Agenda Document Pack - Planning Committee - 16/10/2025
North Lanarkshire Council · 16 October 2025
Back to Planning Committee — 16 October 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Clerk Name: Clare Louise McDonald Clerk Telephone: 07350 435308 Clerk Email: committee@northlan.gov.uk 7 October 2025 Members of the Planning Committee Chief Executive’s Office Rachel Blair Chief Officer (Legal & Democratic) Civic Centre, Windmillhill Street, Motherwell ML1 1AB www.northlanarkshire.gov.uk Notice is given that a Meeting of the Planning Committee is to be held in the Council Chamber, Civic Centre, Windmillhill Street, Motherwell, ML1 1AB on Thursday, 16 October 2025 at 10:00 AM which you are requested to attend. The agenda of business is attached. Rachel Blair Chief Officer (Legal & Democratic) Members : N Shevlin, G Currie, A Beveridge, G Brennan, B Burgess, A Bustard, J Cairns, T Carragher, M Coyle, S Coyle, K Docherty, T Fisher, M Hughes, L Jarvie, T Johnston, J Logue, H Loughran, J McLaren, C McManus, M McPake, A McVey, L Mitchell, D Robb, A Smith, G Woods. Page 1 of 96
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Agenda 1 Declarations of Interest In Terms of the Ethical Standards In Public Life Etc. (Scotland) Act 2000 2 Planning Applications Index Submit Planning Applications index. 5 - 92 3 Notice of Planning and Enforcement Notice Appeals Decisions Submit report by the Chief Officer (Place) advising of recent decisions by the Scottish Ministers in respect of Planning Appeals. 93 - 96 Page 3 of 96
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North Lanarkshire Council Planning Applications for consideration of Planning Committee Committee Date: 16th October 2025 Ordnance Survey maps reproduced from Ordnance Survey with permission of HMSO Crown Copyright reserved Item 2 Page 5 of 96
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APPLICATIONS FOR PLANNING COMMITTEE 16th October 2025 Page No Application No Applicant Development/Site Recommendation 8-22 24/00733/PPP Mr Jamie Chapman 3 Detached Dwellinghouses (Planning Permission in Principle) Femington Park Main Street Wishaw ML2 7PL Grant 23-52 24/01096/FUL Miller Homes/Banks Property Development Ltd Residential Development Including Access, Landscaping, Drainage Infrastructure and Associated Works Former Clydesdale Works Clydesdale Road Mossend Bellshill Grant (P) 53-61 24/01263/S42 Knight Property Group S42 Application for Non-compliance with Planning Conditions 1, 5 & 6 of Planning Permission 24/00598/FUL (change to the approved drawings; delete condition that restricts 24 hour working and revised noise mitigation measures) Land At Belgowan Street Bellshill Industrial Estate Bellshill Refuse 62-73 25/00089/FUL Pequod Cumbernauld Ltd Erection of Two Class 3 (Food & Drink) Units with Open Space, Landscaping, Access, Parking, Servicing & Electric Vehicle Charging Facilities and all Associated Works Land South East Of Craiglin Cottage Ardgoil Drive Broadwood Cumbernauld Grant 74-85 25/00837/FUL Keepmoat Residential development of 49 units plus access, roads, open space, landscaping, drainage and all associated works Springhill Farm Springhill Road Stane Shotts ML7 5DP Grant (P) Page 6 of 96
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86-91 25/00871/FUL Miss Jane Bommer Change of Use to Class 1A Shop (Barber Shop) 17 Kelvin Road North Lenziemill Cumbernauld G67 2BD Grant (P) 24/01096/FUL - If the Committee is minded to approve the application, planning permission should not be issued until the developer has completed a Section 75 Agreement with the Planning Authority to secure a financial contribution towards local education provision. 25/00837/FUL - Should the Committee be minded to grant permission, no decision should be issued until such time as a section 75 planning obligation (or a suitable alternative means of securing the required developer contribution towards increasing local school capacity) has been concluded. Page 7 of 96
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Application No: 24/00733/PPP Proposed Development: 3 Detached Dwellinghouses (Planning Permission in Principle) Site Address: Femington Park Main Street Wishaw ML2 7PL Date Registered: 11th July 2024 Applicant: Mr Jamie Chapman Femington Park Main Street Wishaw ML2 7PL Agent: CD Architects Ltd 40 Rochsolloch Road Studio 5 Airdrie ML6 9BG Application Level: Local Application Contrary to Development Plan: No Ward: 19 Motherwell South East and Ravenscraig Kenneth Duffy, Nathan Wilson, David Robb Representations: 17 letters of representation received. Recommendation: Approve Subject to Conditions Reasoned Justification: The proposed development is acceptable as it could be accommodated within the site without adversely affecting the residential amenity of neighbouring properties or character of the surrounding area. As such, the proposal accords with the policy provisions of the North Lanarkshire Local Development Plan 2022 and National Planning Framework 4. Page 8 of 96
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Reproduced by permission of the Ordnance Survey on behalf of HMSO. © Crown Copyright and database right 2009. All rights reserved. Ordnance Survey Licence number 100023396. Planning Application: 24/00733/PPP Name (of applicant): Mr Jamie Chapman Site Address: Femington Park Main Street Wishaw ML2 7PL Development: 3 Detached Dwellinghouses (Planning Permission in Principle) Page 9 of 96
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Proposed Conditions:- 1. That BEFORE the development starts, a further planning application shall be submitted to the Planning Authority in respect of the following matters specified by condition:- a) The siting, design and external appearance of all buildings and other structures; b) The means of access to the site including visibility splays; c) The layout of the site, including all roads, footways, and parking areas; d) The details of, and timetable for, the hard and soft landscaping of the site, including replacement trees planting; e) Details of trees to be retained on the site; f) The details of proposed biodiversity enhancements; g) The design and location of all boundary walls and fences; h) The provision of drainage works; i) The disposal of sewage; and j) Details of existing and proposed site levels Reason: To enable the Planning Authority to consider these aspects in detail. 2. That the total number of dwellinghouses within the site shall be not more than 3. Reason: In the interest of the amenity of the site and the general area. 3. That no part of Plots 1 and 2 of the development hereby permitted shall exceed two storeys in height and no part of Plot 3 shall exceed one and a half storeys in height. Reason: In the interest of the amenity of the site and the general area. 4. That notwithstanding the requirements of Condition 1 above, the development shall be designed to accord with the following: Car Parking shall be provided on the following basis: 1 or 2 bedrooms = 2 spaces, 3 or 4 bedrooms = 3 spaces; 5+ bedrooms = 4 spaces. Reason: In the interest of the amenity of the site and the general area. 5. That notwithstanding the requirements of Condition 1 above, the development shall be designed to accord with the Council's Open Space Guidelines: Space Around Dwellings which requires that each plot should provide: a) A minimum front garden depth of 6 metres b) A minimum rear garden depth of 10 metres c) A minimum rear garden area of 70 square metres for plots up to 300 metres total area d) A minimum rear garden area of 100 square metres for plots over 300 metres total area e) In plots of up to 300 square metres, the garden must take up at least 60% of the site f) In plots over 300 square metres, the garden must take up at least 70% of the site The above standards apply to all detached and semi-detached dwellings with a possible reduction for terraced dwellings. Detached dwellings should have: a) A minimum side garden width of 5 metres to be provided on the basis of 2.5 metres either side or alternative side distances of 2 and 3 metres b) An overall minimum side garden width of 4 metres may be provided where the dwellinghouse has an integral garage and the minimum distance between the side walls of the adjacent dwelling house is 4 metres Reason: In the interest of the amenity of the site and the general area. Page 10 of 96
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6. That BEFORE any works of any description start on the application site, unless otherwise agreed in writing with the Planning Authority, a comprehensive site investigation report shall be submitted to and for the approval of the said Authority. The investigation must be carried out in accordance with current best practice advice, such as BS 10175 : 'The Investigation of Potentially Contaminated Sites' or CLR 11. The report must include a site specific risk assessment of all relevant pollution linkages and a conceptual site model. Depending on the results of the investigation, a detailed Remediation Strategy may be required. Information on the required format of the report and how it should be submitted to us can be found online: https://www.northlanarkshire.gov.uk/planning-and-building/planning- applications/how-discharge-contaminated-land-planning-conditions Reason: To establish whether or not site decontamination is required in the interests of the amenity and wellbeing of future residents. 7. That any remediation works identified by the site investigation required in terms of Condition 6, shall be carried out to the satisfaction of the Planning Authority. A certificate (signed by a chartered Environmental Engineer) shall be submitted to the Planning Authority confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy. Reason: To ensure that the site is free of contamination in the interests of the amenity and wellbeing of future residents. 8. No above ground development shall commence until; a) a scheme of intrusive investigations has been carried out on site to establish the risk posed to the development by past shallow coal mining activity; and b) any remediation works and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been implemented on site in full in order to ensure that the site is made safe and stable for the development proposed. The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. Reason: In the interests of the amenity and wellbeing of future residents. 9. Prior to the occupation of the development, or it being taken into beneficial 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 to the Local Planning Authority for approval in writing. This document shall confirm the methods and findings of the intrusive site investigations and the completion of any remedial works and/or mitigation necessary to address the risks posed by past coal mining activity. Reason: In the interests of the amenity and wellbeing of future residents. 10. That should no development be commenced within 12 months of the date of this permission, updated Protected Species Surveys shall be submitted to and approved in writing by the Planning Authority. Furthermore, should no development commence within 1 year from the date of any updated surveys required under the terms of this condition, further updates shall thereafter be provided for the written approval of the Planning Authority before any development starts. Following written approval by the Planning Authority, the requirements of those reports in respect to habitat and protected species protection shall be complied with in full, including securing any licences from Scottish Natural Heritage. Reason: In the interests of protecting nature conservation interests. Page 11 of 96
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11. That prior to commencement of development, a Construction Method Statement shall be submitted to and approved by the Planning Authority. For the avoidance of doubt, the Construction Method Statement shall cover: a) Details of the location of site compound, management and welfare facilities; b) Details of construction access, parking and manoeuvring areas. The development shall be implemented in accordance with the approved Construction Method Statement. Reason: In the interests of the amenity of the area, to minimise risks arising from construction activities. Background Papers: Consultation Responses: NLC Protective Services (Environmental Health) received 23rd July 2024 NLC Infrastructure and Transportation (Roads) received 25th September and 2nd July 2025 Scottish Gas Network received 14th August 2024 Scottish Water received 27th August 2024 Mining Remediation Authority received 16th July 2024 Contact Information: Kirsten Devlin at esplanning@northlan.gov.uk or 01236 632487 Report Date: 29th September 2025 Page 12 of 96
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APPLICATION NO. 24/00733/PPP REPORT 1. Site Description 1.1 The application site forms part of the extensive grounds of Femington Park, a large two storey dwellinghouse with outbuildings accessed from Main Street, Wishaw. The site is approximately 0.25 hectares in area and comprises part of the formal garden ground of Femington Park and a more naturalised parcel of ground to the north of the dwelling characterised by grass and trees along the boundaries. 1.2 The application site is bounded on all sides by residential properties of a mix of ages, styles and heights. May Gardens is characterised by 2 storey detached dwellings with a block of 4 storey flats sited close to the junction of May Gardens and Main Street. The dwellings on Glen Road that bound the site are predominately older traditional 2 storey and 1.5 storey semi-detached and detached dwellings, while the properties on Main Street closest to the site are a mix of ages ranging from 1.5 to 2-storeys in height. 1.3 The site is located close to Wishaw Mixed-Use Centre and benefits from access to nearby public transport links. 2. Proposed Development 2.1 This is a Planning Permission in Principle application which establishes the suitability of the site for the proposed development. If approved, further applications in the form of Matters Specified in Conditions or Full Planning Permission would require to be submitted and approved before development could proceed. 2.2 The initially submitted plans proposed 4 detached dwellighouses, however, due to the site access being relocated to ensure its location on land wholly within the control of the applicant the proposal was amended to 3 detached dwellings. 2.3 A new vehicular and pedestrian access is proposed from May Gardens sited opposite the access to the 4 storey flats on May Gardens. The existing access from Main Street will be retained as the private access to Femington Park, the donor dwelling. 2.4 The indicative plans show 3 dwellings, with Plots 1 and 2 being 2 storeys in height and positioned on the northern tapering portion of the site, bounded to the side and rear by the existing dwellings on May Gardens and Glen Road. Plot 1 is 1.5 storeys in height and is proposed close to the new access on May Gardens. Each plot provides front garden tandem parking accessed from a private shared access road. 3. Applicant’s Supporting Information 3.1 The applicant has provided the following package of information in support of their application: • Design and Access Statement • Transport Statement • Mining Stability Report including Coal Mining Risk Assessment • Tree Survey • Preliminary Ecological Appraisal • Biodiversity Action Plan 4. Site History 4.1 There have been no previous planning applications at the application site. Page 13 of 96
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5. Development Plan 5.1 The development plan consists of National Planning Framework 4 (NPF4) and the North Lanarkshire Local Development Plan (NLLDP) 2022. 5.2 Given the nature and scale of this development the most relevant considerations are already enshrined in the North Lanarkshire Local Development Plan policies. The policies within NPF4 that are relevant to the application are as follows: Policy 1 - Tackling the climate and nature crisis Policy 2 - Climate mitigation and adaptation Policy 3 – Biodiversity Policy 12 - Zero Waste Policy 13- Sustainable transport Policy 14 - Design, Quality and Place Policy 15 - Local Living and 20 Minute Neighbourhoods Policy 16 - Quality Homes 5.3 In terms of the North Lanarkshire Local Development Plan 2022 the following policies are of relevance: General Urban Area PP 3 Policy: Purpose of Place General Urban Area AD 3 Policy: Amount of Development Environmental Development Qualities (EDQ) 1: Site Appraisal Environmental Development Qualities (EDQ) 2: Specific Features for Consideration Environmental Development Qualities (EDQ) 3: Quality of Development 6. Consultations 6.1 The following consultation responses have been received in connection with the application: NLC Infrastructure & Transportation (Roads) initially recommended the application be deferred as the access was proposed on land that appeared out with the control of the applicant. There was also a requirement for 16 car parking spaces, whereas the layout proposed 12. On receipt of the amended layout, it was confirmed that the access and parking arrangements were acceptable and there were no objections. NLC Protective Services (Environmental Health) confirmed a site investigation is required to ensure potential risks arising from previous land uses around the site have been fully investigated, this matter is covered by a planning condition. It was also confirmed a Noise Impact Assessment (NIA) was required to assess the impact of road traffic and commercial noise on the proposed development. However, it was later confirmed that this had been requested in error and there was no requirement for an NIA. Standard comments relating to construction noise, dust and burning materials were received and are attached as advisory notes. The Mining Remediation Authority confirms they agree with the conclusions of the submitted Mining Stability Report which includes a Coal Mining Risk Assessment; that coal mining legacy potentially poses a risk to the proposed development and that investigations are required, along with possible remediation measures, to ensure the safety and stability of the proposed development. They have no objection subject to the imposition of planning conditions requiring a scheme of Intrusive Investigations and remediation works or mitigation measures (if required). Furthermore, a condition requiring certification that the site has been made safe and stable for the approved development before occupation is required. These matters have been attached as planning conditions. Informative Notes relating to ground investigation/groundworks and shallow coal seams were requested and have been attached. Scottish Gas Network confirm they have no high pressure gas pipelines or intermediate pressure gas mains at the location and have no comments to make. Page 14 of 96
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Scottish Water has no objection confirming there is capacity at the Daer Water Treatment Works and the Carbarns Waste Water Treatment Works. However, it is to be noted that further investigations may be required once formal connection applications are submitted. 7. Representations A total of 17 letters of representation have been received in connection with the original application and amended plans. It is worth stating that this is a permission in principle, an assessment of the acceptability of the development has been carried out using an indicative layout. How the site will be developed will be governed by the suggested planning conditions and many of the matters highlighted will be considered again in detail at the Matters Specified in Conditions or Full Planning Permission stage. The points raised and comments thereon are as follows.: Points of Objection: The proposal will have an impact on the privacy of the existing residents due to overlooking of living spaces and will impact on the use of their private rear gardens. There is a lack of clarity on the position of windows and doors. Comment: The plans show there will be no significant impact on privacy within neighbouring habitable rooms or rear garden areas given the orientation and distance of the proposed dwellings in relation to the existing neighbouring dwellings. While accepting there is generally an expectation of a higher level of privacy within rear gardens, the application site is located within an established residential setting where the neighbour’s rear gardens are already overlooked by their side neighbours. As this is a Planning Permission in Principle the details of window and door positions are not required, these would be dealt with at the Matters Specified in Conditions or Full Planning Permission stage. The indicative plans do however indicate that Plot 1 will have a blank gable on the elevation facing the properties on May Gardens. Point of Objection: Loss of natural light, overshadowing, light pollution and loss of amenity with the proposal not complying with Scottish and Council’s planning policies and design principles aimed at protecting existing privacy and amenity of neighbouring properties. Comment: The position and distance of the plots ensures the existing neighbouring properties will receive acceptable daylight and sunlight levels. The proposal passes the 25-degree test from the Building Research Establishment (BRE) guide which is used for assessing potential impacts on a neighbour’s daylight and sunlight. Light pollution is not considered a significant issue given the site is located with an existing residential area. Furthermore, there is not considered to be a significant impact on neighbouring amenity given the site’s location within an established residential setting. Point of Objection: An assessment of the impact of overshadowing of adjacent properties needs to be carried out confirming if daylight will be lost and at what times of the day. Comment: The indicative plans show that the relationship with the nearest dwelling on May Gardens passes the 25-degree test from the Building Research Establishment (BRE) guide which is used for assessing potential impacts on a neighbour’s daylight and sunlight. Point of Objection: The Design and Access Statement incorrectly states the design and massing of Plots 1 and 2 reflect the existing houses on May Gardens and Glen Road, whereas the proposed houses are significantly larger. Comment: It is agreed that the footprint of the proposed dwellings are larger, however they are not considered to be significantly large enough to be considered out of place. Point of Objection: It is not clear why Plots 1 and 2, which potentially overlook and overshadow more neighbours are 2 storey whereas Plot 3 is 1.5 storey. Comment: No justification has been submitted or has been requested. It is the role of the Planning Authority to assess whether the details submitted are acceptable or not from a planning viewpoint. Point of Objection: The mix of 1.5 and 2 storey dwellings does not tie in with the existing streetscape. Page 15 of 96
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Comment: It is considered that the proposed mix acceptably relates to the existing dwellings in the locale. Point of Objection: The submitted plans and supporting documentation do not show the relationship with the properties and gardens of the adjacent properties on Glen Road adequately. Comment: The information submitted is suitable for the assessment of the proposal given the distances involved and the orientation of the proposed dwellings Point of Objection: There are concerns over construction noise, dust, hours, traffic volume and parking of construction vehicles and site operatives, restriction of access of existing residents, safety of pedestrians including children, use of herbicides and the potential length of time of the construction process. Comment: The above concerns are noted however disturbance from the construction process is not a material consideration as there is usually an element of temporary disturbance associated with development. Advisory Notes have been attached making the applicant aware of NLC (Environmental Health) restrictions with respect to construction activity. Points of Objection: A neighbouring family with specific serious health issues has raised concerns with respect to the disturbance from the construction process. Furthermore, 1 child has insomnia and 1 parent works night shifts, both needing peace to sleep during the day. The family are also asthmatics whose health would be affected by dust and dirt for the site rendering the rear garden unusable. They required to move from their previous home due to adjacent building works which took a massive toll on the mental health of their children and caused undue stress for the parents. Comment: While noting the above concerns the temporary disturbance of the construction process is as previously stated not a material planning consideration. Advisory Notes have been attached making the applicant aware of NLC (Environmental Health) restrictions with respect to construction activity. Points of Objection: No logistical details have been submitted detailing how the development would be constructed. Items such as site office, welfare facilities, operative parking, materials storage and traffic management plan have not been submitted with concerns over the impact on local traffic congestion and the wider community. Comment: A planning condition has been attached requiring the submission and approval of a construction management plan to ensure construction works are properly managed in the interest of neighbouring residential amenity. Point of Objection: A Noise Impact Assessment/Report on the impact on existing residents is required and has either not been submitted or made publicly available. Comment: The application site is located within the General Urban Area and is consistent with the surrounding land uses and as such a Noise Impact Assessment is not required. NLC Protective Services (Environmental Health) requested and Noise Impact Assessment to assess the impact of road traffic and commercial noise on the proposal, however, it was later clarified that this had been requested in error. Points of Objection: Concerns over water logging of neighbouring gardens due to loss of grass, trees and other plants on the site and replacement by impermeable building materials. Particularly when neighbouring residents already experience issues and have had to pay for works to remedy the situation. Comment: Full site drainage details, including surface water arrangements will be assessed at the Matters Specified in Conditions or Full Planning Application stage. Planning conditions requiring the submission of site drainage have been attached. Points of Objection: The proximity of the new access on May Gardens, across from existing flats and close to the roundabout is raised as a potential traffic and pedestrian safety hazard, both during the Page 16 of 96
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construction process and once the development is completed. Concerns have also been raised about the impact of the proposal on May Gardens as it is a narrow width cul-de-sac and the roundabout at the entrance to May Gardens which requires a tight turn to navigate around it. Comment: NLC Infrastructure & Transportation (Roads) have assessed the proposal and have not raised any concerns regarding the location of the access or impact on May Gardens or the roundabout. Points of Objection: The Accident History section in the Transport Statement highlights 3 incidents in the last 4 years. How will risk of future accidents due to traffic increase during and post construction be captured? The trip traffic estimate appears below traffic flow in the area. Comment: NLC Infrastructure & Transportation (Roads) have assessed the proposal and reviewed the Transport Statement and have no concerns regarding road safety or traffic flows. The 3 incidents referred to were not on May Gardens or Main Street; 1 was on Heathery Road and 2 were on the A721 close to The Commercial. Point of Objection: It is unclear why a dropped kerb rather than a junction is proposed and why refuse vehicles will only collect from the access point and not from immediately out with the proposed houses. On certain days there could be 6 bins sitting at the access point having an impact on driver visibility and the street scene. Comment: The arrangements are considered acceptable for a small-scale private development that will not be adopted by the Council. Point of Objection: The waste storage and collection distances for the bins are not in accordance with polices of Designing Streets which requires new development to secure the integration of waste management facilities without an adverse impact on the street scene. Comment: Plots 1 and 2 are distant from the public road, however, the land the applicant has a right of access over could be used to provide a shorter route for bin collection. The siting of bins on collection day at the site entrance is not considered to have an adverse impact on the streetscene. Point of Objection: Water quality in the area is poor at times which will be exacerbated by the proposal. Comment: Scottish Water were consulted and have not raised any concerns. However, they note that further investigations may be required once formal connection applications are submitted. Point of Objection: Lack of detail has been submitted with respect to the drainage/SUDS including consultation with SEPA, elevations (in particular window positions) and floor plans. Comment: These matters are not required for a Planning Permission in Principle application and are covered by the imposition of planning conditions. SEPA do not wish to be consulted on applications of this scale; they have standing advice for developers and planning authorities published on their website. Point of Objection: Concerns over the Mining Report have been expressed with respect to the proposal being sited within a high risk area, if there’s any mitigation, test samples and sonar scans of substrate, additional weighting concerns as Plots 1 and 2 lie on geographical fault line, below mines, trapped gases, Pyotshaw and main coals circa 20m below ground level and whether Coal Authority approval has been granted. Comment: The Mining Remediation Authority (formerly the Coal Authority) were consulted and confirm that coal mining legacy potentially poses a risk to the proposed development and that investigations are required, along with possible remediation measures, to ensure the safety and stability of the proposed development. They have no objection subject to the imposition of planning conditions requiring a scheme of Intrusive Investigations and remediation works or mitigation measures (if required), and certification that the site has been made safe and stable for the approved development before occupation is required. These matters have been attached as planning conditions. Page 17 of 96
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Point of Objection: The Preliminary Ecological Appraisal (July 2024) by Envirocentre was carried out in April prior to spring growth and does not reflect the wildlife present. It recommended further bat surveys. Have these been carried out and shared? The submitted plans don’t consider recommendations made with respect to grass protection and woodland retention or compensatory replanting of native species. It is a preliminary report- the full report needs to be issued. Comment: The Preliminary Ecological Appraisal dated July 2024 lapsed due to length of time the application was under consideration and an Updated Ecological Appraisal and Biodiversity Action Plan was submitted in July 2025. The Updated PEA, carried out in May 2025, did not recommend any further surveys with respect to protected species. A PEA is an initial ecological assessment and walkover survey (desk study and field survey) which identifies potential ecological issues, protected species, habitats and recommends further surveys, if needed. As baseline conditions can alter in a relatively short time frame there will be a requirement for an updated PEA. Points of Objection: Removal of trees and green space will be detrimental to visual amenity and seasonal beauty, wildlife habitats, as well as these features providing a natural buffer for noise and air pollution. Their removal contradicts the North Lanarkshire Biodiversity Action Plan which seeks to protect and enhance habitats and species at a local level. Comment: It is agreed that where possible such features should be protected. However, the site forms part of an extensive private garden ground and plot of an individual dwelling located within a designated General Urban Area where the Preliminary Ecological Appraisal has not highlighted concerns with respect to protected species and the trees in question are not protected. The submitted Biodiversity Action Plan gives comfort that measures can be incorporated as a way of providing compensatory planting and biodiversity measures at the Matters Specified in Conditions or Full Planning Application stage. Point of Objection: The majority of the trees with a good retention standard outlined in the Tree Survey will be removed which is unacceptable. The submitted layout and report don’t take account of the findings of the Tree Survey or advise on the impact of tree removal. Comment: It is agreed that where possible trees should be retained. However, the trees have no formal protection (e.g. covered by a Tree Preservation Order), with the owner being able to remove them at any time. As this is a Planning Permission in Principle the specific details of tree removal and compensatory tree planting will be explored at the Matters Specified in Conditions or Full Planning Application stage. Point of Objection: The water table has risen significantly with the removal of several trees from the application site in the recent past affecting the use of a neighbouring rear garden for large parts of the year due to waterlogging. Removing further trees will exacerbate the problem. Comment: Site drainage matters are covered by the imposition of planning conditions and will be fully assessed at the Matters Specified in Conditions or Full Planning Application stage. Point of Objection: Is there a plan for access to the telegraph pole and boundary wall? Has a maintenance corridor been included? Comment: The applicant will require to ensure access is afforded to the telegraph pole or arrange with the service provider for relocation. An advisory note is attached in this regard. Access to boundary walls and fences for maintenance purposes is a legal matter between the relevant parties. Point of Objection: The renotification of neighbours took place during the school summer holidays with concern expressed that this was a deliberate act to reduce the number of representations. Comment: The timing of the renotification was a result of when the amended plans and supporting documents were submitted and was not a deliberate attempt by the Planning Authority to exclude neighbours from exercising their right to comment. Point of Objection: There is concern that no consultation meeting has taken place with the local community. Page 18 of 96
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Comment: There is no requirement for a community meeting. The Planning Authority carried out the required statutory notification of neighbours by letter when the application was received, and again upon receipt of amended plans. Point of Objection: Approving a development which is out of character with the local context could set a precedent for further applications that disregard planning guidelines and community interests. Comment: It is considered that the proposal is not out of context or contrary to planning policies. Furthermore, each planning application requires to be considered on its own merits and circumstances. Again, it is reiterated that this is an application in principle and matters of detailed design and layout along with impacts on sun light/daylight and privacy etc will be fully assessed again if and when any further application is submitted. The applicant has provided an indicative layout (which has not been approved) to demonstrate that it is possible to develop the site for this number of houses. 8. Planning Assessment 8.1 Under Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. 8.2 In terms of National Planning Framework 4 (NPF4), the most notable policies are as follows: 8.3 Policy 1 - Tackling the Climate and Nature Crisis establishes that when considering all development proposals, significant weight will be given to the global climate and nature crisis. The intent of the policy is to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis. The site is well located within an established residential area in close proximity to Wishaw Mixed-Use Centre that future residents can access easily by walking, wheeling or cycling. It is also close to existing bus routes allowing it to integrate effectively with the existing public transport network. 8.4 Policy 2 – Climate Mitigation encourages, promotes and facilitates development that minimises emissions and adapts to the current and future impacts of climate change. The application site is within an existing residential setting and is within easy walking, wheeling and cycling distance of Wishaw Mixed-Use Centre and bus routes. The development will require to be sited and designed to minimise lifecycle greenhouse gas emissions as far as possible and be sited and designed to adapt to current and future risks from climate change. Elements such as solar panels and energy efficient heating systems will be required at the Building Warrant stage. 8.5 Policy 3 – Biodiversity requires local development to include appropriate measures to conserve, restore and enhance biodiversity. The measures should be proportionate to the nature and scale of development with any impacts being minimized through careful planning and design. The submitted biodiversity action Plan by Envirocentre dated June 2025 outlines tree retention where possible and various enhancement measures such as high biological grassland, creation of hedgerows and scrub habitats, tree planting, removal of invasive non-native species, installation of bat boxes, bird boxes, hedgehog box and insect box. As this is a Planning Permission in Principle application there is sufficient comfort that suitable biodiversity measures can be incorporated into the development, with this being fully considered at the Matters Specified in Conditions (MSC) or Full Planning Permission stage. 8.6 Policy 12 – Zero Waste requires development proposals seek to reduce, reuse, or recycle materials in line with the waste hierarchy. In terms of the construction phase this could be using recycled materials where possible. In operational terms the houses will have segregated waste for recycling in line with current Council wide arrangements. 8.7 Policy 13 – Sustainable Transport establishes development proposals will be supported where it can be demonstrated that the transport requirements generated have been considered in line with the sustainable travel and investment hierarchies. The proposed development connects with the existing road and footway network which can suitably accommodate the anticipated level of traffic with no Page 19 of 96
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significant detriment to existing users. The site is close to existing bus routes allowing it to integrate effectively with the existing transport network and is located close to Wishaw Mixed-Use Centre that future residents can access easily by walking, wheeling or cycling. 8.8 Policy 14 - Design, Quality and Place states that development proposals should be designed to improve the quality of an area whether in urban or rural locations and regardless of scale. Proposals will be supported if the development is consistent with the six qualities of successful places, namely: - Healthy, Pleasant, Connected, Distinctive, Sustainable and Adaptable. The development is of a design and appearance which is consistent with the immediate locale. It provides a pleasant setting by protecting the trees where possible within the layout and enhancing the landscaping of the site. The site benefits from excellent connectivity with the existing footway and public transport network and the development design, layout and enhanced landscaping will provide a distinctive development appropriate for the features of the site and the wider locale. The proposal integrates nature positive, biodiverse solutions and is also considered to be adaptable in terms of meeting the challenges of climate change with the necessity for meeting energy, heating and hot water efficiency standards through the Building Warrant process. 8.9 Policy 15 – Local Living requires development proposals to facilitate the application of the Place Principle and create connected and compact neighbourhoods where people can meet the majority of their daily needs within a reasonable distance of their home, preferably by walking, wheeling or cycling or using sustainable transport options. The proposal is in close proximity to Wishaw Mixed-Use centre utilising the existing footway and bus networks thus supporting both the ‘local living’ and ’20-minute neighbourhood’ concepts. 8.10 Policy 16 - Quality Homes promotes the delivery of more high quality, affordable and sustainable homes, in the right locations, providing choice across tenures that meet the diverse housing needs of people and communities across Scotland. Although not allocated within the Local Development Plan as a housing site it is located within the General Urban Area where the principle of residential development can be acceptable. Furthermore, it is consistent with part f) iii of policy 16 in that it is a smaller scale opportunity within an existing settlement boundary. 8.11 Within the North Lanarkshire Local Development Plan (NLLDP) the site is located within the General Urban Area covered by Policy PP3 Purpose of Place which seeks to maintain and improve the level of amenity appropriate for the local context and encourage diversity in more mixed-use areas. This policy also requires such proposals to be assessed against the criteria of AD 3 (Amount of Development), EDQ 1 (Site Appraisal), EDQ 2 (Specific Feature for Consideration) and EDQ 3 (Quality of Development) which consider issues such as size, materials, road safety, hazardous zones and which states that proposals must integrate successfully with the surrounding area by avoiding harm to the neighbouring amenity. 8.12 Policy PP3 Purpose of Place seeks to maintain and improve the level of amenity appropriate for the local context and encourage diversity in more mixed-use areas. Development in Classes 8 (Residential Institutions) and 9 (Houses) of the Town and Country Planning (Use Classes) (Scotland) Order 1997 are deemed to support the purpose of those places and offer the best opportunity to meet the aims of those places. As the proposal falls under Class 9 (Houses) the provisions of the Environmental and Design Qualities Polices of the Plan will also be applied to the proposal. 8.13 Policy AD3 Amount of Development requires applications for new development be assessed for their implications related to the amount of development proposed. The need for an assessment depends on the combination of type (use class), scale and location of development. Development in Class 9 (Houses) within a General Urban Area does not require an assessment of appropriateness. If deemed appropriate under Policy PP3, its scale must be assessed in addition to the provisions of the Environmental and Design Qualities Policies. The scale of the proposal is considered consistent with the surrounding locale in terms of height, density and garden ground. 8.14 Policy EDQ 1 (Site Appraisal) requires the development to be appraised in terms of the site and its surroundings to ensure it will integrate successfully into the local area and avoid harm to neighbouring amenity. A number of matters required to be assessed; those most relevant to this proposal are: • massing, height, style, finishing materials of any buildings on the site and surrounding Land Use Page 20 of 96
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Character Area • orientation and topography of the site and surrounding Land Use Character Area • building lines, plot ratios, groupings, types of enclosure (e.g. fences, walls, hedges), landmarks in the Land Use Character Area • public services available locally, e.g. schools, public transport, play/recreation provision • accessibility by a range of sustainable transport modes • ground stability and contamination on the site and surrounding Land Use Character Area • existence and quality of connections and access including site and building entrances, roads, paths and visuals on the site and surrounding Land Use Character Area • Green Network, landscape character and quality on the site and surrounding Land Use Character Area • biodiversity of plants and animals on the site and surrounding Land Use Character Area • requirement for any additional assessments on the site and surrounding Land Use Character Area The applicant has satisfactorily demonstrated that it would be possible to develop the site for residential purposes. The indicative dwellings are considered to be acceptable in terms of their height, scale, massing, plot ratios and context with the existing residential area. The indicative proposal has been assessed against the Council's Space Around Dwellings Standards for Detached Dwellings. The requirements are set out as follows - Dwellings should have a minimum front garden depth of 6 metres and rear depth of 10m. Plots over 300 square metres require to have a minimum rear garden area of 100 square metres with the garden taking up at least 70% of the site. They should have a minimum side garden width of 5 metres provided on the basis of 2.5 metres either side or alternative side distances of 2 metres and 3 metres. The garden depths, areas and ratios all exceed the Council's minimum standards. Overall, the indicative layout is considered to be acceptable and is not out of keeping with the surrounding locale. There is adequate in-curtilage parking provision and the position of the dwellings within the site relative to neighbouring properties ensures there is a minimal acceptable impact on adjacent privacy, amenity and sunlight/daylight levels. The site is close to existing bus routes allowing it to integrate effectively with the existing transport network, including Wishaw train station, and is located close to Wishaw Town Centre that future residents can easily walk, wheel or cycle to. It is also close to Belhaven Park and local primary and secondary schools. In terms of stability and contamination matters the Mining Remediation Authority has confirmed that coal mining legacy potentially poses a risk to the proposed development and that investigations are required, along with possible remediation measures, to ensure the safety and stability of the proposed development. Also, a site investigation to ensure potential risks arising from previous land uses around the site have been fully investigated is also required. These matters are covered by planning conditions. The site has no nature designations but given its characteristics there will be the requirement for the submission on an updated Preliminary Ecological Appraisal as baseline conditions can alter in a relatively short time frame. Biodiversity enhancements at the site, including tree planting, will also be required and will be the subject of further details at Matters Specified in Condition or Full Planning Permission stage. 8.15 Policy EDQ 2 (Specific Features for Consideration) states the Council will expect applications to be accompanied by an assessment of how constraints affect sites dependant on the characteristics of the site, its surroundings and the form of development. For contaminated land the council has published guidance which developers should consult. In this case, NLC Protective Services (Environmental Health) has confirmed a site investigation is required to ensure potential risks arising from previous land uses around the site have been fully investigated. Development cannot proceed without this issue being addressed. For ground stability matters, the policy states development will only be permitted where mitigation measures can be secured. The Mining Remediation Authority has confirmed that coal mining legacy potentially poses a risk to the proposed development and that investigations are required, along with possible remediation measures, to ensure the safety and stability of the proposed development. Again, development cannot proceed until this has been fully investigated and any necessary remediation measures are carried out and have been certified. 8.16 Policy EDQ 3 (Quality of Development) states proposals will only be permitted where high standards of site planning and sustainable design are achieved in terms of establishing a clear vision of the site with design principles which lead to the creation of a distinct, successful place addressing: sitting; overall layout; density; form; scale; height; massing; proportion; detailing; colour and materials. While Page 21 of 96
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certain elements are not yet known as this is a Planning Permission in Principle the indicative layout, height, scale, massing, plot ratios and context with the existing residential area are considered acceptable from a planning viewpoint. 9. Conclusions 9.1 The principle of developing this site for 3 dwellings has been established and, at this level, the development is considered to be of a scale, layout and density which is consistent with the immediate locale that will have a minimal acceptable impact on adjacent privacy, amenity and sunlight/daylight levels. It has excellent connectivity with the existing footway and public transport network and is located close to Wishaw Town Centre that future residents can easily walk, wheel or cycle to. 9.2 The proposal is consistent with the relevant polices contained within NPF 4 and policies PP3 (Purpose of Place), AD 3 (Amount of Development) and Environmental and Design Qualities EDQ 1 (Site Appraisal), EDQ 2 (Specific Features for Consideration) and EDQ 3 (Quality of Development) of the NLLDP. It is therefore recommended planning permission in principle be granted subject to conditions. Page 22 of 96
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Application No: 24/01096/FUL Proposed Development: Residential Development Including Access, Landscaping, Drainage Infrastructure and Associated Works Site Address: Former Clydesdale Works Clydesdale Street Mossend Bellshill North Lanarkshire Date Registered: 12th November 2024 Applicant: Miller Homes/Banks Property Development Ltd Clydesdale House 300 Springhill Parkway Glasgow G69 6GA Agent: North Planning and Development F.A.O Emma Moore Tay House 300 Bath Street Glasgow G2 4JR Application Level: Major Application Contrary to Development Plan: No Ward: 18 Motherwell North Gerry Brennan, Andrew Duffy-Lawson, Ayeshah Khan and Anne Thomas. Representations: 10 letter(s) of representation received. Recommendation: Approve Reasoned Justification: The application site is allocated for housing in the adopted North Lanarkshire Local Development Plan (LDP). The proposed development will regenerate a brownfield site within the General Urban Area and is considered acceptable in terms of design, landscaping and site planning. The development will integrate well with its natural landscape setting and will also contribute to biodiversity, green and blue infrastructure and to local housing supply and demand. Due to its proximity to bus and rail services and other local amenities, the development will encourage modal shift from private car to public transport and will contribute to local living where the majority of daily needs can be met within reasonable distance of home by walking, wheeling or cycling or using sustainable transport options. The proposed development is therefore considered to be acceptable and in accordance with the development plan. Legal Agreement If the Committee is minded to approve the application, planning permission should not be issued until the developer has completed a Section 75 Agreement with the Planning Authority to secure a financial contribution towards local education provision. Page 23 of 96
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Proposed Conditions:- PRE-COMMENCEMENT JUNCTION DETAILS AND BUS STOP PROVISION 1. That BEFORE the development hereby permitted commences, the following details shall be submitted in writing to the Planning Authority for approval: (a) Details of mitigation at the A775 Main Street/B7029 Calder Road roundabout, including the potential to create an additional lane on the A775 Main Street eastbound approach to the roundabout by widening on the south side of the approach. This may require the existing pedestrian crossing island to be relocated approximately 6m westwards to allow alterations to road markings. (b) Full details of the proposed signalised junction at the Clydesdale Street site access/Mosque access, including details of traffic signal equipment, lane widths, intervisibility zones, Stopping Site Distance (SSD), footway widths, controller configuration and measures to prevent on-street parking etc. There should be no access to the site via Clydesdale Street junction until details of this junction are approved, the junction is commissioned and traffic signals are operational. For the avoidance of doubt, A maximum of 50 units shall be served via an interim single access at Coronation Road prior to construction of the main site access at Clydesdale Street in accordance with Condition 23 (a) of this consent. (c) Details of the proposed bus stop provision on Clydesdale Street. Thereafter the approved details shall be implemented to the satisfaction of the Council. Reason: In the interests of vehicle and pedestrian safety. PLAY EQUIPMENT 2. That BEFORE the development hereby permitted commences, details for the provision of play areas shall be submitted to, and approved in writing by the Planning Authority, and this shall include:- (a) Details of the type of play equipment, seating and litter bins to be situated within the play areas; (b) Details of the surface treatment of the play areas, including the location and type of safety surface to be installed; (c) Details of fences, gates and animal grids to be provided around the play areas, and (d) Details of the phasing of these works. Thereafter the approved details shall be implemented to the satisfaction of the Planning Authority. Reason: To ensure the provision of adequate play facilities within the site. BOUNDARY TREATMENT 3. That BEFORE the development hereby permitted commences, the design, dimensions, external finishings and location of all gateway features, boundary walls, acoustic and other fences shall be submitted to and approved in writing by the Planning Authority. For the avoidance of doubt all primary, secondary and tertiary or minor street fronting boundaries, unless open plan, shall be formed either of masonry construction (brick or stone etc) or of hedging only. Thereafter the approved details shall be implemented to the satisfaction of the Planning Authority. Reason: To protect the visual amenity of the site. FACTOR AND MAINTENANCE 4. That BEFORE the development hereby permitted commences, full details of the party to act as appointed factor shall be submitted to and approved in writing by the Planning Authority, together with details of a management and maintenance (factoring) scheme which shall include proposals for the continuing care, maintenance and protection of:- Page 25 of 96
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(a) Proposed play areas and play equipment; (b) Proposed SuDs basin; (c) Proposed common/open space areas, including grassed, planted and landscaped areas within the development; (d) Proposed informal footpaths throughout the site; (e) Proposed trees and hedges, including those to be retained, throughout the site; (f) Proposed boundaries adjoining neighbouring properties and/or neighbouring land; (g) Proposed litter bins; and (h) Proposed bunds and acoustic fencing Reason: In the interest of the long-term amenity and maintenance of the development. COMPREHENSIVE SITE INVESTIGATION & MINE GAS ASSESSMENT 5. That BEFORE the development hereby permitted commences, a Comprehensive Site Investigation for potential ground contamination and a Mine Gas Assessment shall be carried out by a Competent Person for each phase of the development and shall be submitted to and approved in writing by the Planning Authority in accordance with the British Standard Code of Practice BS 10175:2011+A2:2017 “The Investigation of Potentially Contaminated Sites”. The report must include a site-specific risk assessment of all relevant pollution linkages, be carried out in accordance with the Environment Agency, Land Contamination Risk Management procedure (LCRM) formally known as CLR11 and be submitted in electronic format. For the avoidance of doubt, a Competent Person in this context is a person with a recognised relevant qualification, sufficient experience in dealing with the type(s) of pollution or land instability, and membership of a relevant professional organisation. These include, for example: • Suitably Qualified Person (SQP) registered under the NQMS • The SoBRA accreditation scheme • A Specialist in Land Condition (SiLC) • Membership of a professional organisation relevant to land contamination • A specialist in the gas protection verification accreditation scheme (GPVS) Reason: To establish whether site decontamination is required in the interests of amenity and wellbeing of future users of the site. REMEDIATION OF CONTAMINATED LAND 6. That BEFORE the development hereby permitted commences, any remediation works identified by the site investigation(s) required by Condition 5 above, shall be detailed in a Remediation Strategy and submitted to the Planning Authority for approval. The remediation shall be carried out in accordance with a timetable to be agreed in advance with the Planning Authority. Thereafter, a certificate (signed by a Chartered Environmental Engineer) shall be submitted to the Planning Authority for approval to confirm that the remediation works have been carried out in accordance with the terms of the Remediation Strategy. Reason: To ensure that the site is free of contamination and that any remediation identified has been implemented in the interests of amenity and wellbeing of future users of the site. INTRUSIVE INVESTIGATIONS & REMEDIATION (COAL MINING) 7. That BEFORE the development hereby permitted commences the following details shall be submitted in writing to the Planning Authority for approval: (a) A scheme of intrusive investigations to establish the risks posed to the development by coal mining legacy and; Page 26 of 96
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(b) Remediation works and/or mitigation measures, as may be necessary, to demonstrate that land instability arising from coal mining legacy has been implemented on site in full. The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. Reason: To ensure that the site is safe and stable for the development proposed. CONFIRMATION OF CONNECTION TO WATER MAINS AND WASTEWATER SERVICES 8. That BEFORE the development hereby permitted commences, and following a Pre-Development Enquiry (PDE) Form to Scottish Water, the developer shall confirm in writing to the Planning Authority that a public water connection and sewer connection has been agreed with Scottish Water. Reason: To ensure the site can be serviced by the public sewer and to prevent contamination of groundwater or surface water in the interests of environmental and amenity protection. CONSTRUCTION ENVRONMENTAL MANAGEMENT PLAN 9. That BEFORE the development hereby permitted commences, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Planning Authority. The CEMP shall set out, as a minimum, site specific measures to control and monitor impacts arising in relation to hours of operation, lighting, construction traffic, noise, vibration, dust, air pollutants and preventative measures to control rat infestation, including professional pest control. The CEMP shall also set out arrangements by which the developer shall maintain communication with residents and businesses in the vicinity of the site, and by which the developer shall monitor and document compliance with the measures set out in the CEMP. Thereafter, the development shall be carried out in full accordance with the approved CEMP. Reason: To safeguard the amenities of the neighbouring premises and the area generally. ARBORICULTURAL IMPACT ASSESSMENT 10. That BEFORE the development hereby permitted commences, a further Arboricultural Impact Assessment should be submitted to the Planning Authority for approval to take account of the site layout and trees that are to be removed, together with a Tree Protection Plan to take account of trees that are to be retained and the physical extent of protection to be provided to those trees, together with details of compensatory tree planting. Reason: In the interests of biodiversity and visual amenity. WRITTEN SCHEME OF INVESTIGATION AND PROGRAMME OF ARCHAEOLGICAL WORK 11. That BEFORE the development hereby permitted commences the developer shall: (a) Submit to the Planning Authority for approval, a Written Scheme of Investigation (WSI) of archaeological work; and (b) Thereafter, secure the implementation of a programme of archaeological work in accordance with the approved WSI, details of which are also to be submitted to the Planning Authority for approval. For the avoidance of doubt, the WSI and programme of archaeological work shall be characterised by the following: (i) The excavation of 5 x 10m x 2m trenches over the sites of HA04 and HA05, as referenced in the Archaeological Desk-Based Assessment by Headland Archaeology, dated 31 March 2023, to determine their presence or absence. (ii) If this exercise identifies sites or objects of merit the developer shall provide proposals for further works potentially including excavation, post-excavation, publication and archiving. Reason: To allow the archaeological interest of the site to be preserved by record and to mitigate the loss of significance and harm to heritage assets. Page 27 of 96
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SURFACE MATERIALS 12. That BEFORE the development hereby permitted commences, full details of surface materials to be used on all footways, driveways, shared streets and on traffic calming features shall be submitted to and approved in writing by the Planning Authority and thereafter, the development shall be implemented in accordance with the details approved under the terms of this condition. Reason: In the interest of the amenity of the site and of the general area. PRE-COMPLETION / PRE-OCCUPATION MANAGEMENT AND MAINTENANCE 13. That BEFORE completion of the development hereby permitted, the management and maintenance (factoring) scheme approved under the terms of Condition 4 above shall be in operation. Reason: In the interest of residential amenity and the long-term maintenance of the site. CERTIFICATION - SUDS 14. That BEFORE completion of the development hereby permitted, a certificate signed by a Chartered Civil Engineer shall be submitted in writing to the Planning Authority to confirm that the proposed SuDS has been constructed in accordance with CIRIA guidance, other advice published by the Scottish Environment Protection Agency (SEPA) and in accordance with the approved plans. For the avoidance of doubt, the proposed SuDS shall be implemented contemporaneously with the development in so far as is reasonably practical. Reason: To safeguard any adjacent watercourses and groundwater from pollution and in the interests of the amenity and wellbeing of future users of the site. CERTIFICATION – INTRUSIVE INVESTIGATIONS & REMEDIAL WORK 15. That BEFORE occupation of the development hereby permitted or it being brought into beneficial use and notwithstanding the terms of Condition 7 (Intrusive Site Investigations) above, a signed statement or declaration, prepared by a suitably competent person shall be submitted in writing to the Planning Authority for approval to confirm that the methods and findings of the intrusive site investigations and the completion of any remedial works and/or mitigation necessary to address the risks posed by past coal mining activity have been carried out in accordance with the coal mining remediation strategy and that the site is, or has been made, safe and stable for the approved development Reason: To ensure that matters relating to coal mining risk are adequately addressed. CERTIFICATION – NOISE MITIGATION 16. That BEFORE occupation of the development hereby permitted, a report by a suitable third party shall be submitted to the Planning Authority for approval to confirm that the noise mitigation measures have been implemented at the relevant locations in accordance with the approved Layout Plan (Drawing No. CWB/L001 BP) and the submitted Noise Impact Assessment, Technical Addendum, Version 6.0, by Metrica, dated September 2025. Reason: In the interests of residential amenity NON-SUSPENSIVE CONDITIONS DURATION OF PLANNING PERMISSION 17. The development hereby permitted must commence no later than the expiration of 3 years beginning with the date on which this permission is granted. For the avoidance of doubt, this planning permission will lapse if the development has not commenced at the expiration of this period. Page 28 of 96
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Reason: In accordance with Section 58 (a) of the Town and Country Planning (Scotland) Act 1997 as amended. IN ACCORDANCE WITH APPROVED PLANS AND DETAILS 18. The development hereby permitted shall be carried out strictly in accordance with the approved plans and details submitted as part of the application and no change to those details shall be made without the written approval of the Planning Authority. Reason: To clarify the drawings on which this approval of permission is founded. EXTERNAL MATERIALS 19. External wall finishes shall include drydash render panels in Tuscan and in Essno White Chip, together with Forterra antique red brick and grey tumble brick on feature buildings and roof finishes shall consist of russell slate grey and cottage red roof tiles, as shown on the revised Layout Plan (Drawing No: CWB/L001 BP) or materials that are similar in colour and texture unless otherwise agreed in writing by the Planning Authority., . Reason: In order to ensure a high standard of external appearance. COMMON AREAS 20. The common areas shaded green and shown on the revised Layout Plan (Drawing No. CWB/L001 BP) and Open Space Plan (Drawing No. CWB/L026 REV B) shall be retained permanently for the purpose of providing formal and informal play and recreation, biodiversity and/or for visual amenity and for no other purpose. Reason: In the interests of visual amenity, recreation and biodiversity. PROTECTED SPECIES SURVEYS 21. If the development has not commenced on site within one year of the previous protected species surveys, updated protected species surveys shall be undertaken and submitted to the Planning Authority for approval in writing. Reason: To safeguard and protect nature conservation interests. IN ACCORDANCE WITH BIODIVERSITY PLAN 22. The development shall be carried out in accordance with the details and recommendations shown on the Biodiversity Enhancement Plan (entitled ‘Landscape Proposals’, dated March 2023) by Envirocentre, and in accordance with Clydesdale Works Updated Ecological Appraisal undertaken by EnviroCentre dated May 2025. Reason: To enhance and strengthen nature conservation interests. ACCESS AND VISIBILITY SPLAYS 23. The development hereby permitted shall be carried out strictly in accordance with the following matters: (a) A maximum of 50 units shall be served via an interim single access at Coronation Road prior to construction of the main site access at Clydesdale Street. On completion of the 51st unit, the signalised junction at the Clydesdale Street/site access/Mosque access shall be completed. (b) The spine road connecting the site between Clydesdale Street and Coronation Road shall be constructed prior to completion of unit 301. (c) Prior to construction of the 1st unit, a 3.5m wide shared-use footway shall be provided across the entire site frontage with Coronation Road in accordance with NLC Active Travel Strategy standards. (d) The spine road through the site connecting Clydesdale Street to Coronation Road shall be constructed with a 6.5m wide carriageway and curve widening where appropriate. A 3.5m wide active Page 29 of 96
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travel compliant footway shall be provided on at least one side of the spine road along its entire length, with a 2m wide footway on the other side. (e) A visibility splay of 4.5m x 35m shall be provided from internal residential streets to the spine road in both directions. (f) Visibility splays of 2.5m x 25m shall be provided at internal residential junctions. A Stopping Sight Distance (SSD) of 17m shall be provided at 90-degree bends. Plot boundaries, plot buildings, visitor spaces, boundary fences, etc. shall be located outside the visibility splay. (g) There shall be no direct frontage access to the spine road from residential units unless otherwise agreed in writing by the Planning Authority. Any direct frontage access which is permitted shall be limited and shall serve parking courts, shared drives, service access roads only. Reason: In the interests of public safety. DIGITAL INFRASTRUCTURE 24. The development hereby approved shall incorporate appropriate, universal, and future-proofed digital infrastructure that minimises visual impact through careful siting, design, height, materials and landscaping. Reason: To support local living and ensure compliance with Policy 24 of NPF4. NOISE MITIGATION 25. Noise mitigation measures shall be provided within the development in accordance with the detail contained in the submitted NIA Technical Addendum V6 by Metrica, dated September 2025, and as shown on the revised Layout Plan (Drawing No. CWB/L001 BP). Reason: In the interest of protecting residential amenity. NOISE MITIGATION: ACOUSTIC FENCING 26. Acoustic fencing and bunding to the west of units shown in Phases 2 and 4 of the development, as shown on the revised Layout Plan (Drawing No. CWB/L001 BP), shall be constructed and in place prior to the occupation of the first units in the respective phases of the development. Once constructed, the acoustic fencing and bunding shall be periodically inspected and maintained by the appointed factors, in accordance with Condition 4 of this permission, and shall be retained in perpetuity unless otherwise agreed in writing by the Planning Authority. Reason: To ensure that the effectiveness of the acoustic fencing and bunding is not impaired over time due to weathering and disrepair in the interest of residential amenity. TEMPORARY DOUBLE GARAGE 27. The temporary double garage sales area as shown on the revised Layout Plan (Drawing No. CWB/L001 BP), hereby approved, shall be removed on completion of the final unit sold, unless otherwise agreed by the Planning Authority in writing. Reason: To regulate the temporary nature of the structure and permission for which it has been granted. ADVISORY NOTES (INFORMATIVES) Network Rail: All construction works must be undertaken in a safe manner which does not disturb the operation of the neighbouring railway. Applicants must be aware of any embankments and supporting structures which are in close proximity to their development. Details of all changes in ground levels, laying of foundations, and operation of mechanical plant in proximity to Page 30 of 96
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the rail line must be submitted to Network Rail’s Asset Protection Engineer for approval prior to works commencing on site. Where any works cannot be carried out in a “fail-safe” manner, it will be necessary to restrict those works to periods when the railway is closed to rail traffic i.e. by a “possession” which must be booked via Network Rail’s Asset Protection Engineer and are subject to a minimum prior notice period for booking of 20 weeks. NLC Infrastructure and Transportation: The Developer and/or successors in title shall use their best endeavours to liaise with the Lanarkshire Mosque to ensure minimal disruption to the Mosque’s internal car park during the construction phase. Thereafter, on completion of the signalised Clydesdale Junction shall advise the Lanarkshire Mosque on any potential improvements that could be made to the internal layout of the Mosque car park. Background Papers: Consultation Responses: NLC Infrastructure & Transportation (Roads) received 04.12.24; 13.02.25; 28.04.25; 16.05.25; 28.05.25 and 02.07.25 NLC Archaeology Consultant received 25.11.24 NLC Education received 07.03.25 NLC Protective Services (ENV H) received 24.04.25 (SI); 22.05.25 (Noise); 13.09.25 (Noise) and 01.10.25 (Noise) Coal Mining Remediation Authority received 25.11.24; 03.06.25; 07.06.25 and 26.06.25 Scottish Power Environmental Planning received 14.11.24 Scottish Gas Network received 14.11.24 Network Rail received 26.11.24 Scottish Water received 28.11.24 Contact Information: Any person wishing to inspect these documents should contact Ann McGregor at 01236 632500 Report Date: 02 October 2025 Page 31 of 96
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APPLICATION NO. 24/01096/FUL REPORT 1. Site Description 1.1 The proposed development is located on the former Clydesdale Steel Works site, immediately south of the Lanarkshire Mosque on Clydesdale Street, Bellshill, and occupies an area of 33 hectares (82 acres). The site lies 1km southwest of Holytown and 2km east of Bellshill and is defined to the north by the B7029 Clydesdale Street and to the south by J & D Pierce Contracts (shotblast and paint facility and former Vallourec site). Coronation Road forms the northeastern edge of the site and extends southeast. Housing on Princess Road and Queens Crescent form the eastern site boundary and an unnamed road providing access to the J & D Pierce site, delineates the western edge of the site, beyond which lies the Scottish Central Main Railway Line which connects the Hamilton Circle Line and West Coast Main Line in Motherwell to Edinburgh and Glasgow via the Shotts Line. Further east of the railway line lies the European Metal Recycling facility (EMR). 1.2 The site rises steeply in tiers towards the east; the highest point resting at approximately 115m Above Ordnance Datum (AOD) and lowest point falling to approximately 80m AOD in the west. A further two steep level differences are located towards the south of the site, where site levels rise to 89m and 97m AOD from the lowest point at 84m AOD. Mature trees are located on the rising landform towards the east of the site and an existing Sustainable Urban Drainage System (SUDS) attenuation basin is located towards the northwestern part of the site. 1.3 The site is currently derelict and consists of a platform formed by remediation earthworks in the east, disturbed ground with remnants of a retaining wall, broken concrete and exposed concrete structures in the centre, and a large bund of approximately 10m in height of stockpile of ash, brick, slag and concrete in the southern area of the site. 1.4 The site lies within the General Urban Area of the North Lanarkshire Local Development Plan (LDP) and is designated for housing (Housing Allocations NLMW0764 and NLMW0597). The site is well served by public transport with regular bus services operating at stops opposite and close to the site frontage. Holytown train station is located within a 20-minute walk of the site. 2. Proposed Development 2.1 The application seeks full planning permission for 432 residential units, consisting of a mix of 3, 4 and 5 bedrooms detached, semi-detached and terraced units, together with active play areas, formal and informal open space, car parking and visitor parking. A temporary double garage sales area will be constructed near the site frontage and will be removed on completion of the final phase of the development. The proposed vehicular access points to the site will be formed from two new junctions: the main access is from Clydesdale Street opposite Lanarkshire Mosque where a new traffic light- controlled junction will be constructed. The second access is from Coronation Road via a new priority junction. 2.2 The development will provide 6353sqm of active and passive open space. This consists of 2006sqm of equipped play space in accordance with the Council’s open space and play standards, including, two natural equipped play areas and a multi-use games area (MUGA). The first equipped play space is situated in the northwestern area of the site, adjacent to the proposed SuDs basin, and occupies an area of 512sqm. The second equipped play space occupies an area of 1094sqm and is located to the southeastern area of the site, alongside the proposed MUGA, which occupies an area of 400sqm. A network of informal footpaths to the south of the development footprint is also proposed (Layout Drawing CWB/L001 BP). This will create greater permeability through the site, connecting the informal footways and open space in the south to more formal footpaths in the north. 2.3 Tree felling where necessary, will be compensated for by a proposed scheme of indigenous tree planting throughout the site, including a mix of alder, oak, birch, cherry, rowan, maple, lime, scots pine and larch. Where possible, existing native trees will be retained particularly along the edges of the site. Buffer planting in the form of hedgerows, shrubs and trees is also proposed along the northern and Page 32 of 96
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western edges of the site. Hedgerow planting, together with other structural shrubs and trees, is proposed within the development footprint to help frame key spaces. 2.4 A 4-metre-high acoustic fence and 5-metre-high acoustic bund is proposed to the south of the site to provide a noise barrier between the proposed development and the J& D Pierce site to the south. Further acoustic fencing and bunds of 2.0 – 4.00 metres in height are proposed across the western area of the development to mitigate noise emission levels from the European Metal Recycling (Bellshill) facility, which lies approximately 80-100m to the west. 3. Applicant’s Supporting Information 3.1 The application is accompanied by the following supporting information: • Pre-application Consultation Report (PAC Report) dated July 2024 • Statement of Community Benefit dated September 2024 • Planning Statement dated September 2024 • Design and Access Statement dated September 2024 • Mineral Stability Risk Assessment dated May 2025 • Geoenvironmental Interpretative Report dated June 2022 • Preliminary Ecological Assessment (PEA) dated September 2022 and updated June 2025 • Bat Survey dated June 2025 • Badger Survey dated October 2024 • Biodiversity Enhancement Plan dated July 2025 • Statement on the Conditions for Great Crested Newt Surveys dated September 2024 • Vegetation Survey dated August 2022 • Tree Survey Report dated June 2022 • Elevation Tree Inspection Report dated September 2024 • Invasive Weeds Management Report dated July 2024 • Archaeological Desk Based Assessment dated March 2023 • Flood Risk Assessment (FRA) dated 4th July 2025 and updated 9th July 2025 • Drainage Strategy dated July 2025. • Transport Statement dated September 2024 and updated (paper apart) April 2025 • Street Engineering Review dated September 2024 • Energy Statement dated March 2022 • Noise Impact Assessment dated September 2024, updated March 2025, further updated July 2025 • Letter of Reliance for Air Quality Assessment dated September 2024 • BRE third edition of Site layout planning for daylight and sunlight: a guide to good practice to reflect BS EN 17037: 2018 Daylight in buildings 4. Site History • 03/01852/OUT Residential Development in outline (489 units) – approved subject to s75. • 07/01354/REM Residential Development, Retirement Home with 2 Commercial Units, Associated Roads and Ancillary Works – withdrawn 3 September 2025. • 08/00146/FUL Residential Development Comprising 90 Dwellinghouses and 24 Flats, including Engineering Works for the Formation of Two Bunds – withdrawn 3 September 2025. • 10/00569/MSC Residential Development of 446 Dwellinghouses, Site Reclamation and Remediation, Formation of Site Access and 22.7 metre high Acoustic Bund (Maximum) – withdrawn 3 September 2025. • 10/00627/FUL Formation of 22.7m High Noise Mitigation Bund – withdrawn 3 September 2025. • 10/01116/FUL Proposed Residential Development and Partial Removal and Relocation of Ash Hill – withdrawn 3 September 2025. • 14/01390/AMD Modification of Planning Obligation for Permission Ref 03/01852/OUT to Allow Phased Payments of Road Improvement Works Financial Contribution – approved. Page 33 of 96
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5. Development Plan 5.1 The Development Plan consists of the National Planning Framework 4, Adopted on 13th February 2023 (‘NPF4’) and The North Lanarkshire Local Development Plan, Adopted 6th July 2022, (‘the LDP’). The following LDP and NPF4 policies are relevant to the current application: • NPF4 Policy 1 Tackling the climate and nature crises • NPF4 Policy 2 Climate mitigation and adaptation • NPF4 Policy 3 Biodiversity • NPF 4 Policy 4 Natural places • NPF 4 Policy 6 Forestry, woodland and trees • NPF4 Policy 9 Brownfield, Vacant and Derelict Land and Empty Buildings • NPF4 Policy 13 Sustainable Transport • NPF4 Policy 14 Design, Quality and Place • NPF4 Policy 15 Local Living and 20 Minute Neighbourhoods • NPF4 Policy 16 Quality Homes • NPF4 Policy 18 Infrastructure First • NPF4 Policy 21 Play, Recreation and Sport • NPF4 Policy 22 Flood Risk • NPF4 Policy 23 Health and Safety • NPF 4 Policy 24 Digital infrastructure • LDP Policy PP3 Purpose of Place • LDP Policy AD3 Amount of Development • LDP Policy PROT A Natural Environment and Green Network Assets • LDP Policy EDQ 1 Site Appraisal • LDP Policy EDQ 2 Specific Features for Consideration • LDP Policy EDQ 3 Quality of Development • LDP Policy PROM ID1 Transport Improvements • LDP Policy CI Contributions to Infrastructure 5.2 Also material to the determination of the application is the following Council guidance: • Designing Streets: A Policy Statement for Scotland, Scottish Government, 2010 • NLC Supplementary Guidance Education Contributions 27 February 2025 • NLC Minimum Space Standards: Play Provision and Active Open Space • NLC Active Travel Strategy 2021-2031 • NLC Space Around Dwellings • NLC Parking Standards 6. Consultations 6.1 NLC Infrastructure & Transportation (Roads) – Has reviewed the submitted Transport Assessment (TA) (Ref LPL, Sept 2024), together with supplementary TA addendum of 25 April 2025 and 12 June 2025 and has raised no objection subject to conditions. In summary these related to conditions that would control: • Details of mitigation at the A775 Main Street/B7029 Calder Road roundabout, including the potential to create an additional lane on the A775 Main Street eastbound approach to the roundabout; • Full details of the proposed signalised junction at the Clydesdale Street site access/Mosque access; • Details of the proposed bus stop provision on Clydesdale Street. 6.2 NLC Archaeology Consultant - Has raised no objection to the application subject to a condition that no development shall take place within the development area until the developer has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation which has been submitted by the applicant, agreed by the local Archaeology Service and approved by the Planning Authority. For the guidance of the applicant, the WSI and programme of archaeological work shall be characterised by the following: Page 34 of 96
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a) The excavation of 5 x 10m by 2m trenches over the site of (HA04 and HA05) to determine their presence or absence. b) If this exercise identifies sites or objects of merit there should be proposals for further works potentially including excavation, post-excavation, publication and archiving. 6.3 NLC Education - Has raised no objection to the application subject to a Developer Contribution of £889,432.00 based on the following advice: The proposed development is split between the catchment areas of Mossend Primary, New Stevenston Primary, Holy Family Primary and St Patrick’s Primary schools. Pupils from these schools ordinarily transfer to Bellshill Academy, Brannock High, Cardinal Newman High and Taylor High schools for secondary provision. Approximately 51% of the site lies within the New Stevenston and St Patrick’s PS catchment areas in Motherwell, with the remaining 49% within the catchment areas of Mossend and Holy Family Primary schools in Bellshill. The Service has no plan in place to alter these school catchment areas at the present time. The Service anticipates capacity restraints in both the primary and secondary sectors in these areas and there is currently insufficient capacity in the non-denomination primary sector to allow any one school to accommodate the anticipated pupil product from this development. A solution to create additional capacity would still be required even if catchment areas were to be altered. 6.4 NLC Protective Services – A Comprehensive Site Investigation Report was submitted in support of the application and is subject to ongoing review. NLC Protective Services has therefore advised that standard conditions relative to site investigation and remediation should be attached to any grant of planning approval. With regard to noise, Protective Services has no objection to the development subject to the following conditions: that noise mitigation measures detailed in the submitted NIA Technical Addendum V6 dated September 2025 and revised layout drawing (CWB/L001 BP) are provided within the development with respect to industrial noise affecting outdoor amenity spaces at the relevant locations; that a report by a suitable third party is submitted prior to occupancy of the dwellings to confirm that the required noise mitigation measures have been provided in the relevant locations and; that the said mitigation measures (acoustic fencing and bunds) are periodically inspected and maintained to ensure that their effectiveness is not impaired over time due to weathering and disrepair. 6.5 Coal Mining Remediation Authority – Has no objection to the application subject to Condition 7 of this Report. 6.6 Scottish Power Environmental Planning – Has no objection to the application but has advised that SP Distribution Plc’s substation and HV / LV underground cables lie within the vicinity of the application site and that it therefore reserves the right to protect and/or deviate the said apparatus at the Applicant’s expense. 6.7 Scottish Gas Network – Has no objection to the application and has advised that the high pressure, transmission gas pipeline near this address, will not be affected by the proposed plans. 6.8 Network Rail - Has no objection to the application but has advised that due to the close proximity of the operational railway, the following matters should be taken into account and included as an advisory note if planning permission is granted. a) All construction works must be undertaken in a safe manner which does not disturb the operation of the neighbouring railway. Applicants must be aware of any embankments and supporting structures which are in close proximity to their development. b) Details of all changes in ground levels, laying of foundations, and operation of mechanical plant in proximity to the rail line must be submitted to Network Rail’s Asset Protection Engineer for approval prior to works commencing on site. Where any works cannot be carried out in a “fail-safe” manner, it will be necessary to restrict those works to periods when the railway is closed to rail traffic i.e. by a “possession” which must be booked via Network Rail’s Asset Protection Engineer and are subject to a minimum prior notice period for booking of 20 weeks. 6.9 Scottish Water – Has raised no objection to the application and has advised that the proposed development is within the Balmore Water Treatment Works catchment and lies within the Daldowie Page 35 of 96
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Wastewater Treatment Works catchment. Pre-Development Enquiry (PDE) Forms should be submitted to Scottish Water to determine the capacity of and connection to each prior to commencement of the development. It is recommended that a condition to this effect is attached to any grant of planning permission. An appropriate condition to this effect has been attached. 7. Representations 7.1 The Planning Authority received 10 letter(s) of representation during the statutory consultation period; 8 of which are objections to the application. One letter is written in support of the application subject to certain conditions being met, and one letter appears to provide neutral comments but requests that the Planning Authority gives consideration to traffic management. Matters raised in the letters of objection are summarised below: 7.2 Objection - Construction noise. Concern has been raised regarding day-time noise over an extended period of time and the effects that this may have on residents in surrounding areas, including home workers and nightshift workers, who may be subjected to noise pollution between the hours of 7am-5pm 6 days a week. The increase in traffic from lorries and diggers during the construction phase will add to noise levels. Longer term, the volume of daily traffic on Clydesdale Street will result in an increase in noise levels in the area. Response: In terms of the surrounding noise sensitive properties and in accordance with BS 5228- 1:2009+A1:2014, a pragmatic approach should be taken when assessing the noise effects during construction. Subject to a maximum of 55 dB(A) LAeq during daytime, a noise limit at noise-sensitive properties should not exceed the background level by more than 10 dB(A). Whilst, it is recognised, that in many circumstances it may be difficult not to exceed the background level by more than 10 dB(A) without imposing unreasonable burdens on a developer, it is recommended that the limit set should be as near to this level as practicable during normal working hours which in the case of NLC are Mondays to Fridays - 8am to 7pm and Saturdays - 8am to 1pm. A condition is attached to ensure that the developer submits a Construction Environmental Management Plan (CEMP) to demonstrate adherence to the above principles. 7.3 Objection – Industrial Noise. Concerns have been raised by various parties regarding noise; both noise generated by the development and existing background noise that may affect the development. Specifically, an objection has been received from the operator, European Metal Recycling Limited (EMR Ltd), which is based approximately 80-100m to the west of the development. The operator claims that certain properties on the western boundary of the site will have a clear line of acoustic sight to the EMR site, including its processing equipment. The Agent of Change principle clearly places the responsibility for mitigating any detrimental impact of noise on occupiers of a new development with those carrying out the new development. Therefore, the responsibility for mitigating adverse effects on occupiers of the development rests with the developer in this instance and not with EMR Ltd. EMR has also objected to the Applicant’s noise methodology, which was undertaken by Metrica, on grounds that a) the methodology fails to predict the specific noise level from the EMR site at all plots and floor levels within development; b) that the specific noise level should be rated at a plus 6db character correction for impulsivity in accordance with BS 4142 where the noise is clearly perceptible instead of a plus 3db correction which would only be used if the noise level from the EMR site was 'just' perceptible; and c) that the background noise should be 37db and not 41db as stated in the Metrica NIA. Response: A Noise Impact Assessment and Technical Addendum by Metrica were submitted in support of the application. The assessments were carried out in accordance with BS4142:2014+A1 2019 (BS4142). Both assessments demonstrate that with the proposed mitigation in place, as detailed in the Technical Addendum report and on the Layout Plan Drawing CWB/L001 BP, noise from commercial and industrial premises, falls below the level at which adverse impacts would occur. In terms of EMR’s objection at a) above, Protective Services notes that Section 1.3 of BS 4142 states that the standard “…is not intended to be applied to the derivation of indoor sound levels arising from sound levels outside, or the assessment of indoor sound levels.”. None of the proposed dwellings include any dedicated external amenity spaces above ground level (i.e. open balconies or sunspaces etc.). As such, the prediction and assessment of noise levels from the EMR facility in the external ground level garden areas is appropriate and in line with the scope and requirements of BS 4142. In relation to EMR’s objection at b) above, it is important to note that the NIA must account for mitigation Page 36 of 96
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when the development is in situ, when considering predicted character corrections at receptors. The correction for distinctiveness of 3db takes account of the proposed acoustic fencing and bunding. Consequently, Protective Services has no objection to the proposal subject to conditions detailed in this report. 7.4 Objection - Safety of existing structures surrounding the site. Concerns have been raised from several occupiers of properties immediately adjoining the application site regarding potential structural damage to their properties as a result of the development. Properties include, for example, Fullwood House on Coronation Road and No. 112 Clydesdale Street, both of which have a legal boundary abutting the site. Response: Miller Homes was approached for a response regarding the above matters and has advised that structural and physical measures will be in place to ensure that there will be no structural damage to properties /property boundaries. Miller Homes has also advised that it has a legal obligation to ensure that legal boundaries abutting the development site will not be diminished nor will the enjoyment of those properties be diminished in any way as a result of the development. 7.5 Objection – Traffic. Increased traffic and speeding on Coronation Road will only increase the danger to pedestrians, especially the elderly and school children. No speed restrictions are in place on Coronation Road. Response: There is no evidence to suggest that increased traffic on Coronation Road will lead to speeding. This road largely serves residential properties and is subject to a 30mph speed limit with additional advisory ‘twenty’s plenty’ signs along its route. The road also has a continuous footway on both sides of the carriageway, which is 1.5 to 2m in width. The application is supported by a Transport Assessment which provides details of junction analysis; this has demonstrated that the surrounding road network will continue to operate satisfactorily when taking account of additional traffic associated with the proposed residential development. NLC Infrastructure and Transportation has examined the proposals and subject to conditions, has no objection to the development. 7.6 Objection – Parking. Clydesdale Street is already extremely dangerous due to lack of parking available for Mosque visitors, with cars regularly parked on both sides of the road. Response: All units within the proposed development will have appropriate in-curtilage parking and all terraced units will have the appropriate communal parking in accordance with NLC Parking Standards. Visitor parking to the current standard will also be provided evenly throughout the phases of the development in accordance with NLC visitor parking standards. This should deter any occupiers of the development from parking on Clydesdale Street. Notwithstanding, a condition is attached to any grant of planning permission to ensure that prior to commencement of the development, full details of the proposed signalised junction at the Clydesdale Street site access/Mosque access are submitted to the Planning Authority for approval, including, inter alia, measures to prevent on-street parking. In relation to pavement parking on Clydesdale Street, this is a potential offence and should be reported to Police Scotland under Section 50 of the Transport (Scotland) Act 2019. 7.7 Objection – Poor Proximity to Public Transport. The closest railway station (Holytown) is a 15– 20-minute walk away. Bellshill railway station is further away. Response: The site is well served by local bus provision. There are two bus stops directly outside the Clydesdale Street frontage, east of the Lanarkshire Mosque on either site of the road. Further bus stops are located either side of the junction of Clydesdale Street and Coronation Road and further east on Clydesdale Street in the centre of New Stevenson at Stevenston Court. Bus services from these stops run every 30 mins (No 5 - JMB Travel) and every 60 mins in the evenings (No 209 - Craigs of Cumbernauld) to the following destinations: Bellshill, Mossend, New Stevenson and Motherwell town centre. Holytown railway station lies approximately 1.4km to the east of the site and offers frequent rail services to Glasgow Central and Edinburgh Waverley, with various stations in between and is within reasonable walking distance from the site. 7.8 Objection – Limited School Capacity. There is limited capacity in nearby schools to accommodate the development. Page 37 of 96
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Response: NLC Education Service anticipates capacity restraints in both the primary and secondary sectors in this catchment area. A Developer Contribution of £889,432.00 has therefore been requested towards increasing capacity in the local schools. This contribution is based on the development consisting of 432 units and is considered to be proportionate to the anticipated impact of pupil level demand generated by the development. 7.9 Objection – Vermin (Rats). Rats are particularly problematic around Clydesdale Street. The development is likely to exacerbate the situation during the construction phase. Response: Derelict sites, such as the current application site, often attract vermin, due to the availability of shelter, food, and water. Controlling rats during the construction phase can be addressed by condition, should planning permission be granted. A condition is therefore attached to ensure that prior to the commencement of the development, a Construction Environmental Management Plan (CEMP) is submitted to the Planning Authority for approval detailing preventative measures to prevent infestation and to manage existing rodent populations. This will largely involve good site management, together with professional pest control. 7.10 Objection - Dust and Air Quality. Concerns have been raised in respect to air quality, specifically dust, during the construction phase and to vehicle emissions once the development is occupied. Response: In relation to dust during the construction phase, the development if granted, would be subject to a condition requiring submission of a CEMP which would include details of dust management during the construction phase including best practice measures to suppress dust. Example of best practice measures, include an effective site layout to ensure that machinery and dust causing activities are located away from sensitive receptors; measures to ensure all loads entering and leaving the site are covered; measures to ensure minimisation of movement of construction traffic around the site; measures to ensure use of water as dust suppressant; and, measures to ensure stockpiles are covered to prevent wind whipping. An air quality assessment was also undertaken using an ADMS-Roads air quality model to investigate the potential impact of traffic emissions on existing residents in the vicinity of the development and on future occupiers of the development (‘sensitive receptors’). Based on two scenarios - a ‘with’ and a ‘without’ development scenario - the model predicted no significant change in pollutants (NO2, PM10 or PM2.5 concentrations) at all sensitive receptors. The impact magnitude for all investigated sensitive receptors was categorised as negligible for the following pollutants: NO2, PM10 and PM2.5. 7.11 Objection – Vehicular Access During Construction. Concerns have been raised regarding vehicular access along Coronation Road during the construction phase. Response: It is envisaged that there will be some disruption to traffic flow due to construction works and junction improvements at the proposed access points on Coronation Road and Clydesdale Street. However, road closures are not anticipated. The development will also be carried out in phases which will minimise impacts on the road network. 7.12 Objection - Impact on Views. The fields to the rear of properties on Clydesdale Street have already been developed. The current development proposes to build on fields to the front of these properties, thereby creating a sandwiching effect. Response: The application site is located in the General Urban Area and is allocated for housing development. Whilst the existing occupiers of properties on Clydesdale Street, opposite the development site, have no legal right to a view, they do have a right to a reasonable outlook. It is considered that the proposed development will not detract in any significant way from the views and outlook already experienced by those occupiers. 7.13 Objection – Impact on Flooding and Drainage. Concerns have been raised regarding potential flooding and drainage. Response: A Flood Risk Assessment and Drainage Strategy have been submitted in support of the application. There is no risk of flooding to the site or surroundings from rivers, coastal, drainage failure or ground water. In terms of surface water flood risk, flow pathways will enter the site from the east and northeast. However, as the majority of surface water flood risk to the site is from site-generated Page 38 of 96
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rainfall, surface water will be managed through the proposed drainage system which consists of a SuDS basin to the northwest of the site and series of connecting pipework; both of which must be installed to the complete satisfaction of Scottish Water in accordance with Sewers for Scotland - 4th Edition. 7.14 Objection - Capacity of GP Practices. The development will have an impact on the capacity of GP practices. Response: There is currently no evidence to suggest that this is the case. This is, however, a matter for NHS Scotland. 7.15 Objection – Signalled Traffic Lights. The Lanarkshire Mosque has raised concerns over the proposed signalled traffic lights and creation of a 4-way junction at the entrance to the Mosque in the belief that this will create queues of traffic inside the Mosque car park during peak periods and will result in delays when exiting the car park. Lanarkshire Mosque is also concerned for the safety of children crossing the Mosque car park when attending the Mosque in the evenings (Monday to Friday) and suggests that the solution is a roundabout in place of the proposed traffic signals as this would allow a steady flow of traffic in and out of the Mosque and prevent traffic queuing. The Mosque Trustees would like to see any surveys or reports that have been produced by the Transportation Services or the developer, showing that the peak periods for the mosque have been looked at. Response: A Transport Assessment has been submitted in support of the application and is available on the Council’s website for inspection by the public. The safety and internal layout of the Mosque car park is a matter for the Lanarkshire Mosque; the Mosque overflow car park may offer some additional relief to the internal operation of the Mosque car park. The proposed traffic signal-controlled junction at the site access onto Clydesdale Street, opposite the Mosque, offers a dedicated green light and will reduce conflict for vehicles accessing and exiting the Mosque car park. The signal-controlled junction will incorporate a full pedestrian stage on all arms to provide safer pedestrian and cycle crossing facilities. For reasons of pedestrian and vehicle safety, this is considered to be the preferred option over a roundabout at this junction The proposed junction will also enhance active travel measures in the immediate vicinity of the application site. Notwithstanding the above, should planning permission be approved, it is recommended that a condition is attached to require the Applicant to provide full details of the proposed signalised junction and how the junction will operate and/or impact Mosque traffic during the construction phase. Further, an informative will be attached to the grant of any planning permission to advise the Applicant to use his best endeavours to liaise with the Lanarkshire Mosque and agree on how the Mosque’s internal car park would operate during construction with the signals in place, together with any improvements that could be made to the Mosque’s internal layout. 7.16 Objection - Loss of wildlife. Concerns have been raised by several objectors over loss of wildlife. Response: The application site is not covered by any statutory or non-statutory ecological designations. The site is classed as brownfield land and is allocated for housing in the North Lanarkshire Council Local Development Plan. Notwithstanding, the site currently consists of naturally regenerating young wet woodland, disturbed ground with successional plants and a mature broadleaved woodland in the eastern part of the site. A series of mitigation measures and compensation measures (summarised under the heading Ecology and Biodiversity of this report) are proposed to enhance biodiversity on the site and to replace trees lost by the development. Other measures detailed in the submitted Ecological Appraisal are proposed to mitigate any adverse effects on wildlife and habitats including: avoidance and minimisation of potential loss of habitats; fragmentation of woodland; pollution of ponds; death/injury to nesting birds; spread of invasive non- native species and/or increased disturbances post-development as a result of increased vehicular activity. 7.17 Support – Boundaries. A representation received from an occupier of a neighbouring property provides support for the development on the understanding that the concrete perimeter fence around their property will remain and will not be damaged as a result of the development. Response: Miller Homes was contacted for a response and has advised that as it is legally obliged to protect neighbouring boundaries that abut the application site, those boundaries will not be diminished as a result of the development. Page 39 of 96
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7.18 Neutral – Traffic Management. A representation received from an occupier of a neighbouring property neither supports nor objects to the development but requests that traffic management measures are accounted for, including a roundabout or signalled junction on Clydesdale Street and parking within the site. Response: A signalled junction is proposed on Clydesdale Street as part of the development proposals. In curtilage parking will also be provided as part of the development proposal, in line with Council standards. 8. Planning Assessment 8.1 Section 25 (1) of the Town and Country Planning (Scotland) Act 1997 as amended (‘the Act’) provides that, where in making a determination under the Planning Acts, regard is to be had to the Development Plan unless material considerations indicate otherwise. The Development Plan consists of the National Planning Framework 4 (NPF4), February 2023, and the North Lanarkshire Local Development Plan (LDP), July 2022. The determination of the application must be made in accordance with both and in the event of any incompatibility between the two, NPF4 being later in date is to prevail (Section 24 (3) of the Act). Statements in NPF4 are also material to the determination of the application. With regard to decision making, development that accords with the Development Plan should be approved unless the adverse effects of doing so would significantly and demonstrably outweigh any benefits that the development could expect to deliver. EIA Screening 8.2 The proposed development covers an area of 33 hectares and therefore requires to be screened under Schedule 2 (10) (b) ‘Urban development projects exceeding 0.5 hectares’ of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017, to determine whether the development would require an Environmental Impact Assessment (EIA). The development is not located in a sensitive area in the context of the EIA Regulations and due to the nature, scale, and location of the development, it is unlikely to have significant adverse effects on the environment. The development is not therefore considered to be EIA development. Whilst it is anticipated that the development will generate some adverse effects during the construction phase, it is considered that they can be suitably mitigated by conditions attached to any grant of any planning permission. Principle of the Development 8.3 The principle of housing development on the site has been established on account of both the site’s allocation for housing (NLMW0764) in the LDP and previous consent for housing development (03/01852/OUT Residential Development in outline (489 units). The site is also located in the General Urban Area, where Policy PP3 (Purpose of Place) and AD3 (Amount of Development) of the LDP apply. Both policies are generally supportive of housing development that is in keeping with the residential character of the General Urban Area and there is no requirement to either provide an Assessment of Appropriateness, which would ordinarily be required under Policy PP3 for proposals that fall outside class 9 (Houses) of the Town and Country Planning (Use Classes) (Scotland) Order 1997, or to justify the amount of housing development proposed in the General Urban Area; the latter is reserved for uses that do not fall with class 8 or 9 of the Order. Policies PP3 and AD3 are generally compatible with Policy 16 (Quality Homes) of NPF4, which supports existing LDP land allocations, including land allocated for housing development. In view of the site’s allocation for housing in the LDP, its location within the General Urban Area and previous consent for housing development, the principle of housing development on the site is acceptable and raises no conflict with Policies PP3 and AD3 of the LDP or Policy 16 of NPF4. 8.4 Policy 13 b) ii (Sustainable Transport) of NPF4 supports development that is accessible by public transport, ideally supporting the use of existing services. The proposed development is located immediately adjacent to an existing bus route that provides frequent services to Bellshill, Mossend, New Stevenson and Motherwell town centre. Holytown railway station lies approximately 1.4km to the east of the site and offers regular services to Glasgow Central and Edinburgh Waverley, with various stops in between. Policy 15 (Local Living and 20-minute neighbourhoods) of NPF4, supports proposals that contribute to local living where the majority of daily needs can be met within reasonable distance Page 40 of 96
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of homes, preferably by walking, wheeling or cycling or by using sustainable transport options. Medical and dental practices and various small convenience retail outlets are located within 1 km of the site and/or within a 20-minute walk of the site. Similarly, Mossend, New Stevenston, Holy Family, and St Patrick’s primary schools that serve the area are within less than 1 km of the site and Bellshill Academy, Brannock High, Cardinal Newman High and Taylor High schools are within approximately 1km - 2.8 km of the site. The development is conveniently located, providing good access to all facilities to meet daily needs in accordance with the objectives of local living and Policy 15 of NPF4. The development is also located within close proximity to local transport provision, thereby facilitating modal shift from private car to public transport consistent with the objectives of Policy 13 of NPF4. 8.5 Policy 9 (Brownfield, vacant and derelict land and empty buildings) supports proposals that will result in the sustainable reuse of brownfield land and directs development to the right locations in order to maximise the contribution of brownfield land to nature recovery and to minimise greenfield land take. The site currently consists of disturbed ground with remnants of a retaining wall, broken reinforced concrete, exposed in-situ concrete structures and a bund of c.10m high of stockpile of ash, brick, slag and concrete. The site is recorded as derelict land on the North Lanarkshire Council Vacant and Derelict Land Register and due to past use and potential contamination, requires to be remediated. On account of its current derelict status and location within the General Urban Area, the proposed remediation and redevelopment of the site to meet housing need and housing demand in this area, would result in the sustainable reuse of a brownfield site in accordance with the aims and objectives of Policy 9 of NPF4. Main Issues for Determination 8.6 The main issues that require to be determined at this time are: • Community consultation (PAC Report); • Climate mitigation and adaptation; • Design and layout of the development; • Access and transportation • Ecology and biodiversity; • Trees and landscaping; • Open space and play provision; • Flood risk and drainage; • Coal mining legacy; • Community benefits; • Air quality; • Noise; and • Residential amenity Pre-commencement Conditions 8.7 Should planning permission be granted, the following matters require approval prior to development commencing and are subject to conditions: • Detailed Site Investigation Report in respect to contaminated land and remediation; • Further details of coal mining remediation (shallow mine workings); • Dust mitigation; • Timetable for hard and soft landscaping; • Details of all boundary walls, acoustic and other fencing; • Details of play equipment; • Details of appointed factor and management and maintenance of all common areas, landscaped areas, unadopted footpaths, trees, woodland and hedgerows, SuDs, habitat/biodiversity provisions and invasive non-native species and; acoustic fences • Confirmation of water and foul drainage connection; • Construction and Environmental Management Plan; • Written Scheme of Investigation (WSI) and implementation of a programme of archaeological work in accordance with the WSI; • Details of mitigation at the A775 Main Street/B7029 Calder Road roundabout; Page 41 of 96
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• Full details of the proposed signalised junction at the Clydesdale Street access /Mosque access • Details of proposed bus stop provision on Clydesdale Street Community Consultation (PAC Report) 8.8 The proposal is classed as ‘major’ development under the provisions of the Town and Country Planning Hierarchy of Developments) (Scotland) Regulations 2009. The development was therefore subject to statutory pre-application consultation prior to the submission of the current planning application, in accordance with the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 as amended by the Town and Country Planning (Pre- Application Consultations) (Scotland) Regulations 2021. Accordingly, the application is supported by a Pre-application Consultation Report (PAC Report) which details how the community consultation was undertaken, from submission of the initial PAN on the 7 March 2022 to community consultation in April 2024 following submission of a further PAN on 21 February 2024. 8.9 The Applicant hosted both virtual and face to face exhibitions between April 2022 to April 2024. The virtual public exhibitions of which there were two (both advertised in the Motherwell Times & Bellshill Speaker) went live on 18 April 2022 and again on 21 February 2024. This consisted of a dedicated website with information on the proposals. Visitors to the website hosting the virtual public exhibitions were given an opportunity to discuss the proposals via two webinars which were held on the 9 May 2022 from 2pm-4pm and from 6pm until 8pm. However, as the webinars in 2022 were poorly attended, no further webinars were offered during the virtual public exhibition in February 2024. Three face-to- face events (also advertised in the Motherwell Times & Bellshill Speaker) were held in New Stevenston Community Centre on 17th May 2022 from 1pm to 7pm, on 25th March 2024 from 1.30pm to 7pm and again on 22nd April 2024 from 1.30pm to 7pm. Feedback forms were prepared and issued at both the face to face and virtual events. The Applicant also met with the Lanarkshire Muslim Welfare Centre directly to discuss the proposals. The above details indicate that the statutory pre-application consultation was carried out in accordance with Regulation 6 (a) and 6 (d) of The Town and Country Planning (Pre-Application Consultation) (Scotland) Amendment Regulations 2021. 8.10 The PAC Report provides details on the feedback of the public meetings and exhibitions. The face- to-face public events generated 8 feedback forms. The virtual events generated 0 feedback forms. No party meaningfully or directly engaged on the live chat/webinar sessions 9 May 2022. The issues raised and provided on the feedback forms relate to the following matters: Over Development; Access issues to and from the development; Traffic Congestion on Clydesdale Street; Design of Open Space; Noise Pollution; Ecology & Habitat; and relationship with surrounding properties. The form and content of the PAC Report is acceptable for the purpose of compliance with Regulation 7 of The Town and Country Planning (Pre-Application Consultation) (Scotland) Amendment Regulations 2021. Climate Mitigation and Adaptation 8.11 Policy 1 (Tackling the climate change and nature crisis) and Policy 2 (Climate mitigation and adaptation) of NPF4 both seek to encourage, promote and facilitate development that addresses climate change, emissions and nature crisis. The application is supported by an Energy Statement which contains various measures to help mitigate the effects of climate change, including: • Site Layout and Design – where possible, habitable rooms have been orientated to face south and west to maximise solar gain. Buildings will be designed, and energy assessed against the Bronze Standard as assessed by Building Standards. • Site Waste – a Site Waste Management plan will be developed to control and minimise disturbance and removal of waste as a result of construction activities. • Site Location – the site’s proximity to facilities and local bus services will assist with new footpath linkages to encourage walking and cycling and to facilitate modal shift from private vehicles to public transport. This will contribute to the reduction of carbon emissions. • Renewable Energy – photovoltaic roof panels will be fitted as standard to all units. The energy performance of the buildings shall be capable of reducing carbon dioxide emissions in line with building standards. • Electric vehicle charging infrastructure - will be included for each of the units, which will also contribute to the reduction of carbon emissions. Page 42 of 96
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8.12 The proposed development provides housing that is designed to be energy efficient in line with current building standards. Its location within close proximity to public transport connections, businesses and places of employment, schools, shops and other facilities in the New Stevenston area will help contribute to minimisation of lifecycle greenhouse gas emissions in accordance with the over-arching requirements Policies 1 and 2 of NPF4. Design and Layout 8.13 Policy EDQ 1 (Site Appraisal) requires development to be appraised in matters relating to design, layout, massing, topography, transportation, access, amenity and integration with the surrounding development pattern and building fabric. Policy EDQ 3 (Quality of Development) provides that development will only be permitted where high standards of site planning and sustainable design are achieved including siting; layout; density; form; scale; height; massing; proportion; materials and parking. Where relevant, the assessment of mining, pollution and satisfactory mitigation are also a requirement of Policy EDQ3. Policies EDQ1 and EDQ3 are compatible with the broad aims and objectives of Policy 14 (Design, Quality and Place) of NPF4 which seeks to encourage, promote and facilitate well designed and distinctive development that makes successful places by applying the ‘Place Principle’ and six qualities of successful places (healthy, pleasant, connected, distinctive, sustainable and adaptable); each of which are consistent with the detailed requirements contained in Policies EDQ1 and EDQ3 of the LDP. Access and Road Layout 8.14 Two vehicular access points into the site are proposed including, a new traffic light-controlled junction on Clydesdale Street opposite Lanarkshire Mosque and a new priority junction on Coronation Road. The development layout will adopt a ‘Designing Streets’ approach to create an environment where pedestrian and cycle movement is prioritised over vehicles by use of shared surface areas, feature junctions, nodes, contrasting road finishes and irregular road patterns. The site layout features a primary route that connects Clydesdale Street to the north with Coronation Road to the northeast together with a clear street hierarchy that adds variety and character to the streetscape and aids wayfinding and legibility. The street hierarchy will have the effect of reducing vehicle speeds and creating a more attractive and diverse sense of place in accordance with Policies EDQ1 and EDQ3 of the LDP and Policy 14 of NPF4. House Type, Mix and External Materials 8.15 The proposed development consists of a mix of 3 bedroom semi-detached and terraced units, 4 and 5-bedroom detached units and 3 storey town houses which will be accommodated within 15 different house types. Whilst many of the house types across the site area will be two storeys in height, there will be some variation in building heights to add character at key nodes. Similarly, there will be a good mix of external facing building materials to address bulk and massing issues and to add interest and emphasis at street corners within the development layout. External wall finishes include: drydash render panels in Tuscan and in Essno White Chip throughout, together with Forterra antique red brick and grey tumble brick, on feature buildings, including terraces at key nodes within the development as shown on the Site Layout Plan (Drawing Nos: CWB/L001 BP). Roof finishes consist of russell slate grey and cottage red roof tiles. The house types, house mix and external finishing materials integrate well with the surrounding built fabric and are in accordance with the standards of design expected of Policy EDQ1 and EDQ3 of the LDP and Policy 14 of NPF4. If planning permission is granted, it is recommended that a condition is attached to ensure that the units are finished in accordance with the submitted materials palette as shown on the approved layout plan (Drawing No. CWB/L001 BP) and the brick palette plans (Drawing Nos: DR001- DR007) unless otherwise agreed by the Planning Authority. Landscaping, Boundary Treatment and Open Space 8.16 The net residential development footprint forms 17 hectares (42 acres) of the total site area which is c33 hectares (82 acres). The remaining site area will consist of a mix of informal and formal open space, including 2006sqm of equipped play space/multi-use games area and informal green open space featuring landscape buffers, bunds, tree planting, a network of footpaths and a SuDS attenuation basin. Existing landscape boundary features will be retained as far as practicable and/or Page 43 of 96
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where necessary new landscaped edges and buffers will be created in the following areas: • southern edge of the site between the site boundary and the J& D Pierce (former Vallourec) premises; • northern edge of the site on the Clydesdale Street frontage; • northeastern edge of the site along the common boundary with the existing housing on Coronation Road, Princess Road and Queens Crescent; 8.17 Other existing landscape elements within the site boundary, particularly within the open space area to the south and around the edges of the site, will be reinforced with new tree, hedge and shrub planting. Landscaping will also be provided within the built footprint, at key nodes and along street frontages. A proposed new gateway feature /walled entrance will be built along the northern access fronting Clydesdale Street. The proposed landscaping and boundary treatments will help achieve a mix of natural and built space in support of the six qualities of successful places, as required by Policy 14 of NPF4. Details of gateway features and boundary treatment, including wall and fence enclosures have not been provided to date and are therefore subject to condition, if planning permission is granted. Access and Transportation 8.18 Policy EDQ3 (Quality of Development) of the LDP provides that new development should address safe, secure, and convenient access into and through the development, together with sustainable and safe access for cars, where required. Policy EDQ3 is generally compatible with Policy 13 (Sustainable Transport) of NPF4 which similarly requires development to incorporate safety measures, including safe crossings for walking and wheeling and to adequately mitigate against any impacts on local public access routes through, for example, reduction in the number and speed of vehicles. Additionally, Policy 18 b) (Infrastructure First) of NPF4 requires new development to address the impacts on existing infrastructure and to provide mitigation where necessary. Vehicular Access and Junction Improvements 8.19 The development would be accessed from two points: a new signal-controlled junction on Clydesdale Street which will form a four-way junction with the entrance to the Mosque and, a new priority- controlled junction on Coronation Road. The application is supported by a Transport Assessment and detailed analysis that considers base traffic flows recorded in 2025 and projected to 2030 design year flows using Low Growth National Road Traffic Forecast (NRTF) factors. Based on the projected design year flows, including traffic generated by a proposed residential development up to 455 units, the analysis predicts that the proposed site access junctions will operate satisfactorily in the projected design year. 8.20 The Transport Assessment also provides an analysis of other junctions within the immediate environs. The results of this analysis conclude as follows: • Junction analysis of the A775 Main Street/ B7029 Calder Road roundabout has demonstrated that the A775 Main Street (west) approach is close to capacity during the weekday evening peak hour in 2022 (the date of the original traffic surveys). A minor improvement to this approach would offset the impact of the traffic associated with the proposed residential development. The Applicant is committed to improving this junction in accordance with the recommendations of the Transport Assessment and a condition to this effect is recommended if planning permission is granted. • Junction analysis of the Coronation Road/ Park Street/ Kings Drive mini-roundabout and B799 Jerviston Street/ Woodside Street/ Park Street crossroads based on the recent 2025 traffic survey data demonstrates that these two junctions will continue to operate satisfactorily in the future design year including traffic associated with the proposed residential development up to 455 units. • The sensitivity junction analysis has demonstrated that the proposed site access onto Clydesdale Street, opposite the car park to the Mosque, will operate satisfactorily in the future design year including the traffic associated with the proposed residential development up to 455 units. Page 44 of 96
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8.21 The proposed two new access points off Clydesdale Street and Coronation Road, together with junction improvements to the A775 Main Street/ B7029 Clydesdale Street roundabout, provide sufficient mitigation to demonstrate that the site can be accessed safety without detriment to the surrounding road network and/or existing junctions in line with the objectives of Policy EDQ3 of the LDP and Policies 13 and 18 of NPF4. NLC Infrastructure and Transportation has been consulted and subject to conditions has raised no objection to the development. Street Hierarchy 8.22 Policy EDQ1 (Site Appraisal) of the LDP requires development to integrate successfully with the local area and to achieve appropriate form, design and layout, encourages consideration of Scottish Government’s ‘Designing Streets; A Policy Statement for Scotland’ when designing street layouts. 8.23 Within the development envelope the proposed site layout typically adopts a ‘Designing Streets’ approach which has the effect of reducing vehicle speeds and creating a more attractive and diverse environment. The street hierarchy is formed as follows: • Primary Street – that is, the curved spine road that links Clydesdale Street with Coronation Road - Initially the Clydesdale Street site access will be formed of a 7.3m wide asphalt carriageway (with 100mm upstand kerbs) reducing to 6.5m wide for the majority of its length. Within the development and on the approach to both the Clydesdale Street access and Coronation Road access, a 3.5m wide footway will be provided on both sides of the street. Elsewhere, 3.5m wide footways are proposed on one side of the road and 2m wide footways on the other side of the road. Footways are separated from the road by a 1.5m verge. • Secondary and Tertiary Streets – will be formed of a 5.5m wide asphalt carriageway (with 100mm upstand kerbs) incorporating areas of different colour chip, block paving surface and shared surface areas with 2m wide footways either side. • Shared Parking Courts – will be formed of a 6m wide block paved / asphalt carriageway (with 50mm upstand kerbs) with perpendicular block paved / asphalt parking bays. • Shared Private Driveways – will be formed of a 5.5m wide asphalt carriageway (different colour chip) minimum where access is taken to private plots for purposes of reversing 8.24 The proposed layout and street hierarchy have been designed in accordance with Designing Streets, as referenced in Policy EDQ1 of the LDP and are acceptable on that basis. Car Parking 8.25 Policy EDQ3 (Quality of Development) requires development to provide high standards of site planning and makes reference to minimum parking standards in new housing developments. Policy EDQ3 is supported by Council Guidance on minimum parking standards for new housing developments. In compliance with Policy EDQ3 of the LDP, the development proposes in-curtilage car parking which meets the Council’s minimum car parking standards as follows: • Detached and semi-detached units of 3 or 4 bedrooms = 3 spaces • Detached units of 5 bedrooms = 4 spaces • Mid Terraced units = 2 spaces via private parking courts • Visitor spaces = 0.3 spaces per dwelling. • Garages are included in the provision where they satisfy minimum internal dimensions of 3m wide 6m long. Accessibility to Public Transport and Local Services 8.26 Policy PROM ID1 (Transport Improvements) of the LDP aims to support sustainable, multi-modal transport improvements through delivery of transport strategies, including the Council’s Active Travel Strategy 2021-2031, which seeks to improve and enhance NLC’s walking, wheeling and cycling Page 45 of 96
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network. Similarly, Policy 13 (Sustainable Transport) of NPF4 seeks to support proposals that improve or provide active travel infrastructure, encourage public transport for everyday travel and reduce the need to travel unsustainably, whilst Policy 15 (Local Living and 20-minute neighbourhoods) promotes development on sites where the level and quality of interconnectivity affords local access to sustainable modes of transport, shopping, employment, health and social care facilities, schools and playgrounds and informal play opportunities. 8.27 The site is well served by public transport. As required by Policy PROM ID1 of the LPD and Policies 13 and 15 of NPF4, the site location offers a level and quality of interconnectivity that affords good access to bus services, rail connections and to local facilities that both meet the majority of daily needs and are within reasonable walking distance to and from the site. Ecology and Biodiversity 8.28 Policy PROT A (Natural Environment and Green Network Assets Category 5) of the LDP provides that development will only be permitted where an appraisal has demonstrated that protected species would not be compromised and/or that any significant adverse effects on protected species can be mitigated through planning conditions. Similarly, although broader in context, Policy 4 (Natural Places) of NPF4, provides that unacceptable impacts on the natural environment will not be supported. Policy 3 (Biodiversity) of NPF4 requires that development proposals must contribute to the enhancement of biodiversity. 8.29 An updated Ecological Appraisal dated June 2025, together with a Bat Survey, dated June 2025, and protected species surveys, dated May 2023 (and updated August 2024), were submitted in support of the application. There are no statutory designations within the site boundary; however, Hamilton Low Parks Site of Special Scientific Interest (SSSI) is located 3.78km southwest of the site and is considered to be ecologically connected to woodland and standing water habitats within the site boundary. There are no non-statutory designations within the site boundary; however, Strathclyde Country Park is located 1.29km southwest of site boundary and is considered to be ecologically connected to woodland and standing water habitats within the site boundary. Primary habitats and boundary features that are present within the site boundary include: aquatic marginal vegetation; neutral grassland; bramble scrub; standing open water; lowland mixed deciduous woodland and various urban features that provide ecological opportunities of local importance. 8.30 In order to avoid and/or minimise any impacts to protected species, various mitigation measures are proposed; these are listed on pages 27 and 28 of the submitted Ecological Appraisal and on page 15 of the submitted Bat Survey. The measures proposed include, inter alia: pre-works checks for badger, hedgehog, brown hare, otter, water vole, reptiles and amphibians; native woodland habitats to be protected; where habitats on site cannot be retained, adequate compensation for habitat losses to be provided; vegetation clearance outside the bird breeding season; where any protected species are observed on or near the site, then works in that area would cease until the animal has dispersed naturally and; bat boxes and bird boxes to be placed on trees. The detailed mitigation measures are considered to be acceptable and accord with the requirements of Policies PROT A of the LDP and Policy 4 of NPF4. 8.31 A Biodiversity Enhancement Report, dated June 2025, has also been submitted in support of the application. It outlines a range of measures to enhance biodiversity within the site and to compensate for any potential loss of habitats. The recommendations in the report are shown on the site wide Landscape and Biodiversity Drawing No. 51-124-01 (1 of 14) dated March 2023. Enhancement measures include: species-rich grassland creation; hedgerow planting; woodland and shrub planting; habitat provisions for protected and/or notable species; and invasive non-native species management as well as other measures including, bird and bat boxes etc. The biodiversity enhancement proposals provide a qualitative action plan that will promote biodiversity post-development and, together with appropriate compensatory measures for the potential loss of habitat during construction, will reverse biodiversity loss and deliver positive effects from the development, including the strengthening of nature networks in accordance with the aims and objectives of Policy 3 of NPF4. Trees and Landscaping 8.32 Policy EDQ1 (Site Appraisal) of the LDP requires proposals for development to be accompanied by Page 46 of 96
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an appraisal that addresses the nature of features to be safeguarded or enhanced within the site to
ensure that the development integrates successfully with the local landscape character. Similarly,
Policy 6 (Forestry, woodland and trees) of NPF4 provides that development proposals will not be
supported where they would result in adverse impacts on native woodlands, hedgerows and individual
trees of high biodiversity value, fragmentation or severing woodland habitats, unless appropriate
mitigation measures are identified and implemented. Adequate provision of landscaped areas within
the development should also be provided in accordance with Policy EDQ3 (Quality of Development)
of the LDP and, landscaping should be designed to improve the quality of the area whether in an urban
or rural location and be consistent with the six qualities of successful places in accordance with Policy
14 (Design, Quality and Place).
8.33 A Tree Survey Report and Tree Survey Constraints Plan, dated June 2022, carried out in accordance
with BS 5837:2012 ‘’Trees in relation to design, demolition and construction – Recommendations’’
were submitted in support of the application. The report records the results of the tree survey and
provides retention desirability categorisation and preliminary advice on appropriate Root Protection
Areas ("RPAs") for all trees or groups of trees within the site. The survey notes that there was no
presence of any ancient or veteran trees on the site, that no parts of the site were found to be recorded
on Scottish Natural Heritage’s ‘Ancient Woodland Inventory’ and that no trees within the site boundary
are subject to a Tree Preservation Order (TPO). As the report was largely prepared to inform the site
layout, it does not provide details of individual trees to be removed and/or retained. Therefore, if
planning permission is granted, it is recommended that a further detailed report ('Arboricultural Impact
Assessment') should be submitted to the Planning Authority for approval to take account of the site
layout and trees that are to be removed, together with a Tree Protection Plan to take account of trees
to be retained and the physical extent of protection measures to be provided, together with further
details of compensatory tree planting. This is to ensure that the development is in accordance with the
requirements Policies EDQ 1 and EDQ3 of the LDP and Policy 6 of NPF4,
8.34 In relation to landscaping, a site wide landscape and biodiversity scheme, together with a series of
detailed drawing sheets for parcels of land within the site, have been submitted in support of the
application. The landscape scheme proposes an extensive range of new native and non-native tree
species (308 new mixed species trees are proposed to be planted), coupled with new mixed species
hedge planting, shrub planting, meadow and wet meadow mix planting and grass mix planting over a
substantial area of the site. Details of the planting schedule, planting specification, landscape
maintenance programme and maintenance of the proposed SUDs basin have also been submitted in
support of the application, together with details of hard landscaping including, precast concrete slabs
for access pathways; block paviour in charcoal for driveways, tarmac finish for adopted
carriageway/footways and whin dust for informal unadopted footpaths. It is recommended that, should
planning permission be granted, full details of all surface materials, including traffic calming features,
are submitted to the Planning Authority for approval. Overall, it is considered that the proposed
landscaping measures are consistent with the six qualities of successful places and will improve the
quality and visual amenity of the area, in accordance with Policy EDQ3 of the LDP and Policy 14 of
NPF4.
Open Space and Play Provision
8.35 Policy EDQ3 (Quality of Development) of the LDP and Policy 21 d) (Play, recreation and sport) of
NPF4 require developments proposals that are likely to be occupied or used by children and young
people to make adequate provision for good quality play provision and amenity open space that is
proportionate to the scale and nature of the development and existing provision in the area. Minimum
space standards for play provision and active play/open space are provided in the Council’s
‘Developer’s Guide to Open Space’. For developments of over 200 dwellings, the Council’s minimum
play space requirement is 6000sqm of which 2000sqm must consist of equipped play space.
8.36 The development will provide c15.2 hectares (152,523 sqm) of formal and informal open space, of
which 2006sqm will be equipped play space to be spread across the northwestern and southern areas
of the site. The equipped play space consists of two natural equipped play areas of 512sqm (located
in the northeast area of the site adjacent to the proposed SuDS) and 1094sqm (located in the southern
half of the site), and a multi-use games area (MUGA) of 400sqm (also located in the southern half of
the site). The location of the play areas and informal footpaths are shown on the layout drawing
(CWB/L001 REV BP) and on the Open Space Plan (Drawing No. CWB/L026 REV B). A network of
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informal foot paths proposed in the southern half of the site will connect to the formal footways in the built area to the north. The overall provision of open space within the development exceeds the requirements of Council’s open space and play standards and therefore presents no conflict with Policies 21 d) of NPF4 or Policy EDQ3 of the LDP. Flood Risk and Drainage 8.37 Policy EDQ1 (Site Appraisal) and EDQ2 (Specific Features for Consideration) of the LDP provides that development shall take account of any impacts associated with the holistic water environment, flood risk, public utilities and drainage systems and, as required by Policy 22 (Flood risk and water management) of NPF4, all rain and surface water will be managed through sustainable urban drainage systems (SUDS), which should form part of and integrate with proposed and existing blue-green infrastructure. Flooding 8.38 A Flood Risk Assessment (FRA) was submitted in support of the application. The FRA concludes that: • There is no likelihood of river flooding at the site. Thankerton Burn is the closest watercourse at 325m northeast of the site and lies within a deep channel. • There is no likelihood of coastal flooding at the site. The River Clyde Tidal Barrage is the closest river and is 16km west of the site. • There is a medium likelihood of future surface water flooding within the site. As the majority of surface water flood risk to the site is from site-generated rainfall, overland flow within the site from the east /northeast will be directed to and managed by an appropriate drainage system. Interception of rainfall runoff in the drainage system will remove the risk of surface water flooding and provide betterment to offsite receptors, including the unnamed J& D Pierce access road and railway line to the west. Finished floor levels will also be designed to prevent risk to the proposed residential units from overland flow or from failure in the proposed drainage infrastructure. Surface Water 8.39 The proposed surface water drainage for the development will outfall into the existing 450mm diameter surface water culvert which drains to the existing SuDs attenuation basin in the northwestern area of the site. The SuDs basin will be upgraded, enlarged and enhanced as part of the development proposals and a vegetated buffer will be created around it to provide protection for wildlife from pollution. The SuDs basin will be maintained and inspected frequently in accordance with any licence granted by SEPA. Foul Drainage 8.40 The proposed foul water drainage network will outfall into the existing 400mm diameter combined sewer located to the west of the development. Following, a Pre-Development Enquiry (PDE) to Scottish Water, the Applicant has confirmed that the Daldowie Wastewater Treatment works currently has sufficient capacity to service the development (as noted in paragraph 2.2 of the submitted Drainage Strategy by Indec Consult, dated July 2025). 8.41 In view of the proposed surface water drainage arrangements and flood mitigation, together with the proposals for foul drainage, the proposed development is considered to be acceptable in line with the requirements of Policy EDQ1 of the LDP and Policy 22 of NPF4. Coal Mining Legacy 8.42 Policy EDQ2 (Specific Features for Consideration) of the LDP requires that where land is known or suspected to be unstable or contaminated, development proposals will demonstrate that the land is, or can be made, safe and suitable for the proposed new use. 8.43 As the site falls within the defined Development High Risk Area, a Coal Mining Risk Assessment (CMRA) was submitted in support of the application. The CMRA notes that there is one mine entry (004) located within the site boundary. This mine entry is located in the southeastern part of the site, Page 48 of 96
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approximately 60m from the proposed development footprint, in an area of proposed open space. A development exclusion zone consisting of fencing and landscaping will be established around the shaft as shown on the site layout plan (Drawing No. CWB/L001 BP). However, the depth of the mine workings below the southern part of the site is such that further site investigations are required to determine the risk from unrecorded shallow mine workings. The Mining Remediation Authority has been consulted and has no objection to the development subject to conditions to ensure that a scheme of intrusive investigations is carried out on site to establish any risks posed to the development by coal mining legacy and, where required, remediation works and/or mitigation measures should be identified to address land instability. Therefore, subject to the above conditions as required by the Mining Remediation Authority, the proposed development raises no conflict with Policy EDQ2 of the LDP. Community Benefit and Infrastructure 8.44 Policy CI (Contributions to Infrastructure) of the LDP seeks to secure developer contributions for new developments that, individually or cumulatively, generate a requirement for new or enhanced infrastructure. Developer contributions towards education infrastructure are further addressed in the Council’s Supplementary Guidance Education Contributions, dated November 2024 and approved 27 February 2025. Similarly, Policy 18 b) (Infrastructure First) of NPF4 provides that new development should address and mitigate any impacts on existing infrastructure. Based on the proposed figure of 432 units, NLC Education has indicated that the developer is required to pay a contribution of £889,432.00 towards education provision. If the Committee is minded to approve the application, it is recommended that planning permission is not issued until the developer has completed a Section 75 Agreement with the Planning Authority to secure the above financial contribution towards local education provision in accordance with Policy CI of LDP and Policy 18 of NPF4. 8.45 Policy 16 b) (Quality Homes) of NPF4 requires development proposals that include 50 or more homes to be accompanied by a Statement of Community Benefit. The statement is to explain the contribution of the proposed development to i. meeting local housing requirements, including affordable homes; ii. providing or enhancing local infrastructure, facilities and services; and iii. improving the residential amenity of the surrounding area. The application is accompanied by a Statement of Community Benefit which outlines how the development will meet the above three policy tests as follows: Meet Local Housing Requirements including Affordable Homes [Policy 16 b) i] 8.46 The application proposes 432 new residential units with a mix of 3, 4 and 5-bedroom units. The proposed housing mix is considered to meet local demand for low, mid, and high-density accommodation for starter homes targeted at families, couples, and first-time buyers and reflects the Applicant’s market assessment of local housing needs and demand in the area. In the context of affordable housing provision, Policy 16 b) i of NPF4 provides that development proposals for new homes will be supported where they make provision for affordable homes to meet an identified need [in accordance with the LDP and Council’s Housing Needs Assessment]. Currently, the LDP does not identify a need for affordable housing provision in the Motherwell Housing Sub-Market Area (HSMA). For this reason, the development is not anticipated to make any contribution towards affordable housing. The proposed development will however, address gaps in housing provision in the New Stevenston area, including, the provision of adaptable and wheelchair-accessible homes. Equally, it will also provide energy-efficient new homes, which will contribute towards the Scottish Government's carbon reduction targets. As there is currently no requirement to provide affordable housing in Motherwell HSMA, the proposed development does not conflict with the first test of Policy 16 b) i. Enhance Local infrastructure, Facilities and Services [Policy 16 b) ii] 8.47 The proposed development supports active travel and provides active travel infrastructure, and access to public transport infrastructure. The proposed site access on Clydesdale Street, opposite the Mosque, will be traffic signal controlled providing safe pedestrian and cycle crossing facilities to enhance active travel measures in the immediate vicinity of the application site. The design of the internal footways, cycleways and road network within the development incorporates safe crossings for walking, wheeling and cycling to enable direct, easy, segregated, and safe links to local facilities and public transport whilst helping to reduce the number and speed of vehicles. Additional linkages will be provided for those on foot or cycle to Coronation Road, which could be utilised for school access. Page 49 of 96
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Together, the above provisions will provide improved permeability through and around the site for both occupiers of the development and for the wider public. 8.48 The development will also provide low or zero-emission vehicle and cycle charging points in safe and convenient locations throughout the site, in line with building standards. 8.49 A significant proportion of amenity space will also be delivered, including active and passive open space and equipped play space together with a network of formal and informal footpaths to maximise access to the site, permeability through the site and utilisation of open space by occupiers of the development and the wider public. 8.50 The proposals also include significant green and blue infrastructure including a SuDs pond to the northwest and an extensive range of new native and non-native species planting and biodiversity enhancements over a substantial area of the site including, extensive tree planting, mixed species hedge planting, shrub planting, grass, meadow and wet meadow mix planting. 8.51 The above provisions will serve to enhance local infrastructure, facilities and services in accordance with the second test of Policy 16 b) ii of NPF4. Improve Residential Amenity in the Surrounding Area [Policy 16 b) iii] 8.52 The proposed development will regenerate an existing derelict brownfield site to provide a high-quality residential environment, expansive area of enhanced passive and active open space and green and blue infrastructure. The development has been sensitively designed to ensure a positive relationship with existing adjacent development and key surrounding features, including site boundaries between the development site and neighbouring land (e.g. existing housing in the east at Queens Crescent and Princess Road; existing housing in the northeast at Coronation Road, and existing housing in the south at the J&D Pierce site, in the north at Clydesdale Street and in the west at the railway line), where further tree planting and landscape buffers are proposed. The development therefore, meets the third test of Policy 16 b) of NPF4 in that it will make a positive contribution to residential character and visual amenity in the surrounding area. Air Quality 8.53 Policy EDQ3 e) (Quality of Development) requires development to mitigate any likely air quality impacts in or adjacent to Air Quality Management Areas (AQMA). The site is not located in an AQMA; the nearest AQMA is Motherwell Town Centre AQMA, which is located approximately 2.1km to the southwest. 8.54 An Air Quality Assessment, dated 20th October 2022, together with a letter of reliance, dated September 2024, was submitted in support of the application. The air quality assessment investigated the potential impact of traffic emissions on existing residents in the vicinity of the development and future occupants of the development. The assessment involving a comparative analysis of two scenarios - ‘with development’ and ‘without development’ – predicts that there will be no significant change in pollutant concentrations at any of the sensitive receptors within proximity to the development. The impact magnitude for all investigated sensitive receptors was categorised as negligible for all pollutants tested. In view of the above, no significant impacts on existing residents within the vicinity of the development or on future residents of the development are predicted and consequently, no mitigation measures are proposed. NLC Protective Services has been consulted and does not dispute the findings of the assessment. The proposal therefore raises no conflict with Policy EDQ2 of the LDP in respect to air quality. In relation to dust during the construction phase, the development, if granted, would be subject to a condition requiring the submission of Construction Environmental Management Plan (CEMP) which will address dust management during the construction phase. Noise Impact 8.55 The noise impacts of development proposals on residential amenity and health are addressed in Policy EDQ3 e) (Quality of Development) of the LDP and Policy 23 d) and e) (Health and Safety) of NPF4. Both policies are aligned in that they seek to ensure that mitigation is provided where necessary to Page 50 of 96
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overcome any unacceptable noise impacts. 8.56 A Noise Impact Assessment and Technical Addendum (by Metrica) carried out in accordance with BS4142:2014+A1 2019 (BS4142) were submitted in support of the application to determine the likely level by which the rating level exceeded the prevailing background sound level. Both demonstrate that with the proposed mitigation in place, as detailed in the Technical Addendum report and on the Layout Plan (Drawing No. CWB/L001 BP), noise from commercial and industrial premises, specifically from the EMR site, is below the level at which adverse impacts would occur. Protective Services has no objection to the development subject to conditions to ensure the following matters are met: that noise mitigation measures detailed in the submitted NIA Technical Addendum V6 dated September 2025 and revised layout drawing (CWB/L001 BP) are provided within the development with respect to environmental noise affecting outdoor amenity spaces at the relevant locations; that a report by a suitable third party is submitted prior to occupancy of the dwellings is submitted and approved by the Planning Authority to confirm that the required noise mitigation measures have been provided in the relevant locations as shown on revised layout drawing (CWB/L001 BP) and; that the said mitigation measures (fences and bunds) are periodically inspected and maintained to ensure that their effectiveness is not impaired over time due to weathering and disrepair. Accordingly, with the proposed mitigation and conditions in place, the proposed development raises no conflict, in respect to noise impacts, with Policy EDQ3 e) of the LDP or Policy 23 d) of NPF4. Residential Amenity 8.57 Policy 14 c) (Design, Quality and Place) of NPF4 does not support development if it is poorly designed and/or is detrimental to the amenity of the surrounding area or inconsistent with the six qualities of successful places. Equally, Policy EDQ1 (Site Appraisal) of the LDP requires development to be fully appraised in terms of the site and its surroundings to ensure it will integrate successfully into the local area and avoid harm to residential or neighbouring amenity. 8.58 A series of design measures, including acoustic fencing of up to 4.0 m in height and bunds up to 5m in height are proposed across the southern and western boundaries of the site to mitigate the impacts of noise from nearby commercial and industrial premises. These measures will substantially reduce the audibility of commercial and industrial noise to ensure occupiers of the development are not adversely impacted. Further, the Applicant has submitted a daylight and sunlight analysis (by Carbon Futures) which was carried out in accordance with the assessment methodologies within BRE ‘’Site Layout Planning for Daylight and Sunlight – A Guide to Good Practice (3rd Edition, 2022. The daylight analysis to windows on the proposed units directly adjacent to the acoustic fencing demonstrates, by Vertical Sky Component (VSC) and Illuminance Method Assessment, that all windows / rooms adjacent to the acoustic fencing will meet the BRE Daylight criteria. The Sunlight analysis carried out to the external amenity spaces directly adjacent to the acoustic fencing demonstrates that the majority of private garden spaces will meet the sunlight criteria of 2 hours of sunlight to 50% of the garden area. Two units/garden areas fail to meet the criteria; however, by a very small margin (<4%), it is not envisaged that the effects will be perceived in reality. In summary, whilst it is appreciated that the proposed acoustic fencing enclosing plots 101, 104-107, 124-129 and 238-243 is higher than the standard height of 1.8m, the submitted daylight and sunlight analysis demonstrates that all plots meet the BRE guidance for assessment of daylight analysis to windows, and all plots, with the exception of two, meet the BRE guidance for assessment of sunlight to private amenity space. Subject to conditions to ensure that further details of acoustic fencing, together with details of the management and maintenance of the acoustic fencing and bunding, are submitted to the Planning Authority for approval, it is considered that there will be no significant adverse impacts on residential amenity that would warrant refusal of the application. In this respect, the proposed development raises no conflict with Policy EDQ1 of the LDP or Policy 14c) of NPF4. Digital Infrastructure 8.59 Policy 24 (Digital Infrastructure) of NPF4 encourages and promotes the roll-out of digital infrastructure to ensure that development incorporates appropriate, universal, and future-proofed digital infrastructure and supports local living. 8.60 The applicant has advised that in compliance with Policy 24 of NPF4, all of the proposed units will benefit from digital infrastructure and that fibre optic cables will be laid to each unit by either BT Open Page 51 of 96
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Reach or by a similar multi-dwelling unit (MDU) installer such as GTC. Whilst a condition to this effect is recommended to ensure universal digital infrastructure is provided during the construction phase, this is a matter that would also be considered by Building Standards as part of a building warrant application. 9. Conclusions 9.1 The proposed development is located on a brownfield site in the General Urban Area and is allocated for housing (NLMW0764) in the LDP. The site lies immediately adjacent to an existing bus route that provides frequent services to Bellshill, Mossend, New Stevenson and Motherwell town centre and is within walking distance to Holytown railway station. Medical and dental practices, various small convenience retail outlets and primary schools are all located within 1km of the site and/or within a 20- minute walk of the site. The location of the development therefore meets the objectives of local living and facilitates modal shift from private car to public transport consistent with Policies 15 and 13 of NPF4 respectively. 9.2 The proposed site access points located on Clydesdale Street and on Coronation Road, together with junction improvements and active travel measures, provide sufficient mitigation to demonstrate that the site can be accessed safely by vehicles, pedestrians and cyclists without detriment to the surrounding road network and/or existing junctions. This is in line with the objectives of Policy EDQ3 of the LDP and Policies 13 and 18 of NPF4. The site layout features a primary route that connects Clydesdale Street to the north with Coronation Road to the northeast, together with a clear street hierarchy that provides dual consideration for both pedestrians and vehicles as well as adding variety and character to the streetscape. The street hierarchy also serves to aid wayfinding and to reduce vehicle speeds which is in accordance with Policies EDQ1 and EDQ3 of the LDP and Policy 14 of NPF4. 9.3 Residential units within the development are orientated to face south and west to maximise solar gain, overlook green open/play space and to enhance visual amenity. The layout and orientation of residentials units is considered acceptable in terms of design, landscaping and site planning. 9.4 The retention of hedgerows, compensatory tree planting and extensive new native species planting throughout the site will strengthen nature networks, protect biodiversity and reverse biodiversity loss in accordance with Policy 3 of NPF4. 9.5 The proposed development accords with National Planning Framework 4 and the North Lanarkshire Council Local Development Plan. It is therefore recommended that the application is approved subject to conditions and the satisfactory completion of a legal agreement to secure index linked contributions towards local education provision. Page 52 of 96
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Application No: 24/01263/S42 Proposed Development: S42 Application for Non-compliance with Planning Conditions 1, 5 & 6 of Planning Permission 24/00598/FUL (change to the approved drawings; delete condition that restricts 24 hour working and revised noise mitigation measures) Site Address: Land At Belgowan Street Bellshill Industrial Estate Bellshill Date Registered: 16th December 2024 Applicant: Knight Property Group 62 Queens Road Aberdeen AB15 4YE Agent: Ryden Onyx 215 Bothwell Street Glasgow G2 7ED Application Level: Local Application Contrary to Development Plan: No Ward: 15 Bellshill Angela Campbell, Pat Patton, Lisa Stubbs, Anne McCrory, Representations: 11 letter(s) of representation received (including from Ms Stephanie Callighan MSP). Recommendation: Refuse Reasoned Justification: It has not been satisfactorily demonstrated that 24hr operation of the site can be accommodated without significant adverse impact to the amenity of neighbouring residential properties. The proposed non-compliance with 3 conditions, namely condition numbers 1, 5 and 6 of permission reference 24/00598/FUL is not considered to meet the criteria set out in the policies contained within National Planning Framework 4, policies EDQ 1 and 3 of the North Lanarkshire Local Plan 2022 and the North Lanarkshire Local Development Plan – Planning and Noise (Supplementary Guidance) – September 2023 document. The proposed non-compliance of conditions would result in a significant negative impact upon the amenity of neighbouring housing. Page 53 of 96
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Reproduced by permission of the Ordnance Survey on behalf of HMSO. © Crown Copyright and database right 2009. All rights reserved. Ordnance Survey Licence number 100023396. Planning Application: 24/01263/S42 Name (of applicant): Knight Property Group Site Address: Land At Belgowan Street Bellshill Industrial Estate, Bellshill Development: S42 Application for Non- compliance with Planning Conditions 1, 5 & 6 of Planning Permission 24/00598/FUL (change to the approved drawings; delete condition that restricts 24 hour working and revised noise mitigation measures) Page 54 of 96
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Recommendation: Refuse for the Following Reasons:- 1. The proposal is not considered to meet the criteria set out in the policies contained within National Planning Framework 4, policies EDQ 1 and 3 of the North Lanarkshire Local Plan 2022 and the North Lanarkshire Local Development Plan – Planning and Noise (Supplementary Guidance) – September 2023. In particular, the Noise Impact Assessment submitted on 04/09/25 and the Noise Management Plan submitted on 11/08/25 do not adequately address the concerns raised by the Council's Protective Services section, and the Noise Management Plan submitted on 11/08/25 would require conditions to be attached which are not considered to be enforceable. It has therefore not been satisfactorily demonstrated that 24hr operation of the site can be accommodated without significant adverse impact to the amenity of neighbouring residential properties. Background Papers: Consultation Responses: NLC Protective Services received 17th April 2025 NLC Protective Services received 7th July 2025 NLC Protective Services received 1st October 2025 Contact Information: Gary McEwan at 01236 632487 or planningenquiry@northlan.gov.uk Report Date: 1st October 2025 Page 55 of 96
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APPLICATION NO. 24/01263/S42 REPORT 1. Site Description 1.1 The site is triangular in shape measuring approximately 1.95 hectares and would be accessed from Belgowan Street in Bellshill Industrial Estate, Bellshill. 1.2 The site is bound by A725 Bellshill Bypass immediately adjacent to the west and 'The Oval' housing estate in particular Leggate Way, to the east with the Bellshill Industrial Estate bounding the site to the south. 1.3 The wider area includes the Bellshill Industrial Estate, immediately adjacent to the south, and the wider Righead Industrial Estate and Strathclyde Business Park both of which are located directly across the A725. 2. Proposed Development 2.1 The applicant seeks non-compliance with planning conditions 1, 5 & 6 of Planning Permission 24/00598/FUL. The application involves the deletion of Condition 5 which restricts 24-hour working; an amendment to Condition 1 to replace existing drawing references, and an amendment to Condition 6 to refer to the Noise Impact Assessment of the most recent iteration of this document. 2.2 The amended drawings indicate that the approved acoustic fence along the eastern boundary of the site would be increased to 4m in height. 2.3 The Environmental Noise Management Plan produced by The Airshed dated 28th July 2025 identifies various noise mitigation measures including a 4m high acoustic barrier, sound proofing to the building, prohibited use of fork lifts in the yard between 11pm and 7am, use of designated loading bays at night, employing a banksman rather than reversing alarms, minimise vehicle movements and noise from stationary vehicles (detailed in full within Tables ENMP3 and ENMP4 of said document). 3. Applicant’s Supporting Information 3.1 The applicant has provided the following reports alongside a full suite of drawings: Supporting Planning Statement Noise Impact Assessment Noise Scoping Paper Environmental Noise Management Plan 4. Site History 4.1 Relevant site history is as follows: 04/01414/OUT Residential Development - Withdrawn Prior to Committee (recommended for refusal on grounds of Non-Conforming Use.) 21/00252/PAN 2 warehouses (not exceeding 7,500M2 combined) with car parking and distribution yard, comments given 3rd March 2021. 21/00896/FUL Erection of 2No. Industrial Warehouses with Car Parking and Distribution Yard, refused at Committee, (24th February 2022) overturned through appeal (ref no. PPA-320-2162) on the 7th October 2022. 21/01453/ADV Advertisement for Two Industrial Units (In Retrospect) - granted 14th November 2022 by delegated powers. 4.2 Planning application 21/00896/FUL was reported to committee with a recommendation for approval on the 24th February 2022. The Committee did not accept the planning service's recommendation and instead decided to refuse the application. The applicant, Clowes, subsequently successfully appealed the decision to the DPEA and this was granted on the 7th October 2022, (Ref No PPA-320- Page 56 of 96
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2162). 4.3 Planning application 24/00598/FUL was reported to committee with recommendation for approval on 17th October 2024 and was granted subject to conditions. It is the conditions imposed on that application that the applicant is now seeking to alter/delete 5. Development Plan 5.1 The previous permission 24/00598/FUL, which this application relates, conducted a full assessment of the proposal against the policies within the Development Plan. The Development Plan comprises both National Planning Framework 4 (NPF4) and The North Lanarkshire Local Development Plan (2022). The purpose of the current application is not to re-assess the previous planning approval, but to assess whether the changes proposed in the current application are acceptable. 5.2 In terms of NPF4 the key policies which the previous application was assessed against were Policy 3 - Biodiversity, Policy 9 - brownfield, vacant and derelict land and empty buildings and Policy 26 - Business and Industry. Policy 23 Health and Safety requires noise impact to be taken account of in determining planning applications. However, given the nature of the current application, it is considered that the most relevant policies are those contained within the North Lanarkshire Local Development Plan 2022. 5.3 The site sits within a 'Strategic Business Centre and is covered by policies 'PP 2A - Purpose of Place' and 'AD 2A Amount of Development' in the North Lanarkshire Local Development Plan 2022. However, as the principle of the use of the site has been established, it is considered that the most relevant policies to the current application are the Environmental Design Qualities policies, EDQ1 and EDQ3. In conjunction with the policies contained within the North Lanarkshire Local Development Plan 2022, the North Lanarkshire Local Development Plan – Planning and Noise (Supplementary Guidance) – September 2023 document also requires consideration. 5.4 The impacts of the policies identified above shall be examined in the planning assessment stage of the report in section 8. 6. Consultations 6.1 NLC Protective Services has reviewed the various documents submitted, including the various incarnations of the Noise Impact Assessment, as well as the Noise Scoping Assessment and Noise Management Plan and has recommended that the application be refused. It has been indicated that the applicant has yet to submit a noise impact assessment report which comprehensively addresses all of the issues indicated from the first detailed comments provided on 17th April 2025. They do not consider that the noise control measures indicated within the noise management plan will translate into actual actions (by the site operators) in the future and have stressed that there will also be third party operators. They have indicated that they do not consider a noise management plan to be a realistic, appropriate or effective means of controlling the proposed night-time noise from the site. Condition 5 of the existing planning consent was accepted in the previous application as being the means of controlling night-time noise from the site. It has been indicated that they consider the noise impact assessment provided by The Airshed to be overly optimistic and it has not adequately considered realistic worst-case scenarios for the proposed nighttime operations and on this basis their considered opinion for the reasons above in conjunction with the RMP Consultancy report, is to object to the application. 7. Representations 7.1 Letters of representation have been received from 9 separate addresses, seeking to object to the proposal. Alongside these objection representations from individuals, the Planning Service received an objection comment from Ms Stephanie Callighan MSP. There has also been 1 letter of support for the proposal from Colliers the leasing agent for the site. The reasons for these representations can be summarised as follows. Page 57 of 96
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• Environmental impact and impact on wildlife - Development threatens local wildlife including protected species such as badgers. North Lanarkshire Council must ensure that the applicant carries out further surveys in advance of works taking place. It is also not considered that the approval originally granted meets the current NPF4 (policy 3 and 26) and NLC did not properly address the queries raised in the comments. The disruption of natural habitats due to construction and ongoing operational activities poses a significant risk to animals and overall ecological balance of area. • Light pollution from floodlighting – The inclusion of flood lights as part of the development raises concerns about light pollution, particularly during evening and night-time hours interfering with residents’ ability to enjoy their homes and outdoor spaces as well as interfering with wildlife. • Privacy concerns – The proposed development’s design and operation may infringe on the privacy of nearby residents. • Noise, vibration and disturbance – The proposed development, especially if operated on a 24- hour basis, will likely result in considerable noise disturbances. Increased vehicle movements, operational activities, and human presence during nighttime hours will mean no respite from idling HGVs, beeping reverse alarms or vibrations, disrupting the peace and tranquillity of the area, adversely affecting mental and physical wellbeing and quality of life of residents. The suggested noise mitigation measures are grossly inadequate and fail to address the substantial noise generated by HGV reverse alarms, loading and unloading operations and general activity. Indeed, measures such as the acoustic barrier proposed appear to be an expensive token gesture both in terms of height and location. The developer and Council continues to ignore the fact that the majority of homes affected by the development have 3 floors. This has been raised a number of times with the planning objections made to date and yet is to be formally recognised and documented upon. • 24-hour operation – The proposed 24-hour use is unacceptable in a residential area. Such operations will exacerbate issues of noise, light pollution and traffic disturbances when residents expect quiet and restful surroundings. Limiting the operational hours to a more reasonable schedule would mitigate some of these concerns. Extending operations to a 24- hour schedule disregards a fundamental need for uninterrupted rest at night. It is imperative to recognise that human beings have a right to a peaceful and liveable environment, including the ability to sleep undisturbed in their own home. If the applicant wishes to look at hours of operation, then the whole application should be re-opened for consultation based on a significant departure from policy and what was originally granted. There are other sites located further away from housing within the same industrial estate which would be more suitable for 24-hour operation. Furthermore, any approval of 24-hour working could set a precedent for other such developments near houses within the area. • Criticism of planning process – Many people who commented on the first planning application believe that their comments carry forward from one application to the next and that their comments are being taken into consideration in further iterations of the same proposal, however as these do not carry over, this only strengthens the process in favour of the developer. The Council should link them all so the depth of feeling could be seen by anyone going back to the start of the process. In the previous application 24/00598/FUL, an objection letter submitted was not loaded on the portal and was not considered as part of that application. The letter was acknowledged by the Council but was never included along with the other objections as part of the review. The submitted Noise Impact Assessment is not available for public view which makes it difficult for residents to raise appropriate objections. • Outstanding noise complaints – There are still outstanding noise complaints from the existing industry in Belgowan Street in relation to standing HGV refrigerated Reefer Units. If these units are placed directly behind private houses, it will produce substantial disturbance. Page 58 of 96
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• A725 Upgrade – The oversight of the A725 upgrade should be rectified as part of the development. When this work was undertaken, the acoustic barrier to the north protecting Rosehall estate residents stopped short of this land. It is considered that as a gesture of good will that the acoustic barrier should be extended west of the property bordering the A725. Doing this would protect motorists from being distracted by activity on the site, as well as residents from current traffic noise from A725. 7.2 In terms of the letter of support received it has been indicated that: • Supporting Comment - Like most developments of this nature, the potential customers will be retailers (both physical and on-line), supermarkets, distributors and a host of local, national and international third-party logistics and parcel delivery organisations. Without exception, these organisations require 24-hour operations as they are driven by guaranteed delivery services, due to the demands of consumers and businesses for just-in-time product. It is critical that the proposed building can be offered to occupiers without any hour restrictions. Without 24-hour operations, the wide range of sectors and businesses that would seek to take this type of building would simply be unable to consider it. 8. Planning Assessment 8.1 Under section 25 of the Town and Country Planning (Scotland) Act 1997, applications for planning permission are required to be determined in accordance with the policies of the development plan unless material considerations indicate otherwise. The development plan comprises National Planning Framework 4 (NPF4) and the North Lanarkshire Local Development Plan 2022 (the LDP), with the former taking precedence in the event of any conflict between policies. 8.2 The previous permission 24/00598/FUL, which this application relates, conducted a full assessment of the proposal against the policies within the Development Plan. The purpose of the current application is not to re-assess the previous planning approval, but to assess whether the changes proposed in the current application are acceptable. In terms of NPF4 the key policies which the previous application was assessed against were Policy 3 - Biodiversity, Policy 9 - brownfield, vacant and derelict land and empty buildings and Policy 26 - Business and Industry. Policy 23 Health and Safety requires noise impact to be taken account of in determining planning applications. However, given the nature of the current application, it is considered that the most relevant policies are those contained within the North Lanarkshire Local Development Plan 2022. 8.3 The site sits within a 'Strategic Business Centre and is covered by policies 'PP 2A - Purpose of Place' and 'AD 2A Amount of Development' in the North Lanarkshire Local Development Plan 2022. However, as the principle of the use of the site has been established, it is considered that the most relevant policies to the current application are the Environmental Design Qualities policies, EDQ1 and EDQ3. Policies EDQ 1 (Site Appraisal) advises that any proposed development will require to be appraised in terms of the site and its surroundings to ensure it will integrate successfully into the local area and avoid harm to neighbouring amenity. Policy EDQ 3 (Quality of Development) advises that Development will only be permitted where high standards of site planning and sustainable design are achieved. Planning Applications will need to demonstrate that the proposed development takes account of the site appraisal. As part of the required appraisals the need to mitigate noise is highlighted. Whilst the development itself was considered appropriate for the site, this was subject to a planning condition (condition 5) to control operational hours in the interests of residential amenity. 8.4 In conjunction with the policies contained within the North Lanarkshire Local Development Plan 2022, the North Lanarkshire Local Development Plan – Planning and Noise (Supplementary Guidance) – September 2023 document also requires consideration. This guidance document forms part of the Development Plan and is a statutory requirement in the determination of planning applications. This document provides advice and assistance to developers, decision makers, agents residents and others to identify issues to be addressed in any application for development in which noise will be an important consideration when assessing the application. Page 59 of 96
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8.5 In the Committee Report for the previous application, it was accepted that the commercial use of the site would introduce more activity and noise, however it was concluded that with the implementation of appropriate mitigation measures, that the development would be acceptable, and any impact would not be such to merit the refusal of the application. However, it was considered that given the proximity of the residential properties to the site it was necessary to restrict the operating hours by condition such that there would be no operations of any kind permitted on the application site between the hours of 11pm and 7am to protect residential amenity. 8.6 The current proposal involves the removal of Condition 5 of the previous permission. As part of this application, the applicant has been required to carry out further Noise Impact Assessments to justify the removal of this condition. The applicant has also submitted a Noise Management Plan to assist in providing justification for the removal of this condition. However, in terms of the Noise Impact Assessment provided, the applicant has failed to adequately address various key concerns which have been raised by the Council’s Protective Services (including Pollution Control) section. In terms of the Noise Management Plan, the applicant has listed various actions to be implemented to ensure that the 24-hour site would not result in significant negative impact to the amenity of neighbouring dwellinghouses. The Council’s Protective Services Section has indicated that they do not consider a noise management plan to be a realistic, appropriate or effective means of controlling the proposed night-time noise from the site. In planning terms many of the measures stated are not considered to be enforceable by way of condition. Furthermore, it is considered that if such a long list of actions would be required to ensure that the 24-hour operation would not result in significant negative impact to the amenity of neighbouring dwellinghouses, then this alone suggests that the 24-hour operation of the site would not be acceptable. 8.7 The applicant has also indicated that they wish to amend Conditions 1 and 6 of the previous permission; Condition 1, to replace the existing drawing references, and Condition 6 to refer to the most recent Noise Impact Assessment submitted. However, for the above amendments to Conditions 1 and 6 to be considered acceptable, the removal of Condition 5 would also require to be acceptable. 8.8 The proposed removal of Condition 5 and amendments to Conditions 1 and 6 of the permission 24/00598/FUL are therefore not considered to be consistent with NPF4 and NLLDP policies. Representations 8.9 In response to the grounds of representation above in 7.1 and 7.2, these are commented on in the same order as they appear above: • Environmental impact and impact on wildlife – The purpose of the current application is not to re-assess the previous planning approval, but to assess whether the changes proposed in the current application are acceptable. However as was indicated in the report for the previous application, NLC Greenspace were previously consulted and did not object to the development. • Light pollution from floodlighting - The purpose of the current application is not to re-assess the previous planning approval, but to assess whether the changes proposed in the current application are acceptable. However, lighting in the site is covered by a condition of the previous application. • Privacy concerns – The purpose of the current application is not to re-assess the previous planning approval, but to assess whether the changes proposed in the current application are acceptable. However, although there will be an increase in activity to the site, it is not considered that there will be a significant or detrimental impact on the levels of privacy currently enjoyed by the dwelling houses due to the distances between the access road and the dwelling houses themselves. In addition, the proposed noise mitigation measure to increase the acoustic fence to 4m in height would increase privacy. • Noise, vibration and disturbance – It is recognised that the removal of Condition 5 of the previous permission would likely result in increased noise and disturbance during the hours of 11pm and 7am. The applicant has failed to adequately demonstrate that the removal of this Page 60 of 96
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condition can occur without significant impact to the amenity of neighbouring dwellings, therefore the application has been recommended for refusal. • 24-hour operation – As indicated above, the applicant has failed to adequately demonstrate that the removal of Condition 5 can occur without significant impact to the amenity of neighbouring dwellings, therefore the application has been recommended for refusal. In relation to alternative sites for 24-hour operation, the Planning Service can only deal with applications as submitted. • Criticism of planning process – There is no legislative mechanism through which objection comments made with regards to one application may be transferred to a different application even although they relate to the same parcel of land. Regarding the objection letter referred to which did not appear as a public document within the previous application file, this does appear to be in the application file and remains sensitive as it was not redacted. A redacted version should have been created and comments made visible on the portal. In terms of the Noise Impact Assessment not being visible, the most recent assessment, alongside the Noise Management Plan are now visible in the application file within the planning portal. • Outstanding noise complaints – Concerns in relation to outstanding noise complaints should be referred to the Council’s Protective Services (including Pollution Control) section for further comment. • A725 Upgrade – The purpose of the current application is not to re-assess the previous planning approval, but to assess whether the changes proposed in the current application are acceptable. However, if this matter relates to works carried out by Transport Scotland, then perhaps the matter could be raised directly with them. • Supporting comment – Noted. 9. Conclusions 9.1 It has not been satisfactorily demonstrated that 24hr operation of the site can be accommodated without significant adverse impact to the amenity of neighbouring residential properties. The proposed non-compliance with 3 conditions, namely condition numbers 1, 5 and 6 of permission reference 24/00598/FUL is not considered to meet the criteria set out in the policies contained within National Planning Framework 4, policies EDQ 1 and 3 of the North Lanarkshire Local Plan 2022 and the North Lanarkshire Local Development Plan – Planning and Noise (Supplementary Guidance) – September 2023 document. The proposed non-compliance of conditions would result in a significant negative impact upon the amenity of neighbouring housing. Taking into account the above discussion it is considered that the application should be refused. Page 61 of 96
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Application No: 25/00089/FUL Proposed Development: Erection of Two Class 3 (Food & Drink) Units with Open Space, Landscaping, Access, Parking, Servicing & Electric Vehicle Charging Facilities and all Associated Works Site Address: Land South East Of Craiglinn Cottage Ardgoil Drive Broadwood Cumbernauld Date Registered: 30th January 2025 Applicant: Pequod Cumbernauld Ltd C/o North Planning & Development Tay House - 2nd Floor 300 Bath Street Glasgow G2 4JR Agent: North Planning & Development Tay House (2nd Floor) 300 Bath Street Glasgow G2 4JR Application Level: Local Application Contrary to Development Plan: No Ward: 02 Cumbernauld North Danish Ashraf, Tom Fisher, Alan Masterton, Gordon Currie, Representations: 8 letters of representation received. Recommendation: Approve Subject to Conditions Reasoned Justification: The proposal is considered to be a complementary and compatible use within this mixed-use location that can be accommodated without detriment to road safety and residential amenity. It is therefore considered to be in accordance with the provisions of NPF4 and Policies PP 3, AD 3, EDQ 1 and EDQ 3 of the North Lanarkshire Local Development Plan 2022. Page 62 of 96
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Reproduced by permission of the Ordnance Survey on behalf of HMSO. © Crown Copyright and database right 2009. All rights reserved. Ordnance Survey Licence number 100023396. Planning Application: 25/00089/FUL Name (of applicant): Pequod Cumbernauld Ltd Site Address: Land South East Of Craiglin Cottage Ardgoil Drive Broadwood Cumbernauld Development: Erection of Two Class 3 (Food & Drink) Units with Open Space, Landscaping, Access, Parking, Servicing & Electric Vehicle Charging Facilities and all Associated Works Page 63 of 96
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Proposed Conditions:- 1. That the development hereby permitted shall be carried out strictly in accordance with the approved details submitted as part of the application and no change to those details shall be made without prior written approval of the Planning Authority. For the avoidance of doubt, the proposed totem signage outlined on drawings PL-S-01 and PL-S-02 is not hereby approved as this needs to be assessed through the submission of a separate Advertisement Consent application. Reason: To clarify the drawings on which this approval of permission is founded. 2. That BEFORE the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by the Planning Authority, and the development shall be implemented in accordance with the details approved under the terms of this condition. Reason: In the interest of the amenity of the site and the general area. 3. That unless otherwise agreed in writing with the Planning Authority, the surface water drainage scheme shall be implemented contemporaneously with the development in so far as is reasonably practical in accordance with the Drainage Strategy by Design Engineering Workshop dated 17th January 2025 and the Drainage Layout drawing ref: 2401-06-900 Revision A. Reason: To safeguard adjacent watercourses and groundwater from pollution. 4. Within three months of the construction of the SUDS, a certificate (signed by a Chartered Civil Engineer experienced in drainage works) shall be submitted to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant CIRIA Manual and the approved plans. Reason: To safeguard adjacent watercourses and groundwater from pollution. 5. For the avoidance of doubt, unless otherwise agreed in writing with the Planning Authority, the landscaping scheme and bio-diversity enhancements outlined in Planting Plan ref: 5576 01 shall be implemented contemporaneously with the development of the site. Reason: In the interests of landscaping and bio-diversity enhancement. 6. That BEFORE the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuing care, maintenance and protection of:- (a) the proposed grassed, planted, trees and landscaped areas; (b) the proposed bird boxes, bat boxes and log pile; (c) the proposed fencing. Reason: In the interests of the proper maintenance of the landscaping and bio-diversity enhancements. 7. That BEFORE the development hereby permitted starts, a comprehensive site investigation requires to be submitted and approved by the Planning Authority in consultation with NLC Pollution Control. The investigation must be carried out in accordance with the British Standard Code of Practice BS 10175: 2011 "The Investigation of Potentially Contaminated Sites". The report must include a site specific risk assessment of all relevant pollution linkages, carried out in accordance with the Environment Agency publication, Model Procedures for the Management of Land Contamination CLR11, and be submitted in both hard copy and electronic format. Depending on the results of this investigation a detailed remediation strategy may be required. Any remediation work required must be completed and verification provided by the developer to the Local Authorities satisfaction. All documents submitted in relation to Contaminated Land should be in accordance with North Lanarkshire Council Developers Guidance a copy of which can be downloaded from: http://www.northlanarkshire.gov.uk/CHttpHandler.ashx?id=2125&p=0 Reason: To ensure potential risks arising from previous land uses around the site have been fully Page 64 of 96
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assessed. 8. That for the avoidance of doubt, any remediation works identified by the site investigation required in terms of Condition 7 above, shall be carried out to the satisfaction of the Planning Authority. A certificate (signed by a responsible Environmental Engineer) shall be submitted to the Planning Authority confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy. Reason: To ensure the site is free of contamination. 9. That no development can take place on site until the required Stopping Up/Diversion Order for the footpath on the northern portion of site has been obtained. Reason: In the interests of the proper planning of the site. 10. Noise from the completed development shall not give rise to a noise level, assessed with the windows open, within any dwelling or noise sensitive buildings in excess of the equivalent to Noise Rating Curve (N.R.C.) 30 between 07.00 hours and 23.00 hours and N.R.C. 25 at all other times. Reason: To ensure there is no unacceptable noise nuisance for nearby residents. 11. That BEFORE the development hereby permitted starts, written confirmation that the requirements of Scottish Water have been met with respect to their existing apparatus in the vicinity shall be provided. Reason: In the interests of public safety and protection of Scottish Water apparatus. 12. That PRIOR to commencement of development, a Construction Method Statement shall be submitted to and approved by the Planning Authority. For the avoidance of doubt, the Construction Method Statement shall cover: a) Details of the location of site compound, management and welfare facilities; b) Details of construction access, parking and manoeuvring areas. The development shall be implemented in accordance with the approved Construction Method Statement. Reason: In the interests of the amenity of the area, to minimise risks arising from construction activities. 13. That PRIOR to commencement of trading of the approved development, the signal re-sequencing works at Craiglinn Roundabout shall be completed in full accordance with the submitted specifications outlined in the modelling note by ESC Transport Planning Ltd received 17th September 2025. For the avoidance of doubt, written confirmation requires to be provided that the signal re-sequencing works have been completed. Reason: To ensure the safe and efficient operation of the highway network and to mitigate the impact of additional traffic generated by the development. 14. That within 6 months of the development commencing trading, the operation of the associated roundabout shall be reviewed, and any necessary alterations to the signal operation shall be implemented to ensure the effectiveness of the approved mitigation measures. All works shall be carried out to the satisfaction of the Planning Authority in consultation with the Roads Authority. Reason: To monitor and if necessary, mitigate the impact of additional traffic generated by the development to ensure the safe and efficient operation of the highway network. Page 65 of 96
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Background Papers: Consultation Responses: NLC Infrastructure & Transportation (Roads) received 25th February, 23rd May and 30th September 2025 NLC Protective Services (Environmental Health) received 6th March 2025 NLC Protective Services (Food Safety / Business Regulations) received 20th February 2025 NLC Estates received 14th February 2025 NLC Greenspace & Country Parks (Access) received 4th March and 30th April 2025 Scottish Water received 27th February 2025 Contact Information: Kirsten Devlin at esplanning@northlan.gov.uk or 01236 632487 Report Date: 1st October 2025 Page 66 of 96
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APPLICATION NO. 25/00089/FUL REPORT 1. Site Description 1.1 The application site is located off Ardgoil Drive in the Broadwood area of Cumbernauld. It extends to 0.59ha and comprises of an area of grassed open ground with a small number of trees, 2 public footpaths (the southern path forms part of the Core Path network) and areas of scrub and broadleaved woodland on the northern and southern peripheries of the site. It is bounded to the north by the B8408, to the east by Craiglinn Roundabout, to the south by Ardgoil Drive and to the west by existing business and light industrial premises at Craiglinn yard, which is accessed from the B8408. 1.2 The site is located within an area of mixed uses, with Cumbernauld Retail Park located immediately south, Craiglinn Yard directly west and Broadwood Stadium (a multi-use community stadium and sports complex) located further west. Other commercial uses are located further east of the site and include Broadwood Farm restaurant, McDonalds and BP petrol station with an associated M & S Simply Food convenience store. 1.3 The site is well served by public footpaths and in terms of public transport bus stops at Craiglinn Roundabout and Westfield Road are located within walking distance. 2. Proposed Development 2.1 The proposal involves the construction of two Class 3 (Food and Drink) units, with the submitted plans indicating a Starbucks coffee house and Bayne’s Bakers café. The units will be single storey in height with a combined gross floorspace of 281 sqm and will be orientated in an east-west direction with the frontage facing north. The units have a contemporary appearance being predominately finished in composite cladding with the use of timber detailing, curtain walling and glazing. 2.2 Vehicular access to the site will be taken from a new priority junction on Ardgoil Drive. The southern Core Path will retain its current alignment with dropped kerbs, tactile paving and white lining introduced to accommodate the vehicular access into the site and ensure safe usage of the path. The northern footpath will be Stopped Up and realigned further north within the site, skirting the edge of the proposal and the existing broadleaved woodland and tying back into the existing footpath network that runs east and west. 2.3 The development includes customer parking to the west and north of the units. A total of 45 spaces are proposed which includes 12 Electric Vehicle charging spaces and 4 disabled spaces (2 located at each unit). Furthermore, 3 cycle stands capable of accommodating 6 bikes will also be sited in front of the units. 2.4 The site will be extensively landscaped. Existing trees within the development footprint will be removed and compensatory planting of 43 native species trees throughout the site is proposed. The existing broadleaved woodland and scrub areas on the periphery of the site will be retained and enhancement measures including native hedgerows and native shrub mix will be introduced. Ecological enhancements in the form of bird boxes and log piles within the existing woodland and scrub areas will also be introduced. 3. Applicant’s Supporting Information 3.1 The applicant has provided the following package of information in support of their application: • Planning Statement • Transport Statement • Transport Assessment • Transportation Modelling Note • Drainage Report • Site Investigation Page 67 of 96
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• Preliminary Ecological Appraisal 4. Site History • 23/00219/PREAPP Proposed Coffee House (Class 3 Food & Drink) with Ancillary Drive Thru Facilities Together with Associated Open Space, Landscaping, Access, Parking & Electric Vehicle Charging Facilities • 23/00973/PREAPP Proposed Coffee House (Class 3 Food & Drink) together with associated open space, landscaping, access, parking and electric vehicle charging facilities 5. Development Plan 5.1 The development plan consists of National Planning Framework 4 (NPF4) and the North Lanarkshire Local Development Plan (NLLDP) 2022. 5.2 Given the nature and scale of this development the most relevant considerations are already enshrined in the North Lanarkshire Local Development Plan policies. The policies within NPF4 that are relevant to the application are Policy 1- Tackling the Climate and Nature Crisis, Policy 2 – Climate Mitigation, Policy 3 – Biodiversity, Policy 12 – Zero Waste, Policy 13 – Sustainable Transport, Policy 14 - Design, Quality and Place, Policy 15 – Local Living, Policy 22 – Flood Risk and Water Management. 5.3 In terms of the North Lanarkshire Local Development Plan 2022 the following policies are of relevance: PP 3 POLICY Purpose of Place AD 3 POLICY Amount of Development EDQ1 Site Appraisal EDQ3 Quality of Development 6. Consultations 6.1 The following consultation responses have been received in connection with the application: NLC Infrastructure & Transportation (Roads) initially recommended the application be deferred subject to the submission of a Traffic Impact Assessment which specifically addresses the capacity of Craiglinn Roundabout and the non-signalised arm serving Ardgoil Drive which is likely to experience critical delays due to increased traffic from the development. The Transport Assessment was submitted and confirmed Craiglinn Roundabout already operates above practical capacity with the development exacerbating an already overburdened roundabout and risking gridlock and safety. Considering this Roads recommended refusal of the application. Secondary concerns relating to manoeuvrability of service vehicles and HGVs and overhanging of pedestrian crossing points, EV charging areas, carriageways within the site and along Ardgoil Drive were also raised. In response to the recommendation for refusal, the applicant submitted a Transportation Modelling Note which acknowledged the development is expected to have a 2.7% adverse impact in the overall operation of the roundabout during the PM peak and no impact on the overall operation during the AM peak. It stated improvement opportunities at the Craiglinn Roundabout are limited due to the raised platform nature of the junction; however, the development impact can be offset by adjusting the current set of fixed timings of the traffic lights on Craiglinn Roundabout which provided a nil detriment scenario and returns the operation of the junction to a position better than the 2027 Base scenario. By adjusting the signal timings, the impact on the morning peak from this development remains the same (no worse) and the afternoon peak impacts slightly lessen. The applicant further confirmed they are willing to accept a condition/financial contribution towards the cost of the signal management teams time on- site to update the settings and optimise operation. Roads confirmed they do not object to the proposed development but strongly noted the current issues at Craiglinn Roundabout and the potential for an escalation in congestion in the area. They accept the recommended re-sequencing of the existing traffic signals as an appropriate measure for off-setting the traffic generated by the proposal providing the roundabout operation is reviewed after an operational period of 6 months, with further signal re-sequencing introduced if required. Page 68 of 96
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NLC Protective Services (Environmental Health) have provided comments relating to construction noise, controlling site generated dust and external lighting. These matters are covered by advisory notes. They also comment that noise from the completed development shall not give rise to a noise level, assessed with the windows open, within any dwelling or noise sensitive buildings in excess of the equivalent to Noise Rating Curve (N.R.C.) 30 between 07.00 hours and 23.00 hours and N.R.C. 25 at all other times. This matter is covered by the imposition of a planning condition. A Site Investigation has been requested to ensure potential risks arising from previous land uses around the site have been fully assessed. This matter is covered by the imposition of Site Investigation and remediation (if necessary) planning conditions. NLC Protective Services (Food Safety / Business Regulations) confirm the business premises must comply with the requirements of the Health & Safety at Work etc. Act 1974 and regulations made thereunder. This matter is covered by an advisory note to the applicant. Other comments relating to ventilation space, the separation of fats, oil and grease from wastewater before it enters the drainage system, mechanical extract ventilation and ducting, food handling areas plan and gas safety have been forwarded to the agent as these matters are covered by separate Environmental Health legislation. NLC Estates have no comment to make. NLC Greenspace & Country Parks (Access) initially confirmed a Diversion Order was required for a minor realignment of a small section of the Core Path (southern footpath) within the site. The path was reinstated to its current route and as such the Diversion Order is not now necessary. A Stopping Up/Diversion Order is however required in connection with the northern footpath within the site (not part of the Core Path network). This matter is covered by the imposition of a planning condition. Scottish Water has no objection to the planning application. They confirm there is sufficient capacity in both the Balmore Treatments works and Dalmuir Wastewater Treatment works, with the caveat that they are unable to reserve capacity and they will review the availability of capacity when a formal connection application has been submitted. They further confirm they have surface water sewer, foul sewer and a trunk main within the vicinity of the site and it is for the applicant to contact their Asset Impact Team for an appraisal of the proposals. This final matter is covered by the imposition of a planning condition and advisory note. 7. Representations 8 letters of representation have been received. The points raised and comments thereon are as follows: Point of objection: The Craiglinn roundabout is already over capacity, especially at school drop off/collection times, rush hour and when the football and other events are on at Broadwood Stadium. The roundabout already serves large residential areas, Westfield Industrial area, Cumbernauld Retail Park, Saint Maurice’s High School, Broadwood Stadium, Croy Train Station and beyond. Approving the application will exacerbate the situation. Point of objection: It is accepted the roundabout is already operating over capacity and that proposal without mitigation will have a slight adverse impact in the overall operation of the roundabout. However, with the suggested mitigation in place (signal sequence adjustment) the applicant has demonstrated that the proposal provides a nil detriment scenario which NLC Infrastructure and Transportation (Roads) have accepted. Conditions are recommended requiring the re-sequencing of the existing traffic signals prior to development becoming operational and subject to a review after an operational period of 6 months. Point of objection: Following on from the above, it is contended that North Lanarkshire Council has stated on numerous occasions that there is no scope for further traffic on the roundabout and that it would be prohibitively expensive and disruptive to upgrade – most recently in the refusal of planning permission for residential development at Dullatur Golf Club which would have added substantial traffic to this area. Comment: It is agreed that there are issues at peak times at Craiglinn roundabout. However, the Page 69 of 96
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reasons for refusing the above housing development did not include any traffic related matters. This was because a potential solution could have been achieved by providing a “smart” signalisation system and physical changes to several exits from the roundabout to improve traffic flow. If permission had been granted, the applicant would have been required to implement these improvement works at their own cost prior to the commencement of development on site. NLC Infrastructure and Transportation (Roads) have accepted that for this level of development re-sequencing of the existing traffic signals is appropriate mitigation, subject to a review after an operational period of 6 months. Point of objection: There will be an overprovision of coffee shops and bakeries if approved given the retailers at the adjacent Cumbernauld Retail Park and the nearby BP garage which sells baked goods and hot drinks. Comment: It is accepted that coffee shops and bakery goods are well provided in this locale. However, it is the Market that decides whether or not there is a need for a particular service. Point of objection: A more suitable location for the proposal would be Westway Retail Park where there are no food/coffee amenities. It would be well placed for motorway users and encourage shoppers to the other end of Cumbernauld. Comment: The Planning Authority must assess the application placed before it on its own individual merits. Point of objection: The proposal will result in a loss of green space currently used daily by school pupils, general public and dog walkers. Comment: The proposal will result in the loss of approximately 2500 square metres of open space, which equates to 42% of the total site area. The proposal still provides sufficient access to the surrounding path network through the retention of the Core Path on the southern side of the site and a diverted footpath on the northern side of the application site. Furthermore, the loss of grass and trees is compensated for in the landscaping scheme which includes new native species planting in the form of shrubs, hedgerows and 43 native species trees. Point of objection: The proposal will lead to noise levels and pollution; the existing outlets already result in litter, impact negatively on wildlife and attract unwanted pests/vermin. Comment: There are not considered to be any overriding concerns with respect to noise, pollution, litter, wildlife or the attraction of unwanted pests/vermin. Point of objection: The proposal is needless and ill thought out, with no gain for the community. Comment: The above point is noted. While not a designated retail site its position within an existing mixed-use setting, being directly adjacent to Cumbernauld Retail Park, and with the creation of a new footpath link between the two sites (approved under 24/01105/FUL) it is considered to be an acceptable complementary proposal. Point of objection: The owners/landlords of the adjacent Craiglinn Industrial Estate were not initially notified of the planning application and state none of the commercial units are shown on the proposed plans. The yard is over 100 years old and currently employs over 30 staff. Comment: The units within the yard that are located within the 20-metre neighbour notification distance were sent notifications. However, after being contacted by the owners/landlord the Planning Authority notified the rest of the units within the yard as well as the owners. The units are shown on the location plan, however due to their distance from the site boundary they are not included within the detailed site plans. Point of objection: There are concerns that if approved the construction process will cause significant disruption to the adjacent businesses at Craiglinn Yard and to the wider locale due to construction traffic, deliveries, parking of tradespeople, road closures and drainage works. It will add further pressure on the Craiglinn roundabout. Page 70 of 96
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Comment: Unfortunately, most development results in an element of temporary disturbance. This, however, is not a reason in itself for refusing planning permission. A Construction Management plan is attached as a condition to limit the impact of the construction process on the surrounding area. 8. Planning Assessment 8.1 Under Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. 8.2 In terms of National Planning Framework 4 (NPF4), there are number of policies that affect the proposal, with the most notable ones being Policy 1- Tackling the Climate and Nature Crisis, Policy 2 – Climate Mitigation, Policy 3 – Biodiversity, Policy 12 – Zero Waste, Policy 13 – Sustainable Transport, Policy 14 - Design, Quality and Place, Policy 15 – Local Living and 20 Minute Neighbourhoods and Policy 22 – Flood Risk and Water Management. 8.3 Policy 1 - Tackling the Climate and Nature Crisis establishes that when considering all development proposals, significant weight will be given to the global climate and nature crisis. The intent of the policy is to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis. 8.4 Policy 2 – Climate Mitigation encourages, promotes and facilitates development that minimises emissions and adapts to the current and future impacts of climate change. The proposal is within easy walking and cycling distance of an established local resident population and a range of commercial, community, sporting and academic facilities. To satisfy the requirements of NPF4 Polices 1 and 2 the development incorporates specific design measures and features that will minimise lifecycle greenhouse gas emissions and reduce climate change impacts such as good natural daylighting, passive solar design, excellent fabric performance to reduce heat losses, an efficient heating system, high efficiency, zero carbon air source heat pumps, energy efficient LED lighting and energy meters to allow for easy monitoring of energy consumption. 8.5 Policy 3 – Biodiversity requires local development to include appropriate measures to conserve, restore and enhance biodiversity. The measures should be proportionate to the nature and scale of development with any impacts being minimized through careful planning and design. The submitted landscaping and biodiversity scheme by DEP Landscape Architecture takes a proactive approach by only removing the trees affected by the development footprint and proposing expansive new native species planting. Almost 700 new native species shrubs, new native hedgerows formed form nearly 900 new plants and the planting of 43 native species trees are proposed. Further ecological enhancements include bird and bat boxes together with log piles in the existing retained woodland and scrub areas 8.6 Policy 12 – Zero Waste requires development proposals seek to reduce, reuse, or recycle materials in line with the waste hierarchy. In terms of the construction phase the use of prefabricated, demountable components assists in minimising site waste and assists in reducing construction times. In operational terms the proposal includes dedicated recycling and waste storage space which supports the segregation and recycling of waste. 8.7 Policy 13 – Sustainable Transport establishes development proposals will be supported where it can be demonstrated that the transport requirements generated have been considered in line with the sustainable travel and investment hierarchies. The site is accessible by sustainable modes of transport, and it will integrate effectively with the existing transport network. The proposed development connects with the existing footway network and will deliver on-site cycle parking provision and EV charging infrastructure. With the agreed adjustment to the signal timings at Craglinn Roundabout the local road network can suitably accommodate the anticipated level of traffic with no detriment to existing road users. 8.8 Policy 14 - Design, Quality and Placemaking states that development proposals should be designed to improve the quality of an area whether in urban or rural locations and regardless of scale. Proposals will be supported if the development is consistent with the six qualities of successful places, namely: - Healthy, Pleasant, Connected, Distinctive, Sustainable and Adaptable. The development is of a contemporary design and appearance which is consistent with the immediate locale. It provides a Page 71 of 96
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pleasant setting by protecting the woodland and scrub and enhancing the landscaping of the site by the planting of native trees, shrubs and hedgerows. The site benefits from excellent connectivity with the existing footway and public transport network and the building’s contemporary design and enhanced landscaping and provision of outdoor space will provide a distinctive development appropriate for the features of the site. The proposal takes a proactive approach to the efficient use of resources and integrates nature positive, biodiverse solutions. It is also considered to be adaptable in terms of meeting the challenges of climate change. 8.9 Policy 15 – Local Living requires development proposals to contribute to local living including 20- minute neighbourhoods including the level and quality of interconnectivity with the surrounding area. The proposal is close to the established residential areas of Smithstone, Blackwood and Balloch which can be accessed utilising the existing footway network thus supporting both the ‘local living’ and ’20- minute neighbourhood’ concepts. Furthermore, the proposal will provide employment opportunities for local people. 8.10 Policy 22 – Flood Risk and Water Management aims to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing vulnerability of existing and future development to flooding. SEPA flood maps indicate localised flooding on a depression within the site. Surface water run-off from the proposal will be mitigated by a positive surface water drainage system which will collect, attenuate and discharge surface water in a controlled manner, thus resulting in a betterment in site drainage terms. 8.11 Within the NLLDP the site is located within the General Urban Area covered by Policy PP3 Purpose of Place which seeks to maintain and improve the level of amenity appropriate for the local context and encourage diversity in more mixed-use areas. This policy also requires such proposals to be assessed against the criteria of AD 3 (Amount of Development), EDQ 1 (Site Appraisal) and EDQ 3 (Quality of Development) which consider issues such as size, materials and road safety and which states that proposals must integrate successfully with the surrounding area by avoiding harm to the neighbouring amenity. 8.12 Policy PP3 Purpose of Place seeks to maintain and improve the level of amenity appropriate for the local context and encourage diversity in more mixed-use areas. This is an area with a mixture of uses, the nearest residential property being Craiglinn Cottage sited approximately 36 metres from the north- western site boundary. The proposal is considered to complement the adjacent retail park and will encourage diversity into this mixed-use setting. Given the distance from residential properties there was no requirement for a Noise Impact Assessment and the proposal is not considered to have a significant impact on residential amenity. 8.13 Policy AD3 Amount of Development requires applications for new development be assessed for their implications related to the amount of development proposed. The need for an assessment depends on the combination of type (use class), scale and location of development. Class 3 (Food and Drink) proposals require to be assessed for their impact on Strategic Town, Other Town and Local Centres and subject to the Sequential Approach. The submitted Planning Statement states the proposal has regard to the overall thrust of polices PP3 and AD3 due to its complementary nature which will encourage further diversity in what is an established mixed-use area. The site has been identified as an opportunity to deliver two small scale Class 3 premises, which serve a localised catchment, thus not having an impact on Strategic or Other Town centres. The proposal will support the neighbouring uses, without tipping the balance of uses too far in any particular direction, to the detriment of the General Urban Area character. It has been demonstrated relative to NPF4 policies that the proposal supports Local Living and by doing so contribute to health and wellbeing. In terms of economic benefits, the development will create up to 20 jobs, including full and part time positions, suitable for a range of skill sets and working hours. It will also make a positive contribution towards enhancing other nearby commercial and community premises, encouraging investment in the local economy. The site is accessible by sustainable modes of travel and with the required traffic light re-sequencing is considered to integrate effectively with the existing transport network. In terms of supporting active travel, the proposals include dedicated cycle parking provision for patrons and staff. Given the scale of the proposal and the surrounding uses it is considered to be an appropriate and complimentary use within the local context. 8.14 Policy EDQ 1 (Site Appraisal) requires the development to be appraised in terms of the site and its Page 72 of 96
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surroundings to ensure it will integrate successfully into the local area and avoid harm to neighbouring amenity. A number of matters required to be assessed; those most relevant to this proposal are: • massing, height, style, finishing materials of any buildings on the site and surrounding Land Use Character Area • orientation and topography of the site and surrounding Land Use Character Area • building lines, plot ratios, groupings, types of enclosure (e.g. fences, walls, hedges), landmarks in the Land Use Character Area • accessibility by a range of sustainable transport modes • existence and quality of connections and access including site and building entrances, roads, paths and visuals on the site and surrounding Land Use Character Area • Green Network, landscape character and quality on the site and surrounding Land Use Character Area • biodiversity of plants and animals on the site and surrounding Land Use Character Area • the potential for installation and operation of low and zero-carbon generating technologies in new, refurbished or re-purposed buildings • the existence of and impact of or on “Bad Neighbour” Development on the site and surrounding Land Use Character Area. The proposed development is considered to be acceptable in terms of its design, height, scale, massing, facing materials and location. The development platform is relatively flat whereas the northern periphery is sloped consisting of woodland and scrub which will be retained. The site is well placed for accessing sustainable modes of transport and ensures the footway provision through the site is maintained. Adjusting the signal timings at the Craiglinn Roundabout provides a nil detriment scenario which NLC Infrastructure and Transportation have accepted. The proposal involves the removal of a small number of trees located on the open grassed area. However, the development protects the woodland and scrub and enhances the landscaping character of the site by the planting of native trees, shrubs and hedgerows, which will in turn result in biodiversity benefits and maintain and improve the Green Network. Specific ecological improvements in the form of bird and bat boxes and log piles will also be introduced. The development incorporates specific design measures and features that will minimise lifecycle greenhouse gas emissions and reduce climate change impacts such as good natural daylighting, passive solar design, excellent fabric performance to reduce heat losses, an efficient heating system, high efficiency, zero carbon air source heat pumps, energy efficient LED lighting and energy meters to allow for easy monitoring of energy consumption. Given the mixed- use nature of the surrounding locale there are not considered to be any noise implications from the proposal on neighbouring properties. 8.15 Policy EDQ 3 (Quality of Development) states proposals will only be permitted where high standards of site planning and sustainable design are achieved. The proposal is considered to comply with this policy as it will result in a well-designed, low-density form with improved landscaping and biodiversity enhancements. Access for all abilities will be maintained throughout the site including linkages to the wider footpath network and sustainable modes of transport. The accessibility and sustainability credentials of the proposal are enhanced by the provision of cycle racks, disabled parking spaces and 12 EV charging spaces. Furthermore, the development incorporates specific design measures and features that will minimise lifecycle greenhouse gas emissions and reduce climate change impacts. It is therefore considered that the proposals comply with Policies PP 3, AD 3, EDQ 1 and EDQ 3 of the North Lanarkshire Local Development Plan 2022. 8.16 The proposal is consistent with the relevant polices contained within NPF 4 and the NLLDP. 9. Conclusions 9.1 The proposal is a complementary and compatible use within this mixed-use location that can be accommodated without detriment to road safety and residential amenity. It is therefore considered to be in accordance with the provisions of NPF4 and Policies PP 3, AD 3, EDQ 1 and EDQ 3 of the North Lanarkshire Local Development Plan 2022. It is therefore recommended planning permission be granted subject to conditions. Page 73 of 96
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Application No: 25/00837/FUL Proposed Development: Residential development of 49 units plus access, roads, open space, landscaping, drainage and all associated works Site Address: Springhill Farm Springhill Road Stane Shotts ML7 5DP Date Registered: 1st August 2025 Applicant: Keepmoat Ltd. c/o Agent Agent: North Planning and Development Ltd. Tay House (2nd Floor) 300 Bath Street Glasgow Glasgow G2 4JR Application Level: Major Application Contrary to Development Plan: No Ward: 13 Fortissat Martin McCulloch, Margaret Hughes, John Jo Leckie Representations: 0 letter(s) of representation received. Recommendation: Approve Subject to Conditions Reasoned Justification: The application site is allocated for housing development in the development plan and already has planning permission in principle for housing. The proposed changes to the number, design and layout of houses are considered to be acceptable. There is sufficient road network capacity to cope with the additional houses, and subject to a developer contribution to address school capacity constraints the proposal would comply with all relevant development plan policies. Note to Committee: Should the Committee be minded to grant permission, no decision should be issued until such time as a section 75 planning obligation (or a suitable alternative means of securing the required developer contribution towards increasing local school capacity) has been concluded. Page 74 of 96
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Reproduced by permission of the Ordnance Survey on behalf of HMSO. © Crown Copyright and database right 2009. All rights reserved. Ordnance Survey Licence number 100023396. Planning Application: 25/00837/FUL Name (of applicant): Keepmoat Site Address: Springhill Farm Springhill Road Stane Shotts ML7 5DP Development: Residential development of 49 units plus access, roads, open space, landscaping, drainage and all associated works Page 75 of 96
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Proposed Conditions:- 1. That, except as may otherwise be agreed in writing by the Planning Authority, the development shall be implemented in accordance with drawing numbers:- 25014-EMA-XX-XX-DDG-A-040002 P05 25014-EMA-XX-XX-DDG-A-050100 P05 25014-EMA-XX-XX-DDG-A-050101 P08 25014-EMA-XX-XX-DDG-A-050102 P07 25014-EMA-XX-XX-DDG-A-050103 P07 25014-EMA-XX-XX-DDG-A-050110 P06 25014-EMA-XX-XX-DDG-A-050150 P06 J5622-SA-P1-ZZ-DR-C-0105 D J5622-SA-P1-ZZ-DR-C-0106 D J5622-SA-P1-ZZ-DR-C-0192 D J5622-SA-P1-ZZ-DR-C-0252 D J5622-SA-P1-ZZ-DR-C-0305 D J5622-SA-P1-ZZ-DR-C-0306 D J5622-SA-P1-ZZ-DR-C-0307 B STD-KMH-907-KILDA_DR-A STD-KMH-983-LISMORE_DR-A STD-KMH-1033-TIREE_AIR-DR-A STD-KMH-1113_HOY_DR-A STD-KMH-1194_ARRAN_DR-A, STD-KMH-1244_ORKNEY_DR-A STD-KMH-1256_MULL-DR-A 445.31.01f 445/31.02f 445.31.03f 445.31.04a 59457 2 of 3 002.02 59457 3 of 3 002.02 SD-081 A SD-082 A SD-083 A Reason: To clarify the drawings on which this approval of permission is founded. 2. That, notwithstanding the generality of Condition (1) above, the development shall be implemented in accordance with the site levels shown on drawing numbers: - J5622-BSA-P1-ZZ-DR-C-0105 D and J5622-BSA-P1-ZZ-DR-C-0106 D, and no alterations for any reason shall be made to these approved site levels and approved plans without the prior approval in writing of the Planning Authority. For the avoidance of doubt, this condition also includes the requirement for approval of any changes in site levels proposed as a consequence of any other formal consent processes including Roads Construction Consent and the Building Warrant process. Reason: To ensure that all new site levels are appropriate for protecting the amenity of all existing and proposed houses. 3. That BEFORE any works of any description start on the development site, a phasing plan detailing the order / timescale of construction for the development (specifically including the completion of all roads and footpaths, drainage infrastructure, play areas, open space and landscaping) shall be submitted to and approved in writing by the Planning Authority. Except as may otherwise be approved in writing, the development shall thereafter be implemented in accordance with that phasing scheme. Reason: to ensure the timely completion of all elements of the development, in the interests of amenity and road safety. 4. That BEFORE any works of any description start on the application site, unless otherwise agreed in Page 76 of 96
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writing by the Planning Authority, a comprehensive Site Investigation Report for the entire application site (as denoted by a red line on the approved Location Plan), including any proposed implementation phasing plan shall be submitted to and approved in writing by the said Authority. The investigation must be carried out in accordance with current best practice advice, such as BS 10175 : 'The Investigation of Potentially Contaminated Sites' or CLR 11. The report must include a site specific risk assessment of all relevant pollution linkages and a conceptual site model. Depending on the results of the investigation, a detailed Remediation Strategy may be required, in which case a Remediation Strategy shall be submitted for approval alongside the Site Investigation Report. Information on the required format of the report and how it should be submitted to us can be found online:https://www.northlanarkshire.gov.uk/planning-and-building/planning-applications/how- discharge-contaminated-land-planning-conditions Reason: To establish whether or not site decontamination is required in the interests of the safety and wellbeing of future residents. 5. That any remediation works identified by a Contaminated Land / Ground Gas Remediation Strategy approved under the terms of Condition 4 above, shall be carried out to the approved specification at the specified stage of development. Prior to the occupation of any dwellinghouse a validation report (signed by a chartered Environmental Engineer) confirming that any remediation works applicable to that property have been carried out in accordance with the approved Remediation Strategy shall be submitted to the Planning Authority for approval. Reason: To ensure that the site is free of contamination and in the interests of the safety and wellbeing of future residents. 6. That BEFORE the development hereby permitted commences, a further scheme of intrusive site investigations shall be undertaken to confirm any risks posed to development as a result of past coal mining activity, and a report on this shall be submitted to and approved in writing by the Planning Authority. Should these investigations reveal any risks requiring remedial works, the report shall include a detailed remediation scheme. The investigations and report shall be undertaken by a suitably competent person and in accordance with authoritative UK guidance. Reason: To ensure that any risks posed by historic mine workings within the site are identified and that appropriate remediation is proposed, in the interests of the safety of future users of the site. 7. That any remediation works identified by a Coal Legacy Remediation Strategy approved under the terms of Condition 6 above, shall be carried out to the satisfaction of the Planning Authority in accordance with any implementation phasing. Prior to the occupation of any dwellinghouse a validation report (signed by a chartered Engineer) confirming that any remediation works applicable to that property have been carried out in accordance with the approved Remediation Strategy shall be submitted to the Planning Authority for approval. Reason: To ensure that any works required to stabilise the site have been carried out to safeguard the structural integrity of new buildings and the safety of future residents. 8. That notwithstanding condition 3 above, unless otherwise agreed in writing by the Planning Authority, no dwellinghouses within the development hereby approved shall be occupied until the roundabout at Springhill and Leadloch Road that provides access to the application site, has been completed in accordance with the approved drawings (including road markings and signage), and has become operational to the satisfaction of the Council. Reason: To ensure satisfactory access arrangements to the site, in the interests of the safety and convenience of road users. 9. That, prior to the occupation of the last dwellinghouse within each phase (as defined by the phasing document approved under the terms of condition 3 above), except as may otherwise be agreed in writing by the Planning Authority, all the road works (internal road layout, parking provision, footways and active travel routes) shall be completed in full unless otherwise agreed in writing by the Planning Authority. Page 77 of 96
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Reason: To ensure the timely completion of road infrastructure in the interests of traffic and pedestrian safety. 10. That, unless otherwise agreed in writing with the Planning Authority, BEFORE any works of any description being commenced on the application site, the applicant shall provide written confirmation to the Planning Authority that all the requirements of Scottish Water can be fully met to demonstrate that the development will not have an impact on their assets, and that suitable infrastructure can be put in place to support the development. Reason: To ensure the provision of satisfactory sewerage and surface water drainage arrangements. 11. That BEFORE the development hereby permitted starts, full details of the facing materials to be used on the external walls and roofs of each dwellinghouse hereby approved, shall be submitted to, and approved in writing by the Planning Authority and the development shall then be implemented in accordance with the details approved under the terms of this condition. Reason: In the interests of the visual amenity of the area. 12. That BEFORE the development hereby permitted starts, full details of the design and location of all fences and walls to be erected on the entire application site shall be submitted to, and approved in writing by the Planning Authority and the development shall then be implemented in accordance with the details approved under the terms of this condition. Reason: In the interest of the amenity of the site and the general area. 13. That, unless otherwise agreed in writing by the Planning Authority, the equipped play areas and multi- use games area detailed within the approved drawings, shall be implemented in full, in accordance with the phasing documents approved under the terms of condition 3 above. For the avoidance of doubt, unless otherwise agreed in writing by the Planning Authority, the completed equipped play areas and multi-use games area shall be accessible for public use throughout any further phases of the approved development or throughout any other development (to be approved under a separate permission) within the vicinity of each equipped play areas and multi- use games area. Reason: In the interest of the amenity of the site and to ensure there is play provision. 14. That, unless otherwise agreed in writing by the Planning Authority, the landscaping, planting and biodiversity enhancements detailed in the approved landscaping drawings shall be implemented in full, in accordance with the phasing document approved under the terms of condition 3 above. Any trees, shrubs, or areas of grass which die, are removed, damaged, or become diseased, within two years of the occupation of the phase of the development associated with the landscaping affected, shall be replaced within the next planting season with others of a similar size and species. Reason: In the interests of protecting nature conservation interests. 15. That before construction of the first house full details of the party to act as appointed factor shall be submitted to and approved in writing by the Planning Authority, together with details of a management and maintenance (factoring) scheme which shall include proposals for the continuing care, maintenance and protection of:- (a) Proposed play areas and play equipment; (b) Proposed SuDs; (c) Proposed common/open space areas, including grassed, planted and landscaped areas within the development; (d) Proposed informal footpaths throughout the site; (e) Proposed trees and hedges, including those to be retained, throughout the site; (f) Proposed litter bins. (g) Operational start date for the factoring/maintenance agreement. Page 78 of 96
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Reason: In order to ensure that adequate arrangements for the ongoing maintenance of the development are put in place, in the interests of the amenity of future residents. 16 That, unless otherwise agreed in writing by the Planning Authority, all recommendations, and mitigations set out within the Preliminary Ecological Appraisal by Wild Surveys Ltd dated 21st November 2024 shall be implemented in full in accordance with the phasing approved under condition 3 above. Reason: In the interests of protecting nature conservation interests. 17. That, unless otherwise agreed in writing by the Planning Authority, all recommendations, and mitigations set out within the Pollution Prevention Plan by Cairn Ecology dated 13th April 2023 shall be implemented in full. Reason: To minimise risks to the environment during the construction period. 18. That in the event of development not having commenced prior to 27 May 2026, a further ecological survey shall be undertaken on the site to determine the presence of any statutorily protected species, the said survey shall thereafter be submitted to and approved in writing by the Planning Authority before any development commences on the site. As a result of the study, should any mitigation measures be required for any protected species, this shall be implemented in accordance with the species protection plan agreed in writing with the Planning Authority before works commence on the site Reason: To ensure compliance with The Conservation (Natural Habitats & c.) Regulations 1994 (as amended); the Wildlife and Countryside Act (1981) as amended; the Protection of Badgers Act 1992 (as amended); and the Nature Conservation (Scotland) Act 2004. Background Papers: Consultation Responses: Traffic & Transportation, response dated 2 October 2025 Environmental Health (including Pollution Control), response dated 21 August 2025 Scottish Gas Network, response dated 11 August 2025 Scottish Water, response dated 19 August 2025 Coal Mining Remediation Authority, response dated 20 August 2025 Education, response dated 29 August 2025 Assistant Community Partnership Manager (Play), response dated 11 September 2025 Contact Information: Any person wishing to inspect these documents should contact Keith Bathgate at planningenquiry@northlan.gov.uk Report Date: 2nd October 2025 Page 79 of 96
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APPLICATION NO. 25/00837/FUL REPORT 1. Site Description 1.1 The application site comprises around 3.8ha of former agricultural land on the south-eastern edge of Shotts. The site is the southernmost part of a larger area of 18ha which has consent for residential development (17/00389/PPP and 22/01390/MSC), and part of that larger site has already been developed. The site borders existing housing at Northfield Avenue to the west, the balance of the approved housing land to the north, farmland to the south and unused rural land to the east. A strip of land intended as the access to the development is included in the application site boundary, and this extends north from the main part of the site to connect it with Springhill and Leadloch Road. The site is flat and covered in marshy grass. A line of electricity cables crosses the site. 2. Proposed Development 2.1 Planning permission is sought for 49 houses along with their associated roads, open space, landscaping and drainage infrastructure, etc. These would form part of the wider housing development at this location which comprises 350 houses. This application has been lodged as the developer is now Keepmoat and they seek permission to build their house types and to increase the number of dwellings within the wider site to 399 houses (including those already built). Therefore, the additional 49 units within the development requires a separate full planning permission and as a major planning application requires to be considered by the Planning Committee. A parallel application for approval of matters specified in conditions (25/00274/MSC) has also been lodged by the applicant for their house types and resultant changes to the layout in relation to the remainder of the site that has still to be developed. However, as this application relates to additional matters specified in conditions it can be dealt with under the council’s new delegated powers, approved this year. 2.2 The proposed road layout is largely identical to that which was approved under a previous approval for an Additional Matters Specified by Condition application for the site (22/01390/MSC, which was determined by the Planning Committee in January 2025). The differences are primarily in relation to the type and number of houses proposed. Whilst permission 22/01390/MSC allowed 37 houses within this part of the site, the current application seeks 49, though the mix of house types would remain broadly similar, with the emphasis remaining on two-storey detached properties plus a smaller number of semi-detached and two-and-a-half storey units. The following table compares the previous approval to the current proposal: Approved Proposed 3 bedroom semi-detached 7 8 3 bedroom detached 19 9 4 bedroom detached 4 32 5 bedroom detached 7 0 TOTAL 37 49 Finishing materials would be similar to previous approvals and would comprise a mix of red or buff brick or white render as the principal facing material, brick basecourses, anthracite concrete rooftiles and white uPVC window frames. 2.3 Access to the site would be identical to what was approved by permission 22/01390/MSC, i.e. a new roundabout on Springhill and Leadloch Road with arms leading into the new housing developments on either side of that road. The access leading to this application site would form part of a loop and would be fronted by housing which is included in a parallel application for approval of matters specified in conditions (25/00274/MSC). All properties would have private driveways for two or three cars, and almost half of the houses (23) would have an integral single garage. Proposals for open space, play areas, drainage infrastructure and landscaping would also remain unaltered from the earlier permission, and would include an area of open space at the southern end of the site incorporating an equipped play area, multi-use games area (MUGA) and an attenuation basin for the sustainable urban drainage system (SUDS) Page 80 of 96
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3. Applicant’s Supporting Information 3.1 The application form and plans are accompanied by: • Arboricultural report • Coal mining risk assessment • Energy statement • Groundwater dependent terrestrial ecosystems report • Planning statement • Pollution prevention plan • Preliminary ecological appraisal • Protected species survey (great crested newt and water vole) • Site investigation report • Transport statement Most of these documents have previously been submitted and approved as part of earlier permissions for the site, and the applicant has also provided copies of relevant correspondence during that approval process. Where necessary the documents have been updated to ensure that they remain current (e.g. the protected species survey). 4. Site History 4.1 The site was previously farmland but has planning permission in principle for residential development. The following permissions and applications are of relevance to the proposal: • 17/00389/PPP – Planning permission in principle for a residential development of up to 350 houses including public open space, roads and drainage infrastructure was granted in November 2019. (That permission covered an area of around 18ha north and south of Springhill and Leadloch Road, of which the current application site forms the southernmost part). • 20/00235/MSC – Approval of matters specified in conditions in respect of the overall site masterplan and phasing of development for the whole of the site covered by permission 17/00389/PPP was granted in December 2020. • 20/00110/MSC – Approval of matters specified in conditions for this first phase of 104 houses to the north of Springhill and Leadloch Road was granted in December 2020. Several subsequent applications amended house types within that area, which has now been completed. • 22/01390/MSC – Approval of matters specified in conditions for the balance of the site, covering 246 new homes and associated works was granted in January 2025. This has not been implemented as the applicant now wishes to pursue the revised layouts covered by applications 25/00274/MSC and 25/00837/FUL (this application) instead. • 25/00274/MSC – A current application for approval of matters specified in conditions for 246 dwellinghouses and associated works across the remaining undeveloped parts of the permission in principle site with the exception of the area covered by 25/00837/FUL (this application). The proposed roundabout and access road are included in both of these applications. This application remains under consideration at the time of writing, and is expected to be determined under delegated powers. 5. Development Plan 5.1 The development plan consists of National Planning Framework 4 (NPF 4) and the North Lanarkshire Local Development Plan 2022 (NLLDP). Policies of greatest relevance to this application for changes to a previously approved housing development are summarised as follows. 5.2 NPF 4 policy 3 (Biodiversity) sets out criteria by which development should be assessed. Development proposals should contribute to the enhancement of biodiversity, and development proposals for major development will only be supported where it can be demonstrated that the proposal will conserve, restore and enhance biodiversity. Page 81 of 96
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5.3 NPF 4 policy 13 (Sustainable Transport) sets out to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and reduce the need to travel unsustainably. 5.4 NPF 4 policy 14 (Design, Quality and Place) seeks to ensure that developments are of a good design that are not detrimental to the amenity of surrounding area and are consistent with the 6 qualities of successful places – Healthy, Pleasant, Connected, Distinctive, Sustainable and Adaptable. 5.5 NPF 4 policy 15 (Local Living and 20 Minute Neighbourhoods) sets out that to establish this goal consideration will be given to existing settlement pattern, and the level and quality of interconnectivity of the proposed development with the surrounding area. 5.6 NPF 4 policy 16 (Quality Homes) supports new homes on land allocated for housing in Local Development Plans and sets out various requirements including, and not limited, to meeting local housing requirements, providing, or enhancing local infrastructure, facilities or services and improving the residential amenity of the surrounding area. 5.7 NPF 4 policy 18 (Infrastructure First) promotes an infrastructure first approach to land use planning, including a requirement that development proposals be subject to appropriate developer contributions to local infrastructure and services where circumstances justify this. 5.8 NPF 4 policy 21 (Play, Recreation and Sport) seeks to encourage, promote and facilitate spaces and opportunities for play, recreation and sport. 5.9 NPF 4 policy 22 (Flood Risk and Water Management) intends to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. 5.10 NLLDP policy PROM LOC1 (Regeneration Priorities) promotes regeneration and sustainable growth delivering the right amount of development in the right places, developed to the right quality, and for the benefit of the communities they affect. Physical regeneration of the existing urban area and within identified Centres will be given priority. 5.11 NLLDP policy PROM LOC3 Housing Development Site indicates that the council will provide a generous supply of land to maintain a minimum five-year effective housing land supply at all times for each Housing Sub-Market Area and the local authority area. Whilst the approach to housing land supply set out in PROM LOC 3 has largely been superseded by NPF 4 policy 16, in this case the application site has been included within the council’s Housing Land Supply and is designated for housing development in the plan. 5.12 NLLDP policies PP 3 and AD 3 (General Urban Area) seek to maintain and improve the level of amenity in urban areas, by encouraging development that is in keeping with its often primarily residential character and encouraging diversity in more mixed-use areas. General Urban Areas are either primarily residential in character or have a mixture of recognisably urban uses. Although it is currently undeveloped countryside land, the application site is included in the General Urban Area by virtue of it being an allocated housing site. 5.13 NLLDP policy PROT A (Natural Environment and Green Network Assets) indicates that permission will only be granted for proposals potentially affecting local sites or protected species if it can be demonstrated to the council’s satisfaction that there will be no adverse impact or that any impacts can be mitigated in environmental terms relevant to the impact. 5.14 NLLDP policy CI Contributions to Infrastructure seeks developer contributions for new developments that individually or cumulatively generate a requirement for new or enhanced services or infrastructure in respect of affordable housing, education, transport, green infrastructure, amenity space and/or play. 5.15 NLLDP policies EDQ1 to EDQ3 (Environmental and Design Quality) collectively require new developments to create a successful place or enhance existing places by integrating successfully into the local area and avoiding harm to neighbouring amenity. To do this a range of criteria is listed within these policies which includes amongst other things aspects of design, massing, materials, topography Page 82 of 96
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and aspects to protect the existing urban area and its specific characteristics, assets and attributes. They consider hazardous zones, utilities infrastructure and management areas and look to promote biodiversity and the environment whilst meeting the challenges of the climate change via suitable and safe access for all users to promote sustainable public travel or for example the provision of electrical charge points where the car is still a requirement. 6. Consultations 6.1 North Lanarkshire Council Transportation and Infrastructure has no objection to the proposal subject to the access and parking being completed prior to occupation of the houses. 6.2 North Lanarkshire Council Protective Services (Environmental Health) has no objection to the proposal subject to the same conditions as the previous permissions on the site in respect of site investigation and remediation requirements. 6.3 North Lanarkshire Education Service indicates that there are school capacity constraints in the local catchment areas and requests an additional developer contribution of £97,158.06 to cover the additional 49 houses. 6.4 North Lanarkshire Council Community Partnership Manager (Play) indicates that play facilities should be provided within this development because of the distance from the site to the nearest council play area. Such facilities should be provided in accordance with the council’s standards, as previously agreed and conditioned on earlier permissions at this location. 6.5 The Coal Authority has no objection to the proposal subject to conditions requiring intrusive site investigations prior to development. 6.6 Scottish Water has no objection to the proposal and advise that there is currently sufficient capacity in the local water supply network. The applicant should contact Scottish Water directly to discuss waste water arrangements. 7. Representations 7.1 No representations have been received. 8. Planning Assessment 8.1 Section 25 of the Town and Country Planning (Scotland) Act 1997 requires that planning decisions be determined in accordance with the development plan unless material considerations indicate otherwise. The Development Plan comprises the North Lanarkshire Local Development Plan (NLLDP) and the National Planning Framework 4 (NPF 4) with NPF 4 taking precedence in the event of any conflict. In this case the fact that the site already has planning permission in principle for residential development and that a layout very similar to that proposed was approved by the council earlier this year are important material considerations. Housing policies 8.2 NPF 4 policy 16 Quality Homes seeks to encourage, promote and facilitate the delivery of more high quality, affordable and sustainable homes, in the right locations, providing choice across tenures that meet the diverse housing needs of people and communities. Policy 16 (a) advises that development proposals for new homes on land allocated for housing in LDPs will be supported. The application site is designated as a housing development site within the NLLDP, and already has planning permission in principle (albeit for a lesser number of units). As discussed below the design of the proposed development is considered to be of appropriate quality. The proposed residential development is therefore in accordance with policy 16. 8.3 As the application site is allocated for housing and its development would also be in accordance with NLLDP policy PROM LOC 3, however the latter policy has been superseded by NPF4 policy 16. Development quality policies 8.4 As this application, in effect, simply seeks to increase the number of houses and change house types, Page 83 of 96
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the main determining issue is considered to be whether these revisions are acceptable in terms of design and technical requirements. Although more houses are now proposed, the previously approved layout had relatively generous plot sizes for a modern housing estate as it was designed to comply with the 350 house limit imposed by the permission in principle. That limit had been imposed in order to correspond with the transport assessment (TA) undertaken at the time of the permission in principle and subject to an undated TA demonstrating that transport impacts remain acceptable (discussed below) there is no objection to increasing the number of houses within the site. Increased housing density is consistent with NPF4 policies which support compact urban growth and making efficient use of land. The revised design development is considered to be well designed and in keeping with the existing recent residential development to the west of the application site. The inclusion of areas for recreation, play and sport within the development provides opportunities for future residents to access such facilities within walking distance of their homes. The proposed development integrates with the surrounding area and is considered to meet the six qualities of successful places. The proposal is therefore in accordance with NPF4 policy 14 (Design, Quality and Place), and NLLDP policy EDQ3 (Quality of Development). Transportation policies 8.5 The application is supported by an addendum to the transportation assessment which demonstrates that increasing the number of houses within the wider development from 350 to 400 (actually 399 as proposed) would be within the capacity of the local road network. The proposed access, comprising a new roundabout on Springhill and Leadoch Road, is also capable of accommodating the additional traffic. The proposed road layout within the application site would be almost identical to that previously approved other than the position of driveways and private parking courts, however the latter are considered to be acceptable and the level and distribution of parking is also consistent with the council’s standards. Pedestrian routes and facilities remain acceptable. The Transportation and Infrastructure Service has no objection to the proposal, and it is considered to be in accordance with NPF4 policy 13 (Sustainable Transport) and NLLDP policy EDQ 3 (Quality of Development) in this respect. Developer contributions 8.6 The 2022 planning permission in principle was subject to a section 75 planning obligation requiring the developer to contribute £3,708.83 per house towards increasing capacity at local schools to accommodate children from the development. As the current application is for full planning permission it is not subject to that planning obligation, and the proposed addition of a further 49 units, meant the application required a reassessment of local school capacity. As a result, the Education Service has therefore requested a contribution of £97,158.06 (i.e. £1982.82 per house), which would require to be secured by way of a new planning obligation or alternative legal agreement. Subject to such an agreement, the proposal would be consistent with NPF4 policy 18 and NLLDP policy CI. Other policies and technical matters 8.7 In all other significant respects, the proposal is assessed similarly to the planning permission in principle and to the approval of matters specified in conditions which was approved by the Planning Committee in January 2025. The site relates to an area of marshy grassland and the ecological impact of its development has already been considered and found to be acceptable subject to mitigation works covered in conditions, while updated surveys have found no new evidence of any protected species. The proposal therefore remains consistent with NPF4 policy 3 (Biodiversity) and NLLDP policy PROT A (Natural Environment and Green Network Assets). The previous flood risk information remains applicable and appropriate so the proposal is consistent with NPF4 policy 22 (Flood Risk and Water Management) and NLLDP policy EDQ 2 (Specific Features for Consideration). There are no changes to the proposal in respect of sustainable travel or play facilities, and the proposal therefore remains consistent with NPF4 policies 13 (Sustainable Transport), 15 (Local Living and 20 Minute Neighbourhoods) and 21 (Play, Recreation and Sport) as well as NLLDP policy EDQ 3 (Quality of Development). 9. Conclusions 9.1 The application seeks to change the house types and parking layout within a section of the wider housing development at this location as part of a redesign to increase the total number of houses from 350 to 399 (although only 12 of the additional 49 houses would actually be within the part of the site covered by this application. The site is allocated for housing in the development plan and the design Page 84 of 96
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and layout are considered to be appropriate. There is sufficient road network capacity and other technical considerations remain unchanged from the previous approval, however as the proposal increases the number of houses an additional developer contribution towards increasing school capacity would be needed. Subject to such a contribution and to conditions similar to those attached to earlier permissions on the site, the proposal would be consistent with all relevant development plan policies. Page 85 of 96
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Application No: 25/00871/FUL Proposed Development: Change of Use to Class 1A Shop (Barber Shop) Site Address: 17 Kelvin Road North Lenziemill Cumbernauld G67 2BD Date Registered: 2nd September 2025 Applicant: Miss Jane Bommer 7 Roadside Cumbernauld G67 2SS Agent: N/A Application Level: Other Application Level Contrary to Development Plan: Yes Ward: 04 Cumbernauld East Claire Barclay, Tom Johnston, Barry McCulloch, Adam Smith, Representations: No representations received. Recommendation: Approve Subject to Conditions Reasoned Justification: The proposed development is considered to be a compatible use within this Business Centre that can be accommodated without detriment to the primary function of the area. It is therefore considered to be an acceptable departure to the provisions of NPF4 and Local Business Centres Policies PP 2B and AD 2A of the North Lanarkshire Local Development Plan 2022 and is considered to comply with polices EDQ 1 and EDQ 3 of the North Lanarkshire Local Development Plan 2022 Page 86 of 96
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Reproduced by permission of the Ordnance Survey on behalf of HMSO. © Crown Copyright and database right 2009. All rights reserved. Ordnance Survey Licence number 100023396. Planning Application: 25/00871/FUL Name (of applicant): Miss Jane Bommer Site Address: 17 Kelvin Road North Lenziemill Cumbernauld North Lanarkshire G67 2BD Development: Change of Use to Class 1A Shop (Barber Shop) Page 87 of 96
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Proposed Conditions:- 1. That the development hereby permitted shall be carried out strictly in accordance with the approved details submitted as part of the application and no change to those details shall be made without prior written approval of the Planning Authority. Reason: To clarify the drawings on which this approval of permission is founded. 2. That the premises will be used solely as Barbers and for no other uses within Class 1A of The Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (or permitted changes from this class) and should the use hereby permitted cease then the use of the premises will revert back to business use (Class 4). Reason: To define the permission. Background Papers: Consultation Responses: NLC Protective Services (Food Safety / Business Regulations) received 16th September 2025 Contact Information: Kirsten Devlin at esplanning@northlan.gov.uk or 01236 632487 Report Date: 22nd September 2025 Page 88 of 96
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APPLICATION NO. 25/00871/FUL REPORT 1. Site Description 1.1 The application site is a Council owned industrial unit at 17 Kelvin Road North, Lenziemill, Cumbernauld. The site is set within a well-established Local Business Centre. This part of the industrial area is characterised by rows of medium sized industrial units, with the application property and nos. 13 and 15 being considerably smaller than the rest (approximately 23 square metres). A fitness studio currently operates from unit no. 15 next door. 2. Proposed Development 2.1 Planning permission is sought for a Class 1A (shop), in this instance a barber’s shop. 2.2 The layout in this part of the estate allows for the provision of parking in front of the units. A car park has been formed on Council owned land opposite the entrance to the units offering additional parking close by. 2.3 The applicant has successfully run a barber business from home for the past 8 years and has built up a regular client base who are used to the slotted appointment system that operates. The applicant is hoping to expand their business and employ staff hence to relocation.. 3. Applicant’s Supporting Information 3.1 The applicant has provided the following information in support of their application: • Change of Use Assessment Report • Clarification on current business 4. Site History 4.1 There have been no other planning applications. 5. Development Plan 5.1 The development plan consists of National Planning Framework 4 (NPF4) and the North Lanarkshire Local Development Plan (NLLDP) 2022. 5.2 Given the nature and scale of this development the most relevant considerations are already enshrined in the North Lanarkshire Local Development Plan policies. NPF4 Policy 26: Business and Industry is relevant to the application. 5.3 In terms of the North Lanarkshire Local Development Plan 2022 the following policies are of relevance: PP 2B Local Business Centres: Purpose of Place AD 2B Local Business Centres: Amount of Development EDQ1 Site Appraisal EDQ3 Quality of Development 6. Consultations 6.1 NLC Protective Services (Food Safety / Business Regulations) have no objection. 7. Representations 7.1 No representations have been received. Page 89 of 96
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8. Planning Assessment 8.1 Under Section 25 of the Town and Country Planning (Scotland) Act 1997, planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. 8.2 In terms of National Planning Framework 4 (NPF4), Policy 26: Business and Industry is of most relevance. 8.3 Policy 26 - Business and Industry states development proposals for business and industry will be supported where they are compatible with the primary business function of the area. Other employment uses will be supported where they will not prejudice the primary function of the area and are compatible with the business/industrial character of the area. The submitted Assessment Report outlines the size of unit is not available in town centre or high street locations. It is secure and does not conflict with the office/industrial setting as it is low-footfall (operating a slotted appointment system), non-noise producing and enhances the tenant mix. There is free on-site parking and the site it is also well served by local bus routes and footpath network. The proposal is considered to be a low-impact use that while non-conforming does not detrimentally affect with the business/industrial character of the area. 8.4 Within the NLLDP the site is located within a Local Business Centre covered by Policy PP 2B Purpose of Place which seeks to encourage small, medium and large sized enterprises to locate in our Local Business Centres, safeguard their character from dilution by other inappropriate uses and support upgrading of premises, amenities, access, parking and green spaces. Where specified by this Policy, applicants will be expected to provide the identified appraisals or assessments, which should be submitted with any planning application to allow consideration of the proposal. These locations can accommodate a full range of Class 4 Business, Class 5 General Industrial and Class 6 Storage or Distribution uses. Ancillary Development is development in the following classes that supports the operation of an existing use in the Centre, or the operation of the Centre, by providing uses at a scale appropriate to the Centre: Class 1 Shops (Convenience), Class 2 Financial and Professional Services, Class 3 Food and Drink including sui generis: hot-food takeaway, Class 11 Assembly and Leisure. 8.5 Proposals for non-ancillary development or changes of use will generally not be supported however, for any non-ancillary or high-footfall generating uses the following information should be supplied for assessment in justification of the suitability of this development for the Business Centre in which it is being proposed: • the Town Centres First Sequential Approach assessment as defined in Policy PP1A. • a statement on the mix of uses, the scale and nature of existing development in the Business Centre (all proposals require to satisfy the provisions of Policy EDQ 1). • its impact on the attractiveness as a location for industry and business (all proposals require to satisfy the provisions of Policy EDQ 3). • evidence that there is a requirement for a building with use-specific characteristics (e.g. roof height, layout, security). • evidence that the proposal will result in economic benefit. • Its impact on travel patterns and accessibility by sustainable modes of transport. 8.6 The Assessment Report and further information provided by the applicant confirms several high street and town centre locations were initially explored, but they were deemed unsuitable for their needs in terms of size (too large) and linked to their size the rental costs were too high. Opportunities within Cumbernauld Town Centre are also uncertain at this stage with the future redevelopment of the Town Centre. With changes in the High Street customers are looking for alternative options with the applicant outlining their clients prefer a slotted appointment system. The application site was chosen for its small floor area, secure location and long-term certainty. The proposed use will have a low-footfall and will be operated on an appointment only basis, being made up from the regular client base the applicant built up over the last 8 years running the business from home. It is non noise producing, complements the existing businesses in the locale and enhances the overall tenant mix. 8.7 In light of the small-scale nature of the proposal and the supporting information provided it is accepted that while technically a non-conforming use in a Local Business setting, the business can be acceptably accommodated without detriment to the core business setting while complementing the Page 90 of 96
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existing mixture of uses. 8.8 Policy AD 2B Amount of Development also applies and requires planning applications will be assessed for their implications related to the amount of development proposed. The need for an assessment depends on the contribution of type (use class), scale and location of development. An assessment is required as Class 1 A Shops (comparison) are a non-complying use. The Assessment Report and further supporting information states several high street and town centre locations were deemed unsuitable for the nature of the business and brand ethos, with opportunities within Cumbernauld Town Centre uncertain with its redevelopment. The application site was chosen for its size, security and long-term certainty. The unit, which is small scale, is currently vacant with the use considered to have a minimal impact on land supply for industry and business. It is not of a scale or nature as to impact adversely on the town centre or other local centres. 8.9 As before, while technically a non-conforming use in a Local Business setting it is considered the business can be acceptably accommodated without detriment to the core business setting while complementing the existing mixture of uses. 8.10 All planning applications require to be assessed against the criteria of policies EDQ 1 (Site Appraisal) and EDQ 3 (Quality of Development) of the NLLDP. 8.11 Policy EDQ 1 (Site Appraisal) requires the development to be appraised in terms of the site and its surroundings to ensure it will integrate successfully into the local area and avoid harm to neighbouring amenity. Several matters required to be assessed; those most relevant to this proposal are: • accessibility by a range of sustainable transport modes • existence and quality of connections and access including site and building entrances, roads, paths and visuals on the site and surrounding Land Use Character Area 8.12 The proposed development, by virtue of its location, will not impact on residential amenity. The smallscale nature of the proposal which has a relatively low footfall and is non-noise producing will not have a detrimental impact on the existing business users. There is adequate parking provision, and it is easily accessible from the road network. It is also well served by local bus routes and a local footpath network. As such this policy is complied with. 8.13 Policy EDQ 3 (Quality of Development) states proposals will only be permitted where high standards of site planning and sustainable design are achieved. The most relevant to this proposal is providing a safe, pleasant, inclusive, convenient and welcoming development addressing: integration with public transport, sustainable access for cars, being safe for all road users and appropriate parking. The site is well served by the road network and provides sufficient parking. The site is also well served by local bus routes and by a local footpath network. As the site provides opportunities for travel by car and other sustainable modes of transport this policy is complied with. 9. Conclusions 9.1 The proposed development is considered to be a compatible use within this Business Centre that can be accommodated without detriment to the primary function of the area. It is therefore considered to be an acceptable departure to the provisions of NPF4 and Local Business Centres Policies PP 2B and AD 2A of the North Lanarkshire Local Development Plan 2022 and is considered to comply with polices EDQ 1 and EDQ 3 of the North Lanarkshire Local Development Plan 2022 Page 91 of 96
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North Lanarkshire Council Report PLANNING COMMITTEE Does this report require to be approved? ☐ Yes ☒ No Ref Index 2 Date 16/10/25 NOTICE OF PLANNING AND ENFORCEMENT APPEALS DECISIONS From Pamela Humphries, Chief Officer (Place) E-mail humphries@northlan.gov.uk Telephone 01236 632487 1. Background Background Application No. & Proposal Applicant & Site Appeal Decision & Date Note 21/00464/FUL Keepmoat Homes Appeal Residential Development Land east of Allowed in part Of 47 Dwellinghouses Wellington Street 18/09/2025 Including a 4M Acoustic Craigneuk Barrier, Boundary ML2 7JH Treatments And Landscaping – Modification Of Existing S75 Planning Obligation (Reduction of Education Contribution and Executive Summary 1. Purpose of Report 1.1 This report is to advise the Committee of the recent decisions in respect of the undernoted planning appeals. Recommendations It is recommended that the Committee note the decision in respect of this appeal. The Plan for North Lanarkshire Priority All priorities Ambition statement All ambition statements Item 3 Page 93 of 96
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The Removal of Play and Community Facilities Contributions for Residential Development 22/00364/S42 Bellway Homes & Appeal Section 42 Application Deuchny Properties Allowed for Variation of Site at 04/08/2025 Condition 16 ‘No Build Johnston Road Areas’ Attached to Gartcosh Planning Permission in Principle 13/01958/PPP Regarding Residential Development of up to 450 Units, Access and Associated Works 23/00029/PPP Mr Zachary Appeal 60 Holiday Lodges Anthony Williams Dismissed with Ancillary Bridgehill Farm 09/09/2025 Manager's Blairmuckhole & Dwellinghouse and Forrestdyke Road Supporting Services Harthill (In Principle) ML7 5TR 2. Report N/A 3. Measures of success N/A 4. Supporting documentation N/A Pamela Humphries Chief Officer (Place) Page 94 of 96
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5. Impacts 5.1 Public Sector Equality Duty and Fairer Scotland Duty Does the report contain information that has an impact as a result of the Public Sector Equality Duty and/or Fairer Scotland Duty? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact? If Yes, has an assessment been carried out and published on the council’s website? https://www.northlanarkshire.gov.uk/your-community/equalities/equality- and-fairer-scotland-duty-impact-assessments Yes ☐ No ☐ 5.2 Financial impact Does the report contain any financial impacts? Yes ☐ No ☒ If Yes, have all relevant financial impacts been discussed and agreed with Finance? Yes ☐ No ☐ If Yes, please provide a brief summary of the impact? 5.3 HR policy impact Does the report contain any HR policy or procedure impacts? Yes ☐ No ☒ If Yes, have all relevant HR impacts been discussed and agreed with People Resources? Yes ☐ No ☐ If Yes, please provide a brief summary of the impact? 5.4 Legal impact Does the report contain any legal impacts (such as general legal matters, statutory considerations (including employment law considerations), or new legislation)? Yes ☐ No ☒ If Yes, have all relevant legal impacts been discussed and agreed with Legal and Democratic? Yes ☐ No ☐ If Yes, please provide a brief summary of the impact? 5.5 Data protection impact Does the report / project / practice contain or involve the processing of personal data? Yes ☐ No ☒ If Yes, is the processing of this personal data likely to result in a high risk to the data subject? Yes ☐ No ☐ If Yes, has a Data Protection Impact Assessment (DPIA) been carried out and e- mailed to dataprotection@northlan.gov.uk Yes ☐ No ☐ 5.6 Technology / Digital impact Does the report contain information that has an impact on either technology, digital transformation, service redesign / business change processes, data management, or connectivity / broadband / Wi-Fi? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact? Page 95 of 96
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Where the impact identifies a requirement for significant technology change, has an assessment been carried out (or is scheduled to be carried out) by the Enterprise Architecture Governance Group (EAGG)? Yes ☐ No ☐ 5.7 Environmental / Carbon impact Does the report / project / practice contain information that has an impact on any environmental or carbon matters? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact? 5.8 Communications impact Does the report contain any information that has an impact on the council’s communications activities? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact? 5.9 Risk impact Is there a risk impact? Yes ☐ No ☒ If Yes, please provide a brief summary of the key risks and potential impacts, highlighting where the risk(s) are assessed and recorded (e.g. Corporate or Service or Project Risk Registers), and how they are managed? 5.10 Armed Forces Covenant Duty Does the report require to take due regard of the Armed Forces Covenant Duty (i.e. does it relate to healthcare, housing, or education services for in-Service or ex- Service personnel, or their families, or widow(er)s)? Yes ☐ No ☒ If Yes, please provide a brief summary of the provision which has been made to ensure there has been appropriate consideration of the particular needs of the Armed Forces community to make sure that they do not face disadvantage compared to other citizens in the provision of public services. 5.11 Children’s rights and wellbeing impact Does the report contain any information regarding any council activity, service delivery, policy, or plan that has an impact on children and young people up to the age of 18, or on a specific group of these? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact and the provision that has been made to ensure there has been appropriate consideration of the relevant Articles from the United Nations Convention on the Rights of the Child (UNCRC). If Yes, has a Children’s Rights and Wellbeing Impact Assessment (CRWIA) been carried out? Yes ☐ No ☒ Page 96 of 96