4 - 23-00838-PPM - Auldlea Gardens, Beith
North Ayrshire Council · 28 August 2024
Back to Planning Committee — 28 August 2024 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 28th August 2024 Planning Committee Locality Garnock Valley Reference 23/00838/PPM Application Registered 13th November 2023 Decision Due 13th March 2024 Ward Garnock Valley Recommendation Approved subject to Conditions Location Site To West of Auldlea Gardens, Beith Applicant Persimmon Homes & Source LNH Ltd Proposal Erection of 191 dwellinghouses with associated infrastructure and landscaping 1. Description Planning permission is sought for the erection of 191 dwellinghouses with associated works including access, parking, landscaping, open spaces and sustainable drainage (SuDS) on an allocated greenfield site adjacent to Kings Road within the settlement boundary of Beith. The site has an area of just under 7 hectares and slopes downhill from east to west towards Kings Road from a high point of approximately 74m AOD at its eastern boundary to a low point of 55m AOD in the west, a fall of some 17m across a distance of 280m (a gradient of 6%). The site consists of two agricultural fields bisected by a field ditch. The ditch is edged with a hedgerow and some trees, although there are gaps in places. The boundary onto Kings Road is defined by a well maintained hawthorn hedgerow. Access is currently provided by a field gate from Kings Road. The current land use is agricultural grazing. To the north of the site is an established woodland corridor known as the Mossneuk Strip, which is a plantation consisting of coniferous and broadleaved trees some 26m in width. Beyond the Mossneuk Strip are the estate grounds of Woodside Castle, which comprises a combination of open grassland and woodland.
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To the east are the residential areas of Auldlea Gardens and Ash Drive, both at a higher ground level than the application site. To the south is the old Beith Cemetery, which is edged by a stone wall varying in height from 3m to 4m. The site is bounded to the southwest/west by Kings Road and Woodside South Lodge. On the west side of Kings Road is the detached cottage of Mossneuk and agricultural land which slopes very gradually downhill towards the west. The Glasgow - Ayr railway line is around 650m to the west, with Kilbirnie Loch beyond. Beith town centre is accessed from Kings Road and is approximately 800m southeast. The proposed development would have a single point of vehicular access from Kings Road at the low point of the site, midway between the old Beith cemetery and Mossneuk/Woodside South Lodge. There would also be a separate pedestrian footpath connection onto the existing pedestrian footway alongside Kings Road at the southwest corner of the site. The site layout would take the form of a series of interconnected streets to the north and south of the field ditch, which would be retained in its current form. From the entrance at Kings Road, a street would run in an easterly direction leading towards a street some 200m in length on a north-south axis. The southern leg of this street would loop around to the east, bisected by a short connecting road. The northern leg would cross the ditch, the setting of which would be enhanced as a 'biodiversity corridor'. Within the northern part of the site, a number of looping streets would be formed on north-south and east-west axes. In total, there would be two bridges over the ditch. Visitor parking would be provided throughout the site. All houses within the development would have two storeys. A total of 16 house designs (or 'types') are proposed. The housing mix includes 103 detached, 54 semi-detached and 34 terraced homes. Most homes would have either 3 or 4 bedrooms, and 16 would have 2 bedrooms. The proposed housing designs have all been developed by the applicant at their other recent projects in North Ayrshire. The houses typically have steep roof slopes with gable ends. Some would have gable features to the front and/or roof canopies over front doors. The applicant has proposed that external finishes would be finished in a combination of render and red or buff brick. All roofs would be finished with grey tiles and all homes would have mono-block driveways. Solar PV panels would be provided on all roofs (and positioned on the most appropriate slope to maximise daylight/solar gain). Front gardens would be open plan with rear gardens enclosed with 1.8m high timber fences. The development would provide two play areas for children: one for toddlers, the other for older children. A larger area of grassed open space would be provided at the centre of the site suitable for ball games. Landscaping would be added to the fringes of the field ditch, much of which would be overlooked by footpaths from the front of houses. There would be a landscaped buffer area provided at the boundary with Woodside Lodge as well as planting throughout the site. A SuDS detention basin would be provided to the south of the access road at the lowest point in the site. The following supporting information was submitted with the application: - Pre-application Consultation (PAC) Report - Design and Access Statement - Planning Statement - Ecology Report
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- Flood Risk Assessment - Tree Report - Transport Assessment - Sustainability Statement - Energy Statement - Statement on Community Benefit In terms of the adopted Local Development Plan (LDP), the application site is within a General Urban area of Beith and identified in Schedule 2b as a Housing Site anticipated to become active between 2019-2024 (ref. NA1117), with an indicative capacity of 175 units. 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) - Policy 1: New Houses and Maintaining an Effective Housing Land Supply - Policy 15: Landscape and Seascape - Policy 16: Protection of our Designated Sites - 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. 2. Consultations and Representations Neighbour notification was undertaken for the application in accordance with statutory procedures, which involved 26 letters being sent to all addresses within 20m of the site. The application was also advertised in a local newspaper, the Ardrossan & Saltcoats Herald. A total of 11 representations were received. These consisted of 9 objections, 1 in support and 1 neutral with comments. The matters raised are summarised and responded to below: 1. Concerns have been raised about the capacity of the local community to support the additional population which the proposed development could result in. These concerns range from getting an appointment at the local health centre/GP surgery and dentist, to school and nursery places for children. It has been noted that Persimmon themselves have stated that there is a declining population in Beith (based on census data). As such, the planning authority should take into consideration whether or not the application can be granted if that means there is also declining demand for housing against a background of capacity constraints in health and education services. There is also concern that the development of the site could lead to degradation of the countryside as a result of insufficient recreational facilities and waste management. Response: The Local Development Plan highlights that the forecasted decline and ageing of North Ayrshire's population is a key issue which affects the area and that building new homes is an important response to counter the serious challenges this poses. The Plan identified that the 2016 population of the Garnock Valley was 20,128 and that the under 18 population had fallen by over 11% since the 2011 census. Whilst the results of the 2022 census have not yet been published in detail, it is known that the population of North Ayrshire as a whole has continued to decline during the past decade. A falling and ageing population tends to be associated with a decline in local service provision, less demand for
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education and youth services and fewer local employment opportunities. Additionally, an ageing population typically results in increased demand for health and social care services. Whilst the population level and its demographics are affected by many factors other than housebuilding, the Local Development Plan provides sites for up to 4000 new houses across North Ayrshire during the 2020s. As noted above, the application site is allocated for housing development. Consultation has been carried out with the local education authority, who indicated that there is sufficient capacity to serve the proposed development within all of the schools which serve Beith (see below). In addition, NHS Ayrshire & Arran has confirmed that an options appraisal for the planned replacement of Beith Health Centre will now take place. The determination of a planning application for a planned housing development on an allocated site is not contingent on the availability or recruitment of staff to provide health and social services: the staffing of these services are not land use planning matters and are outwith the control of the Council as planning authority. Accordingly, little or no weight should be attached to these issues in the decision making process given that the application site has been allocated for housing development since 2014 within the context of a strategic planning policy which seeks to address a declining population. The population of the Garnock Valley area in particular has declined at a greater rate than other parts of North Ayrshire. With respect to points raised about insufficient recreational opportunities, it is not agreed that this is the case. The proposed development would provide small areas of open space for play as well as a number of walking routes. Within reasonable walking distance of the site (10 minutes), there is a public park which is well equipped with opportunities for play and recreation. In addition, there are various other sports and community facilities within the town. The surrounding area provides numerous opportunities for a variety of outdoor recreation and sporting activities, including Garnock Community Campus, Lochshore Park, Kilbirnie Loch and Clyde Muirshiel Regional Park. Finally, with regard to the point raised about waste management, the housing would be provided with refuse and recycling bins in accordance with established standards. The Council also provides bulky goods uplift services for domestic premises and there is a civic recycling site at Paddockholm Road in nearby Kilbirnie. There is no reason, therefore, to suggest that the development would lead to an increase in fly-tipping or degradation of the countryside as a result of insufficient waste management facilities. 2. The development would result in additional traffic on Kings Road, within the town and on other rural roads. This would have implications for road safety, congestion and traffic flow. There are already many parked cars along one side of Kings Road for some of its length, which can be exacerbated when there are funerals taking place. Response: As noted above, the site is allocated for housing development in the adopted Local Development Plan. As such, it is acknowledged that the proposed development would result in additional vehicle movements, particularly on Kings Road. This would vary over time: initially the traffic would be associated with construction, typically involving larger commercial vehicles and cars/vans used by construction workers. It is anticipated that most, if not all, construction traffic would require to enter the site from the south (ie. from Beith). This is due to the constraints associated with the Kerse Road, including the low bridge on the A760 south of Lochwinnoch and at the tight bends around the railway overbridge adjacent to Kilbirnie Loch. It is recommended that a Construction Environmental Management Plan is attached as a condition of planning permission in order to take construction traffic impacts into account during the course of developing the site. In the
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longer term, traffic would primarily consist of cars, smaller delivery vehicles and refuse collection lorries. The developer has been made aware of the representations regarding potential impacts on Kings Road and has met with representatives of the Roads Authority. It is proposed to extend the 30mph speed limit past the site to reduce vehicle speeds. Finally, it should be noted that there is a car park at the cemetery with capacity for around 12 cars. 3. The initial plan from Persimmon featured a roundabout, but this was later retracted. The planning authority should consider whether that a roundabout should be reinstated since it will act as a traffic calming measure and would also serve as a potential public transport turning point. Within the town, there is currently a very limited bus service to Glasgow, and also a very poor service to the local train station at Glengarnock. With the proposed development being built in an area where there is no bus-stop within walking distance for elderly/infirm people, with Wilson Street being the closest which is 0.6 miles away uphill. Response: A roundabout is not a requirement for a development of the scale proposed and the roads authority has no objection to a priority junction for the proposed site access following extensive engagement with the applicant. The existing national speed limit (and signage) would be relocated beyond the proposed access in order to reduce vehicle speeds on approach to the site. Kings Road is not utilised by public transport at present and it is not anticipated that it would be an attractive route for bus services whether or not a roundabout is provided at the site access. The site is within reasonable walking distance of the nearest bus stops on the B7049 on the edge of the town centre (15 minutes - approximately 1km from the centre of the site). The provision of a dedicated bus service is not a requirement for a planning application of this scale. However, the additional population which the proposed housing may result in has some potential to increase the demand for improvements to bus services for Beith. This would be a matter for bus operators to consider. 4. Better footpath links should be included to allow pedestrians easier access to the town. This would encourage walking to the local shops, etc and cut down on unneeded car journeys. Between plot 56-57 a footpath link should be provided to connect to the footpath at the side of 35 Ash Drive. At plot 50-51 a footpath link should be provided to connect to the existing path at 31 Auldlea Gardens. Response: Discussions have taken place with the applicant regarding the potential for other footpath connections. However, neither of the suggestions made by the representee were found to be feasible due to intervening third party land between existing adopted footpaths and the site. There are also considerable ground level changes proposed on the eastern edge of the site, which would make such connections impractical. It is considered that, on balance, the proposed pedestrian connection onto Kings Road from the southwestern corner of the site would be sufficient for a development of the scale proposed. 5. Has consideration been given to a feasibility study for opening up the former Beith North train station which is within walking distance of the site? New housing projects in the west of Scotland have seen stations such as Royston being developed. Dargavel Village has also seen the improvements to the railway on the Greenock-Glasgow route. Response: Network Rail has no plans for redeveloping the former Beith North Station, which closed in 1951 and was subsequently dismantled. For comparison, the development of Dargavel Village at Bishopton will have 4,000 homes once completed, and is served by the adjoining Bishopton railway station (which existed beforehand). Service levels are a matter
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for ScotRail and the Council has no control over this. The nearest stations to the site at Glengarnock and Lochwinnoch are currently served by two trains per hour to/from Glasgow. There is a regular bus service from Beith to Glengarnock. 6. The addition of 191 houses will significantly impact on the tranquillity of our countryside. Furthermore, the introduction of excessive artificial lighting will disrupt the natural darkness of our surroundings, potentially disturbing local wildlife. Noise impacts are also of concern. Response: The site has been allocated for housing development in the Local Development Plan since 2014. The site adjoins the town and is not considered to be in an isolated location nor a sporadic development within the countryside. The use of low power LED street lighting with full cut-off lamps is standard for all new developments in North Ayrshire with the aim of reducing glare and light spill beyond the area intended to be lit. It is therefore considered that street lighting in the development and on Kings Road would be kept to the minimum possible level for the safety of pedestrians and traffic, in accordance with current Council policy. It is not considered that the proposed development would result in excessive nor unacceptable noise generation, either from the housing nor from road traffic. 7. Impact on climate arising from heating systems. It would surely be better for the planning authority to insist on ground source heat pumps or even a district heating system. Response: In a development of this type and scale, the option for ground source heating is constrained by cost. There is no reliable source of heat near to the site which could be utilised for the development of a district heating system. Such systems are better suited to much larger sites or 'whole town' networks. The heat and power systems for the proposed houses would involve a combination of renewables and other sources supplied from existing networks. The houses would require to meet high standards of insulation and energy efficiency, all of which would be determined by the building standards regime rather than through the planning system. This 'fabric first' approach is intended to reduce the long term environmental impact (and operating costs) of heating systems. Individual householders would have permitted development rights to modify or upgrade heat and power systems over time as new technologies become more affordable and available. 8. Impact on wildlife/nature arising from the development. Response: The site is currently used for cattle grazing and has limited biodiversity or habitat value, other than the hedgerows along the edges of the fields. Sections of hedgerow would be retained wherever possible. The proposed development would incorporate landscaping which would be maintained as part of a factoring scheme for the common grounds. It is recommended that the selection of nature positive species for the landscaping scheme would be a condition of the planning permission. This would include appropriate riparian planting along the banks of the watercourse which bisects the site, as well as the retention of existing hedgerows as far as possible. 9. RSPB Scotland requests that measures are taken to ensure that swift nest bricks are incorporated into this proposed development as a biodiversity enhancement. Planning authorities have a duty under the Nature Conservation (Scotland) Act 2004 to further the conservation of biodiversity.
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Response: As part of a wider package of nature positive measures, the applicant is willing to install swift nest bricks as a condition of planning permission. It is important to note that swift bricks would be offered to prospective purchasers as an option, and would not be compulsory. 10. Impact on flood risk and concerns about sewage overflow in the event of pumping station failure. The existing water course on the site has a history of causing flooding in the lower half of the field and in the neighbouring property, with potential implications for the proposed development. Measures in place to address the current flooding issue, run-off concerns and the potential failure of the effluent pumping system dedicated to the estate are not clear. Clarity on responsibility for repairs and the long-term impact on tenants' obligations is crucial. Response: Following the submission of additional information after further investigation, modelling and studies were carried out by the applicant's consulting engineers, both the NAC Flooding Officer and SEPA have no objection to the proposed development. This has been confirmed in revised consultation responses dated 26th March 2024 and 22nd April 2024 respectively. Conditions have been recommended. See below for the responses. 11. Impact on overlooking of existing housing and adverse impacts on quality of life as a result of this. Bungalows should be on offer as part of the housing mix especially on the edges of the site where there is greater potential for overlooking. Response: There are two existing houses in the countryside immediately to the west of the site. One backs on to the application site, the other is across Kings Road, facing towards the site. The rear of the house which is immediately adjacent would be screened with new tree planting and landscaping where there is potential for direct overlooking. The house that is further from the site would be separated by Kings Road, the retained hedgerow and new planting within the development. Given that this house has its front elevation facing the public road, it is not considered that the need for more extensive landscape screening is necessary since its rear elevation would remain private and hidden from public view, as at present. It is acknowledged that the current appearance of the hillside would dramatically change as a result of the proposed development. Proposed cut and fill operations for the site have been provided in a detailed plan which indicates that the eastern part of the site (at the top of the hillside) would be lowered in depth by as much as 2.5m in places, thus reducing the 'crest' of the development when viewed from the west. The existing housing estate to the east would therefore retain an outlook over the development across the Garnock Valley towards the Renfrew Heights. The southern part of the site would also be lowered by up to 1.8m in places, thus reducing the visual impact when viewed from the old cemetery to the south. (The cemetery wall varies between 3m and 4m in height). There would be some land raising particularly around the western part of the site, the intention of which is to reduce the gradients of the streets, assist drainage flows, and thus reduce the rate of surface water run-off into the drainage system. The highest level of SuDS detention basin would not be raised above existing ground levels, thus reducing the risk of over-topping onto the adjacent land. The developer does not offer bungalows as part of their proposed housing mix, and there is no planning policy requirement for single storey homes. The proposed housing mix would be consistent with other developments provided by the same developer in North Ayrshire during recent years.
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12. Impact of the development on Mossneuk woodland strip to the north of the site boundary. Response: The rear boundaries of the proposed houses adjacent to the Mossneuk woodland strip would consist of 1.8m fences. It is considered that this type of boundary would be sufficient to restrict/deter access north of the site. The woodland provides a buffer between the north of the site and the countryside beyond. The Mossneuk woodland is not within the control of the applicant and its future management/maintenance is therefore outwith the scope of the planning application. 13. Impact of the development on category A listed Woodside House and its setting. A bund, 3m in height and planted with native trees/shrubs, should be provided within the northern part of the site to screen the development from the Woodside Estate. Response: Woodside House is a category A listed building that is located some 450m north of the site. It is largely screened by established woodland, including the Mossneuk woodland strip as well as other pockets of mature woodland and trees. Given the distance and intervening trees/woodland, it is not considered that the proposed development would have any adverse impacts on the setting of Woodside House nor any significant impacts on the wider estate around it. There is no justification for the formation of a bund along the northern boundary of the site. Landscaping is proposed for other parts of the site which would enhance the setting of the development. Consultations NAC Active Travel and Transport - no objection following extensive engagement with the applicant on the proposed access arrangements, consideration of impacts on Kings Road, street design and parking matters. Response - Noted. NAC Education - no objection. The roll projections for the 4 catchment schools (Beith and St Bridget's PS, Garnock Community Campus and St Matthew's Academy) have been checked. There appears to be sufficient capacity to accommodate the expected number of children from this development. Response: Noted. NAC Environmental Health - no objections to the development. Conditions are recommended in respect of air quality associated with road traffic; a desk study for potential contamination on the land; the use of suitable (clean) fill materials in land engineering operations and for notification to the local authority in the event of unsuspected contamination being discovered during development. Further observations are made in relation to a range of other Environmental Health matters. Response: The above matters could be dealt by the recommended conditions in the event of planning permission being granted. NAC Flooding Officer - On review of the additional information submitted on 13th March 2024, there are no objections subject to conditions. Comments were made regarding drainage design, including the effects on the ditch within the site in the event of the culvert below Kings Road being blocked. The outstanding details could be obtained via planning condition.
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Response: The above matters could be dealt by the recommended condition in the event of planning permission being granted. 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 for are provided on water supply and waste water capacity. It is highlighted that there is live infrastructure in the proximity of the development area that may impact on existing Scottish Water assets - a 300mm combined sewer and a 225mm surface water drain at the edge of the site boundary. The applicant must identify any potential conflicts with Scottish Water assets and contact the Asset Impact Team for an appraisal of the proposed development. Response: An informative note could be added to any planning consent granted instructing the applicant to contact Scottish Water regarding the matters raised. SEPA - On review of additional information submitted on 13th March 2024, there are no objections to the proposed development on flooding grounds. This follows the submission of a holding objection dated 12th December 2023, the matters raised in which have been fully addressed and resolved by the applicants. Response: Noted. West of Scotland Archaeology Service (WoSAS) - advise that the application site lies in an area of some archaeological potential based on the presence of recorded sites in the surrounding landscape. A condition is recommended to require investigation of potential archaeology below the site in the form of a written scheme of investigation followed by a programme of archaeological works prior to the initial stages of groundworks. Response: Noted. A condition could be attached to investigate the matter as per the recommendation of WoSAS. Beith & District Community Council - no comments. 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 and Policy 1: New Homes and Maintaining an Effective Housing Land Supply 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. 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. As noted above, this particular site is listed under Schedule 2b (ref. NA1117) and has an indicative capacity of 175 units.
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Whilst the proposed development would have 191 houses, which is 16 greater than the indicative capacity, at a density of 27.2 per hectare, it is not considered that development would result in the over-development of the land. As such it is considered that the proposed development accords with Strategic Policy 1 and 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 (16 in total) including terraced, semi-detached and detached houses. This would add positively to the range and choice of homes in Beith. 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 development would relate well to the nearby Auldlea Gardens estate which was completed in 2019 by Laurel Homes, and consists of 2 storey detached and semi-detached homes of modern design finished with grey roofs and white render. Auldlea Gardens is sited on higher ground to the east of the application site and would not experience any adverse privacy or overlooking impacts from the proposed development. The older (1960s) housing to the southeast of the application site is separated by a common parking court which is edged with mature hedgerow planting. It is not considered that the proposed development would have any adverse impacts on the amenity of the existing housing to the east of the site. The two nearest houses to the west of the site, Woodside South Lodge and Mossneuk, date from the nineteenth century. Woodside South Lodge is a category C listed building and is situated at the entrance to the driveway leading to Woodside House. The proposed development includes mounding with landscaping in order to create a buffer between the new housing and the rear curtilage of Woodside South Lodge. It is considered that the mounding and planting would have a beneficial effect on the privacy of Woodside South Lodge. It is considered that the setting of the listed building would be unharmed by the development, as its front curtilage and principal elevation faces onto the driveway for Woodside House and away from the application site. Mossneuk, on the opposite side of Kings Road, is further from the nearest housing proposed within the site and would have its rear curtilage screened by the house itself. A condition could be attached to any grant of planning permission requiring the submission of finalised details of external finishes in the interests of the amenity of the area. The proposed street layout has taken into account the western aspect of the site which provides outstanding views towards the valley and the Renfrew Heights beyond, thus enhancing the relationship of the development with its wider landscape setting. In terms of its functionality, the proposed street layout is considered acceptable. There would be one access road for vehicles, including pedestrian footways. There would be two additional pedestrian footpath connections onto Kings Road. The houses along the western boundary of the site would face toward Kings Road, with an intervening landscaped area which would create an attractive and welcoming edge to the development on the outskirts of
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the town. The applicant has stated that existing hedgerows would be retained and enhanced where possible. 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 distributed throughout the development. The applicant submitted a Statement of Energy and an associated Sustainability Statement as part of the application to demonstrate the resource efficiency of the proposed development. Whilst the development would use energy efficient gas fired combi boilers with integrated flue gas heat recovery for their primary heating system, the Statement of Energy advises that the development would achieve over 8.5% improvement on the relevant Scottish Technical Standards (Section 6 Carbon Emission minimum standards/Section 7 Aspect 1 Silver) and with a 10.17% contribution from low and zero carbon generating technologies. The site layout has been designed to maximise southwest and southeast facing aspects with predominantly vertical window proportions. Approximately 2.5kwp solar (photovoltaic) panels per dwelling have been included in the submitted scheme, with the potential for householders to increase the number in the future. Furthermore, the Statement of Energy highlights the 'fabric first' measures which would be taken in the design and construction of the housing to maximise energy efficiency. Measures would include, but are not limited to: - reducing heat loss through highly insulated building fabric, including limiting the window sizes; - reducing thermal (cold) bridging; - ensuring adequate cross ventilation in association with openable windows to enable air changing and to prevent overheating in hot weather. In addition, the homes would benefit from energy efficient lighting; thermostatically/timer controlled high efficiency heat and hot water generators (with consideration being given to several new technologies including air source heat pumps); waste water heat recovery; extractor fans to provide good internal air quality throughout the year and EV charging points for every house, as standard. The solar panels alone would, it is estimated, provide over 14% of the site's energy requirement. All houses would have gabled roof designs which would maximise the potential space available for solar panels. The proposed development would provide a range of internal and outdoor spaces that could be adapted in the future to meet the needs of the residents. The site would be extensively landscaped in the interests of amenity and biodiversity. It is considered that the site would be well connected for a variety of transport modes. There would be path connections formed throughout the site as well as links onto the existing footway on Kings Road. As noted above, Kings Road is within walking distance of many of the local facilities in Beith. Therefore, given the above, it is considered that the proposed development would meet the relevant requirements of Strategic Policy (Placemaking).
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Policy 15: Landscape and Seascape As noted above, the site is located within a local landscape character area. Policy 15 states that the Council will support development that protects and/or enhances our landscape/seascape character avoiding unacceptable adverse impacts on our designated and non-designated landscape area and features. In this particular case, it is noted that the site is allocated for residential development in the LDP and therefore the principle of the development of the site for housing has been established, notwithstanding the above designation. As noted above, the site consists of two sloping agricultural fields edged with hawthorn hedgerows with woodland to the north. The applicant has stated that existing hedgerows along the boundary of the site would be retained and enhanced where possible. The trees beyond the north boundary of the site would not be affected by the development. The field ditch through the centre of the site would be retained and enhanced with additional planting to provide ecological and amenity benefits for the site. Several areas of open space would be provided, including two equipped play areas for children as well as a larger area of grass. A scheme of landscaping and planting would take place throughout the development, including new landscaping along the western edge where the site adjoins Kings Road. As such, it is not considered that the proposed development would have any significant adverse impact on the local landscape character area and has been designed in accordance with Policy 15. Policy 16: Protection of our Designated Sites and Policy 18: Forestry, Woodland, Trees and Hedgerows In terms of Policies 16 and 18, 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. The findings of the survey indicate that there were no protected species present nor nesting places, bat roosts, badger setts, etc. The hedgerows on the site are noted as being of potential importance as a food source for birds, insects and as wildlife corridors. The PEA states "with the limitations on habitat as it currently stands, focus can be given to creating a landscape around and through the development that increases biodiversity value." It is considered that this would be an appropriate response to the opportunities which the proposed landscaping scheme provides. Various recommendations have been made in this respect. 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 the above policies. Policy 22: Water Environment Quality and Policy 23: Flood Risk Management. Policy 22 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
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risk elsewhere. The site is located outwith the flood risk area defined by NPF4 and the submitted Flood Risk Assessment finds that the site would be at a very low risk of flooding from the nearby watercourse at present and in the future. Following initial holding objections, SEPA and NAC Flooding have no objection to the proposed development subject to recommended conditions relating to the surface water runoff systems and the drainage infrastructure. As such, 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 in Beith and for private car travel. The applicant has prepared a Sustainability Statement which, among other things, demonstrates the range of existing local facilities accessible on foot from the site, including bus services. As such, it is considered that the development accords with Policy 27. Policy 31: Future Proofing for Heat Networks The above policy supports proposals for the creation or enhancement of district heat networks in as many locations as possible in North Ayrshire. The applicant's Sustainability Statement notes that the application 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. NPF4 Finally, turning to NPF4, the applicant has provided a statement which appraises the proposed development against the spatial framework and the relevant national policies. 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 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, several mitigation and enhancement measures have been recommended in the submitted PEA including the retention and enhancement of existing hedgerows where possible. Areas of public open space, landscaping and planting would be provided throughout the site and a SuDS detention basin provided to mitigate the rate of surface water run-off in conjunction with other sustainable drainage measures. A condition could be attached to require the implementation of the PEA recommendations during the development of the site. This would ensure that the principles set out in NPF4 for nature are implemented. Similarly, the submitted Sustainability Statement sets out how the proposed development would utilise low and zero carbon generating technologies to reduce carbon emissions. Finally, the proposed footpath links onto Kings Road would support active travel for a variety of purposes. Footpath connections would provide access to both the countryside and the town, and would thus create opportunities for local living. 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
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Approved subject to Conditions Reasons for Decision 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 2. That prior to the commencement of the development hereby approved, the applicant shall submit a Construction Environmental Management Plan for the written approval of North Ayrshire Council as Planning Authority. Thereafter, the development shall be implemented in accordance with such details as may be approved to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interests of environmental protection during the construction phase. Condition 3. That no development shall take place until the applicant has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation to be submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by North Ayrshire Council as Planning Authority. Thereafter, the applicant shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority in agreement with the West of Scotland Archaeology Service. Reason To ensure any archaeological remains below the ground are investigated and recorded/recovered before the development commences. Condition 4. That prior to the commencement of the development hereby approved, the applicant shall undertake a desk study of the application site, (including the review of any previous site investigations) to assess the likelihood of contamination and assist in the design of an appropriate site investigation and subsequent suitable quantitative risk assessment. Remediation proposals shall also be presented in relation to any significant findings. All documentation shall be verified by a suitably qualified Environmental Consultant and submitted to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interests of environmental protection prior to and during the construction phase.
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Condition 5. That, if there is a requirement to re-use site won material and/or to import material then the assessment criteria and sampling frequency that would 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 works and at a time and or phasing agreed by the 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 during the construction phase. Condition 6. 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: - the drainage design schedules shall be accompanied with a short summary report (ie. an explanatory paragraph); - written confirmation that the predicted flood depths would not prevent vehicular access and egress to/from the development at times up to and during a 1 in 200 year (plus climate change) flood event. Flood depths shall be included in the written statement. - written confirmation that the ditches and open channels shall be adequately maintained to safeguard against flooding during the lifespan of the development hereby approved - a written statement in respect of the design and maintenance of acceptable flood flow paths, especially from the Kings Road culvert - a plan showing the exceedance flow paths of the drainage network For the avoidance of doubt, 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 To ensure that the development would not lead to flooding and in the interests of sustainable drainage. Condition 7. That prior to the commencement of any housebuilding operations, the developer shall provide full details of the proposed finishing materials to be used for the written approval of North Ayrshire Council as Planning Authority. Thereafter, the development shall progress in accordance with such details as may be approved. Reason
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To ensure that the finishing materials are of high quality and attractive in the interest of the visual amenity of the area. Condition 8. That prior to the commencement of any housebuilding operations, the developer shall provide final details of the boundary treatments for the written approval of North Ayrshire Council as Planning Authority. Thereafter, the development shall progress in accordance with such details as may be approved to the satisfaction of North Ayrshire Council as Planning Authority. Reason To ensure that the boundary treatments are appropriately sited and designed in the interest of the visual amenity of the area. Condition 9. That prior to the commencement of any housebuilding operations, the developer shall provide details of swift nesting boxes to be installed within the development along with a method statement for the written approval of North Ayrshire Council as Planning Authority. Thereafter, the development shall progress in accordance with such details as may be approved. Reason To provide nesting opportunities for swifts within the development where it is appropriate to do so. Condition 10. That all planting, seeding or turfing comprised in the approved details of landscaping shall be carried out on a progressive (phase by phase) basis during the first planting season and seeding seasons following the construction of each phase within the development until its completion. Any trees, plants or areas of seeding which, within a period of five years from planting 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. Reason To ensure that the approved landscaping 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.
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Appendix 1 – Location Plan DO NOT SCALE Reproduced from the Ordnance Survey mapping with the permission of the Controller of His Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. North Ayrshire Council Licence Number AC0000825715.