
Bearsden
East Dunbartonshire
G61 2AJ
renewal of planning permission TP/ED/05/0975
for alterations and extension
30/06/11
Granted
23/8/11
03 -Bearsden South
TP/ED/11/0619
14 Dirleton Gate
Bearsden
East Dunbartonshire
G61 1NP
Creation of enlarged front dormer window and
formation of new rear dormer window to existing
dwelling house
02/08/11
Granted
14/9/11
03 -Bearsden South
TP/ED/11/0565
12 Second Avenue
Bearsden
East Dunbartonshire
G61 2LR
single storey side and rear extension, with
accommodation in roofspace, dormer windows
and alterations to roof pitch and widening of
driveway
01/07/11
Granted
22/8/11
03 -Bearsden South
case
TP/ED/11/0582
100 Spey Road
Bearsden
East Dunbartonshire
G61 1LE
erection of a conservatory to rear of dwelling
house
06/07/11
Granted
2/9/11
03 -Bearsden South
TP/ED/11/0593
Bearsden South Parish
Church
59 Drymen Road
Bearsden
East Dunbartonshire
G61 2SU
New fire doors and external doors. Re-roofing of
the assembly hall pitched roof and single storey
flat roof, including all flashings, gutters and roof
lights. New small extension to enclose courtyard
area. Conversion of existing garage into storage
room and new garage. Alterations to parking.
13/07/11
Granted
7/9/11
03 -Bearsden South
TP/ED/11/0353
41 Maxwell Avenue
Bearsden
East Dunbartonshire
G61 1PA
retrospective removal of chimney and removal of
stainless steel vent pipe and re-tile over following
removal
19/07/11
Refused
and
Enforced
16/9/11
03 -Bearsden South
TP/ED/11/0639
53 Kinnaird Crescent
Bearsden
East Dunbartonshire
G61 2BN
erection of porch (inc shower room)
04/08/11
Granted
28/9/11
03 -Bearsden South
TP/ED/11/0603
39 Allander Road
Bearsden
East Dunbartonshire
G61 1LT
Single storey rear extension (amendment to
planning permission TP/ED/09/0479)
20/07/11
Granted
9/9/11
03 -Bearsden South
TP/ED/11/0666
1 Thorn Drive
Bearsden
East Dunbartonshire
G61 4PR
erection of driveway gates and footpath gate to
Thorn Drive boundary
11/08/11
Granted
22/9/11
03 -Bearsden South
TP/ED/11/0625
47 Kessington Drive
Proposed single storey extension to rear of
02/08/11
Granted
9/9/11
03 -Bearsden South
Bearsden
East Dunbartonshire
G61 2HQ
house.
TP/ED/11/0407
32 Allander Road
Bearsden
East Dunbartonshire
G61 1LY
erect a two storey side extension
12/07/11
Refused
7/9/11
03 -Bearsden South
TP/ED/11/0689
28 Cowgate
Kirkintilloch
East Dunbartonshire
G66 1HN
change of use of vacant class 1 retail premises
to class 3 use
04/08/11
Granted
28/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0688
28 Cowgate
Kirkintilloch
East Dunbartonshire
G66 1HN
change of use of vacant class 1 retail premises
to hot food takeaway
05/08/11
Refused
28/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0584
Golden Acre Cottage
27 Northbank Road
Kirkintilloch
East Dunbartonshire
G66 1EU
proposed side and rear extension, creating a
garage, sun room and breakfast room to the
ground level and an ensuite and increased
bathroom to the upper, off the half landing, within
the new roof pitch
12/07/11
Granted
9/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0649
13 Lennox Road
Lennoxtown
East Dunbartonshire
G66 7HW
proposed two storey extension to side of
property to form new living space and 2 no.
bedrooms
05/08/11
Granted
15/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0431
80 Craighead Road
Milton Of Campsie
East Dunbartonshire
G66 8DL
Single storey extension to existing dwelling to
form new bedroom and en-suite bathroom
24/06/11
Granted
23/8/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0592
Drumelzier
Service Street
Lennoxtown
East Dunbartonshire
G66 7JR
two storey extension to side of house
11/07/11
Granted
7/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0599
4 Glazertbank
Lennoxtown
East Dunbartonshire
G66 7GL
garage conversion to form family room
02/08/11
Granted
28/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0629
40 Craighead Road
Milton Of Campsie
East Dunbartonshire
G66 8DL
The erection of a single storey rear extension to
extend existing kitchen
03/08/11
Granted
14/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0585
41 Westermains Avenue two storey side and part rear extension
Kirkintilloch
East Dunbartonshire
G66 1EL
04/08/11
Granted
5/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0540
4B Woodland Avenue
Kirkintilloch
East Dunbartonshire
G66 1AS
demolition of rear facing decking, and
construction of single storey extension
24/06/11
Granted
22/8/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0428
69 Union Street
Kirkintilloch
East Dunbartonshire
G66 1DL
single storey extension to west elevation
30/06/11
Granted
29/8/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0620
17 Kincaid Drive
Lennoxtown
East Dunbartonshire
G66 7HL
Construction of front porch, two storey side
extension, single storey rear extension and
decking to rear
01/08/11
Granted
22/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0617
5 Craighton Gardens
Lennoxtown
East Dunbartonshire
G66 7NX
single storey extension to the west side of the
building comprising new entry porch
02/08/11
Granted
14/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0346
14 Derrywood Road
Milton Of Campsie
East Dunbartonshire
G66 8DN
construct new front porch and rear timber
veranda
30/06/11
Granted
25/8/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0427
21 The Regent Centre
Cowgate
Kirkintilloch
East Dunbartonshire
G66 1JH
installation of new roof mounted refrigeration
plant and associated steelwork and removal of
redundant plant
23/06/11
Granted
22/8/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0598
13 Bellevue Road
Kirkintilloch
East Dunbartonshire
G66 1AL
removal of existing porch and erection of new
timber hardwood porch
19/07/11
Granted
15/9/11
04 -Campsie &
Kirkintilloch North
TP/ED/11/0594
7 Balmuildy Road
Bishopbriggs
East Dunbartonshire
G64 3BS
reconfiguration of roof to provide 2 no. new
dormers, 2 no. new velux rooflights and a
conservatory to the rear of the detached
bungalow
22/07/11
Granted
20/9/11
05 -Bishopbriggs North &
Torrance
TP/ED/11/0600
86 Hilton Road
Bishopbriggs
East Dunbartonshire
G64 3EL
erection of single storey rear extension with
associated stairs and access platform
20/07/11
Granted
9/9/11
Torrance
TP/ED/11/0308
22 Doune Crescent
Bishopbriggs
East Dunbartonshire
G64 3JG
re-tiling existing roof, changing from
rosemary/red tiles to marley smooth grey tiles
24/06/11
Granted
23/8/11
Torrance
TP/ED/11/0442
Woodstone Cottage
Golf Course Road
Milngavie
East Dunbartonshire
G64 4AW
One and a half storey side extension and two
new dormers to existing, new window to rear
gable
01/06/11
Granted
8/9/11
Torrance
TP/ED/11/0512
9 Barraston Holdings
Barraston Road
Torrance
East Dunbartonshire
G64 4DW
Convert and extend existing barn/outbuilding to
create living accommodation which is ancillary to
main house.
30/06/11
Refused
8/9/11
Torrance
TP/ED/11/0601
43 Melville Gardens
Bishopbriggs
East Dunbartonshire
G64 3DE
single storey extension to rear of dwelling
01/08/11
Granted
23/9/11
Torrance
TP/ED/11/0560
76 Brackenbrae Avenue
Bishopbriggs
East Dunbartonshire
G64 2DU
single storey rear extension and rear dormer
window and change in ground levels on southern
gable to allow addition of three windows to serve
lower ground level accommodation
30/06/11
Granted
29/8/11
Torrance
TP/ED/11/0507
44 Kenmure Gardens
Bishopbriggs
East Dunbartonshire
G64 2BZ
Installation of raised timber decking
17/06/11
Granted
8/9/11
Torrance
TP/ED/11/0527
58 Cloan Crescent
Bishopbriggs
East Dunbartonshire
G64 2HW
erect single storey porch extension to front of
property
23/06/11
Granted
18/8/11
Torrance
TP/ED/11/0655
Flat 2/1
141 Kirkintilloch Road
existing reversible timber windows to be
replaced PVCu windows
09/08/11
Granted
20/9/11
Torrance
Bishopbriggs
East Dunbartonshire
G64 2LS
13/05/11
Granted
12/9/11
Torrance
95 Brackenbrae Avenue erection of rear extension, with overall increase
in roof height and front and rear dormers
Bishopbriggs
East Dunbartonshire
G64 2DU
27/06/11
Granted
25/8/11
Torrance
Eadie House
Bishopbriggs
East Dunbartonshire
G64 2AH
application under Section 42 of the Town and
Country Planning (Scotland) Act 1997 to vary
condition one on appeal decision Granteded on
15 May 2007 P/PPA/200/215 by extending the
life of the consent for 3 years from the date of
the council's decision on this further application
23/08/11
Granted
21/9/11
Torrance
TP/ED/11/0764
Unit 1C
Strathkelvin Retail Park
Crosshill Road
Bishopbriggs
East Dunbartonshire
G64 2TS
2 no. internally illuminated fascia Sign
26/08/11
Granted
12/9/11
Torrance
TP/ED/11/0690
85 Belvidere Crescent
Bishopbriggs
East Dunbartonshire
G64 2JQ
application for extension of planning permission
number TP/ED/06/0834
03/08/11
Granted
30/9/11
Torrance
TP/ED/11/0421
124C Kirkintilloch Road
Bishopbriggs
East Dunbartonshire
G64 2AB
TP/ED/11/0545
TP/ED/11/0671
Change of use from coffee shop (Class 3) to hot
food take-away (sui generis) with extract flue to
rear elevation
TP/ED/11/0532
Unit 10
Strathkelvin Retail Park
Crosshill Road
Bishopbriggs
East Dunbartonshire
G64 2TS
internally illuminated fascia and upper fascia
signs and non-illuminated signs applied at end of
covered walkway
23/06/11
Granted
22/8/11
Torrance
TP/ED/11/0530
Unit 9A Strathkelvin
Retail Park
Crosshill Road
Bishopbriggs
East Dunbartonshire
erection of service area fencing (2.4m high
pallisade)
23/06/11
Granted
18/8/11
Torrance
TP/ED/11/0586
33 Darnley Crescent
Bishopbriggs
East Dunbartonshire
G64 3EU
Proposed single storey front extension and
single storey rear extension
07/07/11
Granted
6/9/11
Torrance
TP/ED/11/0542
Bishopbriggs
East Dunbartonshire
G64 2AU
one and a half storey rear extension, including
dormer and proposed dormer window to existing
rear roofplane
24/06/11
Granted
22/8/11
06 -Bishopbriggs South
TP/ED/11/0329
20 Kirriemuir Road
Bishopbriggs
East Dunbartonshire
G64 1DL
new build porch with cloakroom
22/07/11
Granted
20/9/11
TP/ED/11/0478
195 Auchinairn Road
Bishopbriggs
East Dunbartonshire
G64 1NG
Construction of a dormer containing 2 windows
to rear of dwellinghouse
13/06/11
Granted
9/9/11
TP/ED/11/0590
1 Carrick Road
Bishopbriggs
East Dunbartonshire
G64 1EN
erection of single storey side extension
19/07/11
Granted
15/9/11
TP/ED/11/0605
1 Cherry Place
Bishopbriggs
East Dunbartonshire
G64 1SX
Retention of timber decking area and closed
boarded fence.
03/08/11
Refused
and
Enforced
30/9/11
TP/ED/11/0509
7 Rannoch Avenue
Bishopbriggs
East Dunbartonshire
G64 1BU
remove existing double glazed conservatory and
replace with single storey brick extension to back
of existing property. Remove existing double
glazed porch and replace with single storey brick
porch to side of property
19/07/11
Granted
16/9/11
TP/ED/11/0417
60 Ronaldsay Drive
Bishopbriggs
East Dunbartonshire
G64 1UJ
erect single storey wrap-around extension to
front, side and rear elevations
01/08/11
Granted
20/9/11
TP/ED/11/0525
2 Dunnottar Street
Bishopbriggs
East Dunbartonshire
G64 1PR
proposed two storey side extension
05/07/11
Granted
31/8/11
TP/ED/11/0595
6 Rose Dale
Bishopbriggs
East Dunbartonshire
G64 1TR
single storey rear extension, two storey side
extension and single storey front extension to
house and remove garage
14/07/11
Refused
7/9/11
TP/ED/11/0632
6 Miller Drive
Bishopbriggs
East Dunbartonshire
G64 1FB
conversion of integral garage to form habitable
room
05/08/11
Granted
28/9/11
TP/ED/11/0465
33 Muirhead Way
Bishopbriggs
East Dunbartonshire
G64 1YG
single storey side extension
28/06/11
Granted
25/8/11
TP/ED/11/0685
26 Pentland Drive
erection of a single storey gable extension with
05/08/11
Granted
28/9/11
Bishopbriggs
East Dunbartonshire
G64 1XT
front & rear extensions
TP/ED/11/0564
12 Glenbank Avenue
Lenzie
East Dunbartonshire
G66 5AA
installation of solar photo-voltaic modules to front
elevation
02/08/11
Refused
22/9/11
07 -Lenzie & Kirkintilloch
South
TP/ED/11/0576
1 St Columba Drive
Kirkintilloch
East Dunbartonshire
G66 3JN
proposed single storey side extension and
proposed front porch
05/07/11
Granted
2/9/11
South
TP/ED/11/0415
54 Woodcroft Drive
Lenzie
East Dunbartonshire
G66 3WD
conversion of garage into family lounge
22/06/11
Granted No
Conditions
9/9/11
South
TP/ED/11/0498
97 Laxton Drive
Lenzie
East Dunbartonshire
G66 5LY
Rear extension to form extended kitchen, family
room and raised patio area
05/07/11
Granted
31/8/11
South
TP/ED/11/0536
15 Myrtle Avenue
Lenzie
East Dunbartonshire
G66 4HW
proposed side house extension forming
extension to existing kitchen and utility room and
alter rear window from breakfast area
24/06/11
Granted
23/8/11
South
TP/ED/11/0523
34 Laurel Avenue
Lenzie
East Dunbartonshire
G66 4RU
single storey rear extension and garage
conversion with pitched roof over garage
04/07/11
Granted
30/8/11
South
TP/ED/11/0562
Flat 0/1
3 Victoria Road
Lenzie
East Dunbartonshire
G66 5AW
replace existing windows
30/06/11
Granted
9/9/11
South
TP/ED/11/0566
5 Alexandra Avenue
Lenzie
East Dunbartonshire
G66 5BE
Erection of 1 1/2 storey side extension and
decking to rear
07/07/11
Granted
6/9/11
South
TP/ED/11/0644
21 Andrew Avenue
Lenzie
East Dunbartonshire
G66 5HF
garage conversion to form bedroom
05/08/11
Granted
16/9/11
South
TP/ED/11/0674
26 Dungoil Road
Lenzie
East Dunbartonshire
G66 5PG
first floor extension to rear
11/08/11
Granted
23/9/11
South
TP/ED/11/0520
6 Cedar Drive
Lenzie
East Dunbartonshire
G66 4RD
removal of existing garage and construction of
single storey side and rear extension including
dormer windows to front and rear elevation,
garage and raised deck to rear
21/06/11
Granted
30/8/11
South
TP/ED/11/0575
Site To The North Of
Beechfield House
Calfmuir Road
Kirkintilloch
East Dunbartonshire
Proposed erection of new detached dwelling
house
05/07/11
Granted
2/9/11
South
TP/ED/11/0606
6 Fern Avenue
Lenzie
East Dunbartonshire
Demolition of existing conservatory and erection
of new single storey side extension.
21/07/11
Granted
15/9/11
South
G66 4LE
TP/ED/11/0567
Flat 0/1
3 Victoria Road
Lenzie
East Dunbartonshire
G66 5AW
replacement of existing windows
01/07/11
Granted
30/8/11
South
TP/ED/11/0643
102 Muirside Avenue
Kirkintilloch
East Dunbartonshire
G66 3PH
Two storey side extension
04/08/11
Refused
3/10/11
08 -Kirkintilloch East &
Twechar
TP/ED/11/0499
1 - 11 Ivanhoe Drive
Kirkintilloch
East Dunbartonshire
G66 2AJ
proposed internal and external alterations to
existing flats, including overclad insulation and
new bin store
28/06/11
Granted
17/8/11
08 -Kirkintilloch East &
Twechar
AGENDA ITEM NO: 5
PLANNING BOARD
25 OCTOBER 2011
REPORT NO: PB/PP/017-11
BY DIRECTOR OF DEVELOPMENT & INFRASTRUCTURE
CONTACT OFFICER:
THOMAS GLEN, HEAD OF DEVELOPMENT AND
ENTERPRISE ( 578 8525)
SUBJECT TITLE:
PLANNING APPEALS AND OTHER MATTERS
1.0
PURPOSE
1.1.
The purpose of this report is to advise the Board of planning appeals and other matters.
2.0
SUMMARY
2.1
New Appeals
2.1.1 No new Appeals to report.
2.2
Appeals Decisions
2.2.1 No new decision to report.
2.3
Local Review Body
2.3.1. Planning Application Ref. TP/ED/11/0052: 41 Pinewood Avenue, Lenzie G66 4EB
At its meeting 12 September 2011 the Local Review Body refused the Review, upholding the
delegated decision of the Appointed Officer to refuse planning permission for a two storey
side extension.
2.3.2
Planning Application Ref. TP/ED/11/0115 : 1 Farm Cottages, Tambowie
On 10th October 2011 a Notice of Review was received in respect of the delegated decision of
the Appointed Officer to refuse planning permission for the construction of a single storey
building to accommodate tourist facilities and coffee shop with associated car parking and
landscaping.
3.0
ENFORCEMENT
3.1
ED/2009/0073 Land adjacent to 10 Kenmure Avenue, Bishopbriggs
An Amenity Notice was served in respect of the unkempt condition of land adjacent to the
above property. The notice was served by Sheriff Officers and came into effect on 17 October
2011 with a compliance period of 4 weeks from that date. The Notice requires:
1.
the overgrown grass and weeds to be cut and maintained to a height of 75mm above
original ground level thereafter with all other extraneous items to be removed from the
site, and
H:\PUBLIC\Committee Support\00 Boards & Forums\Planning Board\e-Reports\2011\111025\05-PB-PP-017-11 planning appeals and other matters.doc
2.
3.2
upon removal of all cut down arisings/trimmings from the site the 1st application of a
glysophate based herbicide (to be applied twice a year between April and September)
to all areas of weed growth.
ED/2010/0166 – 45 Borland Road, Bearsden
A Planning Contravention Notice was served on the owner of 45 Borland Road, Bearsden in
order to obtain information for the possible future serving of an enforcement notice relating to
the alleged unauthorised erection of a conservatory to the rear of the above property and the
alleged unauthorised conversion of a detached garage within the rear garden ground to
habitable accommodation for use as a “granny flat”. A response has now been received and is
under consideration.
3.3
ED/2010/0137 – 29 Killermont Road, Bearsden
A Planning Contravention Notice was served on the owner of 29 Killermont Road, Bearsden
in order to obtain information for the possible future serving of an enforcement notice relating
to the alleged unauthorised erection of a tree house within the rear garden ground of the above
property. A response has now been received and is under consideration.
3.4
ED/ 2011/0110 – Carlston Cottage, Campsie Road, Torrance (TP/ED/11/0835)
Following an enforcement investigation a retrospective planning application has been
received for works currently underway at the above site comprising of the widening and
extension of the existing driveway, change of use of land to the west from agricultural land to
private residential land and construction of retaining wall along western boundary and
infilling of land to the east of dwelling.
3.5
ED/2011/0084 - 46 Kentigern Terrace, Bishopbriggs (TP/ED/11/0731)
received for the retention of fencing to front of property.
3.6
ED/2011/0061 - 48 Kentigern Terrace, Bishopbriggs (TP/ED/11/0812)
received for the retention of fencing to the side garden of the above property.
3.7
ED/2011/0089- 24 Macfarlane Road, Bearsden (TP/ED/11/0718)
received for works which have started at the above address. The application seeks planning
permission for the construction of single storey pitched roof sun lounge to the rear elevation,
replacement of existing concrete tiles (Marley Ludlow Major style) with new Marley Modern
concrete tiles.
3.8
ED/2010/0140 - 28 Buchanan Street, Milngavie (TP/ED/11/0729)
received for a part change of use of the property to allow Bed & Breakfast to be carried out in
two bedrooms.
3.9
ED/2010/148 - 44 Abercrombie Drive, Bearsden (TP/ED/11/0597)
received for the retention of timber decking in rear garden with 1800mm screen fencing.
3.10
ED2011/0081 5 Solway Road, Bishopbriggs (TP/ED/11/0857)
received for the retention of a boundary wall.
4.0
OMBUDSMAN
4.1
There are no new ombudsman cases to report.
5.0
LEGAL AGREEMENTS
5.1
TP/ED/07/0761 East of Miller Drive, Auchinairn Road, Bishopbriggs
On the 14th September 2011, planning consent for 196 residential units and phase 3 of the
Bishopbriggs relief road with associated landscaping, servicing and access, was issued
following completion of a s75 legal agreement. The application was revised during the
process to exclude part of the original application site that lies to the south of Auchinairn
Road. This land is subject to a separate planning permission (TP/ED/11/0357).
The section 75 agreement is between the Council, Taylor Wimpey UK Limited and
Caledonian Properties Limited, the two land owners of the land to be developed under this
consent. It was signed on the 23rd August 2011 and confirmation from the Keeper of the
Registers of Scotland that the Section 75 agreement had been taken on for recording and
registration was received on the 13th September 2011. The consent was issued on the 14th
September 2011.
The section 75 agreement will ensure that phase 3 of the Bishopbriggs Relief Road (BRR) is
complete within 36 months of a site start. The definition of phase 3 within the section 75
agreement also includes the roundabout element of phase 4 on Wester Cleddens Road
(approved jointly by East Dunbartonshire Council and North Lanarkshire Council). Phase 3 of
the BRR lies between Auchinairn Road (south) and Wester Cleddens Road (north).
The section 75 agreement also requires a further contribution of £3,900,000 plus indexation
towards the A803 Route Corridor Strategy (as detailed in the Local Plan 2) to be paid in three
tranches following the completion of phase 3 of the BRR.
In addition to the section 75 agreement and in accordance with the heads of terms set out in
the Planning Board report, the applicants also had to provide access rights and servitude over
all land required for the council’s A803 Route Corridor Strategy to the Council at no cost. To
this end, Caledonian Properties Limited have also provided the Council with a separate
licence to occupy the land that is necessary to construct BRR Phase 4 and any associated
footpaths, footways and/or verges.
6.0
RECOMMENDATION
6.1
That the Board note the above information.
THOMAS GLEN
HEAD OF DEVELOPMENT AND ENTERPRISE
DEVELOPMENT QUALITY REPORT
Application Number: TP/ED/11/0686 Application Type: Full planning permission
Proposal
Change of use from former school to single
residential development/dwelling, renovation &
part demolition of existing building with a new
extension and associated decking, new garage
block with 'granny flat' above, improvements to
driveway, landscaping & perimeter fencing
Site
Craigton School
Tambowie
Craigton Village
Milngavie
East Dunbartonshire
G62 7HN
Applicant
Mr David Downie
7 Gartconnell Drive
Bearsden
Glasgow
G61 3BJ
Date of Application
5 August 2011
Local Plan
East Dunbartonshire Local Plan 2005
Ward
Milngavie
Agent
Stefano Faiella
Threesixty Architecture
Stirling House
226 St. Vincent Street
Glasgow
G2 5RQ
Date of Validation
11 August 2011
Community Council
Milngavie Community Council
Advert
Neighbour Notification
Recommendation
Grant with conditions
Target Determination Date
10 October 2011
Case Officer
Maria Porch
0141 578 8637
Date of Decision
DESCRIPTION
Change of use from former school to single residential development/dwelling, renovation & part demolition of
existing building with a new extension and associated decking, new garage block with 'granny flat' above,
improvements to driveway, landscaping & perimeter fencing
Materials: Existing stone, slate roof and timber sash and case windows to be retained and made good if necessary.
Extensions: Walls - Black stained timber board and concrete smooth finish with framless glazing. Roof - Glass
rooflight. Windows - Timber Frame
SITE HISTORY
Enquiry 22 July 2011 –Relating to proposed extension and formation of granny annexe above garage. Based on the
information provided, the principle of the overall development is supported however the Planning Authority would
not support any development above the garage. The agent was advised that a Bat Survey be submitted with any
forthcoming planning application and that the Roads Service be contacted to ensure visibility splays meet the
required standard.
Close attention during the application process will be paid to the design and amenity (daylighting, overlooking etc.)
of the proposal and the relationship with neighbouring properties. The issue of a supporting statement was also
discussed to address these matters and how the design avoids or mitigates any potential overlooking.
The agents were also advised that the decision will be required to be made by the Planning Board, so the overall
process could potentially take up to six months from the submission of the application.
POLICY CONTEXT
The application site lies within an area covered by the East Dunbartonshire Local Plan adopted in 2005. The site is
covered by the following policies:
GB2: Green Belt
GB2C: New Houses
GB2F: Rehabilitation of Buildings
GB2G: Alterations to Buildings
DQ1: Assessing Proposed Uses
DQ2: Design Quality
DQ2A: General Principles
DQ2B: New Site Developments and Redevelopments
DQ2C: House Extensions
DQ12A: Sustainable Urban Drainage Systems
NE2A: Natural Environment Protection - Protected Sites
The East Dunbartonshire Local Plan 2: Finalised Draft 2009 is also a material consideration in the assessment of
this application. As the Local Plan examination has now concluded the plan can be afforded weight in the
determination process. The relevant policies are: GB1: Presumption against Development
GB2: Excepted Categories of Development
GB2C: New Houses
GB2G: Alterations to Buildings
DQ2: Design Quality
DQ2A: New Site Developments and Redevelopments
DQ2B: House Extensions
DQ10: Sustainable Urban Drainage Systems
The following Council agreed Guidance Notes are also material planning policy considerations:
LPGN3: Daylight and Intervisibility of Windows
LPGN5: House Plots
LPGN6: Residential Layout and Redevelopment
LPGN7: House Extensions and Garages
REPRESENTATIONS
Number of Neighbours Notified:
Total Number of Contributors:
Number of Letters of Objections:
Number of Letters of Support:
Number of Letters of Representation (Neutral):
3
2
1
1
0
2 letters of representation have been received from:
Jean-Claude Danti and Carol Danti, Cauldstream Cottage, Craigton, and
Frances & Lawrie McKean, neighbour to the Old School House, Craigton Village, Milngavie.
Representations have been raised on the following grounds:1. The garage with ‘granny flat’ will block the light to our own property. Garage should be restricted to one storey.
2. The property is in the green belt and it was understood when the property was being sold that only one dwelling
house could be built there.
3. Additional accommodation for guests should be located within the existing building, particularly given the size
of the plot.
4. The proposed development would both retain and enhance the original building and it is not intrusive to the
occupants of Old School House.
DISCUSSION WITH APPLICANT
Case Officer wrote to applicant during the assessment process to request the submission of a Bat Survey and Tree
Survey Report to allow for the continued assessment of the proposal.
Discussions were also held with the applicant and his agent in relation to the Planning Authority’s concerns that the
proposed granny flat would be contrary to Local Plan Policy. Additional information was provided by the applicant
in support of the application including the following:i) Requirement for the "granny annex" ("annex") - The annex will provide flexible accommodation for when
friends and other family members come to stay. There is no intention to have the accommodation occupied on a
commercial basis or to sell the garage building separately from the main house. Legal safeguards to prevent this
have been suggested.
ii) Treating the granny flat as an exception to Greenbelt Policy.
iii) Practical and legal factors which provide comfort on the use of the "annex" - this is a very modest amount of
accommodation which is commensurate with the stated purpose and to being occupied for short periods only. The
close physical relationship between the annex and the house itself makes it extremely unlikely that the annex would
be attractive to anyone who was not a close relative or family friend.
iv) Consistency of approach by the Council - The Council has in the recent past, approved granny annexes in
situations where policy requirements for a separate dwellinghouse were not satisfied. The only difference at
Craigton is that the site lies within the designated green belt.
v) The disposal of the application - If not persuaded to support the annex, consideration should be given to a
recommendation of part grant/part refusal. A part grant/part refusal would at least give the option of pursuing an
appeal while starting work on the conversion. Given the rapidly deteriorating condition of the school building, any
further delay to its redevelopment would undermine its structural integrity as well as increasing the costs of the
conversion. A part grant/part refuse at least maintains some flexibility.
vi) The implications of not approving the annex - A refusal of consent to construct the annex will mean the end
value of the project will actually be diminished to a point that it's probably not financially viable to undertake the
project at all.
Despite the arguments set out above, the Planning Authority are not of the opinion that there are any sound or
reasonable justifications for the additional residential unit, albeit for occasional use to be permitted within the
Green Belt. Further assessment of the points above is undertaken in the overall assessment of the proposal.
CONSULTATION
EDC Greenspace - Recommended that the applicant submits a Tree Survey in accordance with BS 5837 "Trees in
relation to construction" for the proposed development site. This should include a Tree Retention/Removal Plan. A
copy of the landscape proposals should also be submitted. Should the applicant opt not to provide a Tree Survey
Report given that no trees are proposed for removal all trees on site shall require to be protected during
construction works in accordance with BS5837.
In addition, given that part of the building is to be demolished and taking into account the age of this structure as
well as being within a rural setting, it is further recommended that a bat survey is carried out.
EDC Protective Services - No objections to the proposal subject to the following conditions:1. That during the period of construction, all works and ancillary operations which are audible at the site boundary,
or at such other places as may be agreed with the Council, shall be carried out only between the hours of 8.00 a.m.
and 7.00 p.m., Monday to Friday inclusive; 8.00 a.m and 1.00 p.m. on a Saturday and at no time on a Sunday or on
a Bank Holiday.
EDC Roads Manager (Traffic) - Access to the site is in the form of a simple priority controlled junction from the
A809 which, at its location with the development site is a single carriageway road with a speed limit of 40mph.
While the proposed development is likely to generate less traffic volumes than the previous land use, visibility to
the right of the access is severely restricted by an overgrowth of vegetation.
Assuming the applicant is able to provide minimum visibility splays of 2.5m x 90m x 1.05m, the Roads Service
would have no objections to the principle of this application.
ASSESSMENT
The property is located in the green belt north west of Milngavie, and is part of one of several small clusters of
buildings in this locality (mainly dwellings and farm steadings) that make up what is known as `Craigton Village’.
The property is owned by East Dunbartonshire Council and the original and last active use was as local primary
school, which closed several years ago.
The site occupies an elevated site west of the A809 Drymen Road from which it is accessed via a sloping single
track driveway that also serves the adjacent stone villa. It is set back some 30 metres and is well screened by
established trees.
The property is a Victorian stone building, with slate roofs over, roughly `L’ shape in plan, to which has been
attached, at differing times, various lean-to extensions. It is single storey though the sloping site results in
increased underbuilding. Original sash and case windows remain in place and various other architectural details
e.g. barge boards, are also original though are otherwise of plain detailing. There has however been little dedicated
maintenance in recent years resulting in obvious deterioration in many elements of the building fabric.
The current proposal is for the change of use of the existing Craigton Primary School to a residential dwelling. The
building itself shall require renovation, with partial demolition and extensions also proposed. A new garage block
with 'granny flat' above is further proposed to the rear of the site with improvements to the existing driveway,
landscaping & perimeter fencing also being applied for.
Section 25 of the Town and Country Planning (Scotland) Act 1997, as amended, states that all applications should
be determined in accordance with the development plan unless material considerations indicate otherwise. In this
case the development plan consists of the Glasgow and Clyde Valley Structure Plan 2006, East Dunbartonshire
Local Plan 2005.
The application is not of strategic importance and shall therefore be considered against the East Dunbartonshire
Local Plan and any other relevant material considerations.
As the site is located within the established East Dunbartonshire Green Belt, Local Plan Policy GB2 applies to the
assessment of the proposal. GB2 'Green Belt' states that within the Green Belt there shall be a general presumption
against development, and planning permission will not be granted for developments other than those falling within
specified categories. In all cases, development, should:
a) Not have a significant adverse environmental impact;
b) Be sited to minimise visual impact;
c) Be designed appropriately for a countryside location;
d) Preferably be located adjacent to existing built development, not creating urban sprawl or ribbon development;
e) Be compatible with adjoining land uses; and
f) Have appropriate and safe access arrangements.
In terms of environmental impact, having received information in relation to Bats within the site, EDC Greenspace
have confirmed that they have no objections to the proposal in relation to potential environmental impact. It will be
necessary however for the applicant to ascertain from SNH, prior to the commencement of any works on site
whether a licence would be required for the works should bats be disturbed.
In terms of positioning the proposed garage with granny flat over has been positioned forward of the existing
house, which although would minimise its visual impact from the road and neighbouring properties, would be
likely to compromise the frontage of the proposed dwelling. In addition, the creation of additional living
accommodation to the front of the existing built form in the area would not be in a manner in keeping with the
existing feus in the locality contrary to the provisions of Local Plan Policy GB2 and DQ2B. As the annex would
require a shared road frontage the proposal would also be contrary to Local Plan Guidance Note 5.
Whilst the design of the proposed extension incorporates a flat roof element, which would generally be considered
unacceptable, the applicant has chosen an innovative design which would tie the existing traditional features of the
building in with a more modern design element. Materials chosen would compliment those used in the existing
building and overall the design is considered, on balance, to be acceptable within the Green Belt location in this
instance.
Existing buildings are located in close proximity to the site ensuring no urban sprawl creation. In addition, as
residential properties bound the site the proposed change of use would be compatible as a land use.
EDC Roads Access and Parking have raised no objections to the proposal, subject to the applicant achieving the
required visibility splays at the access to the site.
The Local Plan details, excepted categories of development within the Green Belt. Applicable to the current
proposal, are policies GB2C 'New Houses', GB2F 'Rehabilitation of Buildings' and GB2G 'Alterations to
Buildings'. GB2C states that "the construction of a new house will only be permitted if it is for a full time worker
employed in an agricultural or other appropriate countryside enterprise, who requires to be present on the site
concerned, and providing that there is no nearby building which could be converted." In this case the applicant has
not demonstrated that the proposed granny flat over the garage is required for the habitation of a full time worker
employed in an agricultural or other appropriate countryside enterprise, who requires to be present on the site
concerned. Indeed, in the applicant’s supporting statement the applicant has highlighted that the annex
accommodation would be used for family and friends for occasional use. Having regard to the policy requirements
and the nature of the supporting statement the proposal is contrary to the provisions of Local Plan Policy GB2C as
there is no requirement for an additional residential property within the Green Belt. The applicant has put forward
with the planning application, a draft unilateral undertaking for the proposed granny flat tying it to the proposed
dwelling (to be converted), so as they cannot be sold independently from one another in the future. The applicant
has suggested that the use of a unilateral undertaking as being appropriate as there will be no obligations imposed
upon the Council. Whilst this may be considered an appropriate course of action outwith the rural environment, as
there is no justification for the creation of an additional dwelling within the green belt and as the proposal is
contrary to the local plan policy GB2C, the Planning Authority does not in this instance feel that the use of a
unilateral undertaking would overcome the principle policy objection to such a development. The creation of an
ancillary garage in itself may be considered acceptable, however the provision of residential accommodation over
could not be supported as it would set a dangerous precedent for further development of this type which would
cumulatively erode the integrity of the Green Belt. The applicant was advised of the Council's position in this
regard prior to the submission of a full planning application at pre-application stage.
Considering further the other excepted categories for development within the Green Belt, Local Plan Polices GB2F
'Rehabilitation of Buildings' and GB2G 'Alterations to Buildings', apply to the assessment of the proposed change
of use of the School House to a single residential dwelling. GB2F states that, "any rehabilitation and conversion of
existing buildings for residential use will be permitted providing that the building is of architectural merit, makes a
positive visual contribution to its locality, is of stone or brick construction and is in a sound and reasonably wind
and water tight condition." In this regard the existing building is not of particular architectural merit, however it
does make a positive contribution to its locality, is stone built and appears to be in a sound and reasonably wind and
water tight condition. As such it is considered that the building would be suitable for conversion to a residential
unit, providing the proposal accords with all other relevant local plan policies.
GB2G 'Alterations to Buildings' relates to the proposed demolition and extension to elements of the existing
building and requires states that alterations and extensions to existing buildings will be permitted subject to
appropriate design. The design of the proposed extensions shall be considered further in the assessment of the
proposal against specific local plan design quality policies.
Local Plan Policy DQ1 'Assessing Proposed Uses' requires that development enhances, and certainly not reduces
the amenity and character of the surrounding area, in particular residential amenity will be strongly protected.
Features important for the ecology or landscape character within development sites should also where possible be
retained and/or enhanced and managed appropriately. Development should not result in the loss of recreational
land, amenity space or areas with significant biodiversity or landscape value unless these can be replaced elsewhere
to the satisfaction of the Council. EDC Greenspace have raised no objections to the proposal in this regard subject
to the imposition of planning conditions should consent be issued.
In order to protect existing trees within the site, EDC Greenspace have advised that a Tree Survey Report be
submitted for their further consideration, along with a Tree Retention Plan prior to the issue of any planning
consent. As the applicant has advised that there will be no tree removal on site, in order to accommodate the
proposal EDC Greenspace have further advised that if this is indeed the case (cannot be confirmed without the
submission of a Tree Survey Report and Retention Plan) then tree protective fencing in accordance with BS5837
should be erected around all trees within the site during the construction phase to ensure their protection.
The Old School House exists to the east of the site, and has a window on the elevation facing onto the area
proposed for bedrooms 2, 3 and the south Master of the proposed dwelling. Window openings currently exist on
this elevation of the building and therefore there is currently the potential for overlooking between the properties.
To ensure any overlooking is minimised, mature planting could be provided by the applicant at the boundary of the
site as a screen, in order to retain the residential amenity of the existing Old School House. The proposed deck area
will be screened by a hedge and gate.
In terms of criterion c) of Local Plan Policy DQ1, the change of use of the building from a School House will not
result in the loss of business or employment land opportunities commensurate with the requirements of this policy
Local Plan Policies DQ2 and DQ2A, focus specifically on the design quality of all proposals and require that all
developments be compatible with the amenity and character of the area within which they are to be located. High
quality design of new developments and redevelopments will be expected and the Council will pay particular
regard to the following:a) Scale, massing, fenestration - especially on prominent frontages and corner sites. Developments should generally
take recognition of and reinforce or complement the character of their surrounds;
c) Innovative designs will be encouraged where there will be no adverse effects on a street scene or the surrounding
area;
d) Roads and parking standards should be met;
e) The size shape and development of any development plot, or garden ground remaining after development, must
be compatible with the surrounding area; and
The scale, massing and fenestration proposed, although not traditional to the building itself or the wider area, is
considered acceptable in this instance as it would enhance the appearance of the existing dwelling and would be
adequately screened to ensure it would have limited visual impact on the wider area.
Roads parking standards can adequately be met within the curtilage of the site in accordance with Local Plan
Design Quality Polices.
In terms of the available private rear garden space available to serve the development post development, this can
adequately be achieved at a rate of 40 sq m per bedroom or potential bedroom within the development.
Considering the design and use-ability of the proposed garage in relation to the requirements of Local Plan
Guidance Note 7, the garage can be safely accessed and has a minimum internal width of more than 2.7 m to ensure
effective use for the garaging of a standard family car. In terms of design the materials proposed would be
acceptable for a countryside location, however at a proposed 6.8m in height would exceed the established standard
of 4m set out in local plan guidance. Proposed window and door openings would not impact on the privacy or
amenity of the property itself of the neighbouring dwellings. If the residential accommodation over were to be
removed the height of the garage itself could be reduced to accord with maximum standards set out in the local
plan.
All points raised by those making representations above are noted and are considered in the main body of the
report.
Although the change of use of the existing school from Class 2 to Class 9 for a single residential unit, with
extensions and alterations is considered acceptable at this location and in accordance with policy, the creation of a
further residential `granny flat’ unit over the proposed garage is considered to be contrary to the provisions of Local
Plan Policy GB2C and it is therefore recommended a split decision be issued to part grant/part refuse. This would
grant planning permission for the main development, i.e. the change of use to residential for the school building
and the extension but would be subject to a condition specifying that no permission is granted or implied for the
garage and associated granny annex accommodation. This recommendation would allow the school building to be
brought back into use to form a residential property and would prevent the formation of secondary accommodation,
accordingly protecting and enhancing the visual amenity of this sensitive green belt location.
RECOMMENDATION
Grant subject to conditions:
1. The development to which this permission relates must begin no later than 3 years from the date of this
permission.
2. That notwithstanding the above permission, no consent is given or implied for the erection of the garage block
with 'granny flat' above.
3. That prior to the commencement of any works on site the developer shall provide, for the written approval of the
Planning Authority, details of protection measures to be implemented for any bat roosts found within the
development site. Should the works involve disturbance of any bat roosts, works on site shall cease immediately
and the developer shall contact SNH for further guidance. The works to be carried out shall be in accordance with
the approved detail.
4. That prior to the commencement of any works on site, the applicant shall provide for the written approval of the
Planning Authority samples of all external finishes to be used on the dwelling. The works shall thereafter be carried
out in accordance with the approved detail.
5. That all trees on site shall be protected during construction works in accordance with BS5837 and such tree
protection measures shall be in place prior to works commencing.
6. That prior to the commencement of any works on site the applicant shall provide landscape proposals for the site
for the written approval of the Planning Authority. Thereafter the approved details shall be fully implemented in
accordance with the approved details. The landscape plans should include details of planting along the boundary
with ‘Old School House’ on the south-eastern shared boundary.
7. That during the period of construction, all works and ancillary operations which are audible at the site boundary,
or at such other places as may be agreed with the Council, shall be carried out only between the hours of 8.00 a.m.
and 7.00 p.m., Monday to Friday inclusive; 8.00 a.m and 1.00 p.m. on a Saturday and at no time on a Sunday or on
a Bank Holiday.
8. That prior to the commencement of any works on site the applicant shall provide minimum visibility splays of
2.5m x 90m x 1.05m on either side of the entrance to the site, to be retained in perpetuity.
9. That the development hereby consented shall not start until a Notice of Initiation has been submitted to the
Planning Authority.
10. On completion of the development, you are also required to submit written notification to this Council by
completing and returning a Notice of Completion.
11. The landscaping plan shall be implemented in full accordance with the approved scheme within the first
planting season following completion or occupation (whichever is sooner) of the development hereby approved, or
in accordance with a programme first agreed in writing with the Planning Authority. Any trees, shrubs or hedges
planted in accordance with this condition which are removed, die, become severely damaged or become seriously
diseased within five years of planting shall be replaced within the next planting season by trees, shrubs or hedging
plants of similar size and species to those originally required to be planted.
Reason(s):
1. To accord with Section 58 of the Town and Country Planning (Scotland) Act 1997 (as amended)
2. In accordance with Local Plan Policy and to define the permission and allow the Planning Authority to retain
effective control.
3. To ensure the protection of European Protected Species.
4. In the interests of amenity and to ensure the development respects the countryside appearance of the area.
5. In the interests of amenity and to protect the landscape character of the area.
6. In the interests of amenity and to protect the landscape value of the area.
7. In the interests of amenity and to reduce any disturbance to surrounding residential properties.
8. In the interests of pedestrian and road safety.
9. To accord with the provisions of the Town and Country Planning (Scotland) Act 1997 as amended by the
Planning etc. (Scotland) Act 2006.
11. In the interests of local environmental quality to ensure an appropriate level of landscaping for the site.
Advisory Notes(s):
Head of Development & Enterprise
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Proposal
Conversion of existing farm steading outbuildings
with proposed extensions to create 5 No. dwelling
houses.
Site
Wester Gadloch Farm
Robroyston Road
Kirkintilloch
Glasgow
G66 5LA
Applicant
Mr Alan Ewing
Caledonian Properties Ltd
2 The Cross Court
Bishopbriggs
Glasgow
G64 2RD
Date of Application
30 July 2010
Local Plan
East Dunbartonshire Local Plan 2005 and Local
Plan 2
Ward
Ward - 7 Lenzie & Kirkintilloch South
Agent
CKD Galbraith
3 Main Street
Milngavie
Glasgow
G62 6BJ
Date of Validation
20 August 2010
Community Council
Lenzie Community Council
Advert
None required
Recommendation –
Grant subject to conditions
5 October 2010
Case Officer
Graeme Macfarlane
0141 578 8536
Date of Decision
DESCRIPTION
Conversion of existing farm steading outbuildings with proposed extensions to create 5 No. dwelling houses
SITE HISTORY
No relevant site history.
POLICY CONTEXT
The application site lies within an area covered by the following policies as defined by the East Dunbartonshire
Local Plan adopted February 2005:GB2: Green Belt
DQ 1: Assessing Proposed Uses
DQ 2: Design Quality
DQ 2A: General Principles
DQ12A: Sustainable Urban Drainage Systems
DQ13B: Flood Risk
NE4: Landscape Character
LPGN3: Daylight and Intervisbility of Windows
LPGN6: Residential Layout and Redevelopment
LPGN15: Design of Converted Agricultural Outbuildings
determination process. The relevant policies are: GB1: Presumption against Development
DQ 1: Assessing Proposed Uses
DQ 2: Design Quality
DQ2A: New Site Developments and Redevelopments
DQ10: Sustainable Drainage Systems
DQ11: Flood Risk
NE4: Protection of Landscape Character
REPRESENTATIONS
0
3
3
0
0
Mr Alan McColm, (email address supplied)
Mr Peter Grant, PO Box 499, Glasgow, G64 3JR
Lenzie Community Council, C/o 4A, Auchinloch Road, Lenzie, GLASGOW G66 5ER
Objections were raised on the following grounds:i) Erosion of the Greenbelt.
ii) The development will set a precedent for development of the greenbelt.
iii) The proposal would significantly alter the rural character and aspect of the present site.
iv) The present traditional building would be transformed beyond recognition.
v) The proposed access road would degrade the visual quality of this area of the Greenbelt.
vi) The proposed development would not be connected with rural land uses or countryside locations.
vii) The occupants will be forced to rely on private motor vehicles for sole access to and from the site.
viii) The proposed access road would encourage future development to the West of the site further eroding the
greenbelt.
ix) The submitted flood risk assessment is flawed due to recent water level rises in the Gadloch.
x) The development poses a risk to property in Gadloch Avenue, Lenzie Golf Club and the public footpath at
Auchinloch and East Gadloch Farm.
Two meetings were held with the applicant to discuss amending the design of the proposal. Amended plans were
submitted following the meetings which form the basis of this assessment.
CONSULTATION
EDC Environmental Health - No objections; it is recommended that during site works, any evidence of visible
contamination is brought to the attention of the Planning Service.
EDC Contaminated Land Officer- The following condition should be attached prior to consent being granted.
The Development shall not begin until a scheme to deal with contamination on the site has been submitted to and
approved in writing by the planning authority. The scheme shall contain details of proposals to deal with
contamination to include:
i. The nature, extent and type(s) of contamination on the site.
ii. Measures to treat/remove contamination to ensure the site is fit for the use proposed.
iii. Measures to deal with contamination during construction works,
iv. Condition of the site on completion of decontamination measures.
v. A suitable gas risk assessment with an appropriate period of monitoring should be carried out for this site.
Before the site is occupied, the measures to decontaminate the site shall be fully implemented as approved by the
planning authority.
EDC Greenspace - No objections to the proposal subject to the following condition:Given that the outbuildings will be demolished to accommodate this development then the applicant should
commission a bat survey at the appropriate time. Inspections should also be carried out for nesting birds (Breeding
season normally starts in March until end of August) to ensure wildlife legislation is met during the demolition
process. Before planning consent is given, further surveys (both bat and barn own) should be carried out at the
appropriate times to ascertain further the use of the site by such species. It should also be noted that if permission
is given, the developer should be asked to provide artificial barn owl boxes on or near the site, to mitigate for loss
of the nesting site. Landscape plan is suitable, however some further information is required relating to the tree and
shrub species that they intend to plant at this site. This should also include an Outline Specification for Tree,
Hedge, Shrub Planting and Grass Seeding. The second supplementary Survey Report requested above was carried
out and the findings are acceptable. The imposition of planning conditions has been requested in the event planning
permission is given to protect and enhance local biodiversity.
North Lanarkshire Council Planning (NLC) - No objections.
North Lanarkshire Roads & Structure Design- At present access to the drainage tunnel air shaft is through the farm
steading and farm track at the south east corner of the steading and the development proposals will cut off that
access. It is not clear how access will be achieved once the farm steading has been converted into residential
properties. While we have no objection to the residential development in principle we would be concerned if the
development proposal prevented the tunnel owner from accessing the shaft or if it prevents North Lanarkshire
Council from undertaking operations relating to flood risk management where the tunnel owner fails to act.
EDC’s Planning Service has discussed the matter of access with the agents for the landowners who have confirmed
that pedestrian access can be readily taken from adjoining land owned by their clients and in the event vehicular
access is required for any future reason, which is likely to be either by 4x4 or tracked machines required for such
maintenance, access can be taken across adjoining land owned by their clients. Accordingly it is not considered
necessary to form a replacement hard surfaced track in this instance.
EDC Roads (Access and Parking) - It is noted the applicant intends to access the development site via the
formation of a new access and road from a section of Robroyston Road which lies within the boundary of North
Lanarkshire Council (consent granted by NLC in 2010). Subject to approval for the access, the Roads Service
would have no objections to this application with the following conditions;
1. Prior to the commencement of any works on site the proposed access shall be constructed and the existing access
permanently closed off. The existing access shall be closed off along the edge of the public road and not as
indicated by the proposed layout which retains a hard, standing area off Robroyston Road.
2. A 1.8m high barrier shall be provided along the boundary of the development site with Robroyston Road.
3. Provision shall be made for an adequate turning facility within the curtilage of the site to enable all vehicles to
enter and exit the site in a forward gear.
4. Parking for each dwelling unit shall be provided within the curtilage of the development and at the following
rates:, 1 bedroom - 1 space 2/3 bedrooms - 2 spaces 4 or more bedrooms- 3 spaces.
EDC Roads (Civils) - Advise of no knowledge of flooding at this location.
The applicant should comply with the following:
1) Peak rate run-off from the developed site for a 100 year (1%) storm event shall not exceed peak rate run-off
from the undeveloped site for a 1 in 5 year (20%) storm event.
2) Finished Floor Levels shall be a minimum of 300mm above road level and airbricks, where they exist, should be
150mm above road level - unless it can be shown that overland flows will not cause internal flooding to buildings
either above their FFL's and or through their airbricks.
Predictions for projected climate change to 2050 should be incorporated in drainage calculations.
3) Prior to Planning approval, the drainage proposals shall identify all existing watercourses (open, culverted or
piped however small) which flow through or border the site together with any proposals for relocating, diverting or
culverting them. The planning authority must be advised of unknown piped or culverted watercourses, discovered
during the development of the site, so that the watercourses can be satisfactorily accommodated within the
development.
4) For all unadopted drainage and land within the curtilage of the site, a statement of the person or persons
responsible for the maintenance of the same and a schedule of tasks and timescales for carrying out those tasks
shall be lodged with the Planning Authority prior to commencement of the works.
5) That post to Planning approval, evidence shall be submitted for the written approval of the Planning Authority
confirming that the drainage arrangements are to the satisfaction of Scottish Water and SEPA
6) That prior to Planning approval the applicant will provide a statement outlining flood prevention within and
outwith the site during construction period.
7) The applicant should note that soakaways are not permitted without prior agreement.
8) Written evidence that North Lanarkshire Council and SEPA have established that the surface water outfall will
not be compromised by the extremely high water levels in the Gadloch.
SEPA - No objections to the proposal.
Scottish Water- No objections
ASSESSMENT
The site at Wester Gadloch Farm consists of one existing dwellinghouse and four traditional farm out-buildings in
the Greenbelt to the South of Robroyston Road. The site also contains a modern steel building. The proposal is
for the conversion of the 4 No. existing stone farm outbuildings to form 5 residential units and for the construction
of a new access road onto Robroyston Road to the west of the site (new access mainly in North Lanarkshire).
Alterations and extensions are also proposed to the outbuildings proposed for conversion. The site lies within the
boundaries of East Dunbartonshire and the proposed access road extends into North Lanarkshire. A planning
application for the access road has been approved subject to conditions by North Lanarkshire Council.
Section 25 of the Town and Country Planning (Scotland) Act 1997, as amended, states that all applications should
be determined in accordance with the development plan unless material considerations indicate otherwise. In this
case the development plan consists of the Glasgow and Clyde Valley Structure Plan 2006 and East Dunbartonshire
Local Plan 2005.
The main issues in the determination of this planning application relate to green belt policy within the local plan,
proposed design, residential layout, roads access and drainage.
As the site is located within the established green belt area, Local Plan Policies GB2 and GB2F apply to the
assessment of the proposal. GB2 states that "within the green belt there shall be a general presumption against
development and permission will not be granted for developments other than those falling within excepted
categories." In all cases development should:
a. not have a significant adverse environmental impact;
b. Be sited to minimise visual impact;
c. Be designed appropriately for a countryside location;
d. Preferably be located adjacent to existing built development, not creating urban sprawl or ribbon development;
e. Be compatible with adjoining land uses; and
f. Have appropriate and safe access arrangements.
In this case, as the proposal is for the conversion of existing buildings, with partial extensions it is unlikely that the
development would have an adverse environmental impact on the green belt area. A Protected Species Survey has
been submitted with the application (updated September 2011) and confirms that the development would have no
impact on Protected Species.
In terms of visual impact, the majority of the work is refurbishment of existing unused buildings with the removal
of some modern structures and additional modest extensions, overall it is not considered to have a significant visual
impact on the surrounding area. Wester Gadloch Farm stands alone within the green belt on a visually prominent
site, however care has been taken in the design to ensure the impact of the extensions to the buildings are not
visually intrusive in line with the policies outlined below.
As the development is for the conversion of existing farm outbuildings the design of the development shall be fully
assessed under the terms of Local Plan Guidance Note 15 'Design of Converted Agricultural Outbuildings' as well
as Local Plan Design Quality Policies.
Urban sprawl or ribbon development is avoided as the buildings exist on site and the proposal would be compatible
with adjoining land uses as a farmhouse exists within the development site.
In terms of access arrangements, the Roads Service has raised no objections to the proposal subject to conditions.
The current site access which has poor sight lines onto Robroyston Road would be closed off, with a new safer
access being created approximately 115 metres to the west which has already been granted conditional planning
permission by North Lanarkshire Council.
Overall the proposal is considered to be in accordance with the requirements of Local Plan Green Belt Policy GB 2,
therefore further consideration can be given to the compatibility of the proposal with Local Plan Policy GB 2F
'Rehabilitation of Buildings'. GB 2F states that "any rehabilitation and conversion of existing buildings for
residential use will be permitted providing that the building is of architectural merit, makes a positive contribution
to its locality, is of stone or brick construction and is in sound and reasonably wind and water tight condition."
The applicant submitted a survey outlining that the buildings proposed for conversion are of a sound and
reasonably wind and watertight condition. They also make a positive contribution to the locale and are constructed
in stone in accordance with the requirements of this policy.
In considering the design of the proposal, the terms of Local Plan Guidance Note 15, shall now be considered. The
guiding principles of LPGN 15 are that the converted buildings should have strong regard to the landscape setting
of the area as well as the character and design of the original building and agricultural steading. In this regard the
finished development should employ traditional vernacular designs and 'suburbanisation' should be avoided. Some
modest extensions one of which on Unit 5 contains an element of modern design to enable retention of existing
gable feature to buildings may be permitted, but only where these reflect the character of the area - which is
especially important in traditional and distinctive farm steading patterns.
The farm steading pattern of Wester Gadloch Farm is an unusual layout possibly dictated by the topography of site
but loosely forms a courtyard to the South East of the existing Farm House. The proposed development will have
some modest extensions but overall will respect this distinctive layout.
The proposed alterations, extensions and renovation of the building overall is considered to respect the vernacular
style of the buildings in terms of their detailing and proportions.
The proposed alterations will retain the existing roof details including slates where possible on all the traditional
steading buildings. There are no dormer windows proposed on any elevation and there are no alterations to the
wall head and roof pitches of the traditional buildings.
There is little new fenestration throughout the development. The original wall openings have been fully utilised
where possible to create windows and doors for the residential properties. The random position of the openings has
largely been preserved through utilising existing openings and creating sympathetic new openings in keeping with
the vernacular of the building. There has been some part infilling of the existing openings where floor levels would
not allow them to be fully utilised and Unit 5 features several new openings, but these alterations are considered to
be in keeping with the original character of the buildings.
The exposed stonework will be retained throughout the buildings and the removal of modern structures as part of
the alterations will return the stonework to public view. The quoins around existing openings will be retained
where possible and the extension to Unit 5 has been set down to retain narrow window features on the gable end of
the property.
The proposed fenestrations are finished in timber with sash and case windows and barn door features in keeping
with the vernacular style of the building. There are some modern additions to the traditional buildings. These
feature a mix of traditional and modern materials allowing a visual separation from the original buildings but
remaining sympathetic to the vernacular of the buildings. They will be finished in sandstone to match the existing
buildings on Unit 2 the extension will reflect the pitch and materials of the existing roof with a small modern
glazed element. On Unit 3 the extension will be strictly in keeping with the existing building and mirror the
materials and design of the existing building. The proposed extensions to Unit 4 reflect existing additions to the
building with a more sympathetic modern design and using modern roofing materials to provide a visual separation
between the traditional and the modern elements of the building. The extension to Unit 5 will utilise and existing
features of the building to create a modern extension with a low pitched roof to facilitate retention and views of the
existing upper detailing.
The proposed extensions can be accommodated without compromising the traditional layout of the buildings which
are important to the character of the buildings and the area. These mostly follow the existing buildings lines and
remain subservient to the original buildings.
The parking is accommodated within the courtyard layout and will not be highly visible and the open space has
been designed to be unobtrusive. A condition can be attached to ensure the fencing is post and wire fencing which
will no result in a suburbanisation of the buildings. The landscaping scheme is generally acceptable in consultation
with the Council’s Greenspace department and a condition can be attached to specify the species and planting
schedule.
Considering the proposed extensions to the outbuildings, Local Plan Guidance Note 15 allows modest extensions to
converted buildings and Policy GB2F Rehabilitation of Buildings allows residential extensions up to 50% of the
original floor area of the building. The current proposal demonstrates an overall increase in the footprint of the
buildings of 17% it is considered that the scale of the extensions are acceptable and that they would not have a
detrimental impact on the character of the existing arrangement of buildings.
Also relevant to the consideration of this application are Local Plan Policies DQ 1 Assessing Proposed Uses and
DQ 2A General Principles which require that:
‘Development should enhance, and certainly not reduce the amenity and character of the surrounding area, in
particular, residential amenity will be strongly protected’
The farm steading is located relatively remote from the urban area of Lenzie. The buildings to be converted lie to
the East and South East of the existing farm house and the proposals to convert the older stone outbuildings would
not materially affect the amenity of the existing dwelling. The condition of these outbuildings has deteriorated over
recent years and the design of their conversion is considered to respect their vernacular appearance. Additionally
several unsightly and unsympathetic timber and metal agricultural outbuildings would be removed to the general
benefit of the area and more specifically this site, which is highly visible lying adjacent to Robroyston Road close
to a junction with Crosshill Road. It is considered that the proposals would ensure retention of these original
buildings which are of architectural merit and enhance the character of the area.
‘Roads and parking standards should be met’
In addition to the new access road referred to above, the parking provided is adequate to meet roads parking
standards as outlined below:
Unit
1
2
3
4
5
Bedrooms
3
4
3
3
4
Parking Required
2
3
2
2
3
‘The size and shape of any development plot, or garden ground remaining after development must be compatible
with the surrounding area’.
The private garden ground allocated to Units 1 is only 83 sqm (consisting of a mixture of grass and surfaced patio),
which is less than the 40sqm of garden ground per bedroom for new dwellings outlined in Guidance Note 6,
however in this instance is acceptable given that the proposal is the conversion of existing vernacular buildings.
Providing adequate garden ground would be difficult without severely disrupting the traditional courtyard layout of
the buildings and the site is constrained by Robroyston Road to the North. Units 2, 3, 4 and 5 have 500, 248, 536
and 275sqm of garden ground respectively, which is more than adequate to meet the council’s guidance for garden
ground.
Guidance Note 3 provides guidelines for inter-visibility of windows in development. The conversion of the
agricultural buildings has ensured that there is not inter-visibility between the dwellings or the existing farm house.
Screening can be provided between Units 1 and 2 to ensure the habitable rooms proposed do not look onto minor
elements of the private rear garden ground of another dwelling. Accordingly it is considered that the layout
complies with LPGN3.
Overall the conversion of the outbuildings is considered to be acceptable and in accordance with the requirements
of Local Plan Policies DQ2, DQ2A and Local Plan Guidance Note 15 and Guidance Note 6.
Neither SEPA, nor the Council's own Flood Prevention Authority (Roads Civils) has raised any objections to the
proposal on flooding grounds. The site however lies adjacent to the Gadloch and the indicative flood envelope and
may therefore be at a medium to high risk of flooding. At present there is also a problem with the outfall tunnel
system.
We are advised that CKD Galbraith has undertaken a survey of the tunnel which has confirmed a collapse in the
tunnel. Repair works are underway and a new shaft complete with a flow valve is currently being installed in
consultation with the Scottish Environmental Protection Agency (SEPA) and obtaining necessary approvals from
NLC and SEPA. The Agent indicated that the repair work would be completed shortly.
Accordingly, as advised by Roads (Civils), it would be prudent to impose pre-start conditions requiring the
submission of a Flood Risk Assessment and surface water SUDS drainage layout. The proposal therefore accords
adequately with Local Plan Policy DQ2 A (h), DQ12A and DQ13B.
With regard to the letters of objection the following is noted:
i) As detailed above the proposal will not erode the visual quality of the green belt and is considered to comply
with Green Belt Policies GB2 and GB2F.
ii) Each application is assessed on its own merits and as the application is considered in line with the Green Belt.
Policies it will not set a precedent for development in the green belt or weaken the application of these policies
iii) Proposal is considered commensurate with the countryside location and visual amenity of the area as outlined
above.
iv) The proposed alterations and extension to the building are considered to accord with Local Plan Green Belt
Policy GB2F and Guidance Note 15.
v) See point i) above.
vi) Local Plan Policies do not require the proposal to involve rural land uses and locations.
vii) Noted.
viii) See point ii) above.
ix) Given the issues with the outlet at the Gadloch a further flood risk assessment has been requested prior to
development commencing on site.
x) In consultation with the roads department the application is not considered to increase the risk of flooding of the
surrounding area.
Having assessed the proposal against the relevant policies, guidance and other material considerations it is
considered that on balance planning permission should be granted subject to conditions.
RECOMMENDATION
permission.
2. That prior to works commencing on site details of a scheme to deal with contamination on the site shall be
submitted to and approved in writing by the planning authority. The scheme shall contain details of proposals to
deal with contamination to include:
i. The nature, extent and type(s) of contamination on the site.
ii. Measures to treat/remove contamination to ensure the site is fit for the use proposed.
iii. Measures to deal with contamination during construction works
iv. Condition of the site on completion of decontamination measures.
v. A suitable gas risk assessment with an appropriate period of monitoring should be carried out for this site.
Before the site is occupied, the measures to decontaminate the site shall be fully implemented as approved by the
planning authority.
3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland)
Order 1992 and subsequent amendments (or any order re-enacting or revoking that order), no development within
Schedule 1 Part 1 and Part 2 shall be undertaken without the express prior consent of this Planning Authority.
4. That prior to any work commencing on site an amended Landscape Plan shall be submitted for the written
approval of the Planning Authority listing details of tree and shrub species for planting at this site (these shall be
native Scottish species). An outlined specification for tree, hedge, shrub planting and grass seeding shall also be
provided. All landscaping works finally approved shall be implemented within 6 months of occupying of the final
(fifth) residential unit or within the first planting season, whichever is the sooner.
5. That no occupation of any of the residential units shall take place until the access road is built and completed in
accordance with the approved plans in consultation with North Lanarkshire Council. The new access and road shall
be built to base course level prior to work commencing on conversion of the existing buildings and the access to the
existing dwellinghouse shall be permanently closed off at that stage along the edge of the public road. For the
avoidance of doubt no consent is given or implied for the retention of any hardstanding area off Robroyston Road
at the existing site access.
6. Prior to commencement of works on site a plan indicating the positions, design, materials and type of boundary
treatment to be erected shall be submitted to and approved in writing by the Planning Authority. The boundary
treatment shall be completed before completion or occupation of the buildings, whichever is sooner. The boundary
treatment shall be carried out in accordance with the approved details and permanently retained unless otherwise
first approved in writing by the Planning Authority.
7. That a 1.5m high stone wall shall be constructed in the position coloured purple on the approved plan prior to
occupancy of Unit no. 2. The details of the design, coursing and construction shall match the existing wall between
Units 1 and 2 adjacent to Robroyston Road.
8. Prior to works commencing, details of the proposed bin enclosures shall be submitted for approval in writing by
this planning authority. The approved details shall be fully provided prior to the occupation of the first dwelling
unit and thereafter shall be permanently retained and maintained.
9. That prior to any work commencing on site a Flood Risk Assessment shall be submitted for the written approval
of the Planning Authority in consultation with Roads (Civils). No development shall take place until written
confirmation has been given by the Planning Authority that the findings of the Assessment are acceptable. The
development shall be carried out in accordance with the details finally approved.
10. That prior to any work commencing on site the following details shall be submitted for the written approval of
the planning authority in accordance with SUDS technology:
i) The drainage proposals shall identify all existing watercourses (open, culverted or piped however small) which
flow through or border the site together with any proposals for relocating, diverting or culverting them. The
planning authority must be advised of unknown piped or culverted watercourses, discovered during the
development of the site, so that the watercourses can be satisfactorily accommodated within the development.
ii) For all unadopted drainage and land within the curtilage of the site, a statement of the person or persons
responsible for the maintenance of the same and a schedule of tasks and timescales for carrying out those tasks
shall be lodged with the Planning Authority prior to commencement of the works.
iii) That post to Planning approval, evidence shall be submitted for the written approval of the Planning Authority
confirming that the drainage arrangements are to the satisfaction of Scottish Water and SEPA
iv) A statement outlining flood prevention within and outwith the site during construction period.
v) The applicant should note that soakaways are not permitted without prior agreement.
vi) Written evidence that North Lanarkshire Council and SEPA have established that the surface water outfall will
not be compromised by the extremely high water levels in the Gadloch.
The development shall also comply with the following requirements:
a) Peak rate run-off from the developed site for a 100 year (1%) storm event shall not exceed peak rate run-off from
the undeveloped site for a 1 in 5 year (20%) storm event.
b) Finished Floor Levels shall be a minimum of 300mm above road level and airbricks, where they exist, should be
150mm above road level - unless it can be shown that overland flows will not cause internal flooding to buildings
either above their FFL's and or through their airbricks.
c) Predictions for projected climate change to 2050 shall be incorporated in drainage calculations.
11. That in the event that any building that is known to be in use by nesting Barn Owls is to be demolished or
altered no work shall commence until a re-survey by a suitably qualified and licensed person. A further survey
report identifying appropriate avoidance or mitigation measures shall be submitted for the written approval of the
Planning Authority. The survey shall take place a minimum of 4 months prior to work commencing on site and if
no nesting is identified, the building shall immediately be altered to prevent Barn Owl access. In the event nesting
is identified no access to the building shall take place until the nesting has finished.
12. That prior to any work commencing on site, the following details shall be submitted for the written approval of
the Planning Authority in consultation with EDC Greenspace;
i)
ii)
iii)
iv)
design and construction of one internally located, sound proofed Barn Owl box (possible location eastern
gable of Unit 5);
2 no. artificial Barn Owl breeding boxes at locations to be agreed with the Planning Authority on land in
the vicinity of the site (sheltered woodland) and on land owned by the applicant Caledonian Properties Ltd;
a total of 10 no. artificial swallow nests located in suitable locations within the steading development
(gabled elevations) at the construction stage;
4 no. bat bricks per residential unit (20 in total) shall be installed at the construction stage into each unit.
That all of the details finally approved above shall be completed prior to the occupation of the first residential unit.
Planning Authority.
Reasons
1. To be in compliance with Section 58 of the Town and Country Planning (Scotland) Act 1997 (as amended by
the Planning etc. (Scotland) Act 2006).
2. In the interests of amenity and public safety.
3. In the opinion of the planning authority the additional degree of planning control is necessary due to the special
character of the buildings and to ensure the amenity of adjoining proprietors is protected.
4. In the interests of amenity and to ensure visual integration of the development into the countryside.
5. In the interests of traffic safety.
6. In the interests of local environmental and visual amenity to ensure adequate and appropriate treatments to all
boundaries.
7. In the interests of public safety and amenity due to the location of the property in the countryside
8. In the interests of residential and visual amenity, to ensure that appropriate and acceptable facilities are provided.
9 & 10. In the interests of public safety, due to the proximity of the development to the Gadloch and adjacent flood
envelope.
11. In the interests of local bio-diversity and in order to protect European Protected Species.
12. In the interests of local bio-diversity.
13 & 14. To accord with the provisions of the Town and Country Planning (Scotland) Act 1997, as amended by the
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Application Number: TP/ED/10/1004 Application Type: Planning Permission in Principle
Proposal
Erection of mixed development comprising Class
1 retail unit, restaurant with drive through
facilities and Class 4/5/6 units with access,
parking and associated works
Applicant
Forrest Partnership
7 Seaward Street
Paisley Road
Glasgow
G41 2HJ
Date of Application
2 November 2010
Local Plan
East Dunbartonshire Local Plan 2005 and East
Dunbartonshire Local Plan 2: 2009
Ward
Campsie and Kirkintilloch
Site
Former First Group Bus Depot
Milton Road
Kirkintilloch
Glasgow
G66 1SY
Agent
Muir Smith Evans
203 Bath Street
Glasgow
G2 4HZ
Date of Validation
16 November 2010
Community Council
Kirkintilloch Community Council
Advert
Regulation 20 – Kirkintilloch Herald
Recommendation
Grant subject to a Section 75 planning agreement
and conditions.
22 December 2010
Case Officer
Mahlon Fautua
0141 578 8509
Date of Decision
1.
DESCRIPTION
Erection of mixed development comprising Class 1 retail unit, restaurant with drive through facilities and Class
4/5/6 units with access, parking and associated works
2.
SITE HISTORY
Planning Application: TP/ED/05/1210
Description: proposed change of use from industrial to bulky goods retail comprising of DIY, Garden Centre, Fast
Food Unit and associated car parking and servicing
Status: Granted subject to a section 75 agreement and conditions. It is noted that the legal agreement has not been
concluded
Date recommended for approval: 22/08/2006
Description: mixed use development comprising Class 1 retail, Class 4, 5 and 6 business, industry and
storage/distribution and fast food unit with associated parking and servicing
Status: Withdrawn
Decision Date: 31/12/2004
3.
POLICY CONTEXT
The application is covered by the following policies and guidance
National Policy
Scottish Planning Policy (February 2010)
Planning Advice Note PAN 59 - Improving Town Centres
Planning Circular 1/10 - Planning Agreements
Development Plan
The development plan consists of the Glasgow and Clyde Valley Structure Plan 2006 and East Dunbartonshire
Local Plan 2005.
Additionally, the East Dunbartonshire Local Plan 2: Finalised Draft 2009, is also a material consideration in the
assessment of this application As the Local Plan examination has now concluded and its adoption is currently
imminent. Therefore significant weight should be given to Local Plan 2.
Adopted Structure Plan (SP)
The Glasgow and the Clyde Valley Joint Structure Plan 2006
Strategic Policy 1 - Strategic Development Locations
Strategic Policy 1(a) - Kirkintilloch
Strategic Policy 3 - Strategic Management of Travel Demands
Strategic Policy 6 - Quality of Life and Health of Local Communities
Schedule 6(a) - Local Employment Opportunities
Schedule 6(c)(i) - Assessment of Significant Retail Development Proposals
Schedule 6(c)(ii) - The sequential approach to Retailing and other Town Centre Uses
Strategic Policy 9 - Assessment of Development Proposals
Strategic Policy 10 - Departures from the Structure Plan
Proposed Strategic Development Plan
The Glasgow and the Clyde Valley Strategic Development Plan Proposed Plan June 2011 is also a material
consideration in the assessment of this application. However, as the plan is yet to proceed to an examination, less
weight should be afforded to this document.
2
Adopted Local Plan
East Dunbartonshire Local Plan adopted February 2005 UC1 - Urban Capacity
RET 3 - New Retail Development Opportunities
RET 4 - Large Retail and Commercial Leisure Proposals
DQ1 - Assessing Proposed Uses
DQ2 - Design Quality
DQ2A - General Principles
DQ3 - Assessment of Impact
DQ 12A - Sustainable Urban Drainage Systems
DQ 12B - Drainage Impact Assessment
DQ 13B – Flood Risk Areas
NE 2 - Natural Environment Protection - Local Biodiversity
NE2A - Important Wildlife Corridors
ECON1 - protection of Existing Business/Industrial Land and Property
ECON 2 - Commercial Uses Outwith Town Centres
ECON3 - New Business/Industrial Proposals
TRANS1A- Accessibility
TRANS1B - Transport Assessment and Travel Plans
TRANS 1D - Investment in Infrastructure
TRANS 5 - Investment in Highway Infrastructure
Proposed Local Plan
The East Dunbartonshire Local Plan 2: Finalised Draft 2009
Policy TCR 2 - Sequential Approach
DQ1 - Assessing Proposed Uses
DQ2 - Design Quality
DQ3 - Assessment of Impact
DQ 10 - Sustainable Drainage Systems
DQ 11 - Flood Risk Area - Note; Flood Risk Areas are based on SEPA`s Flood Map (August 2008).
NE 1 - Local Nature Conservation Site - Important Wildlife Corridors
ECON 1 - Protection of existing business land and property
ECON 2 - Economic Development Opportunities
ECON 2(09) - East and West of Milton Road
TRANS 1 - Development and Transport
TRANS 2 - Road Design Guidance and Parking Standards
TRANS 3 Developer Requirements
Other Council Documents
The East Dunbartonshire Local Biodiversity Plan- Habitat Action Plans
Draft Dunbartonshire Local Biodiversity Action Plan
East Dunbartonshire Retail Capacity Study (December 2009)
East Dunbartonshire Town Centres Review (April 2007)
Economic Development Framework (March 2007)
4.
REPRESENTATIONS
5
2
2
0
0
3
Letters of representation were received from the following persons:
1. Mr Peter Cosimini of 3 Kelvin Way, Kirkintilloch objects to the proposal based on the added risk from
flooding down stream to his property.
2. Mrs Penelope E Sinclair, 34 Southbank Drive, Kirkintilloch objects to the proposal as it may take away
trade from the town centre particularly the smaller shops. Also that the existing supermarkets in the
town centre are adequate.
5.
CONSULTATION
In order to assess the application, consultation was carried out with internal and external stakeholders, with the
following internal and external consultee responses received:
EDC Greenspace
The following consultation response was received by the case officer:
EDC Greenspace advises that the recommendations as listed in the ecological assessment should be followed.
Appropriate conditions are recommended in place for protecting the wildlife corridor (Luggie Water) from dust
arising from construction.
Additionally, if planning permission is granted, destruction of the fox earth (if impacted on by the development)
should be carried out as humanely as possible. As normal, if any protected species are observed during the
development, all work should cease and SNH contacted for advice.
EDC Contaminated Land
The EDC Contaminated Land team request the following condition is attached to the planning consent if approved.
•
The Development shall not begin until a scheme to deal with contamination on the site has been
submitted to and approved in writing by the planning authority.
The scheme shall contain details of proposals to deal with contamination to include:
i)
ii)
iii)
iv)
The nature, extent and type(s) of contamination on the site;
Measures to treat/remove contamination to ensure the site is fit for the use proposed;
Measures to deal with contamination during construction works; and
Condition of the site on completion of decontamination measures.
EDC Transport/Roads (Traffic)
The car parking allocation would be in-line with the emerging car parking standard within East Dunbartonshire but
phases 2 and 3 would have to be built following phase 1 to allow for sufficient spaces to support these later phases.
This will require that the Discount Food Store may not put in place any restriction that would stop patrons or staff
of phases 2 or 3 from using the car park located in phase 1 for any period of time. In this way all the car parks can
be taken as one. On this basis there will be sufficient disabled parking for the development even though the Fast
Food Drive Though would have 2 and not 3 spaces. There will also be 5 parent and child spaces within the
development.
There is proposed to be two parking locations for cyclists rather than three. The office/ industrial location is well
placed; the location of the Discount Food Store is also acceptable. There are no cycle facilities for the fast food
4
retail outlet and a facility is required. They have committed to safe and secure facilities but as indicated in our
guidance there is a requirement of covered as well.
No Travel Plan has been provided but one will be required for the development.
A modelling exercise has been undertaken as part of the Transportation Assessment. The models unfortunately
have not reached a sufficient level of maturity in order to provide the confidence needed to allow us to make a
determination whether or not the promoted mitigation will be acceptable. For this primary reason there is a
requirement that additional work be undertaken and for mitigation to be agreed at a later stage.
The development site access is unable to achieve the preferred viability spay of 4.5m by 90m within developer
controlled land. It has been shown though to be able to achieve 2.5 by 61m in drawing 22311501/15/B last
modified on the 26/09/2011. Our Roads Service has agreed that this is acceptable.
The development will be within 400m of the public transport facilities.
The linkages to the site from surrounding areas require to be improved to enable pedestrians to move freely to the
store and enable the site to effectively link with the town centre.
Currently there are issues with certain routes affecting their quality and appeal. This type of development will
encourage linked trips between the store and other shops, which in this case are located in the town centre.
Therefore connecting routes must be attractive and useable.
Through discussions with the applicant a range of improvements have been identified and the implementation of a
package of works to existing crossings and surfaces, and to install new lighting and sign infrastructure is will be
required.
It is recommended that the development is approved subject to conditions.
EDC Roads (Drainage)
EDC Roads (Drainage) require that the design details of the drainage system be submitted for inspection, in
particular how the site will drain via the Flood Walls and also how water will be prevented from ingression to the
site. Access to the site for emergency services during flood events should be considered by the Planning Authority.
The applicant/owners of the site must agree to provide a "Flood Risk Management Plan" the primary objective of
which is to provide safety for the workers and users of the site. The applicant/owners should agree to register with
SEPA proposed Automated Flood Warning Scheme.
EDC Environmental Health
EDC Environmental Health makes the following comments:
•
During the period of construction, all works and ancillary operations which are audible at the site boundary, or
at such other places as may be agreed with the Council, shall be carried out only between the hours of 8.00
a.m. and 7.00 p.m., Monday to Friday inclusive; 8.00 a.m. and p.m. on a Saturday and at no time on a Sunday,
or on a Bank Holiday.
•
That an effective traffic management system for the premises is adopted and maintained, which is, so far as is
reasonably practicable, safe and without risk to health.
•
That the applicant be required to contact and consult EDC Environmental Health prior to work commencing
on site and to afford Environmental Health the opportunity of pre-inspection and monitoring of the
development as alterations proceed.
5
•
A suitable ventilation system to be installed which ensures that cooking odours are disposed of in a manner
acceptable to Housing and Protective Services so ensuring that no nuisance is caused to residents or
commercial premises in the vicinity.
SEPA
SEPA initially objected to the proposal based on the lack of information in relation to flood risk.
Following the submission of further information SEPA are now in a position to remove the objection to the
proposed development on flood risk grounds provided that, should the Planning Authority be minded to approve
this application, the following planning conditions are imposed:
i)
ii)
iii)
6.
Provision of water level calculations,
Confirmation by the Flood Prevention Authority that the existing flood protection scheme is of an
appropriate standard,
Full adoption of the flood management measures recommended by the FRA.
THE APPLICATION
The applicant, Forrest Partnership, seeks to develop the site located on the junction of Glasgow Road and Milton
Road, Kirkintilloch for a mixed development comprising of a Class 1 convenience retail unit, restaurant with drive
through facilities and Class 4 (Business)/5 (Light Industrial)/6 (Storage or Distribution) units.
The application submitted the following supporting information;
- Supporting Planning Statement
- Drawings entitled -Milton Road Masterplan SK110527-02
- Retail Impact Assessment
- Site Investigation Report
- Geoenvironmental Site Assessment
- Flood Risk Assessment
- Water Environment Contamination Risk Assessment
- Drainage Statement
- Pedestrian Linkage Report
- Industrial and Business Land Supply Analysis
Further supporting information was submitted during the processing of the application;
- Tree Survey
- Initial Ecological Assessment
- Correspondence from Lidl U.K GmbH
- Transport Assessment
With respect to the The Town & Country Planning (Environmental Impact Assessment) (Scotland) Regulations
2011, the proposal would fall under the definition of ‘Schedule 2 development’ being an urban development project
including the construction of shopping centres and car parks over the threshold of 0.5 hectares. Whilst this
application is Schedule 2 development, it would only constitute EIA Development if it were likely to have
significant environmental effects.
The application has been screened in accordance with EIA regulations where it has been considered that the
proposed development is unlikely to have an overall significant environmental effect.
6.1
Site Description
The application site is located on the junction of Milton Road (B757), Glasgow Road (A803) and Ledgate in
Kirkintilloch. The site is bounded by Milton Road (east), Glasgow Road (south), Luggie Water (west) and
industrial units (north). The site is approximately 1.45 hectares in area (within an application area of approximately
6
1.63 hectares) and was formerly occupied by a bus depot and yard. The site is currently vacant and generally flat
and has an existing (redundant) vehicle access approximately 140 metres from the junction.
The area surrounding the application site is mixed in nature. In the immediate vicinity around Milton Road there
are various industrial premises, car repair workshops and commercial premises together with a bowling alley and a
fast food drive thru restaurant.
To the west, across the Luggie Water, there are various business and industrial uses along with a number of more
general commercial and quasi-retail uses. These include a number of ‘bulky goods’ outlets selling mostly DIY
goods to the public.
To the south of the site, the surrounding area comprises a mix of uses typical of the transitional areas found around
the edge of town centres. This includes areas of housing along with small industrial and commercial enterprises,
service outlets and car repair workshops.
6.2
The Proposed Development
Planning permission in principle is sought for the erection of a Class 1 convenience retail unit to house a discounter
supermarket , a restaurant with drive-thru facilities and a number of Class 4/5/6 units. Vehicle access to the site is
proposed from Milton Road with two new access points. The first approximately 60 metres north of the Glasgow
Road/Milton Road junction provides entrance to the site only. The main vehicle access is located just to the south
of the existing access. Parking will be provided throughout the site and will have approximately 160 car parking
spaces.
The proposed development site is laid-out in three distinct areas with the Class 1 retail use towards the western
boundary, the restaurant along the eastern boundary fronting onto Milton Road and the class 4/5/6 uses along the
northern boundary. The applicant proposes scheme be developed in three phases, with the Class 1 retail developed
first, the fast food restaurant second and finally Class 4/5/6 units.
In terms of the footprint, the retail unit is proposed to have a gross floor area of 1,644sqm (net sales area of 1286 sq
m), the restaurant is proposed to be 208sqm and the class 4/5/6 building are proposed to be 1,068sqm in size.
7.
ASSESSMENT
Section 25 of the Town and Country Planning (Scotland) Act 1997 (as amended), states that all applications should
be assessed in terms of the development plan unless material considerations indicate otherwise. In this case the
development plan consists of the Glasgow and Clyde Valley Structure Plan 2006 (SP) and East Dunbartonshire
Local Plan 2005 (LP1).
As stated above, the East Dunbartonshire Local Plan 2 (LP2) has now been agreed for adoption by the Council and
this is a material consideration in the assessment of this application. The Glasgow and the Clyde Valley Strategic
Development Plan Proposed Plan June 2011 (SDP) is also a material consideration in the assessment of this
application.
7.1 Retail & Town Centres
The proposal includes a Class 1 convenience (food) retail store with a gross area of approximately 1644sqm. In
assessing any application for a proposal of this nature and scale, regard must be given to the national, regional and
local planning policy context relating to retail which are relevant to the proposal.
Local Plan policy RET 3 identifies a capacity requirement for convenience (food) retail of approximately 2,000sqm
of additional convenience floorspace in the Kirkintilloch catchment with the town centre being the preferred
location for this type of development.
The Structure Plan sets out the strategic planning policy context for consideration of this application. Strategic
Policy (SP) 1 directs new investment in retailing to existing centres such as Kirkintilloch. In accordance with the
guiding principles of the Structure Plan, the network of town centres which includes Kirkintilloch, are identified as
providing vital social and economic functions where the range and quality of the retail offer requires to be
7
improved. Therefore, there is a policy presumption against the proposed development because the site lies outside
Kirkintilloch town centre.
Structure Plan Policy SP 6 sets out a range of policies concerning town centre and retail development. In addition
to the strategic objectives, all significant proposals must also accord with specific criteria.
•
Schedule 6c (i) of the Structure Plan requires that significant retail proposals are tested in terms of capacity
and impact. It is accepted that there is sufficient available expenditure within the appropriate catchment
area to support a development of this scale and that the retail unit would meet an identified requirement for
additional convenience floorspace in Kirkintilloch.
•
Structure Plan Criterion (j) of Schedule 6c (i) refers to remedying qualitative deficiencies in existing retail
provision. The inclusion of this development within Kirkintilloch would help remedy existing qualitative
deficiencies in the catchment but not within the town centre boundary.
•
Structure Plan Policy SP 1 and 6 (c) seek to direct new investment in retailing to sites within or adjoining
the existing urban shopping centres including Kirkintilloch town centre and policy SP 3 & Schedule
3(a)(ii) requires that developments are located in sustainable locations. The application site does not adjoin
Kirkintilloch town centre but is within walking distance of it and could be accessible by walking or cycling
provided there are good quality linkages.
Therefore, while the out of town centre location is contrary to policy, capacity exists for the proposed retail offering
within Kirkintilloch and there is potential for improved links to the town centre.
Sequential Approach
In terms of retail developments which are out of town centre Scottish Planning Policy requires that a sequential
approach is used to determine if locations are acceptable.
The sequential approach requires flexibility and realism from planning authorities, developers, owners and
occupiers to ensure that different types of retail and commercial uses are developed in the most appropriate
location. Where development proposals in edge of town centre, commercial centre or out-of-centre locations are
not consistent with the development plan, it is for applicants to demonstrate that more central options have been
thoroughly assessed and that the impact on existing centres is acceptable. Out-of-centre locations should only be
considered when the following points (in italics) are satisfied:
•
all town centre, edge of town centre and other commercial centre options have been assessed and
discounted as unsuitable or unavailable,
•
development of the scale proposed is appropriate, and
•
there will be no significant adverse effect on the vitality and viability of existing centres
The sequential approach requires that locations are considered within the town centre first. Only if these are
unavailable can edge of centre locations be assessed and only if these are unavailable can out of centre other
commercial areas could be considered. Further to this, LP2 policy TCR 2 states that the Council will not favour
new major retail development (over 1000 sq m gross) outside town centres and, in accordance with national
planning policy, proposals will be subject to the sequential test. The proposed development site is out-of-centre and
greater than 1000 sqm therefore close attention is required to be given by the applicant to the sequential approach
and why alternative sites within, or on the edge of Kirkintilloch town centre are presented as unsuitable for the
proposed development.
The Retail Impact Assessment (RIA) submitted with the application provides a sequential approach analysis of the
alternative sites within the town centre and considers alternative formats such as smaller floor areas and different
buildings.
The RIA concludes there are no potential available and suitable sites or premises within or on the edge of the
shopping area of the town centre and hence, there are no sequentially preferable sites to the application site.
8
Town centre sites are available, in particular the Glasgow Road site which is allocated under LP2 for town centre
retail development. This site benefits from far greater connectivity with the rest of the existing town centre. The
RIA concludes that due to topographical constraints, the site is not suitable for a small mixed use development with
a discounter food store element. Whilst it is acknowledged that the Glasgow Road site would be more expensive to
develop, the Council has invested a significant sum in preparing it for a retail development and its dismissal in
favour of an out of centre site is a concern. However, it is also acknowledged that the Glasgow Road site is of a
significant scale and has a role to play in the longer term regeneration of the town centre. If part of the site was
developed for a small mixed used development with the uses proposed by this application the longer term
regeneration opportunities for Kirkintilloch Town Centre would be reduced.
In conclusion a sequential test has been carried out and its findings - that there are no available sites within
Kirkintilloch town centre and on the edge of centre that are suitable for the size and nature of the proposed
development – are supportable within the context of the above analysis.
Linkages and physical relationship with the town centre
The RIA provides that a large percentage of Lidl customers (70%) undertake linked shopping trips to other stores
including independent retail, which means strong surrounding pedestrian linkages are essential to encourage
walking between trips and reduce the need for car use.
It is considered that pedestrian routes and signage need significant improvement. The applicant has indicated that
they are willing to provide a contribution to the Council to improve the quality of the linkages. This would require
to be delivered through a legal agreement, should Planning Permission in Principle be granted.
Impact and Market Capacity
Overall, the RIA concludes the retail impact arising from the proposed development would be minimal and would
not significantly affect the vitality or viability of Kirkintilloch town centre nor affect retail provision in rural areas.
The proposed Lidl foodstore is presented to be of modest scale with an approximate total net floor area of around
1300 sqm of which approximately 85% would be used for the retail of convenience goods.
The RIA has assessed the impact on other centres, particularly Lennoxtown and Milton of Campsie which lie
within the primary catchment area for the proposed store. The RIA indicates that the direct impact of the proposed
retail unit on Lennoxtown shops in 2013 would be a loss of 2% of turnover but trading levels could still be 3%
above current levels if the economy continues at the current rate. The potential scale of impact on smaller stores in
Kirkintilloch town centre resultant from this proposal is considered to be small at around 4%.
These direct impacts on Kirkintilloch town centre and the villages of Lennoxtown and Milton of Campsie are
generally accepted. It is considered a fair assumption of the application’s RIA that the Tesco and Sainsbury stores,
currently located within the town centre would be most affected by the proposed retail unit and that there is
sufficient capacity and demand to sustain the three supermarkets in the area. In addition, it is considered reasonable
for the RIA to assume that the vitality of the northern villages would not be adversely affected.
The catchment area for the proposed store would be the town of Kirkintilloch/Lenzie and rural communities to the
north. The catchment would be limited to an area with a maximum journey time to the proposed foodstore of 10-15
minutes. Within this catchment area there is currently expenditure leakage for both convenience and comparison
goods. The Lidl foodstore would assist in addressing, in part, this substantial quantitative retail deficiency.
The proposed Lidl foodstore would be a deep discounter form of supermarket. This is recognised as a particular
sector in convenience retailing which is absent from Kirkintilloch. The proposed Lidl foodstore would provide a
high quality modern supermarket. For both of these reasons the Lidl proposed development would help address a
qualitative retail deficiency.
The retail floorspace element of this proposal would account for the majority of the convenience retail capacity
available for the Kirkintilloch area. If this application be granted approval there will be insufficient convenience
retail capacity in the Kirkintilloch area available for any other new operators to enter the market. Any expansion
by existing convenience retail operators (Tesco and Sainsbury), in line with policy, would require to be retained
9
within the town centre in order to ensure no displacement of trade from the town centre nor any negative impacts
on its vitality and viability.
In summary, while the retail aspects of this application are against policy in terms of the out of town centre
location, it is concluded that the location is acceptable because the development:
•
•
•
•
brings a vacant site back into use creating new jobs and other regeneration benefits
delivers retail capacity required in Kirkintilloch addressing current leakage to other areas
in terms of the sequential test allows other, more strategic, sites in the town centre to be retained for further
regeneration of a scale more suitable to the size of the available sites
has a limited but measurable impact on the vitality and viability of the Kirkintilloch Town Centre which
can be addressed in part by better linkages and contributions to civic pride.
7.2 Economic Development
The application site is identified for business use or light/ general industry under LP1 policy ECON 3. LP1 policy
ECON1 indicates that the Council will generally resist the loss of business land to other uses.
Structure Plan Policy SP 6 (a) seeks to bring forward additional employment opportunities in Kirkintilloch on
brownfield sites and this site has been identified for such a use through Local Plan policy.
Scottish Planning Policy which is a material consideration, states that development plans should support small
business development and growth and promote opportunities for low impact industrial/business and service uses
which can co-exist with other uses including housing. It also indicates that planning authorities should support and
promote proposals to bring vacant or derelict land back into productive use for development or to create more
attractive environments.
The potential impact of an out of centre retail store could have on the vitality and viability of the town centre must
be considered carefully. The level and quality of connectivity between this site and other areas like the town centre
is a key factoring in the success of this development to effectively relate and link with other businesses. The
guarantee of the delivery of the business floorspace element must be examined closely and provisions made in any
legal agreement to safeguard and promote this part of the site for business use.
The use of some allocated business land within this site for the retail element may conflict with some Local Plan
Policies, however on balance the application proposes development of a mix of uses which includes business
floorspace that will bring vacant brownfield land back into use and bring permanent employment into the local
area.
7.3 Design, Scale and Massing
LP1 and LP2 policies DQ(a) 1 and DQ 2, states that any development should enhance, and certainly not reduce the
amenity and character of the surrounding area and the Council will expect high quality design in all developments,
and all development should be compatible with the amenity and character of the area within which it is located.
As this is for planning permission in principle application the details are provided at a later stage. Nonetheless, it is
considered that the proposed development may be a positive impact on the amenity and character of the
surrounding area, given the current condition of the site. Additionally, given that the previous built form of the
previous proposal was acceptable to the Council, the proposed buildings will enhance the character of the area. As
normal practice, a condition would be required should planning permission be granted, for the details to be
provided with any forthcoming application for matters specified in conditions.
7.4 Transport
The site is accessible by a range of means of transport. Pedestrian and cycle access are provided on the roads and
footways in the vicinity. There are regular bus services which, on Milton Road, combine to give up to four buses
per hour during the main day with links to Lennoxtown, Milton of Campsie, Kirkintilloch town centre, Lenzie and
10
Glasgow city centre. Other services to and through Kirkintilloch town centre are also within walking distance of the
site.
The applicant has submitted a Transportation Assessment (TA) and has been reviewed by EDC Transport in
conjunction with EDC Roads (Traffic) (EDC). EDC consider that the models provided within the TA have not
reached a sufficient level of maturity in order to provide the confidence needed to allow us to make a determination
whether or not the promoted mitigation will be acceptable. For this primary reason there is a requirement that
additional work be undertaken and for mitigation to be agreed at a later stage. Therefore in this instance, it is
recommended that an updated TA is provided with the first application for matters specified in conditions.
Notwithstanding this, EDC consider the proposed parking provision is adequate and the proposed visibility splays
are acceptable. Additionally, EDC recommend that suitable cycling facilities and a Travel Plan be produced, should
the development proceed.
Additionally, it is noted that there is a bus stop at the same location of the proposed southern vehicle entrance to the
site. However, there are no details of the bus stop shown on the proposed drawings or within the TA. Therefore, it
is recommended that the existing bus stop be moved from its current location further north to avoid any conflict
with the proposed junction.
A number of linkages from the site to surrounding areas exist, however to make them usable at all times of year and
to help link surrounding areas including the town centre with the site these must be improved. As stated previously
in the report these deficiencies have been identified as part of the application and a range of measures for
improvement to make the development acceptable must be delivered through securing adequate financial
contribution for a range of works to these routes.
This proposal will contribute to sustainable growth by reducing the need to travel to employment locations/sites
outwith the local authority area. This in turn will help reduce journeys by car. It could also help stem convenience
retail trips to similar types of stores outwith the local authority area.
7.5 Flooding
The site is located within a flood risk area, LP1 policy DQ13 states that development of an area which is known to
be exposed to frequent or extensive flooding is likely to be unsustainable and should be avoided.
The applicant has submitted a Flood Risk Assessment prepared by Dr J Riddell, which also refers to the assessment
for the previous application.
The site is associated with the Glazert Water and Luggie Water. Under the above policy, if an unacceptable flood
risk cannot be managed to the satisfaction of the Council, planning permission should be refused. This extends not
only to the site itself but also the effect which the development could have on neighbouring or other potentially
affected areas within the wider catchment. Even where a flood risk assessment has been carried out, development
should only be permitted where the results of the assessment have been taken into account in the design and layout
of the development.
It is accepted that there are no significant implications on Policy DQ13B and that although the site remains within a
flood risk area, flood prevention measures have been implemented by the Council, enabling this site to come
forward for development. Therefore, it is considered that there is no longer any reason for concern regarding any
development at this location being at risk of flooding or increasing the risk of flooding elsewhere, as noted in the
applicant’s flood risk assessment.
SEPA has been consulted and in their initial response, SEPA objected to the proposal on the grounds of flood risk
and the lack on information. SEPA removed their objection after clarification by the applicant on a number of
flooding matters and the submission of further information. Nonetheless, SEPA has recommended a number of
conditions to be imposed, should planning permission in principle be granted.
7.6 Drainage
A drainage scheme has been submitted with the application and has been reviewed by EDC Roads (Drainage). The
drainage scheme only refers to the proposed retail unit. Nonetheless, it is recommended, should planning
11
permission in principle be granted, then updated drainage plans fully SUDS compliant be submitted with the
application for matters specified in conditions.
7.7 Natural Environment
The site is bounded on the west side by the Luggie Water which is identified in LP1 and LP2 as an Important
Wildlife Corridor and has been identified by the Council's Greenspace team as having capacity for water voles and
otters.
LP1 policies DQ1(b) and NE2A and LP2 policy NE1 state that there will be a presumption against development
which is likely to have an adverse impact on such sites, unless mitigating measures can be taken to protect the
important features or suitable replacement features are secured. It should also be noted that it is known that the site
has previously contained the non-native invasive species Japanese Knotweed, which according to the ecological
assessment submitted by the applicant, none remain within the site. It is noted that there is evidence of it outwith
the site on the banks of the Luggie Water.
The applicant submitted a Ecological Assessment which to identify habitats within the site and to evaluate the
ecological value considered to be of significance and also the potential impact of protected species. The assessment
found that the habitats within the site boundary are locally widespread are not likely to be of high ecological
significance. The assessment stated that there is no evidence of protected species within the site boundary, although
woodland and scattered trees have potential to support breeding birds. Protected species such as badger, otter and
bats are considered absent from the site.
Development of the site provides opportunity to maintain and enhance habitats located at the site periphery, e.g. by
planting native tree species and shrubs in landscaped areas, with potential benefits, albeit limited, to local
biodiversity.
To comply with environmental legislation and to avoid causing unnecessary disturbance or harm
to nesting birds, a number of recommendations have been provided such as the timing of the proposed clearance of
vegetation, site inspections and undertaking works in accordance with best working practices. As stated above,
EDC Greenspace accept the findings of the report and further recommend that the wildlife corridor be protected
from dust arising from construction and destruction of the fox mound be carried out as humanely as possible.
Therefore, it is recommended that should planning permission in principle be granted, then the recommendations of
the ecological assessment and of EDC Greenspace be imposed to ensure that there is any potential adverse effects
on the wildlife corridor are avoided or mitigated.
7.8 Structure Plan
In order to accord with the Structure Plan, development proposals will require to satisfy certain criteria listed in SP
9. Because of the location of the proposal on an out-of-centre site and because of the loss of some business use, the
proposal conflicts with criteria B(i) as stated above in reference to SP 6. It is therefore considered that the proposal
fails to meet the criteria of SP 9 and requires to be treated as a departure from the Development Plan and as such
assessed against the criteria of SP 10.
SP10 also requires that the development satisfy the criteria in Policy 9C relating to the provision of infrastructure,
transport measures, remedial environmental action and sustainable urban drainage systems. These matters will be
assessed later in this report.
Regarding the criteria of SP 10A it is noted that the above assessment has concluded that the proposed retail
development is in an appropriate location and will remedy qualitative deficiencies in retail provision.
Criterion B (i) refers to job creation or retention it is acknowledged that the proposal will create permanent jobs.
Taking these matters together, it is possible to regard the proposal as an appropriate development in terms of the
Structure Plan, and therefore not a significant departure from the Development Plan.
12
8.
CONCLUSION
In conclusion, this application has raised a number of complex issues and has not been straight forward to assess
given the potential policy conflict and in particular the potential impact on Kirkintilloch Town Centre. The
proposal is contrary to the provisions of the Local Plan which aims to retain well accessed locations in business
areas for economic development and target convenience retail into the town centre. It has however been argued that
the proposal will bring employment to the area, approximately 70 permanent jobs. The site has been vacant and
marketed for over a decade and the proposed retail and food components could enable development for the
business units which make up the remainder of the proposal. This arrangement would however need to be
guaranteed through a legal agreement.
In terms of retail policy, there is no dispute that there is capacity within the catchment (currently lost as “leakage”)
for the development of this scale. The proposal could potentially therefore result in a re-adjustment of the
catchments rather than having an overall adverse effect on the viability of the two existing supermarkets. Specialist
advisors have indicated that the impact on the smaller town centre stores/traders could be more significant than
claimed in the applicant’s Retail Impact Assessment and this was an important consideration in a reaching a
determination. However, the level of potential impact (4-5% of turnover) is relatively small and could potentially
be overcome by improved linkages to the town centre.
It is the Council’s policy, at both strategic and local planning levels, to support regeneration of its town centres.
The new local plan town centre boundary was extended to include the Glasgow Road site in order to prepare a
development opportunity to meet the identified shortfall in the market and help revitalise the Kirkintilloch Town
Centre. While there is an argument that the retail investment proposed by this application should be within the town
centre the scale and type of retail being proposed would not adversely impact on an existing operator bringing
forward regeneration proposals for Glasgow Rd. Furthermore, part development of the Glasgow Road site could
actually reduce longer term retail opportunities in the town centre.
Despite the proposal being at odds with a number of important provisions of both the Structure and Local Plans, it
has the capacity to provide employment on a long vacant site and help to address current leakage of local retail
spend to outlying areas. If these benefits can be combined with improve linkages to the town centre and civic pride
enhancements in the town centre through an appropriate legal agreement then the development could make a
significant contribution to the regeneration of the area.
On these terms it is recommended that planning permission in principle can be granted.
9.
SECTION 75 PLANNING AGREEMENT
Should planning permission in principle be granted, then it is recommended that a planning agreement is entered
into to ensure the following:
a)
b)
c)
d)
e)
The delivery of business floorspace.
Improved pedestrian linkages from the site to the town centre.
A developer’s contribution towards improvements of the A803 corridor.
Junction improvements or contribution based on Transport Assessment.
A contribution for improving civic pride and public realm.
10. RESPONSE TO OBJECTIONS
With regard to the two objections to the application. Letters of representation were received from the following
persons:
Objection 1 - Mr Peter Cosimini of 3 Kelvin Way, Kirkintilloch objected to the proposal based on the
added risk from flooding down stream to his property. This has been dealt with in the body of the report
under 7.5 Flooding
Objection 2 - Mrs Penelope E Sinclair, 34 Southbank Drive, Kirkintilloch objected to the proposal as it
may take away trade from the town centre particularly the smaller shops. Also that the existing
13
supermarkets in the town centre are adequate. This has been dealt with in the body of the report under
section 7.2 Retail & Town Centres.
11 RECOMMENDATION
It is recommended that the application be approved subject to conditions, and a legal agreement under the terms of
section 75 of the Town and Country Planning (Scotland) Act 1997 requiring the following.
f) The delivery of business floorspace.
g) A developer’s contribution towards improved pedestrian linkages from the site to the Town Centre. A
contribution at this stage is suggested for £50,000.00.
h) A developer’s contribution towards improvements of the A803 corridor. A contribution at this stage is
suggested for £66,500.00.
i) Junction improvements or contribution based on TA.
j) A contribution for improving civic pride and public realm. A contribution at this stage is suggested for
£25,000.00.
12 CONDITIONS
Time Limits and Specified Matters
1. The development to which this permission relates must begin no later than:
(a) Two years from the date of this permission; or
(b) If later, the expiration of 2 years from the final approval of the matters specified in conditions
as, in the case of approval on different dates, the final approval of the last such matter to be
approved.
Applications for approval of matters specified in conditions of this planning permission in principle
shall conform with the requirements of Regulation 12 of the Town and Country Planning
(Development Management Procedure) (Scotland) Regulations 2008 and Section 59(2) and (3) of the
Town and Country Planning (Scotland) Act 1997 as amended by Section 21 of the Planning etc.
(Scotland) Act 2006 and, in particular, must be made before whichever is latest of the following:a. The expiration of 3 years from the date of the approval of this decision
b. The expiration of 6 months from the date on which an earlier application for such approval was
refused.
c. The expiration of 6 months from the date on which an appeal against such refusal was dismissed
2. Plans and particulars of the matters listed below shall be submitted with any application(s) for approval
of matters specified in conditions in accordance with the above timescales and other limitations in
section 59(2) of the Town and Country Planning (Scotland) Act 1997 (as amended):
(a)
Detailed Plans/Drawings;
i)
details of the siting, design and external appearance of all buildings on the site,
ii)
the construction of the means of access to the site, and the landscaping of the site,
including boundary treatments. Landscaping details shall include the locations and
details of any new trees, shrubs, hedges and grassed areas; a schedule of plants
(which shall comprise at least 80% native species) including plant sizes, numbers
and densities; a programme for completion; and arrangements for subsequent
maintenance, and
iii)
The provision in total of 144 typical parking spaces as well as 17 disabled bays
(distributed around the site roughly in-line with the proposed site layout) and 5
parent and child bays.
14
(b)
(c)
(d)
(e)
An updated flood report which shall include the following:
i)
Provision of water level calculations,
ii)
Confirmation by the Flood Prevention Authority that the existing flood protection
scheme is of an appropriate standard,
iii)
Full adoption of the flood management measures recommended by the FRA
prepared by Dr John Riddell dated February 2006.
A scheme for dealing with contamination on the site, including;
i)
details of the nature, extent and type(s) of contamination on the site,
ii)
measures to treat and/or remove this contamination,
iii)
measures to deal with contaminated material during construction works,
iv)
a method statement for verifying the condition of the site on completion of
decontamination measures, and the timescale and phasing of these measures.
An updated flood report shall be submitted with any application for approval of matters specified
in conditions which shall include the following;
i)
provision of water level calculations,
ii)
confirmation by the Flood Prevention Authority that the existing flood protection
scheme is of an appropriate standard,
iii)
full adoption of the flood management measures recommended by the FRA prepared
by Dr John Riddell dated February 2006.
Updated details of the proposed drainage system for the site in accordance with SUDS technology.
In this regard the surface water discharge from the development shall be controlled in such a way
that;
i)
peak rate run-off from the developed site for a 100 year (1%) storm event shall not
exceed peak rate run-off from the undeveloped site for a 1 in 5 year (20%) storm
event,
ii)
no surcharging shall occur within the drainage system for a 1 in 30 year (3.33%)
storm event,
iii)
no overflow shall occur anywhere within the drainage system for storm events up to
and including 1 in 100 year (1%),
iv)
flood volumes, overland flow rates, paths, depth of water, rate of rise and duration
are required for a 1 in 200 year (0.5%) storm event, if overflow occurs anywhere
within the drainage system - to show that no flooding, or damage, to existing
property, will occur,
v)
finished floor levels shall be a minimum of 300mm above road level and airbricks,
where they exist, should be 150mm above road level - unless it can be shown that
overland flows will not cause internal flooding to buildings either above their FFL’s
and or through their airbricks,
vi)
how the site will drain via the flood walls, and
15
vii)
how water will be prevented from ingression to the site.
Predictions for projected climate change to 2050 shall be incorporated into drainage calculations.
The approved drainage system shall be implemented in accordance with the timescales contained
therein. The drainage proposals shall identify all existing watercourses (open, culverted or piped
however small) which flow through or border the site together with any proposals for relocating,
diverting or culverting them. The planning authority must be advised of unknown piped or
culverted watercourses discovered during the development of the site, so that the watercourses can
be satisfactorily accommodated within the development. For all unadopted drainage and land
within the site, a statement of the person or persons responsible for the maintenance of the same
and a schedule of tasks and timescales for carrying out those tasks shall be lodged with the
planning authority prior to commencement of the works.
(f)
A Travel Plan including binding targets for modal shift.
(g)
An updated Transportation Assessment. Additionally, such an assessment shall also provide a copy
and ownership of all the traffic models, junction videos and traffic counts used as part of the A803
route corridor assessment. The developer must agree to mitigation based on the Transportation
Assessment that will offset the impact of the development where appropriate to do so based on
local, regional and national guidance.
(h)
Plans/Details showing the relocation of the bus stop between the two junctions. Please note all
costs associated with any relocation particularly shelters, road marking etc. shall be meet by the
developer.
(i)
A Construction Method Statement, which shall include hours of working haulage routes, location
of site compound, store areas, on-site parking locations for construction workers, wheel wash
facilities & road brush provision and measures for the control of dust on the site and surrounding
roads. Once approved, the Method Statement shall be implemented throughout the construction
period.
All the details required by conditions 2(b)-(i) shall be submitted with the first application for the approval
of the siting, design and external appearance of any buildings on the site, the construction of the means of
access, and the landscaping of the site, including parking.
No development shall begin on the site until all the details required by conditions 2(b)-(h) are approved
by the planning authority. No individual phase of the development shall begin until the matters specified
in condition 2(a) are approved for that phase of the site.
Prior to work commencing on site
3. That prior to the commencement of any works on the site the consent holder shall submit a
copy of Scottish Water's approval to connect to the water system for the written approval of the
Planning Authority.
Control of construction
4. During the period of construction of each phase of development, all works and ancillary operations
which are audible at the site boundary, or at such other places as may be agreed with the Council, shall
be carried out only between the hours of 8.00 a.m. and 7.00 p.m., Monday to Friday inclusive; 8.00
a.m. and p.m. on a Saturday and at no time on a Sunday, or on a Bank Holiday.
5. All construction activity shall be undertaken in accordance with the Initial Ecological Assessment
prepared by Grontmij Ltd dated January 2011.
6. Vegetation clearance carried out as part of site preparation shall be undertaken outwith the breeding
bird season (March to August inclusive).
16
7. If any works have to proceed during the breeding season (generally taken as March to August
inclusive) then standing vegetation should be cleared in advance during the winter period and it shall
be checked prior to work commencing by a reputable ecologist and then, assuming no nests are
present, cleared within two days and repeatedly cut down until work begins. If active nests are found,
clearance shall not begin until young have fledged.
Transport and Parking
8. The development may not place a restriction on the use of any of the car parks bays beyond the 5
parent and child spaces and disabled spaces.
9. The development shall provide 8 bicycle parking spaces for the industrial/ office units, 9 spaces for the
retail unit and 4 spaces for the restaurant. These spaces must all be covered and all of these spaces must
be provided in-line with the Councils parking guidance.
Retail Floorspace
10. That the amount of floorspace for the supermarket which may be constructed or used shall be restricted
as follows:
• The maximum net sales area shall not exceed 1300 square metres
• The maximum net floor area that may be used for the sale of comparison goods shall not
exceed 15%
12.1 Reasons
1-2: To ensure that the matters referred to above are given full consideration and accord with section 59 of the
Town and Country Planning (Scotland) Act 1997, as amended by the Planning etc. (Scotland) Act 2006.
3: To ensure the drainage system to be implemented is to the satisfaction of SEPA and Scottish Water in terms of
the wider drainage network and flooding areas
4: To minimise any impact during the construction phase of the development
5: Habitats throughout the site have potential to support numerous species of nesting bird throughout the breeding
season. To avoid causing unnecessary disturbance or harm to nesting birds.
6: This should deter birds from nesting and all waste material should be removed from the works area so that no
nests are built in it.
7: to ensure any habitats are satisfactorily cleared from the site.
8-9: In the interests of providing a sustainable road and traffic network.
10: to control over the size of floorplate developed and the type of goods sold at the store in order to safe guard
impact on vitality and viability of the town centre
12. 2 Advisory Notes
1. The applicant/owners of the site must agree to provide a "Flood Risk Management Plan" the primary
objective of which is to provide safety for the workers and users of the site. The applicant/owners
should agree to register with SEPA proposed Automated Flood Warning Scheme. Access to the site for
emergency services during flood events should also be considered by the applicant/owners/occupants.
17
2. The design, installation and operation of any plant, machinery or equipment for the above development
should be such that any noise generated, when measured within any nearby dwelling or noise sensitive
premises (with windows open for ventilation), complies with the requirements of the Environmental
Protection Act 1990 and, in particular, shall not exceed the equivalent of Noise Rating Curve NR35,
between the hours of7.00a.m. and 8.00p.m. and Noise Rating Curve NR25, at an other times.
Additionally, no structure borne vibration should be perceptible within any nearby dwelling or noise
sensitive premises. Music and/or singing should be so controlled that they are inaudible within any
noise sensitive premises.
3. Any floodlighting should be installed in accordance with the "Guidance Notes for the Reduction of
Light Pollution" issued by the Institute of Lighting Engineers.
4. The premises will require to comply with the requirements of The Food Safety Act 1990, The Food
Hygiene (Scotland) Regulations 2006 and the requirements of E.C. Regulations 825/2004 and
178/2002.
5. That the developer is required to contact and consult Environmental Health prior to work commencing
on site and to afford Environmental Health the opportunity of pre-inspection and monitoring of the
development as alterations proceed.
6. Any advertisements or signage may require Advertisement Consent in accordance with the Town and
Country Planning (Control of Advertisements) (Scotland) Regulations 1984.
7. The developer/owner/occupier should be aware of their obligations under the Wildlife & Countryside
Act 1981 (as amended).
18
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-3
-3
Proposal
removal of existing garage and erection of new
garage
Site
1 Croft Road
Balmore
East Dunbartonshire
G64 4AL
Applicant
Mr And Mrs James Boyd
1 Croft Road
Balmore
East Dunbartonshire
G64 4AL
Agent
Designworks
38 Gibson Street
Glasgow
G12 8NX
Date of Application
6 June 2011
Local Plan
East Dunbartonshire Local Plan 2005
Ward
Bishopbriggs North & Torrance
Date of Validation
14 June 2011
Community Council
Baldernock Community Council
Advert
Recommendation
13 August 2011
Case Officer
Kirsty Nicholls
0141 578 8549
Date of Decision
DESCRIPTION
Removal of existing garage and erection of new garage
Dimensions: Length 5.9m (at maximum point) x Width 6m (at maximum point) x Height 4m
Materials: Walls to be wet dash roughcast in a colour to match the existing house.
Roof to be Kingspay Insulated roofing panels in black
SITE HISTORY
Description: proposed 2nd storey extension to existing rear extension, new porch, double garage
Status: Withdrawn
Decision Date: 25/05/2005
POLICY CONTEXT
The application site lies within an area covered by the East Dunbartonshire Local Plan adopted in 2005. The site is
covered by the following policies:
DQ2: Design Quality
DQ2A: General Principles
DQ2C: House Extensions
determination process. The relevant policies are:
DQ2: Design Quality
DQ2B: House Extensions
The following Council agreed Guidance Notes are also material planning policy considerations:
Planning Guidance Note 3: Daylight and Intervisibility of windows
Planning Guidance Note 7: House extensions and garages.
REPRESENTATIONS
15
1
1
0
0
One letter of representation was received by Catherine G Anderton on behalf of Baldernock Community Council.
The following comments were raised:
1. Concerns about the question of road safety and pedestrian safety given the location of the site and the
substantial nature of the proposal that we consider may compromise visibility at this corner site.
2. Concerns about the massing and alteration to the character of this location.
The agent contacted the Case Officer to get an update on the progress of the application
CONSULTATION
Roads (Traffic) – The Council’s Roads Development Guidelines advise that a minimum of 6m should be provided
between the heel of the footway and the garage door. At present, the distance from Croft Road to the garage door is
around 5m and will remain the same with the new garage.
While we would normally request that 6m is provided, this is generally a like for like situation with the added
advantage that it will be easier to park in the new garage.
Therefore, the Roads Service would have no objection to the principle of this application subject to the condition
the garage shutter is either a roller shutter or slides open into the garage. This will reduce the extent a vehicle needs
to sit on the public footway while the garage doors are opened.
ASSESSMENT
The property at 1 Croft Road is a two storey semi-detached property situated within the village envelope of
Balmore. The application site is located within a corner site at the junction of Glenorchard Road and Croft Road. It
is proposed to remove an existing garage and erect a replacement garage with a larger footprint.
Section 25 of the Town and Country Planning (Scotland) Act 1997 (as amended), states that all applications should
be determined in accordance with the statutory development plan unless material planning considerations indicate
otherwise. In this case, the statutory development plan consists of the Glasgow and the Clyde Valley Structure
Plan 2006 and the East Dunbartonshire Local Plan 2005.
Local Plan Development Quality policy DQ2A(e) and Local Plan 2 Development Quality Policy 2(e) require that
the garden ground remaining after development must be compatible with the surrounding area. 1 Croft Road will
have 3 potential bedrooms. East Dunbartonshire Local Plan Guidance Note 7, states that this property requires 90
square metres of private rear garden ground (30 square metres per bedroom). When this development is complete
there will be approximately 111.3 square metres which is more than the required amount and therefore acceptable.
Local Plan policy DQ2A(d) and Local Plan 2 policy DQ 2(d) state that roads and parking standards must be met in
new developments. This property requires 2 off street car parking spaces. There will be space within the proposed
garage for one car with space to the front of this for one more car. Altogether this equates to two parking spaces
being available which meets Local Plan requirements.
The Local Plan development quality policies DQ2 and DQ2A(a), and Local Plan 2 DQ 2(a) require that
developments should be compatible with the amenity and character of the area in which it is located. This is further
addressed in the relevant Local Plan guidance. Taking the above into consideration:
-
-
-
Local Plan Guidance Note 7 states that any garage should be set back from the front wall of the existing
house. The proposed garage will be positioned in line with the front of the house, in a position not
dissimilar to the existing garage. The garage will not encroach on any established building lines along
Croft Road or Glenorchard Road and will be positioned so as to not detrimentally affect the character of the
area. Furthermore, there is a hedge existing on site which although is not relatively high will still provide
partial screening. Therefore, the garage will be positioned so as not to have a negative affect on the existing
property or the surrounding area.
The design and materials of the proposed garage are considered to be in-keeping with the existing house
and will not adversely affect the visual amenity of the surrounding area.
Local Plan Guidance Note 7 states that any garage should have an internal width of 2.7 metres in order to
allow its effective use for the garaging of a single car. The proposed garage has an internal width of 5.5
metres. Although this tapers slightly to the rear of the garage there will be adequate space to facilitate one
car which is therefore acceptable.
Local Plan Guidance Note 7 states that garages should have a pitched roof when visible from the road. The
proposed garage will have a pitched roof which is therefore acceptable.
The Local Plan policies DQ1(a) and DQ2C(c), and Local Plan 2 policies DQ2(a) and DQ2B also require that
residential amenity will be strongly protected and that deprivation of sunlight and excessive overshadowing should
be avoided. In terms of sunlight and daylight the following comments can be made:
-
It is considered that due to the single storey nature of the garage and the fact it is positioned in a relatively
similar position to the existing garage there will be a minimal impact on daylight and sunlight.
In terms of overlooking and privacy the following comments can be made:
To the front, rear and north east there will be no windows.
To the south west there will be a window. However, this will face onto the existing property which will not
cause any adverse issues.
With regards to the comments from the Roads Service, in the event that the proposal is approved, a condition could
be enforced to ensure that the recommendations from the department are followed through on site.
With regards to the letter of representation the following comments can be made:
1.
The Council’s Roads Department have been consulted and have raised no objections to the proposal.
2.
As stated above the garage will not breach any established building lines and will be partially screened by
an existing hedge. The proposed replacement garage is considered to be a relatively minor development
and will not adversely affect the character of the surrounding area.
Taking the above into consideration the proposal will not compromise local plan policies, will not have an adverse
impact on the property, surrounding neighbours or the wider area and on balance it is recommended that planning
permission be approved.
RECOMMENDATION
GRANT SUBJECT TO CONDITIONS
permission.
2. That the proposed garage door shall be either a roller shutter or have a mechanism whereby the door slides open
into the garage.
Planning Authority.
Reason(s):
1. To accord with Section 58 of the Town and Country Planning (Scotland) Act 1997 (as amended)
2. In the interests of road and pedestrian safety
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EAST DUNBARTONSHIRE COUNCIL
PLANNING BOARD
AGENDA & ALL PAPERS
COUNCILLORS
24
Head of Finance and ICT
Head of Customer Relations and Organisational Development
Corporate Planning and Performance Manager
Corporate Communications Team
Head of Legal and Democratic Services
1
1
1
1
1
DIRECTOR OF DEVELOPMENT AND INFRASTRUCTURE
Head of Assets and Property Services
Head of Roads and Neighbourhood Services
Policy and Support Manager - Planning
Enterprise Manager
B. Steedman, Development Applications Manager
G. Macfarlane, Team Leader - Development Applications (Planning)
H. Atkinson, Team Leader - Development Applications (Planning)
D. Gear, Team Leader - Strategic Development and Transportation
Committee Services Officer
1
1
2
1
1
1
1
1
1
1
2
DIRECTOR OF COMMUNITY SERVICES
Police Liaison Officer, Kirkintilloch Police Office, Southbank Drive, Kirkintilloch
1
1 = 20
AGENDA AND NON-PRIVATE PAPERS
Jo Swinson, MP, 4 Springfield House, Emerson Road, Bishopbriggs, G64 1QE
Rosemary McKenna, Parliamentary Office, Lennox Ho., Lennox Rd., Cumbernauld, G67 1LL
Fiona McLeod, MSP, The Scottish Parliament, Edinburgh EH99 1SP
Premier Planning, 93-97 St. George’s Road, Charing Cross, Glasgow, G3 6JA
Stephen Mabbott Associates, 14 Mitchell Lane, Glasgow, G1 3NU
Clark Mathieson and Associates, 108 Kirkintilloch Road, Lenzie, Glasgow, G66 4LQ
FAO: Bart Dickson, Pressteam News Agency, 22a St. John Street, Coatbridge, M15 3EJ
Newsdesk at The Herald
The Extra (West End/Bearsden & Milngavie)
Wendy Miller, Newsdesk, The Evening Times
Scottish Enterprise - Dunbartonshire
Mr. Dr. G. Buchan, Manager, Glasgow & Clyde Valley Structure Plan Committee,
125 West Regent Street, Glasgow, G2 2SA
Kirkintilloch Herald
Milngavie & Bearsden Herald
Wm. Patrick Library - Senior Librarian
Brookwood Library, 166 Drymen Road, Bearsden
Community Council Secretaries
Public (per Committee Services Officer)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
1
1
1
1
12
2
= 18
TOTAL = 62

planning board - East Dunbartonshire Council

Transcription

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