2500287PPM - Site to West and South of Mains Bungalow, Irvine
North Ayrshire Council · 27 August 2025
Back to Planning Committee — 27 August 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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NORTH AYRSHIRE COUNCIL 27th August 2025 Planning Committee Locality Reference 25/00287/PPM Application Registered 27th June 2025 Decision Due 27th October 2025 Ward Irvine East Recommendation Approved subject to Conditions __________________________________________________________________ Location Site to west and south of Mains Bungalow, Irvine Applicant Keepmoat Homes Proposal Erection of 255 dwellinghouses to include associated roads, footpaths, drainage, open space, landscaping and ancillary service infrastructure ___________________________________________________________________ 1. Description Planning permission is sought for the erection of 255 residential dwellings with associated works including access, parking, landscaping, open space, and SuDS on an allocated greenfield site at the northwestern part of the masterplanned development of Montgomerie Park, Irvine. The proposed development would take place on zones E, F and G as identified in the approved masterplan. The site has a total area of just under 11.92 hectares, of which approximately 6 hectares would be developed. It currently has a rural character, with two existing houses on its eastern and southeastern edges (Mains Bungalow and Morven Lodge). There is a meadow and a woodland belt to the west which would be retained. A new housing development by Bellway Homes is taking place to the southeast. To the northeast of the site is the remaining parcel of development land at Montgomerie Park, and which has been reserved by the Council for local authority housing. The proposed development would be within the catchment area for the recently opened Montgomerie Park Primary School, which is located approximately 700m to the south.
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The main access into the application site would be taken from Taylor Drive leading from the existing roundabout to the north which connects with Long Drive (B7080). The access route would be continued southwards through the site to connect into the adjacent development by Bellway Homes, and onwards to Montgomerie Park Drive. The highest part of the site is between Mains Bungalow and Morven Lodge, where the ground is generally level between 23m and 24m AOD (approximately). From Mains Bungalow, the ground slopes gently downhill towards the northwest to a low point of 17m AOD. The ground along the western edge of the site would be raised, using earthworks, to create a level platform on which to build. The difference in ground level (from the highest point of the development to the lowest) would be approximately 7m. The site layout would take the form of a series of interconnected streets based on Designing Streets principles. A hierarchy system has been designed into the layout, with wider roads near the site access points leading to narrower streets at sections where predicted traffic flows would be less. Footways would be provided alongside the roads where flows would be greatest leading onto shared surfaces within areas of lighter traffic. The development would feature a landscaped linear park running through the site, as required by the masterplan. The linear park would provide a wide footpath through the housing and onwards to the neighbouring development by Bellway Homes. Many of the new homes would face onto the linear park. Footpath connections would also be provided into the retained open space and woodland to the west. An informal pedestrian link to Eglinton Country Park would also be provided via a dropped kerb crossing point at the roundabout on Long Drive. The extension to Taylor Drive along the edge of the site would have pedestrian footways on either side for much of its length. Provision for a bus stop on Taylor Drive has also been indicated on the proposed site plan. The proposed development would incorporate 14 complementary designs. All houses would have two storeys, although one design has a dormer within the attic to give 2.5 storeys. The housing mix includes 108 detached, 136 semi-detached and 11 terraced homes. The proposed houses have been approved by the Planning Committee at other Keepmoat developments taking place elsewhere in North Ayrshire (at Mossculloch,in Kilwinning and Newhouse Drive in Kilbirnie). All houses would have gabled roofs. Some would have gable features to the front and/or roof canopies over front doors. A number would have integral garages. External finishes would be finished primarily in white render, some incorporating brickwork panels, with buff coloured window cills, white uPVC windows, black front doors and anthracite grey concrete roof tiles. All would have mono-block paved driveways. Solar PV panels would be provided as standard on all roofs (and positioned on the most appropriate slope to maximise daylight/solar gain). Space and hot water heating would be provided using air source heat pumps. There would be no gas boilers in the development. The front curtilages for most houses would be taken up with driveways, some of which would be edged with a hedgerow or a tree. Rear gardens would be enclosed with 1.8m high timber fences. It is not proposed to provide a play park for children since there is existing provision nearby at Regalia Park (within the Montgomerie Park estate). There is also provision at Eglinton Country Park to the north. However, the development would provide an extensive
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area of open space for safe walking and cycling away from traffic, and for outdoor play/games. Waste water would be piped to the Scottish Water network via a pumping station with rising main. In terms of surface water drainage, it is proposed to connect into the existing surface water system for Montgomerie Park, which incorporates a sustainable drainage system (SuDS). In addition, the development would provide measures to manage and treat surface water from the site prior to being conveyed to the SuDS system. In terms of the Adopted Local Development Plan (LDP), the application site is within the Montgomerie Park Strategic Development Area, which identifies the land for housing development. The relevant policies of the LDP to the proposed development are listed below: - The Towns and Villages Objective of Strategic Policy 1: Spatial Strategy - Strategic Policy 2: Placemaking - Strategic Policy 3: Strategic Development Areas - Montgomerie Park - Policy 1: New Houses and Maintaining an Effective Housing Land Supply - Policy 13: Non-designated archaeological sites and monuments - Policy 14: Green and Blue Infrastructure - Policy 18: Forestry, Woodland, Trees and Hedgerows - Policy 22: Water Environment Quality - Policy 23: Flood Risk Management - Policy 27: Sustainable Transport and Active Travel - Policy 31: Future Proofing for Heat Networks National Planning Framework 4 is also relevant to the consideration of the application since this is part of the development plan. The following supporting information was submitted with the application: • Pre-application Consultation (PAC) Report • Design and Access Statement • Arboricultural Impact Assessment • Archaeological Desk-based Assessment • Drainage Strategy • Energy Statement • Flood Risk Assessment • Great Crested Newt Survey • Invasive Weeds Survey • Overheating Risk Assessment (parts 1 - 3) • Planning Statement and Statement of Community Benefit • Preliminary Ecological Appraisal • Ground Investigation Report (parts 1 - 14) 2. Consultations and Representations Neighbour notification was undertaken for the application in accordance with statutory procedures, which involved 107 letters being sent to all addresses within 20m of the site. The application was also advertised in a local newspaper, the Irvine Herald.
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Two letters of representation have been received, which make the following points: 1. The plots appear to directly adjoin the boundary of Mains Bungalow. Would the new houses have their own fences and would there be a gap left to maintain the existing fence? What would the boundary treatment consist of? Response: The applicant has confirmed that there would be a 1m gap left around the existing boundary treatment at Mains Bungalow and the proposed housing to either side. This would enable the existing fencing on the boundary of Mains Bungalow to be accessed and maintained by its owners. The proposed boundary treatment for the new houses would consist of 1.8m high timber fences, the maintenance of which would be the responsibility of the individual home owners within the new housing. The maintenance of the gap between the fences would be part of the factored common grounds maintenance scheme for the development. 2. Can the outlook from the rear of Mains Bungalow be retained without trees being planted? Response: Following a revision to the plans, no trees are proposed within the open space to the southwest of Mains Bungalow. Instead, a native hedgerow mix and a strip of broom/gorse would be planted to create a buffer between the proposed footpath within the linear park and the boundary of Mains Bungalow. In addition, the rear garden ground for plot 152 has been reduced in area and its boundary realigned to reduce its potential impact on Mains Bungalow. 3. What is the ground level and height for plot 152? Response: Plot 152 would have a ground level of approximately 22.45m AOD. It would be a 2 storey house of approximately 4.73m to eaves and 7.54m to ridge. The garage at Plot 152 would be under 5m in height at its highest point. The ground at Mains Bungalow varies between 22.72m - 23m AOD, which is marginally higher than the adjoining plots 150 - 152. 4. What would be the effect of the proposed development on the existing utility services for the existing housing? Response: The applicant has confirmed that service connections will be agreed between existing residents, NAC and Keepmoat Homes, and that the following principles will be adopted: • Storm and foul connections will be provided to tie in with the new drainage infrastructure within the distributor road; • Overhead BT and electricity will be grounded and placed within adopted footpath / distributor road; • The existing houses will be reconnected to the new electric infrastructure within the distributor road. 5. Will there be gas introduced into this site?
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Response: There will be no mains gas infrastructure for the proposed development, as all dwellings will be fitted with an electrically powered air source heat pump and hot water cylinders to provide heating and hot water. 6. Concerns have been expressed about the removal of sycamore trees on the boundary with an existing house, which were to be retained as discussed during pre- application consultation. Response: The plans have been revised to reflect these discussions. In the revised plans, the trees are indicated as being retained. 7. The layout does not consider the streetscape effect created by regimented cars in a row at the front of the houses on Plots 90 - 112. Response: The applicant has agreed to incorporate hedgerow planting between some of the driveways in addition to the trees already proposed. The colour of the blocks used to pave the driveways would also be varied. Such measures would add visual interest and reduce the perception of unrelieved car parking in front of the houses. 8. Parking spaces - based on the average cars per house ratio to date, what has been done to make this development better? Response: The proposed parking provision for the development has been reviewed by NAC Active Travel & Transport officers and accords with the Council's current roads and parking guidance. Consultations NAC Active Travel and Transport (ATT) - no objections. The applicant has been in discussion with ATT regarding the site layout to ensure it meets the Scottish Government's policy Designing Streets. Response: Noted. Discussions took place with ATT at the pre-application stage. The submitted application represents the outcome in relation to layout, road hierarchy and parking standards (for residents and visitors). NAC Environmental Health - no objections. Conditions are recommended in respect of remediation (groundworks); the protocol for dealing with any unsuspected contamination; dust management (during construction) and internal noise levels for the houses. Further observations are made in relation to a range of other Environmental Health matters. Response: Conditions relating to the above matters could be attached in the event of planning permission being granted. NAC Flooding Officer - no objection in principle subject to conditions regarding further details in relation to the proposed surface water drainage design. Response: The matters raised could be dealt with by condition(s) in the event of planning permission being granted.
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Scottish Water - no objection. The applicant should be made aware that a consultation response does not confirm that the proposed development can currently be serviced. Further comments are provided on water supply and waste water capacity. Surface water will not be accepted into the combined sewer except in limited exceptional circumstances. Response: It is not proposed to use a combined sewer for surface water, which would be kept separate and treated in the Montgomerie Park SuDS system before discharge to local watercourses. An informative note could be added to any planning consent granted instructing the applicant to contact Scottish Water regarding the matters raised, where relevant. The Coal Authority - no objection and confirm that the coal mining legacy at the site is a material consideration. Among other things, The Coal Authority welcomes the comments in the submitted ground investigation report that unrecorded mining features may exist within the site. Conditions and an informative note are recommended. Response: The recommended conditions and informative note could be attached in the event of planning permission being granted. West of Scotland Archaeology Service (WoSAS) - No objection subject to condition. WoSAS note that the submitted Archaeological Desk-based Assessment states that previous archaeological fieldwork carried out in the area encountered significant prehistoric material. These included a pits, possible postholes a linear feature and lithic debris, and a possible ring ditch burial, with a pit containing bone, two fire pits, burnt bone and prehistoric pottery. Previous fieldwork within 200m of the boundary of the application site uncovered a roundhouse, burnt bone and pottery; pits, postholes, part of a possible enclosure and lithics; and a roundhouse, a possible palisaded enclosure, a stone short cist containing cremated human remains and an intact quadripartite food vessel. The amount of trenching carried out within the plot of ground that is the subject of the current proposal was reasonably limited, and only a very small portion of it has been directly subject to intrusive investigation through trial trenching. Notes the fact that such a small amount of trenching encountered significant archaeological material demonstrates that there is a clear potential for additional features, deposits and artefacts to survive below the current ground level. This would be at risk of damage or destruction as a result of ground disturbance associated with construction of the proposed residential development. WoSAS therefore agree with the conclusion presented in report that a programme of evaluation trenching would be required to confirm the location, extent, nature, date, and significance of any buried archaeological material that may survive within the site. Should this initial evaluation encounter significant archaeological material, it is probable that further phases of on-site work would be needed to fully excavate and record it prior to construction commencing; this would in turn generate the need for a programme of post- excavation analysis of the recovered material, followed by publication of the results. To secure the completion of what may be a multi-phase programme of work, WoSAS advise on the wording of the condition which should be attached to any consent that the Council may be minded to issue. Response: The recommended condition could be attached in the event of planning permission being granted. See Analysis below.
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3. Analysis To accord with the provisions of the Town and Country Planning (Scotland) Act 1997, the application requires to be determined in accordance with the development plan unless material considerations indicate otherwise. Each relevant development plan policy is considered individually below. Strategic Policy 1: Spatial Strategy The Towns and Villages Objective of Strategic Policy 1 (Spatial Strategy) states that, in principle, the Council will support development proposals within North Ayrshire's towns and villages that provide the right new homes in the right places. The application accords with this strategic policy. Strategic Policy 3: Montgomerie Park, Irvine Strategic Policy 3 commits the Council to "supporting the development of housing at Montgomerie Park". The application accords with this strategic policy. Policy 1: New Homes and Maintaining an Effective Housing Land Supply Policy 1 (New Homes and Maintaining an Effective Housing Land Supply) states that, in principle, the Council will support and promote residential development of the 51 effective housing supply sites identified in Schedules 2a and 2b. The application site is within an allocation known as 'Montgomerie Park West' that has an indicative capacity of 480 units (ref. NA0525). As such, the proposed development accords with Policy 1 of the LDP. Strategic Policy 2: Placemaking The stated purpose of Strategic Policy 2 on Placemaking is to ensure "all development contributes to making quality places." The policy also seeks to "safeguard, and where possible enhances environmental quality through the avoidance of adverse environmental or amenity impacts." The proposed development would provide a variety of house designs (14 in total) including terraced, semi-detached and detached houses. This would add positively to the range and choice of homes in Irvine. All houses within the development would have 2 storeys with gabled roof designs and a consistent pattern of external finishes throughout the development. It is considered that the proposed development would integrate well with the existing housing at Montgomerie Park. The existing housing on the boundaries of the site (including the established dwellings of Mains Bungalow, Morven Lodge and the new Bellway housing estate under construction to the south) either has gables or rear elevations facing onto the application site. Based on the submitted levels plan, the existing housing would have largely similar ground levels to the proposed housing (ie. within 1 metre either higher or lower where boundaries adjoin). In the case of Mains Bungalow, the open aspect from the rear of the house would be retained within the linear park proposed within the development, albeit the outlook would change significantly with the new housing. In the case of Morven Lodge, mature trees along the boundary would be retained. As such, the existing housing would not experience any significant adverse
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privacy or overlooking impacts from the proposed development. The site would be well enclosed from the adjoining major roads (A78 and B7080) by the established woodland areas, which would be retained. In terms of its functionality, the proposed street layout is considered acceptable. There would be several access points from Taylor Drive for vehicles, including pedestrian footways. There would be a connecting road into the Bellway development to the south. Taylor Drive would also be connected into the Bellway development and from there to Montgomerie Park Drive. There would also be pedestrian footpath connections provided to the surrounding area. The proposed layout and boundary treatments would provide each house with a rear garden area of adequate size and enclosures to ensure that there would be no adverse privacy or overlooking between residents. Each house would also be provided with in- curtilage parking to ensure that there would be no adverse parking impacts on the new streets within the development. In addition, there would be visitor parking spaces provided throughout the development. As well as generous areas of open space within the development, the maintenance of which would be through a factoring scheme, the proposed houses would provide a range of internal and outdoor spaces that could be adapted over time to meet the needs of the residents. It is also considered that the site would be well connected for a variety of transport modes. Montgomerie Park Drive is a local bus route where some services currently terminate. Long Drive is also a bus route for some local services between Irvine and Whitehirst Park in Kilwinning. The opportunity would exist for through services to be provided along Taylor Drive, subject to passenger demand and operator interest. As noted above, the site is within walking distance of the new primary school at Montgomerie Park. Furthermore, planning permission was granted earlier in 2025 for the development of a neighbourhood centre (ref. 24/00527/PP) on land beside the primary school, although this has not yet commenced. Heat and power for the houses would be from electrical sources, including solar power from the roof mounted panels each house would have as standard. In order to comply with the latest building standards, there would be no direct CO2 emissions from the new housing, and no gas supply will be provided to the development. Therefore, given the above, it is considered that the proposed development would meet the relevant requirements of Strategic Policy (Placemaking). Policy 13: Non-designated archaeological sites and monuments As noted above, the consultation response from the West of Scotland Archaeology Service highlighted the potential for buried remains below the ground, based on its understanding of the locality from past investigations at Montgomerie Park. The recommended condition should therefore be applied to any grant of planning permission to ensure that appropriate excavation, recording, analysis, publication and archiving of any finds below the ground is carried out before the initial groundworks phase of development. Subject to such a condition, the proposed development would accord with Policy 13.
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Policy 14: Green and Blue Infrastructure and Policy 18: Forestry, Woodland, Trees and Hedgerows The site is not subject to any environmental designations of local or national importance. However, a Preliminary Ecological Assessment (PEA) has been submitted providing a detailed assessment of the environmental features of the site and its surroundings, the preparation of which followed desktop and site surveys. Consideration was given to certain protected species such as great crested newts, bats, badgers and habitats suitable for use by birds. A survey for any invasive plant species was also carried out. The nearby SuDS ponds were surveyed for the presence of habitats suitable for great crested newts. The findings of the survey indicate that there were no protected species present nor nesting places, bat roosts, badger setts, etc. The trees on the site are noted as being of potential importance as a food source for bats, birds, insects and as wildlife corridors. The results of the PEA indicate that the ground at the site contains several different types of groundcover. First is an area containing dense continuous scrub dominated by brambles and nettles. These plants are exempt from habitat condition assessment. Secondly is an area of marshy grassland, which was in poor condition and does not meet the criteria for a Ground Water Dependent Terrestrial Ecosystem. Thirdly, the majority of the site consists of poor semi-improved grassland which is intersected by informal dog walking paths. This area mostly consists of unmanaged areas containing various grass species, judged to be in a moderate condition. No field signs for badgers were recorded. Parts of the woodland near the site is of higher ecological and biodiversity value. Several invasive plant species were found, namely rosa rugosa, snowberry and field horsetail. The PEA recommends that further survey work is carried out for the presence of protected species, especially bats and great crested newts (at the two ponds near the site), before any development takes place. Vegetation removal should be avoided during the nesting bird season of March to September. Various other recommendations have been made, all of which would help to prevent loss of wildlife arising from the clearance of the trees and construction operations. The further spread of invasive species would largely be prevented during the soil stripping and groundworks phase of the development. The PEA includes recommendations in respect of wildlife protection and biodiversity enhancement during the course of the development, including habitat creation and in the selection of plants for the landscaping scheme. Implementation of the recommendations of the PEA could be secured by condition. With such measures in place, it is considered that the proposed development would accord with Policies 14 and 18. Policy 22: Water Environment Quality and Policy 23: Flood Risk Management. Policy 22 of the LDP states that development will be required to ensure no unacceptable adverse impact on the water environment. Development should ensure that appropriately sized buffer strips are maintained between the built and water environments. Related to this issue is Policy 23, which deals with flood risk management and states that generally development should avoid locations of flood risk and should not lead to significant increase in the flood risk elsewhere. Montgomerie Park has an existing SuDS system for the treatment and management of surface water. Development of the remaining sites at Montgomerie Park is guided by a Drainage Strategy which was produced for the Council by consultants Aecom in 2021.The proposed development would utilise two of the detention basins at Montgomerie Park
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where surface water from impermeable areas would be conveyed. The Council's Flooding Officer supports the principle of the proposed surface water drainage system but requires additional information to ensure the requirements of the Drainage Strategy are met. Additional water quality treatment measures are required to serve the proposed distributor road (ie.Taylor Drive) in order to ensure the development would not harm water quality. Discussions between the applicant and the Council's Flooding Officer have been ongoing. A condition could be attached to ensure the outstanding information is submitted and duly implemented as part of the infrastructure works for the development. The site is located outwith the flood risk area defined by NPF4. The submitted Flood Risk Assessment finds that the site would be at a low risk of flooding from watercourses at present and in the future. SEPA's Standing Advice was consulted and from this it was noted that the site is not at risk from pluvial (watercourse) flooding. The Council's Flooding Officer noted that the site's future flood risk is largely limited to overland flow paths (from surface water flows during periods of heavy rainfall). Provided that surface water would be intercepted and conveyed to the water environment without unacceptably affecting either the proposed housing or existing properties, the development could be acceptable in flood risk management terms. Subject to the provision of additional information on the details for the proposed surface water drainage system, which could be secured by condition, it is considered that the development accords with Policies 22 and 23. Policy 27: Sustainable Transport and Active Travel As noted above under Strategic Policy 2, the site is considered well connected for walking to the local facilities within Montgomerie Park, with the potential for bus services and for private car travel. As such, it is considered that the development accords with Policy 27. Policy 31: Future Proofing for Heat Networks Policy 31 supports proposals for the creation or enhancement of district heat networks in as many locations as possible in North Ayrshire. A feasibility study was carried out and described in the submitted Energy Statement. This concludes that the site is not considered to be a suitable candidate for a district heating system at present, since there are no existing or proposed heat sources available nearby (ie. within 1km) which could be utilised for this purpose. However, as noted above, the proposed houses would incorporate electrically powered heating systems with no direct emissions, with air source heat pumps being the most viable for a development of this type. Solar panels would also be provided as standard, helping to reduce reliance on the grid for electricity supply to the homes. In addition to the use of zero direct emissions heating, the Energy Statement highlights the improved thermal insulation standards required by the current building standards, with improved U values for walls, roofs and windows to reduce heat loss and reduce overall energy demand. As a result of the increased insulation standards required for the housing, in addition to other risk factors, an Overheating Risk Assessment was carried out. The Energy Statement demonstrates that the proposed housing would achieve compliance with the relevant building standard in this regard.
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The precise details of the building fabric and heating systems would be identified at the building warrant stage, with the implementation of the required measures regulated under the Building Standards legislation. NPF4 Finally, turning to NPF4, it is considered that that, in principle, the proposed development accords with the spatial strategy of NPF4 in that it would provide a new residential development on an allocated housing site. NPF4 is broadly in alignment with the LDP in respect of its other strategic policy objectives, including those tackling the climate and nature crises. As noted above, areas of public open space, landscaping and planting would be provided throughout the site and sustainable drainage provided to mitigate the rate of surface water run-off in conjunction with other flood prevention measures. The proposed landscaping scheme would include numerous plants and tree species that would promote wildlife and biodiversity. Habitats to encourage wildlife would also be provided, including bird boxes, hedgehog boxes, insect hotels and bee hotels. A condition could be attached to require the implementation of the PEA and flooding officer recommendations during the development of the site. A condition requiring the implementation of the landscaping scheme on a phase by phase basis is also recommended. Such measures would help to ensure that the principles set out in NPF4 for nature and sustainable drainage are implemented. Finally, the proposed housing would be fitted with heating systems with no direct greenhouse gas emissions, making it the first large private housing estate in North Ayrshire to benefit from the new building standards. In summary, it is considered that the proposed development has considered the climate emergency, would be 'nature positive' and would accord with NPF4. There are no other material considerations. In conclusion, it is considered the proposed development would accord with the development plan. Accordingly, it is recommended that planning permission is granted subject to the conditions noted below. 4. Full Recommendation Approved subject to Conditions Condition 1. That the development hereby approved shall be implemented in accordance with the submitted plans, drawings and recommendations contained in the application (inclusive of all associated supporting documentation) unless otherwise indicated below, all to the satisfaction of North Ayrshire Council as Planning Authority. Reason To secure the implementation of the development in accordance with the supporting information. Condition
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2. That prior to the commencement of the development hereby approved, the following additional details shall be submitted for the written approval of North Ayrshire Council as Planning Authority to finalise the surface water drainage scheme: - flow attenuation and additional flood storage; - confirmation of surface water discharge from the site (to include Montgomerie Park Masterplan development plots D, E, F and G); - modelling to demonstrate how the performance of the sewers during the 1 in 200 year plus 41% climate change plus 10% storm event would be managed, including exceedance flows between the development and the water environment. The finalised surface water drainage scheme shall accord with the principles and practices contained in 'The SuDS Manual' (CIRIA report C753, published November 2015). Thereafter, the details as may be approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interests of securing a sustainable drainage system and to ensure that the drainage scheme for the development would not lead to flooding. Condition 3. That prior to the commencement of the development hereby approved, the developer shall secure the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented before groundworks take place, and that all recording and recovery of archaeological resources is undertaken to the satisfaction of North Ayrshire Council as Planning Authority in agreement with the West of Scotland Archaeology Service. Reason To ensure that any archaeological remains are appropriately investigated and recorded. Condition 4. That prior to the commencement of the development hereby approved, the applicant shall submit a Construction Environmental Management Plan (CEMP) for the written approval of North Ayrshire Council as Planning Authority, inclusive of the site remediation phase. Thereafter, the remediation works and development shall be implemented in accordance with such details as may be approved in the CEMP to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interests of environmental protection during the construction phase. Condition 5. That the development hereby approved shall not commence until the remediation works (outlined in Section 9 of the Ground Investigation Report incorporating Coal Mining Risk Assessment (CMRA): Rev 1, YG695/03/MAK/CMB/KM/JC, dated April 2025) and/or
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mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been fully implemented to ensure that the site is made safe and stable for the development. The remedial works shall be carried out in accordance with authoritative UK guidance. The presence of any unsuspected contamination shall be reported to the Council as Planning Authority to enable the preparation of a suitable investigation and remediation strategy. Thereafter, and prior to the occupation of any part of the development for residential use, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted for the written approval of North Ayrshire Council as Planning Authority. Reason In the interests of health and safety. Condition 6. That, if there is a requirement to re-use site won material and/or to import material for groundworks, the assessment criteria and sampling frequency to adequately demonstrate its suitability for use shall be submitted to and approved by North Ayrshire Council as Planning Authority prior to any material being used. In addition, any fill material to be used in the top 300mm shall also be free from metals, plastic, wood, glass, tarmac, paper and odours and in accordance with BS3882:2015 and BS8601:2013. On completion of the groundworks and at a time and or phasing agreed by North Ayrshire Council as Planning Authority, the developer shall submit a verification report containing details of the source of the material and appropriate test results to demonstrate its suitability for use within residential development. Reason In the interests of environmental protection. Condition 7. That the internal noise level from road traffic during daytime hours (0700-2300 hours) in any habitable room within the dwellinghouses hereby approved must not exceed LAeq 16 hour 35dB. In addition, the internal noise level from road traffic during night hours (2300-0700 hours) in any habitable room within the dwellinghouses hereby approved must not exceed LAeq 8 hour. If the required levels cannot be achieved with an open window strategy, then alternative means of ventilation will require to be provided, details of which shall be submitted to North Ayrshire Council as Planning Authority for consideration. Reason To safeguard residential amenity from the effects of traffic noise on the A78 trunk road and B7080 distributor road. Condition 8. That all planting, seeding or turfing comprised in the approved landscaping scheme shall be carried out in the first planting season and seeding seasons following the occupation or completion of each successive phase of housebuilding until the development is complete. Any trees, plants or areas of grass seeding which, within a period of five years from the occupation or completion of each phase of development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season until established, unless North Ayrshire Council as Planning Authority gives written consent to any variation.
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Reason To ensure that the approved landscaping scheme is carried out and maintained, in the interest of amenity and biodiversity. Allan Finlayson Chief Planning Officer For further information please contact Mr A Hume Planning Officer on 01294 324318.