Agenda Document Pack - Planning Committee - 09/06/2026
South Lanarkshire Council · 9 June 2026
Back to Planning Committee — 9 June 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Council Offices, Almada Street Hamilton, ML3 0AA Monday, 01 June 2026 Dear Councillor Planning Committee The Members listed below are requested to attend a meeting of the above Committee to be held as follows:- Date: Tuesday, 09 June 2026 Time: 10:00 Venue: Hybrid - Council Chamber, Council Offices, Almada Street, Hamilton, ML3 0AA The business to be considered at the meeting is listed overleaf. Yours sincerely Paul Manning Chief Executive Members Richard Nelson (Chair), Gerry Convery (Depute Chair), Maureen Devlin (ex officio), Alex Allison, Ralph Barker, Archie Buchanan, Ross Clark, Margaret Cowie, Colin Dewar, Mary Donnelly, Alistair Fulton, Celine Handibode, Graeme Horne, Cal Johnston-Dempsey, Ross Lambie, Martin Lennon, Davie McLachlan, Norman Rae, John Ross, Graham Scott, David Shearer, Helen Toner, David Watson Substitutes Walter Brogan, Robert Brown, Mathew Buchanan, Margaret Cooper, Poppy Corbett, Allan Falconer, Grant Ferguson, Gladys Ferguson-Miller, Richard Lockhart, Julia Marrs, Ian McAllan, Kenny McCreary, Bert Thomson 1
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BUSINESS 1 Declaration of Interests 2 Minutes of Previous Meeting Minutes of the meeting of the Planning Committee held on 12 May 2026 submitted for approval as a correct record. (Copy attached) 5 - 10 Item(s) for Noting 3 Planning Appeal Decisons - 1 October 2025 to 31 March 2026 Report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 11 - 14 Item(s) for Decision 4 Application P/24/1507 for Erection and Operation of Wind Farm Consisting of 4 Turbines with a Maximum Height to Blade Tip of 200 Metres, with Associated Infrastructure and Access at Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven Report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 15 - 42 5 Application P/25/0015 for Erection of House (Planning Permission in Principle) at Land 190 Metres North of Forthview, Blackhill Road, Forth, Lanark Report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 43 - 52 6 Application P/25/0759 for Erection of House with Access and Associated Works at Land 320 Metres South Southwest of Smithstone Equestrian Centre, Udston Road, Stonehouse, Larkhall Report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 53 - 62 7 Application P/25/0900 for Erection of House, Formation of Access and Associated Works at North Garngour Farm, Garngour Road, Lesmahagow Report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 63 - 70 8 Application P/25/1261 for Erection of 2-Storey Community Football Space Building Incorporating Changing Facilities etc (Sui Generis) with Associated Parking and Landscaping at K-Park Training Academy, Calderglen Country Park, Strathaven Road, East Kilbride Report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 71 - 82 2
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9 Application P/25/1317 for Proposed Residential-Led Mixed Use Development Including Ancillary Retail (Class 1A), Vehicular and Pedestrian Access etc (Planning Permission in Principle) at Langlands West, Greenhills Road, East Kilbride Report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 83 - 110 Urgent Business 10 Urgent Business Any other items of business which the Chair decides are urgent. For further information, please contact:- Clerk Name: Stuart McLeod Clerk Telephone: 07385 370 117 Clerk Email: stuart.mcleod@southlanarkshire.gov.uk 3
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PLANNING COMMITTEE Minutes of meeting held via Confero and in the Council Chamber, Council Offices, Almada Street, Hamilton on 12 May 2026 Chair: Councillor Gerry Convery (Depute) Councillors Present: Councillor Alex Allison, Councillor Ralph Barker, Councillor Archie Buchanan, Councillor Ross Clark, Councillor Margaret Cowie, Councillor Maureen Devlin, Councillor Colin Dewar, Councillor Alistair Fulton, Councillor Celine Handibode, Councillor Graeme Horne, Councillor Ross Lambie, Councillor Davie McLachlan, Councillor Norman Rae, Councillor John Ross, Councillor Graham Scott, Councillor David Shearer, Councillor Helen Toner Councillors' Apologies: Councillor Mary Donnelly, Councillor Joe Fagan (ex officio), Councillor Cal Johnston-Dempsey, Councillor Martin Lennon, Councillor Richard Nelson (Chair), Councillor David Watson Attending: Community and Enterprise Resources F Carlin, Head of Planning and Regulatory Services; B Darroch, Planning Area Manager (East Team); T Finn, Planning and Building Standards Manager (Headquarters); F Jack, Roads Area Manager, East Kilbride, Cambuslang and Rutherglen; D Russell, Planning Area Manager (West Team) Finance and Corporate Resources C Lyon, Administration Officer; K McLeod, Administration Assistant; S McLeod, Administration Officer 1 Declaration of Interests No interests were declared. 2 Minutes of Previous Meeting The minutes of the meeting of the Planning Committee held on 24 March 2026 were submitted for approval as a correct record. The Committee decided: that the minutes be approved as a correct record. 3 South Lanarkshire Development Plan Scheme - Update on Local Development Plan 3 A report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources) was submitted:- requesting approval of the South Lanarkshire Development Plan Scheme 2026/2027, attached as Appendix 1 to the report providing an update on progress made in the preparation of the South Lanarkshire Local Development Plan 3 (SLLDP3) The Development Plan Scheme (DPS), which was required to be published annually, set out the Council’s timetable for the preparation of its local development plan and included:- 2 5
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an explanation of what the local development plan was a timetable for the preparation of SLLDP3 details of community engagement in the planning process, and how and when relevant stakeholders, including residents, could get involved The DPS reflected the work undertaken since preparation of SLLDP3 had begun in August 2023 and included an updated timetable. The key stages carried out so far and details of the next steps in the preparation of SLLDP3 were provided in the report. There followed a discussion during which an officer responded to members’ questions on various aspects of the report and undertook to make it clear in the publicity for the Call for Ideas that this stage was for the submission of suggested development sites, policy content and any other issues which LDP3 should include or address and that it would be at the proposed plan stage that any representations to suggested development sites should be submitted. The Committee decided: (1) that the South Lanarkshire Development Plan Scheme 2026/2027, attached as Appendix 1 to the report, be approved; and (2) that the current position on the preparation of South Lanarkshire Local Development Plan 3 be noted. [Reference: Minutes of 1 April 2025 (Paragraph 3) and minutes of South Lanarkshire Council of 10 December 2025 (Paragraph 5)] Councillor Lambie entered the meeting during consideration of the above item of business 4 Application P/24/1277 for Erection of Workshop, Stable, Lodge/Caravan and 3 Tourist Accommodation Pods at Land 33 Metres East of Meadow Cottage, Access from Goremire Road to Green Towers Road, Formerly Old Lanark Road, Braidwood, Carluke A report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/24/1277 by A Shelby for the erection of a workshop, stable, lodge/caravan and 3 tourist accommodation pods at land 33 metres east of Meadow Cottage, access from Goremire Road to Green Towers Road, formerly Old Lanark Road, Braidwood, Carluke. There followed a discussion on the application during which an officer responded to a member’s questions on aspects of the report. The Committee decided: that planning application P/24/1277 by A Shelby for the erection of a workshop, stable, lodge/caravan and 3 tourist accommodation pods at land 33 metres east of Meadow Cottage, access from Goremire Road to Green Towers Road, formerly Old Lanark Road, Braidwood, Carluke be refused for the reasons detailed in the Executive Director’s report. 6
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5 Application P/24/1507 for Erection and Operation of Wind Farm Consisting of 4 Turbines with a Maximum Height to Blade Tip of 200 Metres, with Associated Infrastructure and Access at Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven A report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/24/1507 by Wind Power North Three Limited for the erection and operation of a wind farm consisting of 4 turbines with a maximum height to blade tip of 200 metres, with associated infrastructure and access at Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven. At its meeting on 24 February 2026, the Committee continued the consideration of the application to a future meeting to allow officers to assess whether a judgement made by the Court of Session in respect of a similar application for a wind farm in the Scottish Borders had any implications for the determination of this planning application. The judgement had found that the wind farm and the associated grid connection should be treated as a single project for the purposes of the Environmental Impact Assessment (EIA) required rather than as separate entities. As the EIA had not given consideration to the environmental effects of the grid connection, the Court had found that there had been an error in law and quashed the decision to grant consent. Since the meeting on 24 February 2026, further discussion had been held with the applicant and an additional information report, supplementary to the EIA, had subsequently been submitted confirming that the proposed wind farm would connect to the East Kilbride South substation via a 33kV underground cable within roadside verges along the existing public road network. An assessment had concluded that there would be no likely environmental impacts associated with the grid connection. Following discussion on aspects of the application, Councillor Convery, seconded by Councillor Devlin, moved that the application be granted subject to the conditions specified in the Executive Director’s report and an appropriate legal agreement. Councillor Barker, seconded by Councillor Ross, moved that the application be deferred to allow:- a clear statement to be provided in terms of the qualification of the Residential Visual Amenity Assessment (RVAA) in relation to the effectiveness of the screening of the proposed turbines clarification to be provided in terms of any inconsistencies in relation to the determination of planning application P/23/1610 for the installation of 3 wind turbines etc at South Brownhill Farm, Strathaven On a vote being taken using the electronic voting system, 5 members voted for the motion, 1 member abstained and 12 members voted for the amendment which was declared carried. The Committee decided: that planning application P/24/1507 by Wind Power North Three Limited for the erection and operation of a wind farm consisting of 4 turbines with a maximum height to blade tip of 200 metres, with associated infrastructure and access at Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven be deferred for the reasons detailed above. [Reference: Minutes of 24 February 2026 (Paragraph 4)] 7
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6 Application P/24/1420 for Erection and Operation of Wind Farm Consisting of 5 Turbines with a Maximum Height to Blade Tip of 200 Metres, with Associated Infrastructure and Access at Land at Hawkwood Hill, B743 Kype Highway, Strathaven A report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/24/1420 by Wilson Renewables IV LLP for the erection and operation of a wind farm consisting of 5 turbines with a maximum height to blade tip of 200 metres, with associated infrastructure and access at land at Hawkwood Hill, B743 Kype Highway, Strathaven. At its meeting on 7 July 2015, the Committee had approved a procedure for processing planning applications which required completion of a Legal Agreement. If approved, the application would be subject to a Legal Agreement and/or other appropriate mechanism and the approved procedure would apply. The Committee decided: that planning application P/24/1420 by Wilson Renewables IV LLP for the erection and operation of a wind farm consisting of 5 turbines with a maximum height to blade tip of 200 metres, with associated infrastructure and access at land at Hawkwood Hill, B743 Kype Highway, Strathaven be granted subject to:- the conditions specified in the Executive Director’s report the conclusion of a Section 75 Agreement and/or other appropriate agreement between the Council, site owner(s) and the applicant [Reference: Minutes of 7 July 2015 (Paragraph 15)] 7 Application P/25/1301 for Use of Agricultural Field for Equestrian Stables and Grazing at Land 125 Metres East Southeast of Knowehead Farm, Blackburnmill Highway, Strathaven A report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1301 by D Bavaird for the use of an agricultural field for equestrian stables and grazing at land 125 metres east southeast of Knowehead Farm, Blackburnmill Highway, Strathaven. The Committee decided: that planning application P/25/1301 by D Bavaird for the use of an agricultural field for equestrian stables and grazing at land 125 metres east southeast of Knowehead Farm, Blackburnmill Highway, Strathaven be refused for the reasons detailed in the Executive Director’s report. [Reference: Minutes of 4 March 2025 (Paragraph 6)] 8 Application P/25/1323 for Erection of House with Access and Associated Works at Land 25 Metres North Northeast of Inver Cottage, Carmunnock Road, Clarkston The Chair advised that this application had been withdrawn at the request of the applicant. The Committee decided: to note the position. 8
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9 Application P/25/1513 for Development of Community Growth Area, Comprising Housing, Neighbourhood Centre etc (Section 42 Application to Vary Conditions 2 and 3 of HM/10/0052 to Allow Further Applications) at Land at Strathaven Road, Meikle Earnock Road and Highstonehall Road, Hamilton A report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1513 by Cala Management Limited for the development of a community growth area, comprising housing, neighbourhood centre, community facilities, access roads, open space and landscaping (Section 42 application to vary conditions 2 and 3 of planning consent HM/10/0052 to allow for the submission of further applications) at land at Strathaven Road, Meikle Earnock Road and Highstonehall Road, Hamilton. Varying conditions 2 and 3 of planning consent HM/10/0052 had been requested to provide a degree of flexibility for developers to bring forward proposed plans for the undeveloped areas within the Hamilton Community Growth Area. This application for development of the Hamilton Community Growth Area would be covered by the Planning Obligation agreed in terms of planning consent HM/10/0052. The Committee decided: that planning application P/25/1513 by Cala Management Limited for the development of a community growth area, comprising housing, neighbourhood centre, community facilities, access roads, open space and landscaping (Section 42 application to vary conditions 2 and 3 of planning consent HM/10/0052 to allow for the submission of further applications) at land at Strathaven Road, Meikle Earnock Road and Highstonehall Road, Hamilton be granted subject to the updated conditions specified in the Executive Director’s report. [Reference: Minutes of 21 June 2011 (Paragraph 3)] 10 Application P/26/0029 for Erection of 2 Houses, the Formation of 2 New Vehicular Accesses and Associated Works at Land at Stoneside of Dripps Farm, Cartside Highway, Thorntonhall A report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0029 by Carnbroe Estates Limited for the erection of 2 houses, the formation of 2 new vehicular accesses and associated works at land at Stoneside of Dripps Farm, Cartside Highway, Thorntonhall. The Committee decided: that planning application P/26/0029 by Carnbroe Estates Limited for the erection of 2 houses, the formation of 2 new vehicular accesses and associated works at land at Stoneside of Dripps Farm, Cartside Highway, Thorntonhall be refused for the reasons detailed in the Executive Director’s report. [Reference: Minutes of 3 December 2024 (Paragraph 10)] 9
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11 Application P/26/0229 for Residential Development of 18 Flatted Dwellings in a 3- Storey Building, Access Arrangements, Parking, Landscaping and Associated Works at Site of Former Lindsay House, 37 Kittoch Street, East Kilbride A report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0229 by South Lanarkshire Council for a residential development of 18 flatted dwellings in a 3-storey building, access arrangements, parking, landscaping and associated works at site of former Lindsay House, 37 Kittoch Street, East Kilbride. The Committee decided: that planning application P/26/0229 by South Lanarkshire Council for a residential development of 18 flatted dwellings in a 3-storey building, access arrangements, parking, landscaping and associated works at site of former Lindsay House, 37 Kittoch Street, East Kilbride be granted subject to the conditions specified in the Executive Director’s report. 12 Urgent Business There were no items of urgent business. Chair’s Closing Remarks The Chair advised that this would be the last meeting that Tony Finn, Planning and Building Standards Manager (Headquarters), would be attending prior to his forthcoming retirement. The Chair, on behalf of the members of the Committee, thanked him for his valuable contribution, assistance and advice to the Committee over the years and wished him well on his retirement. 10
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Report Agenda Item Report to: Planning Committee Date of Meeting: 9 June 2026 Report by: Executive Director (Community and Enterprise Resources) Subject: Planning Appeal Decisions – 1 October 2025 to 31 March 2026 1. Purpose of Report 1.1. The purpose of the report is to:- [purpose] advise Committee of decisions that have been issued by the Scottish Government’s Department of Planning and Environmental Appeals Division (DPEA) during the period 1 October 2025 to 31 March 2026 in relation to refusal of consents that were issued following decisions made by the Planning Committee of South Lanarkshire Council 2. Recommendation(s) 2.1. The Committee is asked to approve the following recommendation(s):- (1) that Committee note the decisions that have been issued by the Scottish Government’s Department of Planning and Environmental Appeals during the period 1 October 2025 to 31 March 2026 in relation to applications previously refused consent by the Planning Committee of South Lanarkshire Council. 3. Background 3.1. Members will be aware that applicants whose planning applications are refused by the Planning Committee have a right to appeal to the Scottish Ministers within three months of the date of the decision. Appeals are processed by the Department of Planning and Environmental Appeals (DPEA) and, in most cases, a Reporter is appointed by the Scottish Ministers to undertake the appeal. 3.2. This report updates members on the outcome of the appeals determined between 1 October 2025 and 31 March 2026. A link to each of the cases on the Scottish Government DPEA website can be found in the report. Overall, 10 decisions by the Council at Planning Committee were the subject of appeal during this period. All 10 of the appeals were dismissed with none allowed by the appointed Reporter. 4. Planning Appeals 4.1. The following summarises each of the appeals considered by the DPEA:- (i) PPA-380-2142 (P/25/0569) Subdivision Of Garden Ground And Erection Of Dwellinghouse And Associated Infrastructure, Damhill Lodge, Corehouse Drive, Corehouse, ML11 9TQ 3 11
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The Reporter agreed that there was no policy support for the principle of development; and that the development would not be well served by sustainable modes of travel; would not be well designed and would harm local character and appearance and dismissed the appeal. (ii) PPA-380-2141 (P/24/0856) Erection Of Dwellinghouse For Retiring Farm Worker, Land 66M Northeast Of Crown House Farm, Struther Highway, Sandford, Strathaven, ML10 6PT The Reporter found that the principle of development in this rural location would not comply with NPF4 policies 16 and 17 or South Lanarkshire Local Development Plan 2 (SLLDP2) policies 4 and GBRA9 and that the proposed siting and design would not overcome the lack of policy support for the proposal overall. The appeal was dismissed. (iii) PPA-380-2139 (P/25/0164) Erection Of Dwellinghouse And Associated Infrastructure, Tinto View Road, Ashgill, Larkhall, ML9 3DW The Reporter agreed that the principle of development was unacceptable at this green belt location and dismissed the appeal. (iv) PPA-380-2138 (P/25/0360) Erection Of Two Storey Dwellinghouse For Agricultural Worker, Land 200M Southeast Of Newton Farm, Newton Highway, Strathaven, ML10 6BP The Reporter concluded that the proposal did not clearly demonstrate that the need for a house at the appeal site was essential for the management of the business. The Reporter also found the site to be isolated, and the proposal would not respect the character of the area and would undermine the purpose of the green belt in this sensitive location, thus the appeal was dismissed. (v) PPA-380-2140 (P/25/0333) Erection Of Horse Training Centre For Proposed Equine Business Operation, Burnwynd Racing Stables, Burnwynd Farm, , A723 From Strathaven To Hamilton, Strathaven, ML10 6TY This appeal related to two applications at the same site and the Reporter concluded that the proposed development did not accord with the relevant provisions of the development plan and dismissed the appeal. (vi) PPA-380-2137 (P/24/1545) Erection Of Dwellinghouse, Eastford, B7016 From Forth A706 To Carnwath A70, Forth, Lanark, ML11 8ET The Reporter found that the proposal gained no support from the rural housing policies of NPF4 and it would not contribute to the concept of local living and would be contrary to NPF4 Policy 15 and therefore dismissed the appeal. (vii) PPA-380-2136 (P/24/1492) Erection Of Dwellinghouse For Retiring Farm Worker, Burnwynd Farm, A723 From Strathaven To Hamilton, Strathaven, ML10 6TY The Reporter concluded that the proposed development did not accord with the relevant provisions of the development plan and dismissed the appeal. 12
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(viii) PPA-380-2135 (P/25/0087) Sub-Division Of Garden Ground, Demolition Of Detached Garage And Car Port And Erection Of Dwelling With Associated Works, Trickle Trout, Highflatt Road, Clarkston, G76 9EY The Reporter considered that the determining issue in this case was the matter of policy principle relating to the green belt location and concluded that the proposal did not accord with the relevant provisions of the development plan and therefore dismissed the appeal. (ix) PPA-380-2134 (P/25/0598) Continued Use Of Flat As Short Term Let, Flat 3, 2 School Street, Hamilton, ML3 6SD The appeal was submitted on 19 August 2025 on the same day that the application was considered by the Council’s Planning Committee. No decision notice was issued by the Council, but the minutes of the committee meeting indicate that it was resolved that the application would be refused for the reasons detailed in the report to the Committee. The Reporter concluded that the proposal had the potential to cause harm to the amenity of neighbouring residents in the building and the appeal was dismissed. (x) PPA-380-2133 (P/24/1185) Erection Of Single Storey Dwellinghouse And Relocation Of Existing Stables. Knowehead Farm, Blackburnmill Highway, Strathaven, ML10 6RP The Reporter concluded that the proposed development does not accord overall with the relevant provisions of the development plan and dismissed the appeal. 5. Next Steps 5.1. A further report will be presented to the Planning Committee in November 2026 to provide an update on any further appeal decisions made up to 30 September 2026. 6. Employee Implications 6.1. There are no employee implications. 7. Financial Implications 7.1. The resource commitment and financial costs for the Planning Authority in relation to the Planning Appeals process must be borne from existing budgets and resources and no external funding is provided for this activity. 8. Climate Change, Sustainability and Environmental Implications 8.1. There are no climate change, sustainability, or environmental implications in terms of the content of this report. However, the planning system will have an increasingly key role in addressing the climate change agenda. Investing additional income in resources within the planning service will contribute to meeting these aims. 9. Other Implications 9.1. There would be a reputational risk if this was not undertaken as this action has previously been specified in the Council’s National Performance Framework. 10. Integrated Impact Assessment and Consultation Requirements 10.1. This report does not introduce a new policy, function, or strategy, or recommend a change to an existing policy, function, or strategy and, therefore, no impact assessment or consultation is required. 13
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Kevin Carr Executive Director (Community and Enterprise Resources) 1 June 2026 Link(s) to Council Values/Priorities/Outcomes Accountable, effective, fair, efficient, and transparent Fair, open and sustainable Previous References Planning Committee - 28 October 2025 List of Background Papers None Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- Fraser Carlin, Chief Planning Officer Tel: 0791 252 3418 E-mail: fraser.carlin@southlanarkshire.gov.uk 14
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Report Agenda Item Report to: Planning Committee Date of Meeting: 9 June 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/24/1507 Proposal: Erection and operation of wind farm consisting of 4 turbines with a maximum height to blade tip of 200m, with associated infrastructure and access Site Address: Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven Applicant: Wind Power North Three Limited Agent: SLR Consulting Ward: 5 Avondale and Stonehouse Application Type: Full Planning Permission Advert Date: East Kilbride News, 29/1/2025 and 25/3/2026 Edinburgh Gazette, 28/1/2025 and 24/3/2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant planning permission subject to conditions and the conclusion of a legal agreement Legal Agreement: The Committee should note that the planning permission, if granted, should not be issued until such time as the following matters have been concluded:- A Section 75 Agreement to secure:- 1: Community Contribution Payments Direction to Scottish Ministers N/A 4 15
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1. Reason for Report 1.1. This application is reported back to Committee following the consideration thereof being continued by Committee at its meeting on 12 May 2026. 2. Site Description 2.1. The application site is located on the eastern edge of Whitelee Forest, approximately 7km to the southwest of the town of Strathaven. The site extends to approximately 260ha in area and includes approximately 161.5ha of woodland (160.8ha of coniferous plantation and 0.7ha native broadleaf woodland) and approximately 98.5ha of open ground/rough grazing land. 2.2. The surrounding area is characterised by a mix of moorland and livestock grazing. Electricity pylons are sited to the west of the site. The landscape includes several large wind farms within proximity to the site on the northern side of the A71 including Calder Water (13 turbines with a height of 147m) and West Brown Castle (12 turbines with a height of 126.5m) 1.5km away to the north and west respectively while Whitelee wind farm is located 3.2km to the northwest. There are also several wind farms in the area to the south of the A71. 2.3. Ground levels generally decrease radially from a high point within the centre of the site, with elevations ranging from approximately 250m above ordnance datum (AOD) within the centre of the site to approximately 210m AOD along the eastern boundary, near the Calder Water and near the proposed point of access off the A71. 2.4. The site lies within the catchments of the Calder Water and Avon Water, with three watercourses, the Rotten Burn, Calder Water and Hall Burn, running through the site. There are no landscape, ecological or cultural heritage designations within the boundary of the site. 3. Description of Proposed Development 3.1. The planning application seeks detailed consent for a wind farm at the site. The proposals originally involved the erection of 5 turbines with a tip height of 200m with each turbine capable of generating up to 7.2MW. However, one of the turbines (T3) has been deleted from the proposals. 3.2. The other main elements of the proposed development comprise the following:- Turbine foundations and crane hardstanding’s plus laydown areas Up to 4.3km of new access tracks and 1.6km of upgraded access tracks Underground cabling along the access tracks On-site substation and associated compound area Four watercourse crossing points with further upgrading of an existing crossing Temporary construction compound Woodland clearance (approximately 130ha of coniferous plantation woodland) 3.3. Access to the site would be from the eastern boundary approximately 60m south of the Ardochrig junction. The turbines would be delivered via the M74 and A71. 3.4. It is estimated the wind farm would take 18 months to construct and would have an operational lifespan of 30 years when decommissioning would take place. 3.5. The application was the subject of a report to the Planning Committee on 24 February 2026 with a recommendation to grant planning permission. The Committee decided that the application should be deferred to a future meeting of the Committee to allow officers to assess whether a judgement made by the Court of Session in 16
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respect of a proposal for a wind farm in the Scottish Borders had any implications for the determination of this planning application. 3.6. Subsequent to this an additional Information Report to supplement the Environmental Impact Assessment report submitted with the application has been provided. This document states that the proposed wind farm would connect to the East Kilbride South substation via a 33kV underground cable within roadside verges along the existing public road network. 4. Relevant Planning History 4.1. The proposed development was the subject of a Proposal of Application Notice describing the formal pre-application consultation that would be carried out which was submitted in May 2024 (Reference P/24/0006/PAN). 5. Supporting Information 5.1. The applicants have submitted several supporting documents with the application as set out below:- Environmental Impact Assessment (EIA) Report and the Additional Information Report – Grid Connection Design and Access Statement Ecological Desk Top Report Planning Statement Pre-application Consultation (PAC) Report Economic Impact Report 6. Consultations 6.1. Roads Development Management – no objection subject to conditions in relation to the submission of a stage 2 Road Safety Audit, sightlines, construction details of the site access, the submission of an Abnormal Load Route Assessment, a Bridge Assessment and a Construction Phase Traffic Management Plan and the carrying out of a road dilapidation survey. A section 96 agreement will be required to cover unreasonable damage to the public road. Response: Noted. Appropriately worded conditions can be found in section 11 of the report. 6.2. NATS – no objection to the proposed development, noting that required mitigation measures have been agreed with the applicant. Response: Noted. A suspensive condition requiring the mitigation to be in place before the wind farm is operational is included in section 11 of the report. 6.3. Environmental Services – no objections subject to conditions in relation to noise and shadow flicker. Response: Noted. Appropriately worded conditions can be found in section 11 of the report. 6.4. Glasgow Prestwick Airport – no objection. Response: Noted. 6.5. MOD – no objection. Response: Noted. 17
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6.6. Transport Scotland - no objection subject to conditions. Response: Noted. 6.7. Strathaven Airfield – objects to the proposed development on the grounds of the impact on the operation of the airfield. This includes the effect of turbulence generated by the turbines on aircraft, the impact on navigation, economic impact and the adverse effect on landscape. The response includes comment from the British Microlight Aircraft Association and the Scottish Flying Club. Response: Noted. The matters raised in the response are addressed in section 10 of the report. 6.8. Arqiva – no objection. Response: Noted. 6.9. Edinburgh Airport – no objection. Response: Noted. 6.10. Glasgow Airport - no objection. Response: Noted. 6.11. Sandford and Upper Avon Community Council – objects to the proposed development on grounds relating to cumulative impact, landscape impact, noise, shadow flicker and impact on local road network. Response: The points raised are assessed within Section 10 of this report. 6.12. SEPA – Initially submitted a holding objection until further information was submitted in respect of the impact of turbines T1-T3 on peat and details of the temporary storage of peat. They also suggest conditions relating to the creation of a 50m watercourse buffer and the design of any watercourse crossings. Response: The conditions which have been requested by SEPA have been applied in Section 11 of the report and, as such, SEPAs concerns have been fully addressed. 6.13. NatureScot – no objection subject to the carrying out of post-construction monitoring in relation to the collision of bats with the turbines. Response: Noted. This matter is addressed by a condition in section 11 of the report. 6.14. Historic Environment Scotland – no objection. Response: Noted. 7. Representations 7.1. A total of 66 representations have been submitted in respect of the proposed development, 64 of which note an objection to the proposed development. This includes a petition with 386 signatures. Further publicity was carried out following the submission of the Additional Information Report – Grid Connection and no further representations have been received in response. 7.2. The matters raised within these letters of objection raise the following points:- Adverse cumulative impact Shadow flicker Adverse impact associated with aviation lighting Health and safety concerns Noise impact 18
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Adverse ecological impacts Adverse impacts on property values Impact on local road network Adverse impact upon adjacent consented wind farm development 7.3. The above issues are considered in the assessment below. These letters are available for inspection on the planning portal. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 4 - Natural places Policy 7 - Historic assets and places Policy 11 - Energy Policy 22 - Flood risk and water management Policy 29 - Rural development 8.3. South Lanarkshire Local Development Plan 2 (2021) The application site and associated proposals are affected by the following policies contained in the South Lanarkshire Local Development Plan 2 (SLLDP2):- SLLDP2 Volume 1 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking Policy 14 - Natural and Historic Environment Policy 15 - Travel and Transport Policy 16 - Water Environment and Flooding Policy 18 - Renewable Energy 9. Guidance 9.1. South Lanarkshire Council (SLC) Supporting Planning Guidance Renewable Energy (January 2021) 10. Assessment and Discussion 10.1. Principle of development National Planning Framework 4 (NPF4) sets out the long-term vision for the development of Scotland through the National Spatial Strategy. NPF4 aims to meet and contribute to Scotland’s climate ambition which will require a rapid transformation across all sectors of the economy and society. The Scottish Government’s Onshore Wind Policy Statement sets a target for installed onshore wind generation of 20 gigawatts (GW) by 2030. 19
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10.2. NPF4 Policies 1 Tackling the Climate and Nature Crises and 2 Climate Mitigation and Adaptation seek to encourage, promote, and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. Policy 2 ‘Climate Change’ of the SLLDP2 states that proposals for new development must, where possible, seek to minimise and mitigate against the effects of climate change. The proposals in this case are for a renewable energy development and, therefore, intrinsically support minimising the effects of climate change through greener energy generation. 10.3. It is, therefore, considered that the principle of the development accords with Policies 1 and 2 of NPF4 and SLLDP Policy 2. 10.4. Policy 11 – Energy of NPF4 states that development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. This includes energy generation through wind farm development, solar arrays and energy storage (such as battery storage). Detailed criteria that should be considered when designing projects include:- impacts on communities and individual dwellings, including residential amenity, visual impact and noise significant landscape and visual impacts public access, including impact on long distance walking and cycling routes and scenic routes impacts on road traffic and on adjacent trunk roads, including during construction cumulative impact When considering these impacts, significant weight is to be placed on the contribution the proposal makes to renewable energy generation targets and on greenhouse gas emissions reduction targets. This proposal would deliver an installed capacity of up to 36 megawatts (MW) which would make a valuable contribution towards the UK and the Scottish Government’s energy targets, including the Scottish Ministers target to more than double Scotland’s onshore wind energy generating capacity from 9.6 GW (current installed capacity) to 20 GW by 2030. It would also result in a reduction of greenhouse gas emissions of approximately 27,809 tonnes of carbon dioxide per year through the displacement of electricity that would otherwise have included equivalent fossil fuel generated power. 10.5. In terms of the adopted South Lanarkshire Local Development Plan 2, Policy 18: Renewable Energy states that applications for renewable energy infrastructure developments will be supported subject to an assessment against the relevant criteria and requirements set out in the Assessment Checklist for Renewable Energy Proposals found in Policy RE1 Renewable Energy. Renewable energy proposals should also take into account the considerations, criteria and guidance contained within the Supporting Planning Guidance (SPG) on Renewable Energy. These are broadly similar to the criteria in NPF4 Policy 11. Proposals will be assessed on their merits against the relevant policies of the development plan and any relevant criteria in the renewable energy assessment checklist. 10.6. In view of the above, it is considered that the proposals would contribute to the wider energy network and reflect the vision of the Scottish Governments Draft Energy Strategy and Just Transition Plan which supports a range of technologies which provide sufficient generation and interconnection to meet future energy demand, 20
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including wind farms. The development plan also provides support for all form of renewable energy infrastructure. 10.7. As the site lies within the Rural Area, Policy 29 – Rural Development in NPF4 is relevant. It states that development proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy will be supported. Appropriate uses include essential infrastructure. In turn, this is defined in NPF4 as including all forms of renewable, low-carbon and zero emission technologies for electricity generation and distribution and transmission electricity grid networks and primary sub stations. The general principle of this proposal is therefore acceptable when assessed against national policy on rural development. 10.8. Policy 4 Green Belt and Rural Area in SLLDP2 states that support will not be given for development proposals within the countryside, unless they relate to uses which require a countryside location. Policy 4 recognises that there are specific circumstances where proposals may require to be located within a rural area if it can be demonstrated that there is an established need for the proposed development. Policy GBRA2 - Business Proposals within Green Belt and Rural Area lists renewable energy as an appropriate use in the rural area subject to it conforming to SLLDP2 Policy 18: Renewable Energy. 10.9. As such, subject to consideration against Policy 18, the proposed development conforms with the requirements of Policy 4. 10.10. Policy 18: Renewable Energy of the SLLDP2 states applications for renewable energy infrastructure developments will be supported subject to an assessment against the relevant criteria and requirements set out in the Assessment Checklist for Renewable Energy Proposals contained within SLLDP2 Volume 2. 10.11. SLLDP2 Volume 2 Policy RE1 Renewable Energy supports Policy 18 and states that as well as the Checklist, renewable energy proposals should also consider the considerations, criteria and guidance contained within the Supporting Planning Guidance on Renewable Energy, Landscape Capacity Study for Wind Energy (2019 as amended) and other relevant policies in SLLDP2. Part of the Checklist includes an assessment of the criteria also referenced in NPF4 Policy 11, as well as SLLDP2 Policies 5 and 14 and their associated SLLDP2 Volume 2 Policies. 10.12. Together, NPF4 Policy 11 and SLLDP2 Policy 18 set out the criteria that are required to be addressed when determining applications of this scale and nature. A summary of the assessment of the proposals against these various matters is set out below. 10.13. Landscape and visual impacts including landscape capacity and cumulative developments The Council’s landscape technical studies provide a comprehensive baseline for the assessment of wind farm and wind turbine proposals in South Lanarkshire. In the first instance, it is noted that the site falls within an area which the 2016 Landscape Capacity Study identifies as having a high potential to accommodate turbines with a height of up to 250m. Consequently, it is considered that the proposed development would not generally conflict with this aspect of the study. 10.14. A Landscape and Visual Impact Assessment (LVIA) has been submitted with the application. The site is within the Plateau Moorland with Windfarms Landscape Character Type (LCT) the key characteristics of which include a large-scale landform, extensive wind farm development and a distinctive upland character formed by the plateau landform and moorland vegetation. This LCT has generally a 21
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low value in landscape terms and does not form part of a designated landscape. The land use pattern that has emerged is largely man-made comprising of commercial forestry, wind farms and extensive moorland. The combination of the value of the landscape and its susceptibility to the proposals results in a low sensitivity rating to wind farm development of the scale proposed. 10.15. Across the majority of the LCT, the LVIA establishes that there would be limited theoretical visibility of the proposed development and hence no significant effects across the area. It does state that significant landscape character effects would occur within approximately 5km of the proposed turbine locations in those areas where there is existing wind farm development and commercial forestry. However, enclosure provided by forestry and/or intervening wind farm development would moderate this influence and therefore the landscape character effects would not be significant. 10.16. Outwith this landscape character type, the LVIA predicts that significant landscape effects would be confined to the closest parts of the ‘Upper River Valley – Glasgow and Clyde Valley’ and the ‘Plateau Moorlands – Glasgow and Clyde Valley’ landscape character types. Beyond these areas, any visibility of the proposed wind farm would generally be seen within the context of other existing wind farm clusters such as Whitelee or would be seen at a distance. As a result, no significant adverse effects on other landscape character types would occur. 10.17. The LVIA also considers the potential cumulative effects on landscape character as a result of the addition of the proposed development to other consented and proposed wind energy developments. While it would intensify the influence of wind farm developments on the southeastern part of the host LCT, the contribution of the proposal would be relatively modest and not significant given it would be situated adjacent to the consented Low Drumclog wind farm and would have a backdrop of Whitelee wind farm. 10.18. The site is located outwith and is distant from any areas of designated and recognised landscape value. Given the limited visibility and/or distance of views that would be experienced from such designated areas, there would be no significant impact on the special qualities of any National Parks, National Scenic Areas, wild land areas or Special Landscape Areas (SLAs). Whilst there would be more widespread theoretical visibility from the Uplands and Moorlands Local Landscape Area (LLA) in East Ayrshire, the turbines would be located in a separate landscape context that already has a strong influence from Whitelee wind farm, such that its addition would not contribute to any significant effects upon the LLA’s special qualities. 10.19. As noted above, there would be some localised significant effects within 5km from the site. The main significant effects would be confined to views from the closest residential properties to the site; on views experienced by residents from some central parts of the settlement of Drumclog and some southwestern parts of Strathaven; and on views experienced by road users along some of the closest sections of the A71. Significant effects are also predicted on views experienced by recreational users from the summit of Loudon Hill and on views from some Core Paths within the vicinity of the site. NPF4 Policy 11 states that significant landscape and visual impacts are to be considered acceptable where impacts are localised and/or appropriate design mitigation has been applied. 22
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10.20. It is accepted that whilst the proposed development will present itself as a new man- made feature within the landscape, it has to be accepted that the development will be seen within the context of a large number of existing turbines which are present in the surrounding area, these existing turbines exerting a strong visual influence over the established landscape character of the area. Although higher than these existing turbines, the contribution of the proposals to any cumulative effects would be modest. Overall significant cumulative landscape and visual effects would be confined to some localised views within the southwestern part of Strathaven and to viewpoints in close proximity of the site. Such localised cumulative landscape and visual effects are considered to be acceptable. 10.21. Impacts on communities and individual dwellings, including visual impact, residential amenity, noise and shadow flicker There are several residential properties within the vicinity of the site which will be impacted visually by the proposed development. A Residential Visual Amenity Assessment (RVAA) has been submitted which considers the potential effects of the proposals on all properties within 1.6km from the proposed wind turbine locations. 10.22. The purpose of the RVAA is to identify those properties where the effect of the proposed development leads to the “Residential Visual Amenity Threshold” being reached or in other words, where the effect of the development is of such a nature and/or magnitude that it potentially affects living conditions. It predicts that no properties would reach the standard thresholds for concluding whether residential visual amenity would be exceeded and this is due to the limited horizontal extent of the turbines, the limited number of turbines and the screening provided by existing woodland, other vegetation and buildings within the vicinity of the properties/groups of properties that were considered as part of the assessment. Overall, it is considered that the proposals would not adversely impact upon residential visual amenity to a significant and unacceptable degree. 10.23. With regards to distances from the development to existing residential properties, the closest residential property is Hareshaw (also known as Back Hareshaw Farm), approximately 1,024m from the nearest proposed turbine in the revised four-turbine layout. Hareshaw is orientated broadly north south and has a substantial farm building on its eastern side, between the property and the proposed wind farm, which materially reduces the potential for direct views from parts of the property and its immediate domestic setting. 10.24. This is addressed in the Residential Visual Amenity Assessment submitted with the EIAR for Mossmulloch (Technical Appendix 5.2). 10.25. By comparison, the attached table shows that:- Low Drumclog was approved with 180m tip-height turbines, with the closest residential property approximately 697m from the nearest turbine South Brownhill was refused with 180m tip-height turbines, with the closest residential property approximately 636m from the nearest turbine 10.26. The closest residential property at Mossmulloch is therefore materially further from the nearest turbine than the closest residential properties in both of those local comparator schemes. In addition, all of the consented Low Drumclog turbines are closer to a residential property than the closest proposed Mossmulloch turbine is to Hareshaw. 23
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10.27. These various considerations and the greater level of visual impact associated therewith provide an explanation as to why the decision to refuse the application at South Brownhill was taken. 10.28. In terms of potential noise impact, the consultation response which has been received from Environmental Services offers no objection to the proposed development subject to conditions covering both noise and shadow flicker. Subject to the imposition of these conditions it is considered that sufficient control will exist to ensure that no nuisance issues will arise in respect of either noise or shadow flicker. 10.29. Effect on the natural heritage and protected species NPF4 Policy 3 – Biodiversity requires development proposals to contribute towards the enhancement of biodiversity and should also integrate nature-based solutions, where possible. The Ecological Impact Assessment shows that protected species would not be affected by the proposals and NatureScot have not objected to the application. A draft Biodiversity Enhancement and Restoration Plan (BERP) has been submitted which shows the positive biodiversity improvements that would be provided. The agreement of a BERP by planning condition will ensure that a suitable level of positive biodiversity improvements are provided. 10.30. With regards to potential impacts upon curlew, it is noted that Chapter 7.0 of the EIA Report advises that this species does not breed within 500m of the site and the very low levels of activity recorded in the baseline assessment do not constitute a basis for significant effect under the EIA Regulations. 10.31. NPF4 Policy 4: Natural Places seeks to ensure that natural assets are protected, restored and enhanced. The site is not located within a designated nature conservation area. The ecological and ornithological impact assessments show that the proposed development would not have a significant effect on any existing or proposed European site (Special Area of Conservation or Special Protection Areas) nor would it have any significant effects on any Sites of Special Scientific Interest or National Nature Reserves. 10.32. NPF4 Policy 5: Soils aims to protect carbon-rich soils, restore peatlands and minimise disturbance to soils from development. SEPA has submitted a holding objection until further information has been submitted in respect of the impact of turbines T1-T3 on peat and details of the temporary storage of peat. They also suggest conditions relating to the creation of a 50m watercourse buffer and the design of any watercourse crossings. 10.33. An Outline Peat Management Plan (PMP) details how the location, positioning and orientation of the infrastructure of the proposed development avoids deep peat as far as possible. Where this is not possible, the Outline PMP identifies how impacts on peat will be minimised and mitigated, for example through the proposed use of floating roads, floating hardstandings and piling of infrastructure. 10.34. The submitted Outline PMP will be updated with information obtained during detailed ground investigations to be undertaken and in accordance with the final detailed design. A condition requiring a finalised PMP to be submitted and approved prior to the commencement of development is included in section 11 of the report. Conditions are also proposed to address the need for the creation of a 50m watercourse buffer and the design of any watercourse crossings. 24
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10.35. Impact on the historic environment The intent of NPF4 Policy 7 is to protect and enhance the historic environment assets and places, and to enable positive change as a catalyst for the regeneration of places. A cultural heritage assessment establishes that the proposals would not have any significant adverse effects on the historical environment, including Scheduled Monuments, Conservation Areas, Gardens and Designed Landscapes or Historic Battlefields. 10.36. Whilst WoSAS has not provided a response in the application, in line with standard practice for developments of this type, a condition can be attached to any permission granted in respect of this application to secure the implementation of a programme of archaeological works in accordance with a written scheme of investigations. 10.37. Impacts on tourism and recreation As is noted above, it is acknowledged that the proposed development does have the potential to impact upon those views experienced by walkers using several Core Paths within the vicinity of the site. Whilst this is accepted, given the localised nature of these impacts, it is not considered that they are of sufficient significance to justify the potential refusal of the application. 10.38. It is also acknowledged that there are a number of equestrian businesses within the area which surrounds the site. The Council’s Environmental Services section were consulted as part of the assessment of this application and in light of the consultation response received from them, consider that sufficient control over the proposed development can be secured by way of conditions to ensure that any impacts associated with the proposed development will fall within acceptable limits. 10.39. Impacts on aviation and defence interests including seismology recording NATS, the MoD, Glasgow Prestwick Airport, Glasgow Airport and Edinburgh Airport have been consulted on the application and have offered no objection to the proposed development. A condition would be attached to any consent granted to ensure a Radar Mitigation Scheme is approved and implemented before any blades are fitted to the turbines. 10.40. An objection has been received from Strathaven Airfield, British Microlight Aircraft Association and the Scottish Flying Club on the basis that it would impact adversely upon their operational activities and aviation safety. They point to guidance published by the Civil Aviation Authority (CAA) on the impact of turbulence on the operation of aircraft. 10.41. Specific reference is also made to an investigation by the Aircraft Accident Investigation Bureau on a fatal accident when an aircraft crashed around 1km from a wind farm near an airfield in Fife. The operators of Strathaven Airfield had asked that a decision on the application be delayed until the investigation report has been published. They also highlight concerns about navigation in the airspace around the airfield. 10.42. In response, the EIA contains a technical appendix which reviews these matters. In addition, a detailed response to the objection has been received from the applicant’s aviation consultant. As highlighted above, none of the statutory consultees have any objections to the proposals. 10.43. It should be noted that the CAA are a statutory consultee only on proposals that may affect the site of, or in the neighbourhood of, an aerodrome or a technical site. Strathaven Airfield does not fall within any of these categories. The CAA published 25
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updated policy and guidance on wind turbines (CAP 764) in December 2025 whereas the airfield’s representations refer to an earlier version of this document. 10.44. The current version refers to published research that suggests a recommended distance of 8-12 rotor diameters (RD) downstream of the wind turbine is one at which turbulence effects are not expected to affect conventional aircraft flying whereas the airfield quote a distance of 20 RDs based on previous CAA guidance. The proposed turbines are a distance of 15.7 to 18.9 RDs from the 2km radius safeguarding zone around the airfield and therefore are beyond the recommended distances (8-12 RDs) referred to in CAP 764. 10.45. The CAA guidance also highlights that there were no occurrence reports or aircraft accident reports related to wind turbines in the UK between 2000 and early 2022. The airfield has referred to an accident at Fife Airfield in 2024. An investigation has been carried out and an investigation report published in March 2026. It concludes that the accident was the result of water ingress in the fuel system. The investigation considered but largely discounted wind turbine wake effects due to the distance of the turbines from the airfield in that instance. As noted above, the relationship of the proposed turbines at Mossmulloch with the airfield would exceed the parameters set out in the CAA guidance by a considerable extent. In view of the above it is considered the proposal would not impact on aviation safety. 10.46. Impact on road safety Following detailed discussions, the Council’s roads service has confirmed that they have no objection to the proposed development subject to conditions which should be imposed if planning permission is granted. 10.47. Grid connection As noted earlier in the report, the Planning Committee on 24 February 2026 agreed to defer consideration of a report recommending approval to allow officers to assess whether a judgement made by the Court of Session in respect of a proposal for a wind farm in the Scottish Borders had any implications for the determination of this planning application. 10.48. The judgement found that the wind farm and the associated grid connection should be treated as a single project for the purposes of the Environmental Impact Assessment required rather than as separate entities. As the EIA had not given consideration to the environmental effects of the grid connection, the Court found there had been an error in law and therefore the decision to grant consent in this case was quashed. 10.49. To address this, an Additional Information Report to supplement the Environmental Impact Assessment report submitted with the application has been provided. This document states that the proposed wind farm would connect to the East Kilbride South substation via a 33kV underground cable within roadside verges along the existing public road network. An assessment has concluded that there would be no likely environmental impacts associated with the grid connection. 10.50. Statutory publicity required in cases where supplementary information is provided has been carried out and no representations have been received. It is therefore concluded that the implications of the court judgement have been addressed. In addition, the proposed grid judgement would have no significant impact on the environment. 26
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10.51. Conclusion In conclusion, a full assessment of the proposals against the development plan (consisting of both NPF4 and South Lanarkshire Local Development Plan 2) has been carried out. NPF4 Policy 1 directs decision makers to give significant weight to the global emergency crisis. Furthermore, Policy 11 states that proposals for renewable energy that contribute to renewable energy generation targets should be supported. 10.52. However, this is not intended to introduce a blanket approach of granting planning permission for all renewable energy proposals but rather they should be directed to the right locations based on their scale and impact. Developers are required through their submissions to show how a range of criteria set out in Policy 11 and Policy 18 in SLLDP2, have been addressed through the project design and mitigation process. 10.53. In this instance, following a detailed assessment, it is considered that the proposed development can, subject to conditions, be suitably justified against the relevant provisions of the development plan and, as such, it is recommended that planning permission be granted in respect of this application. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to the attached conditions and the conclusion of a Legal Agreement The legal agreement shall cover the payment of community contributions and all fees pursuant in terms of concluding the legal agreement shall be borne by the Applicant. If the legal agreement is not agreed within six months of the decision of the Committee, the Planning Authority reserve the right to return to Committee to seek refusal of the application. Conditions 1. (1) The Development shall be commenced no later than 5 years from the date of this consent. (2) Written confirmation of the intended date of Commencement of Development shall be provided to the Planning Authority no later than one calendar month prior to the Commencement of Development. Reason: To comply with Section 58 of the Town and Country Planning (Scotland) Act 1997. 2. (1) This consent is granted for a temporary period comprising:- (a) a maximum operational period of 40 years from the date that electricity is exported from the final wind turbine, solar panel and battery unit forming part of the development to the electricity grid network (“Final Commissioning Date”), or 40 years from the date falling twelve months from the date electricity from any wind turbine, solar panel or battery unit is first exported to the electricity grid network (“First Commissioning Date”), whichever is the sooner. That sooner date is the “Deemed Commissioning Date” for the purposes of this consent; 27
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(b) a period for the decommissioning and restoration of the site which shall not exceed three years in duration, and (c) a three-year period of aftercare thereafter. (2) Written confirmation of the First Commissioning Date and of the Final Commissioning Date shall be provided to the Planning Authority no later than one calendar month after the occurrence of that date. Reason: To enable the Planning Authority and Scottish Ministers to calculate the date of expiry of the consent, reflecting the fact this is a time limited permission, in line with the provisions of Section 41(1)(b) of the Town and Country Planning (Scotland) Act 1997. 3. No consent is granted for Turbine 3 and its associated spur road and crane pad shown on Figure 2: Site Layout Plan (Drawing Number MM_03_01577). Reason: As agreed with the applicant, Turbine T3 no longer forms part of the development hereby approved. 4. SLR Chapter 9 – Noise, Mossmulloch Wind Farm EIA Report as presented within the Final Revision of 4 December 20024 (hereafter referred to as the Noise Impact Assessment (NIA)) the following noise emissions shall be adhered to. Cognisance shall be given to the supporting Technical Appendices:- SLR Technical Appendix 9.2 Baseline Noise Measurements - Report 4 December 2024 SLR Technical Appendix 9.3 Noise Prediction Methodology - Report 4 December 2024 SLR Technical Appendix 9.4 Cumulative Wind Farm Assumptions - Report 4 December 2024 SLR Technical Appendix 9.5 Noise Limit Derivation - 4 December 2024 SLR Technical Appendix 9.6 Noise Mitigation Strategies - 4 December 2024 Reason: In the interests of the amenity of the surrounding area. 5. The cumulative day time noise (7am to 11pm) from the wind turbines shall not exceed a noise level of 40dB LA90 (10 min) or background LA90 (10 min) +5dB, whichever is the greater, at the boundary of the curtilage of any noise sensitive premises at all times at wind speeds of up to 12 metres per second at 10m height as measured within the site. This is based on the cumulative projections contained within the supporting Noise Impact Assessment (NIA). The following supporting tables shall be adhered to:- a) Table 9.17: Predicted Operational Noise Levels; Proposed Development (dB LA90) - Target criteria as modified by (b) below. b) Table 9.17 shall be modified by Table 9.30: Predicted Operational Noise Levels including Mitigation; Scenario 3; Daytime (dB LA90) – required mitigation to (a) to comply with available headroom identified within (c) below. c) To comply with Table 9.23: Margin to RNB Noise Limits for Scenario 3; Daytime (dB LA90) Reason: In the interests of the amenity of the surrounding area. 28
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6. The cumulative night time noise (11pm to 7am) from the wind turbines shall not exceed a noise level of 43dB LA90 (10 min) or background LA90 (10 min) +5dB, whichever is the greater, at the boundary of the curtilage of any noise sensitive premises at all times at wind speeds of up to 12 metres per second at 10m height as measured within the site. This is based on the cumulative projections contained within the supporting Noise Impact Assessment. The following supporting tables shall be adhered to:- a) Table 9.17: Predicted Operational Noise Levels; Proposed Development (dB LA90) - Target criteria as modified by (b) below. b) Table 9.17 shall be modified by Table 9.29: Predicted Operational Noise Levels including Mitigation; Scenario 3; Night (dB LA90) - required mitigation to (a) to comply with available headroom identified within (c) below. c) To comply with Table 9.22: Margin to RNB Noise Limits for Scenario 3; Night (dB LA90) Reason: In the interests of the amenity of the surrounding area. 7. On installation of the selected turbines, the applicant shall undertake a noise assessment to demonstrate compliance with condition 5 and 6 above. This shall be in keeping with the principles set out in the document “The Assessment and rating of Noise from Wind Farms (ETSU-R-97)”. In addition, cognisance shall be given to relevant Institute of Acoustics guidance. The results of the measurement including any required mitigation shall be submitted to the Planning Authority for their consideration and approval. Reason: To allow the Planning Authority to consider these matters in detail. 8. Where the tonal noise emitted by the development exceeds the threshold of audibility by between 2dB and 6.5dB or greater, then the acceptable noise specified in condition 5 shall be reduced by the penalty level identified within section 28 of 'The Assessment and Rating of Noise from Wind Farms- ETSU-R-97. (See Figure below). The definition of audibility for the purposes of this condition shall be as described in ETSU-R-97. The penalty shall only apply at properties where the tonal noise is measured and shall only relate to the wind speeds at which the tonal noise occurs at. Reason: In the interests of the amenity of the surrounding area. 9. At the reasonable request of the Planning Authority and following a complaint to it relating to noise emissions arising from the operation of the wind farm, the wind farm operator shall appoint an independent noise consultant, whose appointment shall require to be approved by the Planning Authority, to measure the level of noise 29
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emission from the wind farm at the property to which the complaint related. The measurement and calculation of noise levels shall be undertaken in accordance with ETSU-R-97 having regard to paragraphs 1 to 3 and 5 to 11 inclusive of the schedules on Pages 95 to 97 inclusive, and Supplementary Guidance. The Planning Authority shall inform the wind farm operator whether the noise giving rise to the complaint contains or is likely to contain a tonal component or an amplitude modulation. Where an assessment of any noise impact is, in the opinion of the Planning Authority acting reasonably, found to be in breach of the noise limits the developer shall carry out mitigation measures to remediate the breach so caused. Details of any such mitigation measures required are to be submitted to the Planning Authority for prior approval. Within 21 days of a written request by the local Planning Authority, following a complaint to it from a resident alleging noise disturbance at the dwelling at which they reside and where Excess Amplitude Modulation (AM) is considered by the local Planning Authority to be present in the noise emissions at the complainant's property, the wind farm operator shall submit a scheme, for the approval of the local Planning Authority, providing for the further investigation and, as necessary, control of Excess AM. The scheme shall be based on best available techniques and shall be implemented as approved. Reason: To allow for the Council to properly consider any potential noise complaints. 10. The utilisation of either borrow pits or blasting shall be agreed with the Planning Authority prior to their implementation. This will require the appropriate method statements and will be subject to the approval of the Planning Authority. Reason: To allow the Planning Authority to consider these matters in detail. 11. That prior to the erection of the first turbine, a Wind Farm Shadow Flicker Protocol shall be submitted to and approved in writing by the Planning Authority. This shall set out the protocol to be followed should a shadow flicker complaint be received from a receptor within the study area and potential mitigation measures. These mitigation measures may include the provision of internal or external screening at the property of the complainant (subject to formal agreement with the resident), or programming of the turbines to minimise impacts. Operation of the proposed development would be undertaken in accordance with the Wind Farm Shadow Flicker Protocol. At the reasonable request of the Planning Authority and following notification of alleged shadow flicker, the operator shall engage the services of a competent consultant to review the mitigation programme. Where shadow flicker has occurred, the operator shall make any reasonable adjustment to prevent further occurrence. Reason: In the interests of the amenity of the surrounding area. 12. The applicant shall ensure that audible construction activities shall be limited to, Monday to Friday 8.00am to 7.00pm, Saturday 8.00am to 1.00pm and Sunday – No audible activity. No audible activity shall take place during local and national bank holidays - without the prior written approval of the Planning Authority. Under exceptional conditions the above time restrictions may be further varied subject to written agreement with the Council as Planning Authority. 30
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All works will be carried out in accordance with the current BS5228:2009, ‘Noise
control on construction and open sites.
Reason: In the interests of the amenity of the surrounding area.
13. (1) No development shall commence unless and until a site-specific scheme
("Borrow Pit Scheme") for the working and outline restoration of the borrow pits
forming part of the development has been submitted to and approved in writing by
the Planning Authority in consultation with SEPA. The scheme shall include (but
shall not necessarily be limited to):-
(a) A detailed working method statement based on site survey information and
ground investigations;
(b) Details of the handling of any overburden (including peat and any other carbon
rich soils, soil and rock);
(c) Drainage and water management, including measures to prevent surrounding
areas of peatland, water dependent sensitive habitats and Ground Water Dependent
Terrestrial Ecosystems (GWDTE) from drying out; and
(d) A programme of implementation of the works described in the scheme.
(2) The scheme approved under part (1) shall thereafter be implemented in full,
provided the terms of Condition 13 are satisfied.
(3) No works associated with the reinstatement and restoration of the borrow pits
shall be undertaken until a detailed borrow pit restoration scheme (taking account of
the outline restoration scheme) providing full details, including timetable, of the
reinstatement, restoration and aftercare of the borrow pits, including topographic
surveys of pre-construction profiles and details of topographical surveys to be
undertaken on the restored borrow pit profiles, has been submitted to and approved
in writing by the Planning Authority. For the avoidance of doubt, the borrow pit
restoration scheme requires to be submitted to the Planning Authority for
consideration within 6 months of the end of the construction period.
(4) The detailed borrow pit restoration scheme approved under part (3), above, shall
be implemented in full within six months of the date of approval of the scheme,
unless otherwise agreed in writing with the Planning Authority.
Reason: To ensure that borrow pit operations are carried out in a manner that
minimises impact on the environment, and in the interests of visual amenity of the
area.
14. (1) No blasting shall take place until a scheme to address site blasting has been
submitted to and has received the written approval of the Planning Authority. The
scheme shall detail (but shall not necessarily be limited to) the following elements:-
(a) Blasting monitoring locations;
(b) Type of monitoring equipment to be used;
(c) Frequency of monitoring;
(d) The methods employed to minimise the effects of over pressure arising from the
blasting, having regard to blast design, methods of initiation and the weather
conditions prevailing at the time;
(e) Limits on air overpressure at specified properties; and
(f) Submission of blasting records to the Planning Authority upon its request.
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(2) The scheme approved under part (1), above, shall be implemented in full unless otherwise agreed in writing by the Planning Authority. (3) No blasting shall take place except between 10am – 12pm and 2pm – 4pm on Mondays to Fridays inclusive and 10am – 12pm on Saturdays. No blasting shall take place on Sundays or on local and national public holidays. Reason: In the interests of safety and residential amenity. 15. Prior to commencing works on site the applicant shall submit, for written approval of the Council as Planning and Roads Authority, a detailed design of the proposed A71 site access formed generally in accordance with drawing Planning Application Figure 11 with a minimum 7.3m wide industrial standard access, appropriate radii with a bituminous surface finish over the first 15 metres measured from the nearside channel line of the public road with security gates set back the same distance. The design shall include details of visibility splays, road markings, drainage, signage, swept paths and measures adjacent to the public road boundary for removable barrier to prevent routine access post construction. Reason: To allow the Planning Authority to consider these matters in detail. 16. That a Stage 2 Road Safety Audit, together with the Designer’s Response, shall be submitted in support of the proposed site access works referred to in condition 15 above all for the written approval of the Council as Planning and Roads Authority, and that the audit brief and reports be prepared in accordance with the Design Manual for Roads and Bridges (GG119). Reason: To allow the Planning Authority to consider these matters in detail. 17. That once approved, the site access works shall be constructed in accordance with the agreed drawings and specification and completed prior to commencement of the internal wind farm works and, thereafter, the site access shall be maintained for the life of the wind farm hereby approved all to the satisfaction of the Council as Planning and Roads Authority. Reason: In the interests of road traffic safety. 18. Prior to commencement of internal site works, a visibility splay of 4.5 metres by 160 metres in both directions, measured from the nearside road channel line, shall be provided onto the A71 and everything exceeding 1.05 metres in height above the road channel level shall be removed from the visibility envelope and thereafter nothing exceeding 1.05 metres in height shall be planted, placed or erected within these sight lines. Reason: In the interests of road traffic safety. 19. That the site access shall be constructed in such a way as to prevent any surface water or deleterious material from running onto or entering the public road and be maintained by the applicant, as such, for the lifetime of the development hereby approved. Reason: In the interest of road traffic safety. 32
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20. That a minimum of six months prior to abnormal loads being moved, the applicant shall submit, for the written approval of the Council, an Abnormal Load Route Assessment for delivery of specialist components and lifting equipment which shall include details of any modifications required to the Council’s local road network. Reason: To allow the Council to consider these matters in detail. 21. That a minimum of six months prior to movement of abnormal loads to site the applicant shall submit, for the written approval of the Council, reports covering Principal Inspections and Bridge Assessments all undertaken in accordance with the Design Manual for Roads and Bridges for all Council owned roads structures over which the abnormal loads and lifting equipment will travel and any structures that support the public road. The Bridge Assessments shall include for the action of all proposed abnormal loads and lifting equipment associated with the construction of the development. Reason: To allow the Council to consider these matters in detail. 22. Prior to movement of any abnormal loads to site using the Council’s road network, the applicant shall lodge a Bridge Bond with the Council, the value of which is to be agreed with the Council. Reason: To ensure that funding is available to cover any required remedial works to the Council’s road network. 23. Prior to works commencing on site the applicant shall submit a Construction Phase Traffic Management Plan (CPTMP) for the written approval of the Council as Planning and Roads Authority. The plan shall include details of the following:- a. Routing for all HGVs, timber extraction and abnormal load deliveries using the new A71 Bellmouth access for wind farm and substation works unless otherwise agreed in writing. b. Measures to ensure that the specified routes are adhered to by all operatives and suppliers, including monitoring procedures. c. Details of all temporary construction direction signage. d. Provisions for emergency vehicle access. e. Wheel washing arrangements to prevent detritus being deposited on the public road. f. On-site car parking for construction vehicles as no parking permitted on the public road. g. Delivery and laydown space and turning area to ensure all vehicles enter and exit site in a forward gear. h. Stipulation that no construction traffic shall be permitted to use Ardochrig Road. i. Public relations strategy to inform relevant communities of the programme of abnormal load movements. j. Identification of a nominated person to whom any road safety issues can be referred. Reason: To allow the Council to consider these matters in detail. 24. That once approved, all construction works shall be undertaken in accordance with the approved Construction Phase Traffic Management Plan unless otherwise agreed in writing with the Council as Planning and Roads Authority. Reason: In the interests of road traffic safety. 33
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25. That prior to works commencing on site the applicant shall submit, for the written approval of the Council as Planning and Roads Authority, proposals for permanent and temporary traffic signage, including relocation of existing brown tourist traffic signs, all in accordance with the Traffic Sign Manuals and The Traffic Signs Regulations and General Directions. The submission shall be accompanied by written agreement from Transport Scotland Roads Delivery Standards Branch for any non-prescribed signs. Reason: To allow the Council to consider these matters in detail. 26. That prior to works commencing on site the applicant shall submit, for the written approval of the Council as Planning and Roads Authority, surface water drainage proposals to ensure no surface water discharges onto the public road. Reason: In the interests of road traffic safety. 27. That prior to works commencing on site the applicant shall undertake a roads dilapidation survey for the A71 for 50 metres either side of the proposed site access. Interim and final surveys shall be undertaken as directed by the Council as Roads Authority. Each inspection shall be recorded in a report to include photographs, plans and descriptions of road conditions and that this information shall be submitted to the Council for record purposes within 7 days of the survey being undertaken. Reason: To allow the Council to establish the condition of the road network prior to the development commencing. 28. That the applicant shall be responsible for repairing damage identified through the dilapidation surveys that are attributable to their operations and undertake all necessary repairs within timescales stipulated by the Council as Roads Authority. Reason: To ensure the proper repair of any damage to the road network arising as a result of the proposed development. 29. (1) No construction or decommissioning of any wind turbines, or deployment of any construction equipment or temporary structures of 15 metres or more in height (above ground level) shall take place until a construction aviation lighting scheme has been submitted to and approved in writing by the Planning Authority in consultation with the CAA and the MOD. The construction aviation lighting scheme shall include (but shall not necessarily be limited to) the following details:- (a) Any construction equipment and temporary structures with a total height of 15 metres or greater (above ground level) that will be deployed during the construction or decommissioning periods, and (b) specific details, including nature of lighting (visible or infrared), the performance specification of the lighting, design, dimensions and make and model of the lighting units to be fitted to any such structures specified under part (1) (a) and where on these structures the proposed aviation safety lighting is to be fitted. (2) Thereafter the lighting approved under part (1) shall be installed on the relevant construction equipment and temporary structures and must be displayed and maintained in an effective condition for the duration of any such equipment and structures on site until their removal from site. Reason: To maintain military aviation safety. 34
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30. (1) No wind turbine shall be erected until an Aviation Lighting Scheme has been submitted to and approved in writing by the Planning Authority, in consultation with the Civil Aviation Authority and the MOD. This scheme must detail any mitigation and operating protocols necessary and to be implemented to reduce visual impacts from the lighting, as set out within the submitted EIA Report, including but not necessarily limited to intensity reduction in good visibility, directional angle intensity reduction, and reduction in required lighting where the design and layout of the wind farm allows for this. The scheme shall also include full performance specification and details of the design, dimensions, make and model of all aviation lighting units proposed, including any infrared and visible lighting units and their positioning on the wind turbines. (2) No later than the third anniversary of the date electricity is first exported to the grid from any wind turbine forming part of the development and every three years thereafter for the operational lifetime of the development, the Company shall submit a review of the Aviation Lighting Scheme to the Planning Authority. Each review shall include:- (a) An assessment of options available for the reduction of: the numbers of visible lights installed on turbines, and/or the time period when lights are visible, and/or the intensity of the visible lighting; (b) An assessment of the potential for the installation of an Aircraft Detection Lighting System (“ADLS”), including a statement setting out the current and anticipated regulatory environment in relation to ADLS, and (c) An assessment of whether it is technically feasible, through the regulatory framework to install an ADLS at the development. (3) The review shall, where applicable in light of the findings in respect of the matters detailed under part (2), propose amendments to the Aviation Lighting Scheme. Specifically regarding ADLS, if a review assesses that it is technically feasible to install ADLS, such review shall also include the Company’s proposals for the installation of ADLS together with a proposed timetable for installation. Any proposed amendment shall evidence compliance with the then current aviation lighting requirements of the Civil Aviation Authority and Ministry of Defence. (4) Any proposed amendments to the Aviation Lighting Scheme resulting from the review under part (2) must be submitted to and receive the written approval of the Planning Authority, in consultation with the Civil Aviation Authority and the Ministry of Defence and shall thereafter be implemented in accordance with the approved details, including timetable. (5) The Development shall be operated in accordance with the approved Aviation Lighting Scheme, or any such amended scheme as may be approved under part (4), unless otherwise approved in advance in writing by the Planning Authority in consultation with the Civil Aviation Authority and the Ministry of Defence, and shall be maintained in an effective condition throughout the operational lifetime of the Development. Reason: In the interest of aviation safety and visual amenity. 31. (1) The development shall cease to generate electricity by no later than the date falling 40 years from the Deemed Commissioning Date and the development shall be decommissioned and the site restored to its former condition or such other condition as agreed by the Planning Authority thereafter and aftercare carried out. The total 35
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period for the decommissioning and restoration of the site in accordance with this condition shall not exceed three years in duration, with the exception of three years of aftercare required by the Decommissioning, Restoration and Aftercare Plan approved under Condition 31(2). (2) No later than 12 months prior to decommissioning of the development or the expiration of the 40 year period of operation (whichever is the earlier), a detailed Decommissioning, Restoration and Aftercare Plan shall be submitted to the Planning Authority for their written approval, in consultation with Transport Scotland. The detailed Decommissioning, Restoration and Aftercare Plan shall provide updated and detailed proposals, in accordance with relevant guidance at that time, for the removal of the development, the treatment of ground surfaces and site restoration to return the site to its former condition or such other condition as agreed by the Planning Authority, the management and timing of works and environmental management provisions which shall include (but shall not necessarily be limited to) the following:- (a) a site waste management plan (dealing with all aspects of waste produced during the decommissioning, restoration and aftercare phases and including details of measures to be taken to minimise waste associated with the development and promote the recycling of materials and infrastructure components); (b) details of the formation of any required decommissioning construction compound, welfare facilities, any areas of hardstanding, turning areas, internal access tracks, car parking, material stockpiles, oil storage, lighting columns, and any construction compound boundary fencing; (c) a dust management plan; (d) details of measures to be taken to prevent loose or deleterious material being deposited on the local road network including wheel cleaning and lorry sheeting facilities, and measures to clean the site entrances and the adjacent local road network; (e) a pollution prevention and control method statement, including arrangements for the storage and management of oil and fuel on the site; (f) details of measures for the storage and management of soils and peat; (g) a surface water and groundwater management and treatment plan, including details of the separation of clean and dirty water drains, and restoration of any BESS firewater runoff containment system and settlement lagoons; (h) details of measures for sewage disposal and treatment; (i) details of any temporary site lighting; (j) a traffic management plan; (k) details of any watercourse crossing removal or reduction; (l) details of the three years of aftercare to be undertaken on site post restoration works; (m) a timetable for the decommissioning, restoration and aftercare works, and 36
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(n) a species protection plan based on surveys for protected species (including birds, bats and reptiles) and water quality and fish population monitoring measures. (3) The development shall be decommissioned, the site restored and aftercare carried out thereafter in accordance with the detailed Decommissioning, Restoration and Aftercare Plan approved under part (2). Reason: To ensure the satisfactory decommissioning of the development and restoration of the site and aftercare in a suitable and environmentally acceptable manner in the interests of safety, amenity and environmental protection. 32. (1) No development shall commence unless and until the applicant has delivered signed bond(s) or other financial guarantee(s) to the Planning Authority, and the Planning Authority has provided written confirmation that the bond(s) or other financial guarantee(s) have been approved. The details of the respective bond(s) or other financial guarantee(s) require to be acceptable to the Planning Authority and shall cover the costs of all decommissioning, restoration and aftercare of the site as required by condition of this consent. Should the Planning Authority require the input of external independent expert advice (such independent person to be appointed by the Planning Authority) in assessing the sufficiency of the bond or other financial guarantee, the applicant shall pay the duly substantiated costs incurred by the Planning Authority in obtaining such advice. (2) The applicant shall ensure that an approved bond or other financial guarantee is maintained prior to the commencement of development until the date of completion of all decommissioning, restoration and aftercare obligations required by Condition 31 of this consent. (3) The adequacy of the approved bond or other financial guarantee shall be subject to review at five-yearly intervals, or such other intervals as agreed by the Planning Authority, from receipt of the approved bond(s) or other financial guarantee(s), to be paid for by the applicant and conducted by a suitably qualified independent person (such independent person to be appointed by the Planning Authority) who has relevant experience in such matters. The findings of such reviews will be provided to the applicant and the Planning Authority, by the independent person, within 14 days of the review taking place. Any revisions to the bond(s) or other financial guarantee(s) recommended by the review and agreed in writing by the Planning Authority, in favour of and in terms acceptable to the Planning Authority, shall be made within 28 days of receiving said written agreement from the Planning Authority and documentary evidence shall be provided to the Planning Authority to that effect. Reason: To ensure there are sufficient funds available for the full costs of decommissioning, restoration and aftercare should the Planning Authority require to undertake this work, and to ensure the effective implementation of the decommissioning, restoration and aftercare plan in a suitable and environmentally acceptable manner. 33. No development shall take place within the development site as outlined in red on the approved plans until the developer has secured the implementation of a programme of archaeological works in accordance with a scheme of written investigation which has been submitted by the applicant, agreed with the West of Scotland Archaeological Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources 37
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within the development site is undertaken to the satisfaction of the Planning Authority, in discussion with the West of Scotland Archaeological Service. Reason: To ensure that any unrecorded archaeological remains within the site are properly investigated and recorded. 34. Within four months of the commencement of the development, the applicant shall submit to the Council, for their written approval as Planning Authority, details of the proposed landscape associated with the development. These details shall include, but not be limited to, details of the number, species and size of the plants to be used as part of these landscaping works, and the proposed phasing of the works. Reason: To allow the Council to consider these matters in detail. 35. A minimum 50 metre buffer shall be provided around all water bodies within the site boundary except for those within the vicinity of any new watercourse crossing. Reason: In order to suitably protect those water courses which run through the site. 36. Any new watercourse crossings shall be in the form of oversized bottomless arched culverts or traditional style bridges. Reason: In order to suitably protect those water courses which run through the site. 37. Prior to any development commencing on site, a finalised Peat Management Plan (including full details of the proposed peat storage locations and means of storage) shall be provided to the Council for their written approval. Reason: To ensure that the peat reserves within the site are properly protected. 38. (1) No above ground works shall commence until a Primary Radar Mitigation Scheme has been submitted to and approved in writing by the Scottish Ministers following consultation with the Operator. (2) No blades shall be fitted to any turbine until the technical mitigation measures set out in the approved Primary Radar Mitigation Scheme have been implemented in accordance with its terms and the development shall thereafter be operated fully in accordance with such an approved Primary Radar Mitigation Scheme. For the purpose of this condition:- "Operator" means NATS (En Route) plc, incorporated under the Companies Act (4129273) whose registered office is 4000 Parkway, Whiteley, Fareham, Hants P015 7FL or such other organisation licensed from time to time under sections 5 and 6 of the Transport Act 2000 to provide air traffic services to the relevant managed area (within the meaning of section 40 of that Act). "Primary Radar Mitigation Scheme" or “Scheme” means a detailed scheme agreed with the Operator which sets out the measures to be taken to avoid at all times the impact of the development on the primary surveillance radar infrastructure and air traffic management operations of the Operator. Reason: To secure mitigation of impacts on the aerodrome navigations systems and radar station and to safeguard radar and air traffic interests. 38
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39. (1) All wind turbines, buildings, masts, areas of hardstanding, associated infrastructure and tracks shall be constructed in the locations shown on the approved plans. Any such micro-siting is subject to the following restrictions unless otherwise approved in advance in writing by the Planning Authority:- (a) no wind turbine, building, mast or hardstanding shall be moved more than 50 metres from the approved position (b) no access track shall be moved more than 50 metres from the approved position (c) no micro-siting shall take place with the result that infrastructure (excluding floating tracks or hardstanding) has a greater overall impact on peat than the original location (2) no later than six months after the Date of First Commissioning, an updated site layout plan showing the final position of all wind turbines, buildings, masts, areas of hardstanding, tracks and associated infrastructure forming part of the development shall be submitted to the Planning Authority. Reason: To control environmental impacts while taking account of local ground conditions. 40. That prior to any development starting on site a report providing the details of an assessment of the proposed grid connection on private water supplies and any mitigation that is required shall be submitted for the written approval of the Council. Reason: In order to protect private water supplies in the area. 12. Reason for Decision 12.1. The proposal complies with the provisions of Policies 1, 2, 3, 4, 7, 11, 22 and 29 of National Planning Framework 4 (2023), and Policies 1, 2, 4, 5, 14, 15, 16 and 18 of the adopted South Lanarkshire Local Development Plan 2 and would have no significant adverse impact on landscape character and amenity, public safety and the local environment. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 1 June 2026 Background Papers Further information relating to the application can be found online:- https://publicaccess.southlanarkshire.gov.uk/online- applications/applicationDetails.do?activeTab=documents&keyVal=SOALISOPHDK00 Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. 39
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Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 40
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Report Agenda Item CHECKED Report to: Planning Committee Date of Meeting: 9 June 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0015 Proposal: Erection of dwellinghouse (Planning Permission in Principle) Site Address: Land 190M North of Forthview Blackhill Road Forth Lanark Applicant: Mr Robert Mackie Agent: Robert Cameron Ward: 02 – Clydesdale North Application Type: Planning Permission in Principle Advert Type: Development Contrary to Development Plan and Non-notification of neighbours: Carluke Gazette 19 February 2025 Development Plan Compliance: No Departures: N/A Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 5 43
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee as the Head of Planning and Regulatory Services, in consultation with the Chair, has determined it raises policy issues meriting consideration by the Committee. 2. Site Description 2.1. The application site is located in the rural area to the north of a cluster of dwellings on Blackhill Road, east of Forth. It is accessed from Blackhill Road by an existing private access road which also serves two dwellings, including Forthview. The proposed dwelling would be located within land associated with an existing agricultural engineering business. 2.2. The wider site includes workshops, yard areas, containers, machinery, vehicle parts, tyres, engines, vehicle chassis, building materials and a pond. The supporting statement confirms that the site is actively used in connection with the applicant’s agricultural engineering business, including for the storage of vehicle parts and other sundries. The site is enclosed to a significant extent by mature trees and woodland belts and is set within an otherwise rural landscape. 2.3. The site is not within a settlement boundary, is not allocated for housing in the South Lanarkshire Local Development Plan 2 and is not identified within the Local Development Plan as an area suitable for resettlement. 3. Description of Proposed Development 3.1. Planning permission in principle is sought for the erection of a detached dwellinghouse. No detailed house design, elevations, floor plans, external materials or finished floor levels have been submitted. These matters would normally be capable of being considered through an application for matters specified in conditions if the principle of development were acceptable. 3.2. The supporting statement describes the proposal as a detached single storey dwellinghouse located to the rear of the yard area, adjoining the existing pond and western tree belt. Access would be taken from a new spur from the existing access serving the engineering business, and three on-site parking spaces are shown. 3.3. The applicant’s stated address is Forthview, the neighbouring dwelling to the south of the business yard. No supporting evidence has been submitted to demonstrate why a further dwellinghouse is essential for the operation of the existing business or why the applicant’s residential needs cannot be met without a new house in the rural area. 4. Relevant Planning History 4.1. P/23/0727 | Erection of a one and a half storey dwellinghouse. | Land 190M North Of Forthview Blackhill Road Forth Lanark South Lanarkshire 4.2. The previous application above was refused in March 2024 and related to a dwellinghouse within the applicant’s landholding. No locational need was identified and the application was not considered to comply with the development plan. The current application relates to a different site within the wider business yard and is accompanied by further supporting information. The current proposal must therefore be assessed on its own merits against the adopted development plan. 44
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5. Supporting Information 5.1. The application is supported by a location plan, block plan and supporting statement. The supporting statement argues that the proposal should be supported as previously developed land, as a contribution to rural population objectives, and as development associated with an existing rural business. However, no contamination assessment, noise assessment, biodiversity enhancement statement, business plan, rural housing needs evidence or operational justification for a dwelling has been submitted. 6. Consultations 6.1. Roads Development Management - no objection, subject to conditions. Roads Development Management note that the existing visibility splay onto Blackhill Road is substandard, but the access is well established and serves two dwellings and the applicant’s existing business. They recommend that the hedge to the front of Hillhead Farm is cut back to maximise the achievable visibility splay. Conditions are recommended in relation to parking and visibility where the proposed residential access meets the existing business access. Response: Noted 6.2. Environmental Services Environmental Services request deferment pending the submission of a noise assessment and contaminated land information to determine the impact from the existing yard on the proposed development. This information has not been submitted. Response: Noted 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, no valid third-party representations have been received. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. The development plan comprises the South Lanarkshire Local Development Plan 2 and National Planning Framework 4. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy for Scotland. It sets out spatial principles, regional priorities, national developments, and national planning policy. NPF4 supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 Tackling the climate and nature crises Policy 2 Climate mitigation and adaptation Policy 3 Biodiversity Policy 9 Brownfield, vacant and derelict land and empty buildings 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 Policy 17 Rural homes Policy 22 Flood risk and water management 45
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Policy 23 Health and safety Policy 29 Rural development 8.3. South Lanarkshire Local Development Plan 2 (2021) For the purposes of determining planning applications the Council will, therefore, also assess proposals against the policies contained within the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). In this regard the application site and associated proposals are affected by the following policies contained in the SLLDP2. SLLDP2 Volume 1 Policies Policy 2 Climate Change Policy 4 Green Belt and Rural Area Policy 5 Development Management and Placemaking SLLDP2 Volume 2 Policies Policy SDCC3 Sustainable Drainage Systems Policy SDCC7 Low and Carbon Emissions from New Buildings Policy GBRA1 Rural Design and Development Policy GBRA2 Business Proposals within Green Belt and Rural Area Policy GBRA10 Accommodation Associated with an Existing or Proposed Rural Business Policy DM15 Water Supply Policy DM16 Foul Drainage/Sewerage Provision South Lanarkshire Council (SLC) Supporting Planning Guidance Electric Vehicle Charging Point Supporting Guidance 2022 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development The main issue is whether the proposal is acceptable in principle as a new dwellinghouse in the rural area, having regard to the policy tests for rural homes, accommodation associated with a rural business, brownfield land, sustainable transport, local living, contamination and noise. 10.2. Policy 17 of NPF4 supports new homes in rural areas only where the development is suitably scaled, sited and designed to be in keeping with the character of the area and where one of the policy criteria is satisfied. The site is not allocated for housing, does not reuse a redundant or unused building, is not the subdivision or reinstatement of an existing dwellinghouse, is not a one-for-one replacement and is not within an area identified in the Local Development Plan as suitable for resettlement. No case has been advanced that the house is required for an essential worker. 10.3. The applicant refers to rural repopulation and rural revitalisation. NPF4 supports rural revitalisation in appropriate circumstances, including where development assists fragile or remote rural communities. However, this site is not identified in the Local Development Plan as suitable for resettlement, and the proposal is for a single market dwelling associated with an existing business site. No evidence has been submitted to demonstrate that the proposal would address an identified local rural housing need, sustain a fragile rural community, provide affordable housing, support 46
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essential local services or otherwise meet the specific policy tests for a rural home in this location. 10.4. Policy 4 of SLLDP2 directs development to appropriate locations and seeks to protect the rural area from unjustified development. The proposal is for a new dwellinghouse outwith a settlement boundary, in a rural location, and no specific locational need has been demonstrated. The proposal is therefore unacceptable in land use terms. 10.5. Accommodation Associated with a Rural Business Policy GBRA10 of SLLDP2 allows accommodation associated with a rural business only where the relevant criteria are met. These include demonstrating that accommodation is essential for the successful management of the business and submitting supporting business information, including a five-year business plan. 10.6. Although the business is established, no business plan, operational justification, market assessment, financial information, security justification or assessment of alternative accommodation options has been provided. The application also does not demonstrate that the applicant’s needs cannot be met from Forthview, which is the applicant’s stated address, or other available accommodation. The proposal does not comply with Policy GBRA10. 10.7. Brownfield, Vacant and Derelict Land, Empty Buildings and Contaminated Land The applicant relies on the site being considered as previously developed or brownfield land. However, the supporting statement confirms that the application site is in active use for storage of vehicle parts and other sundries associated with the applicant’s agricultural engineering business. The proposal is therefore not the reuse of vacant or derelict land. The applicant has also not demonstrated that a return to a natural state has not or will not happen without intervention if the business use were to cease. 10.8. Policy 9 of NPF4 encourages the sustainable reuse of brownfield, vacant and derelict land and empty buildings. It also requires development on known or suspected contaminated land to demonstrate that the land is, or can be made, safe and suitable for the proposed use. In this case, the site is in active business use and the proposal would introduce a sensitive residential use into land within, and directly adjacent to, an active agricultural engineering yard. 10.9. Given the current and historic use of the land, including machinery repair, vehicle parts, tyres, engines, vehicle chassis, containers, hardstanding and other materials, contamination may be present. A contaminated land assessment was requested but has not been submitted. Given that the suitability of the land for residential use is fundamental to the acceptability of the development, this matter should be addressed at application stage and cannot reasonably be left to condition in this case. 10.10. The application also does not provide a biodiversity assessment or biodiversity enhancement details. While such details can sometimes be secured at matters specified in conditions stage, limited weight can be given to the applicant’s claim that the proposal would green the site or enhance biodiversity where no substantive details have been submitted and where the principle of development is otherwise unacceptable. 47
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10.11. Sustainability, Transport, and Local Living Policies 1 and 2 of NPF4 and Policy 2 of SLLDP2 require development to minimise climate impacts. The scale of the proposal limits any substantial intervention via planning, but sustainability would be promoted through the Building Standards Service. 10.12. Policies 13 and 15 of NPF4 seek to encourage sustainable transport and local living. The site is in the rural area, approximately a one-hour walk from Forth, where local services and public transport are available. The proposal would therefore be heavily dependent on private car travel for day-to-day needs. 10.13. While NPF4 recognises the different context of rural areas, the application has not demonstrated an operational need for a dwelling in this specific location or that the proposal would support local living. The proposal is therefore not in a sustainable location for an unjustified new dwellinghouse. 10.14. Layout, Siting and Design As an application for planning permission in principle, detailed design, layout, scale, appearance, landscaping and materials would normally be considered through an application for matters specified in conditions. The absence of detailed design information is not, by itself, a reason for refusal. However, it limits the weight that can be given to the applicant’s assertion that the proposal would be well designed or integrated with its rural setting. 10.15. Policy GBRA1 of SLLDP2 requires development in the rural area to respond to rural character and avoid isolated or sporadic residential development. The proposed dwelling would be located to the rear of an existing yard and adjacent to a pond and tree belt, rather than within an established residential group. In the absence of a justified rural housing need or business accommodation need, the proposal would amount to sporadic residential development in the rural area. 10.16. Residential Amenity, Noise and Health Policy 23 of NPF4 requires development proposals that are likely to raise unacceptable noise issues to be designed in a way that avoids or mitigates such impacts. The proposed dwelling would be located within or directly adjacent to an active agricultural engineering business yard, a use that has the potential to generate noise from machinery repair, vehicle movements, loading, unloading, storage and associated activities. 10.17. Environmental Services requested a noise assessment to determine the impact of noise from the existing yard on the proposed development. This has not been submitted. It has therefore not been demonstrated that the proposed dwelling would provide an acceptable residential environment for future occupants, or that the relationship between the residential use and the ongoing business use would be acceptable. 10.18. Technical Matters Roads Development Management do not object to the proposal and recommend conditions if the application is approved. It is therefore considered that the proposal would be acceptable in terms of road safety and parking. 48
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10.19. The site is not identified as being a flood risk. The submitted information on drainage, water supply, bin storage and waste collection is limited, but these matters would normally be capable of being addressed through an application for matters specified in conditions if the principle of development were acceptable. 10.20. Conclusion Overall, the proposal is for a new dwellinghouse in the rural area, outwith a settlement boundary and not on land allocated for housing. The application does not demonstrate that the dwelling is necessary to support a rural business, does not demonstrate that the site is vacant, derelict or brownfield land that will not return to a natural state without intervention, and does not demonstrate that the land is suitable for residential use having regard to contamination and noise. The proposal is contrary to the development plan and there are no material considerations which indicate that planning permission should be granted. 11. Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- Refuse Planning Permission for the following reasons:- 01. The proposal would be contrary to Policy 4 Green Belt and Rural Area of the South Lanarkshire Local Development Plan 2 as it is not supported by the development plan in land use terms and has not been demonstrated to have a specific locational need in the rural area. 02. The proposal would be contrary to Policy SDCC1 Vacant, Derelict and Contaminated Land of the South Lanarkshire Local Development Plan 2 as contamination is suspected due to the existing and historic use of the site, but the applicant has not submitted a contaminated land survey to establish whether contamination is present and how it would be treated. 03. The proposal would be contrary to Policy GBRA1 Rural Design and Development of the South Lanarkshire Local Development Plan 2 as, in the absence of a demonstrated locational need, it would result in sporadic residential development in the rural area. 04. The proposal would be contrary to Policy GBRA10 Accommodation Associated with an Existing or Proposed Rural Business of the South Lanarkshire Local Development Plan 2 as it has not been demonstrated that the proposed dwellinghouse is essential for the successful management of the existing rural business and the application is not supported by the required business and operational justification. 05. The proposal would be contrary to Policy 9 Brownfield, vacant and derelict land and empty buildings of National Planning Framework 4 as the site is in active business use and it has not been demonstrated that the proposal would represent the sustainable reuse of brownfield, vacant or derelict land. 06. The proposal would be contrary to Policy 9 Brownfield, vacant and derelict land and empty buildings of National Planning Framework 4 as the application has not demonstrated that land known or suspected to be contaminated can be made safe and suitable for residential development. 49
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07. The proposal would be contrary to Policy 17 Rural homes of National Planning Framework 4 as the site is not allocated for housing, does not reuse a redundant or unused building, is not an appropriate gap site within an existing building group, is not the subdivision or reinstatement of an existing dwelling, is not within an area identified in the Local Development Plan as suitable for resettlement, and has not been demonstrated to be essential to support an existing rural business or other essential rural housing need. 08. The proposal would be contrary to Policy 17 Rural homes of National Planning Framework 4 as it has not been demonstrated that the site reuses brownfield land where a return to a natural state has not or will not happen without intervention. 09. The proposal would be contrary to Policy 13 Sustainable transport of National Planning Framework 4 as the site is poorly connected to everyday services by walking, wheeling, cycling and public transport and the proposed dwellinghouse would be dependent on private car travel. 10. The proposal would be contrary to Policy 15 Local living and 20 minute neighbourhoods of National Planning Framework 4 as it has not been demonstrated that the proposal would support local living, having regard to the site’s rural location and poor accessibility to daily services by sustainable travel modes. 11. The proposal would be contrary to Policy 23 Health and safety of National Planning Framework 4 as the applicant has not submitted the requested noise assessment and it has not been demonstrated that future occupants of the proposed dwellinghouse would be protected from unacceptable noise impacts arising from the adjacent active business yard. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 1 June 2026 Background Papers Further information relating to the application can be found online: P/25/0015 | Erection of dwellinghouse (Planning Permission in principle) | Land 190M North Of Forthview Blackhill Road Forth Lanark Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 50
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Report Agenda Item Report to: Planning Committee Date of Meeting: 9 June 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0759 Proposal: Erection of dwellinghouse with access and associated works Site Address: Land 320M SSW of Smithstone Equestrian Centre Udston Road Stonehouse Larkhall Applicant: Mr Alan Clark Agent: Glen Etive projects Ward: 05 Avondale and Stonehouse Application Type: Full Planning Permission Advert Date: Hamilton Advertiser 2nd April 2026 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 6 53
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee as the Head of Planning and Regulatory Services in consultation with the Chair of the Planning Committee has determined it raises policy issues meriting consideration by the Planning Committee. 2. Site Description 2.1. The application site is located within the designated green belt, approximately 320 metres SSW of Smithstone Equestrian Centre, Udston Road, Stonehouse. The application site boundary is contained within an agricultural field and is bound on all sides by agricultural land and the access is proposed from Udston Road to the east of the site. 2.2. The proposed dwelling relates to a satellite farm operation associated with North Garngour Farm, near Lesmahagow, located approximately 5 miles from the principle farm. There are currently no agricultural buildings on site that could be associated with the proposed dwelling at this location. 3. Description of Proposed Development 3.1. The proposal seeks the erection of a one and a half storey dwelling, accessed from a new driveway measuring 140 metres in length, off Udston Road. The area of the proposed site, including the access would extend to 0.44Ha and the proposed dwelling would measure 185 square metres. Two parking spaces are identified on the submitted plans to the front of the proposed property. No details of the proposed boundary treatment to the site were submitted with the application. 3.2. The ground floor of the proposed one and a half storey dwelling would contain a lounge, open plan kitchen/family room, WC and two bedrooms. The upper floor would contain a further two bedrooms and a bathroom. No details of the external finish have been included in the plans submitted. 3.3. No agricultural buildings are proposed in the application. In that respect this application is purely to establish a dwellinghouse on the site rather than form a new farm steading. 4. Relevant Planning History 4.1. The planning applications listed below relate to applications submitted by the applicant at the principle farm location adjacent to North Garngour Farm near Lesmahagow. P/25/0900 - Erection of dwellinghouse, formation of access and associated works - North Garngour Farm – Report to Planning Committee 9 June 2026. CL/17/0298 - Conversion of byre to form dwellinghouse and change of use of agricultural land to accommodate associated garden ground, parking spaces and septic tank. Approved. CL/16/0147 - Erection of two detached dwellinghouses - Land at Mid Garngour Farm. Approved. CL/07/0689 - Conversion of outbuilding to form dwellinghouse - Mid Garngour Cottages. Approved. 54
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5. Supporting Information 5.1. The agent submitted a Planning Report, SAC Consulting Ltd Labour Report, Financial Plan and Bank Letter with the application. This has been considered as part of the assessment of the application, below. 6. Consultations 6.1. Roads Development Management – No objection to the proposal. Response: Noted. Advised three parking spaces are required, that a visibility splay of 2.4m x 215m in both directions is required, that the access shall have a 6m radius kerb and 5.5m carriageway, EV charging facility required, trapped surface access and Road Opening Permit required. 6.2. Environmental Services – No objection to the proposal. Response: Noted. 6.3. Scottish Water – No objection to the proposal. Requires submission of a Water Connection Application and private wastewater treatment. Response: Noted. 6.4. SEPA – Advised referring to standing advice for buildings used for dwelling houses (Highly vulnerable). Response: Noted. The proposed property would be located in an area identified in the SEPA Flooding - Surface Water and Small Water Courses as a high likelihood of flooding. A flood risk assessment is required for proposed residential dwellings in high-risk areas. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, no representations have been received. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 8.2. National Planning Framework 4 (2023) National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 Tackling the climate and nature crises Policy 2 Climate mitigation and adaptation Policy 8 Green belts Policy 14 Design, quality and place Policy 16 Quality homes Policy 22 Flood risk and water management 8.3. South Lanarkshire Local Development Plan 2 (SLLDP2) (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- 55
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SLLDP2 Volume 1 Policies Policy 2 Climate Change Policy 4 Green Belt and Rural Area Policy 5 Development Management and Placemaking Policy 16 Water Environment and Flooding SLLDP2 Volume 2 Policies Policy SDCC2 Flood risk Policy GBRA1 Rural Design and Development Policy GBRA2 Business Proposals within Green Belt and Rural Area Policy GBR10 Accommodation associated with an Existing or Proposed Rural Business Policy DM1 New Development Design Policy DM15 Water Supply Policy DM16 Foul Drainage/Sewerage Provision 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Introduction Full planning permission is sought for the erection of a one and a half storey dwellinghouse and associated access. The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development, its layout, siting and design, and an assessment of technical matters. The relevant policies set out above will be assessed in turn alongside any relevant material considerations. 10.2. Principle of Development In terms of the principle of the development, as the site is located within the designated green belt, NPF4 Policy 8 - Green belts applies. NPF4 Policy 8 provides a list of appropriate green belt uses, with limited new-build residential development linked to essential farm workers/key workers, retired farm workers or the one-for-one replacement of existing residential dwellings only. Developments in these categories are also required to demonstrate a specific locational need, that would not undermine the purpose of the green belt and would require to be compatible with the surrounding established countryside and landscape character. 10.3. In terms of NPF4 Policy 8, the supporting information advises that residential accommodation is required for an agricultural worker as the surrounding land operates as a satellite farm for Garngour Farm, located over 5 miles away near Lesmahagow. The supporting information submitted advises that the farm business has been in operation since 1990. The proposal is not related to an expansion of the existing business and will continue with the existing business plan. The supporting information states that a residential property is required due to the remote location for security purposes, to store equipment on site and to ensure lambing can be provided indoors during the winter months. 10.4. The agricultural land is surrounded by existing farm/equestrian related dwellings and located 800 metres from the settlement boundary of Stonehouse, therefore, the agricultural fields are not considered to be in a remote or isolated location. The satellite farming operation has functioned remotely for a considerable period. The application is solely for a four-bedroom residential property, there are no existing or proposed agricultural buildings at the site for storing equipment or winter lambing, 56
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which could not be provided from the proposed residential property. It is therefore considered that a locational need for the residential property has not been demonstrated, contrary to Policy 8 of the NPF4. 10.5. SLLDP2 Policy 4 - Green Belt and Rural Area would also be relevant to this proposal. This states that the purpose of the green belt is to; direct development to the most appropriate locations and support regeneration, protect and enhance the character, landscape setting and identity of the settlement, and protect and provide access to open space. Development which does not require to locate in the countryside will be expected to be accommodated within the settlements identified on the proposals map. 10.6. As set out in section 10.4. above, the proposal for a residential dwelling is not required to be located within the agricultural field, contrary to Policy 4 of the SLLDP2. 10.7. SLLDP2 Policy GBRA2 - Business Proposals within Green Belt and Rural Area For new businesses and those seeking to relocate to, or extend within the green belt and rural area, the preference is to re-use or convert existing buildings. Sympathetic extensions and alterations to existing structures may also be acceptable. Where it is shown that appropriate buildings are not available to accommodate the needs of the business, new development may be acceptable where it is shown to integrate within an established building group or it involves the redevelopment of previously developed land. 10.8. The proposed dwelling does not integrate within an established building group or relate to the redevelopment of previously developed land, contrary to Policy GBRA2 of the SLLDP2. 10.9. SLLDP2 Policy GBRA10 - Accommodation Associated with an Existing or Proposed Rural Business - advises that within the green belt and rural area the provision of a dwelling house or temporary accommodation may be considered in association with a rural business. Proposals will be required to meet the following criteria:- All Proposals The applicant should first consider whether there are traditional buildings suitable for conversion, redundant buildings, gap sites or opportunities to consolidate a building group within the land available to them. The business proposal shall comply with Policy GBRA2. It is demonstrated that accommodation is essential for the successful management of the business. It is demonstrated that the business (new, relocating or established) is based upon a robust market assessment, planned on a sound financial basis and the business will become viable in the long term. The submission of a 5-year business plan will be required to demonstrate compliance with criteria 3 and 4. The accommodation shall meet rural design policy as set out in Policy GBRA1 and in supporting planning guidance. 10.10. The applicant submitted supporting information including a Planning Report, Labour Report, Financial Plan and Bank Letter. The Planning Report advises that the land surrounding the application site is currently remotely managed and sets out the development plan policy context and justification that the dwelling is required to operate the satellite farm independently and for security purposes. The Finance Plan relates to the business as a whole, with no specific reference to the financial viability of the independent satellite operation. The Financial Plan also advises that 57
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in future, the satellite land may be allocated to one of the applicant’s sons to establish a farming business. The SAC Labour Report advises that the current successful business is operated by the applicant, two full time employees and self- employed seasonal employees. That one of the employees resides at the existing farmhouse at North Garngour and the applicant resides at a farm cottage 400 metres from the steading at North Garngour. The SAC Report states that the labour requirement is 8.76, full time labour units. 10.11. The information submitted in the supporting documents is inconsistent and contradictory in parts. The proposal does not comply with Policy GBRA2 for the reasons set out in section 10.7 above, it has not been demonstrated that accommodation is essential for the successful management of the business. The financial assessment and business plan do not set out a justification for a separate business at the satellite location to support a new residential dwelling. The Financial Plan advises that the business intends to continue with a similar business plan and financial trajectory, however, presents a 3-fold increase in labour costs over 5 years. The proposal therefore fails the requirements of Policy GBRA10. 10.12. Policy 22 - Flood risk and water management of the NPF4, Policy 16 – Water Environment and Flooding and Policy SDCC2 - Flood risk of the SLLDP2 seek to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. 10.13. Page 17 of the Supporting Planning Statement contains an extract plan and states that the site was reviewed in relation to the SEPA flood risk maps which indicates the site does not flood. This information is incorrect. The SEPA flood risk maps identify the site as having a high flooding risk. A Flood Risk Assessment is required to ensure the site is at an acceptable level of flood risk. As a Flood Risk Assessment has not been submitted, it has not been demonstrated that the proposal complies with the relevant policies referred to above in relation to future flood risk resilience. 10.14. Climate Change Policies 1 and 2 of NPF4, and Policy 2 of SLLDP2 seek to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. It is noted the plans include proposals for renewable technologies at the new dwelling. However, given that there is no justification for a new dwellinghouse in the green belt, the dwellinghouse would not be sustainably located and fails to comply with Policies 1 and 2 of NPF4 or with Policy 2 of SLLDP2. 10.15. Layout, Siting and Design In terms of the design and siting of the proposal, the relevant policies of NPF4 to be considered are Policies 14 – Design, quality and place and 16 – Quality homes. These policies require development proposals to be designed to improve the quality of an area and supports proposals where they are consistent with the six qualities of successful places; healthy, pleasant, connected, distinctive, sustainable, and adaptable. 10.16. In terms of their location, new homes will be supported on land allocated for housing in local development plans (LDPs) and in other specified circumstances, including where new homes improve affordability and choice or in limited circumstances where the proposal is otherwise consistent with the spatial strategy and other relevant policies. SLLDP2 Policies 5 - Development Management and Placemaking, GBRA1 – Rural Design and Development and Policy DM1, state that development proposals 58
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should take account of and be integrated within the local context and built form, address the six qualities of placemaking and not be isolated or sporadic. 10.17. The physical characteristic of the proposed dwelling is not a material consideration in this instance as the principle is unsupportable. However, the proposal is not considered to integrate within the local context, given its sporadic siting. As the proposed dwelling is within the green belt without a locational need, it cannot be considered as a sustainable location and, as such, is not consistent with the six qualities of successful places. As such, the proposal is contrary to Policies 14 and 16 of the NPF4 and Policies 5, GBRA1 and DM1 of the SLLDP2. 10.18. Technical Matters DM15 and DM16 of the SLLDP2 seek to ensure appropriate supply of water and wastewater services. Scottish Water requires the submission of a Water Connection Application and the provision of private wastewater treatment at this location. 10.19. Conclusion Given the above, it is considered that the proposed development has not been appropriately justified in land-use policy terms and that there are no material considerations which could justify a new dwellinghouse at this site. The applicant has failed to demonstrate that the site is at an acceptable level of flood risk. The proposal would also be unsustainable within the green belt and does not integrate with the local context. As such, the proposal would not comply with the relevant policies of the adopted development plan (NPF4 and SLLDP2) and it is therefore recommended that planning consent is refused. 11 Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- Refuse for the following reasons:- 01. The proposal would be contrary to Policy 8 of National Planning Framework 4 (2023) as a locational need for the residential property at this location within the green belt has not been demonstrated. 02. The proposal is contrary to Policy 4 of the South Lanarkshire Local Development Plan 2 (2021) as it has not been appropriately justified in terms of being development which would require to be located within the green belt. 03. The proposal is contrary to Policy 22 of the National Planning Framework 4 (2023) and Policies 16 and SDCC2 of the South Lanarkshire Local Development Plan 2 (2021) as it has not been demonstrated that the proposal site is at an acceptable level of flood risk. 04. The proposal is contrary to Policy GBRA2 of the South Lanarkshire Local Development Plan 2 (2021) as the proposed dwelling does not integrate within an established building group and does not relate to the redevelopment of previously developed land. 05. The proposal does not meet the requirements of Policy GBRA10 of the South Lanarkshire Local Development Plan 2 (2021) as insufficient evidence has been submitted to justify the requirement of a residential dwelling at this location. 59
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06. The proposal is contrary to Policies 5, GBRA1 and DM1 of the South Lanarkshire Local Development Plan 2 (2021) as the proposal would not integrate within the local context and built form, does not address the six qualities of placemaking and is sporadic development. 07. The proposal would be contrary to Policy 14 – Design, quality and place of National Planning Framework 4 (2023) as it is inconsistent with the qualities of either a Connected or a Sustainable place. 08. The proposal would be contrary to Policy 16 - Quality Homes of National Planning Framework 4 (2023) as it does not constitute the delivery of high quality homes in the right locations as set out in the policy criteria. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 1 June 2026 Background Papers Further information relating to the application can be found online:- P/25/0759 | Erection of dwellinghouse with access and associated works | Land 320M SSW Of Smithstone Equestrian Centre Udston Road Stonehouse Larkhall Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 60
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Report Agenda Item Amended Report to: Planning Committee Date of Meeting: 9 June 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0900 Proposal: Erection of dwellinghouse, formation of access and associated works Site Address: North Garngour Farm Garngour Road Lesmahagow ML11 0HQ Applicant: Mr Alan Clark Agent: Glen Etive Projects Ward: 04 Clydesdale South Application Type: Full Planning Permission Advert Date: Lanark Gazette – 24 September 2025 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 7 63
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee under Section 4B(17)(e) of the adopted Scheme of Delegation 2024 as the Head of Planning and Regulatory Services, in consultation with the Chair of the Planning Committee, has determined it raises policy issues meriting consideration by the Planning Committee. 2. Site Description 2.1. The application site is located to the west of Lesmahagow within the rural area, as designated by the adopted South Lanarkshire Local Development Plan (SLLDP2). The site lies to the south of the existing buildings at North Garngour Farm and is part of a field currently used as grazing land. Access into the site is via current field access. Access to the site is a via a private access road which serves the farm. 2.2. The site is bound to the north by the access road and the existing farm steading and is generally bound on all other sides by agricultural land owned by the applicant. It is noted that there are a small number of existing residential properties to the south east of the site where the private access road meets Garngour Road. The supporting information advises the application site was formally the garden ground for the original farm cottage. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of a dwellinghouse, formation of access and associated works. This would comprise of a 1.5 storey dwelling with a footprint of approximately 185 square metres. The accommodation provided would include a kitchen, living room, lounge, two bedrooms, WC’s and utility space on the ground floor, and two bedrooms and a bathroom on the upper level. 3.2. A new vehicular access into the site and a parking area would be formed from the private access road. The site would be bound with post and wire fencing and a septic tank connected to a private water supply serving the existing farm. 3.3. The applicant advises the proposed dwelling is in addition to the existing farmhouse and cottages and would be for use for an agricultural worker to assist with management of the existing dairy and sheep farming business. Supporting information advises the business operates over a permanent land holding of approximately 158 hectares split between North Garngour and a satellite farm operation at Greenburn in Stonehouse. It is advised that the proposed dwelling would also provide 24-hour surveillance for the business. 4. Relevant Planning History 4.1. The applicant has submitted a separate application, reference P/25/0759, which is also under consideration by the Planning Service for a dwelling for use by an agricultural worker in relation to the satellite farm operation referred to above at Greenburn, Stonehouse. 4.2. There are currently several dwellinghouses on the wider farm site (the applicant lives in one of the cottages at the farm entrance) and there have been numerous residential consents approved at North Garngour Farm and Mid Garngour over the last 20 years. 64
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4.3. Previous applications on the farm at North and Mid-Garngour are:- CL/17/0298 – Conversion of byre to form dwellinghouse and change of use of agricultural land to accommodate garden ground, parking spaces and septic tank – Approved October 2017 CL/16/0147 – Erection of two detached dwellinghouses – Approved June 2016 CL/07/0689 – Conversion of outbuilding to form dwellinghouse – Approved April 2008 CL/07/0679 – Erection of single storey extension to dwellinghouse – Approved October 2008 Between the existing farmhouse and the two cottages at Mid-Garngour, there is currently a total of 3 existing dwellinghouses on the wider farm site. 5. Supporting Information 5.1. The following information was submitted by the applicant in support of the application:- Planning Supporting Statement SAC Consulting Ltd Labour Requirement Report Financial Report Letter of support from bank 6. Consultations 6.1. Environmental Services – No objections to the proposed development subject to the attachments of conditions and advisory notes in relation to water supply provision, noise and contamination. Response: Noted. 6.2. Roads Development Management – No objections to the proposed development subject to the attachment of conditions in relation to visibility splays, parking and EV charging provision. Response: Noted. 6.3. Roads Flood Risk Management – No comments received. Response: Noted. 6.4. Scottish Water – No objections to the proposed development. Response: Noted. 6.5. SP Energy Networks – No objections to the proposed development. Response: Noted. 7. Representations 7.1. Following the statutory notification and advertisement in respect of non-notification of neighbours, no letters of representation were received. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 65
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8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 14 - Design, quality and place Policy 16 - Quality homes Policy 17 - Rural homes 8.3. South Lanarkshire Local Development Plan 2 (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking SLLDP2 Volume 2 Policies Policy DM1 - New Development Design Policy GBRA1 - Rural Design and Development Policy GBRA10 - Accommodation Associated with an Existing or Proposed Rural Business 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development The site is located within the rural area, therefore Policy 17 – Rural Homes of NPF4 is applicable. This policy applies specifically to rural homes and advises new homes in rural areas will be supported where the development is suitably scaled, sited and designed to be in keeping with the character of the area. It also notes that a new property can be supported if it is demonstrated to be necessary to support the sustainable management of a viable rural business and there is an essential need for a worker to live permanently at or near their place of work. It is noted that a financial report and labour requirement report have both been submitted in support of the proposal. 10.2. Similarly, Policy 4 – Green Belt and Rural Area of SLLDP2, together with Policy GBRA10 - Accommodation Associated with an Existing or Proposed Rural Business, requires proposed developments in these areas to be for agricultural, forestry, recreation or other uses generally appropriate to the countryside and resist isolated and sporadic development. In respect of the provision of a permanent dwellinghouse, Policy GBRA10 requires that the business has been established on site for at least two years and that a new dwellinghouse should be commensurate with the functional requirements of the business operation. 66
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10.3. A Planning Statement, Labour Requirement Report, Financial Report and bank letter have been submitted as supporting information with the application. This includes accounts information from the last 5 years and includes projections up to 2029. However, the Finance Report relates to the farm business as a whole with no specific reference to the financial viability of the current operations at North Garngour Farm. 10.4. The Financial Plan also advises that in future, the satellite land may be allocated to one of the applicant’s sons to establish a farming business with no reference to the impact on how this would affect operations at North Garngour. The SAC Labour Report advises that the current business is operated by the applicant, two full time employees and self-employed labourers at peak periods and seasonal contracting staff. The SAC Report states that the labour requirement is 8.76 full time labour units. 10.5. Notwithstanding the inconsistencies across the SAC Report, the supporting information advises that an additional dwelling at North Garngour Farm is necessary to assist with management of the existing farming business and for 24 hour supervision of livestock. It is intended that the dwelling would be for the applicant and his family who currently reside in a farm cottage approximately 400 metres from the existing farm steading which is located at the end of the access road serving the farm. The supporting information further advises that the existing farmhouse at North Garngour Farm is currently occupied by one of the applicant’s two full time employees. 10.6. As outlined above, there is already a residential property at North Garngour which is occupied by a farm worker associated with the existing farm business. This would suggest there is currently already on-site supervision of livestock. In addition, the applicant’s current residence is in close proximity of the farm, approximately 400 metres away at the end of the access road serving the farm. Given this, it has not been demonstrated that there is an essential need for an additional dwelling at the property for use by an agricultural worker. 10.7. The supporting information further notes that the original farm cottage and steading to the north of the application site have been ruled out as an option for residential use on the basis that these buildings now house a biomass boiler room. No information has been submitted to demonstrate why the equipment cannot be relocated to allow residential use of this former residential building. Whilst the Planning Service is aware that some buildings are not suitable or available for residential use, no commentary has been provided that rules out various other buildings within the farm grouping. 10.8. Despite the financial information submitted as outlined above, it has not been demonstrated that an additional dwelling at North Garngour Farm is essential to the operation of the business and therefore there is no justification for a new dwelling on this basis. It is therefore considered the proposal is contrary to Policy 17 of NPF4 and Policies 4 and GBRA10 of SLLDP2. 10.9. Layout, Siting and Design Policy 14 - Design, Quality and Place of NPF4 sets out that all development should be designed to improve the quality of an area and be consistent with the six qualities of a successful place: healthy, pleasant, connected, distinctive, sustainable, and adaptable. Development proposals that are poorly designed, detrimental to the amenity of the surrounding area or inconsistent with the six qualities of successful 67
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places, will not be supported. Policy 17 – of NPF4 also requires development in rural areas to be designed to ensure they are of an appropriate scale, massing and external appearance with the surrounding established countryside and landscape character. 10.10. Policy 5 – Development Management and Placemaking and Policy DM1 – New Development Design of SLLDP2 advises that to ensure development takes account of the principles of sustainable development, all proposals require to be well designed and integrated with the local area. Proposals should have no significant adverse impacts on the local community and the environment. Where appropriate, proposals should include measures to enhance the environment. 10.11. Policy 16 - Quality Homes of NPF4 aims to encourage, promote and facilitate the delivery of high quality, affordable and sustainable homes, in the right locations. It advises that development proposals for new homes on land not allocated for housing in the local development plan (LDP) will only be supported in limited circumstances. 10.12. In this case the proposal is for a 1.5 storey dwelling of a similar footprint to some other buildings in the vicinity. Whilst no details of materials have been included, the scale and design of the dwelling could be considered to be appropriate to the rural area. In terms of siting, however, the applicant notes that the dwelling has been located and orientated in such a way to allow surveillance over the field. Whilst noted, the dwelling is removed from the existing farm grouping and does not have a frontage onto the road. This appears sporadic and it is considered this would have an adverse visual impact on the character and quality of the rural area. 10.13. Given this, and as the principle of the dwelling as being necessary for an agricultural worker’s dwelling has not been justified, the proposal is not considered to be consistent with the qualities of a successful place. The proposal is therefore considered to be contrary to Policies 14 and 16 of NPF4, and Policies 5 and DM1 of SLLDP2. 10.14. Climate Change Policies 1 and 2 of NPF4, and Policy 2 of SLLDP2 seek to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. It is noted the plans submitted incorporate solar panels within the proposed house type. However, given that there is no justification for an additional farm worker’s dwelling at this rural location, the dwellinghouse would not be connected or sustainably located and fails to comply with Policies 1 and 2 of NPF4 or with Policy 2 of SLLDP2. 10.15. Conclusion In conclusion, it is considered that the proposed development has not been appropriately justified as being essential for an agricultural farm worker. The proposal would also be inappropriately sited and there are no other material considerations which would justify a new dwelling at this site. The proposal would be unsustainable in the rural area and would not integrate with the local context. As such, the proposal would not comply with the relevant policies of the adopted development plan (NPF4 and SLLDP2) and it is therefore recommended that planning permission is refused. 68
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11. Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- Refuse for the following reasons:- 01. The proposal would be contrary to Policy 17 - Rural Homes of National Planning Framework 4 (2023) as it has not been satisfactorily demonstrated that the proposals comply with the criteria contained within the policy relating to the provision of a new dwellinghouse in the countryside and, as such, would not facilitate the provision of an appropriate rural dwellinghouse. 02. The proposal would be contrary to Policy 4 - Green Belt and Rural Areas and Policy GBRA10 - Accommodation Associated with an Existing or Proposed Rural Business of the South Lanarkshire Local Development Plan 2 (2021) as an additional dwelling for an agricultural worker has not been appropriately justified as being essential. 03. The proposal would be contrary to Policy 14 – Design, quality and place of National Planning Framework 4 (2023) as it is inconsistent with the qualities of either a Connected or a Sustainable place. 04. The proposal would be contrary to Policy 16 - Quality Homes of National Planning Framework 4 (2023) as it does not constitute the delivery of high quality homes in the right locations as set out in the policy criteria. 05. The proposal is contrary to Policies 5, GBRA1 and DM1 of the South Lanarkshire Local Development Plan 2 (2021) as the dwelling is inappropriately sited, it would not integrate with existing farm buildings, and it is considered it would have an adverse visual impact on the character and quality of the rural setting. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 1 June 2026 Background Papers Further information relating to the application can be found online:- P/25/0900 - North Garngour Farm, Garngour Road, Lesmahagow Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 69
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Report Agenda Item Amended Report to: Planning Committee Date of Meeting: 9 June 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1261 Proposal: Erection of two-storey Community Football Space building incorporating changing facilities, fitness suite, cafe, function rooms and meeting rooms (Sui Generis) with associated parking and landscaping Site Address: K-Park Training Academy Calderglen Country Park Strathaven Road East Kilbride G75 0QZ Applicant: The East Kilbride Community Trust Agent: Ica Studio Ward: 10 East Kilbride East Application Type: Full Planning Permission Advert Date: East Kilbride News – 12 November 2025 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 8 71
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1. Reason for Report 1.1. This application is required to be determined by Planning Committee under Section 17e) of the Scheme of Delegation as the proposal raises a number of policy issues. 2. Site Description 2.1. The application site is within Calderglen Country Park, Strathaven Road, East Kilbride and within the green belt as designated in the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). 2.2. The application site boundary extends from the access to the park at the A726 Strathaven Road, along Calderglen Park Road which is a private road, and encompasses the northern and western areas of the existing K-Park training academy. The northern section is currently used as two five-a-side training pitches and the western section as informal overspill parking. The application site includes boundary fencing and a gated access. There are a number of trees and shrubs within the site, including ancient woodland. 2.3. As the site is located within Calderglen Country Park, it is generally bound to the north-east and west by established woodland and trail paths. The access road running through the country park is located to the south-west of the training academy with the East Kilbride Sports Club buildings and grounds opposite to the south. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of a two-storey Community Football Space building incorporating changing facilities, fitness suite, cafe, function rooms and meeting rooms (Sui Generis) with associated parking and landscaping. 3.2. This would comprise a 11.6 metre building with a canopy structure projecting southward a further 5.4 metres towards the existing pitch. The footprint of the building would be approximately 1196 square metres with an overall floorspace of approximately 2392 square metres over both floors. The proposed building is located on the northern part of the site and would replace the existing five-a-side training pitches. 3.3. The ground floor of the proposed building would provide a café/reception, offices, sports hall, fitness suite, physio and therapy suites, changing facilities, community function hall and community kitchen. 3.4. The upper floor would provide a large multi-function room (that can be subdivided into smaller spaces) with associated kitchen and stage, meeting rooms, a plant room, storage, and welfare facilities. 3.5. The proposed building would be finished in a mix of double-glazed aluminium curtain walling, aluminium panels and a corrugated steel roof. The upper front elevation would also include a number of glazed Juliet balconies offering views over the main pitch. Supporting information submitted advises the purpose of the building is to provide team facilities, hospitality and spectator catering for East Kilbride FC on match days, with the building being utilised by the applicant for community groups, leisure uses and social functions on non-match days. 3.6. The western area of the site would be utilised for formalised parking for 67 spaces including disabled parking spaces. The existing gated access would be repositioned to allow for reconfiguration of the access and car park. Bicycle parking is also proposed within the site boundary. 72
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4. Relevant Planning History 4.1. Planning permission EK/09/0368 for the provision of sports facilities comprising football pitch, changing pavilion, spectator seating and facilities, 2 no. five a side training pitches, 60m sprint track, car parking and associated landscaping was granted in 2009 and completed in 2013. 4.2. Planning permission EK/11/0058 for an extension to the building was granted in 2011. In 2014, a detached indoor sports facility on the site of the car park was approved under EK/14/0022 but never developed. A further application for a detached spectator stand was approved under EK/14/0283 and subsequently erected. 5. Supporting Information 5.1. The following information was submitted by the applicant in support of the application:- Design and Access Statement Planning Statement Transport Statement Drainage Strategy and Flood Risk Assessment Coal Mining Risk Assessment Tree Survey Reports Bat Survey Transport Note Management Usage Consultation Plan 6. Consultations 6.1. Roads Development Management – Advise that the proposed development requires 103 parking spaces, however, only 67 spaces can be provided within the site boundary. Further note that the applicant’s proposal to use Colonsay Field as an overflow car park is outwith the application site boundary, does not include adequate management arrangements and would require additional pedestrians to use a shared pedestrian and vehicle access route which is poorly lit. Response: Noted. 6.2. Roads Flood Risk Management – No objections to the proposal subject to the attachment of standard conditions. Response: Noted 6.3. South Lanarkshire Leisure and Culture – Express concerns that the proposal will detrimentally impact upon other activities that take place within Calderglen Country Park. Advise that parking provision at Calderglen is currently at capacity and that at peak times it regularly operates at or beyond its practical limit. Furthermore, it is noted that no agreements are in place to utilise Council car parking or to manage pedestrian or vehicular traffic through the wider park to the application site. Response: Noted. 6.4. Environmental Services – Advise that a coal mining risk assessment should be submitted and suggested standard conditions and advisory notes in relation to noise and non-domestic food preparation and sales. Response: Noted. 73
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6.5. Mining Remediation Authority – No objections to the proposal subject to the attachment of conditions and advisory notes requiring further site investigations relating to past coal mining activity, including remediation/mitigation works, and confirmation from a qualified person that the site has been made safe. Response: Noted. 6.6. Scottish Water – No objections to the proposal. Response: Noted. 6.7. Sport Scotland – No objections to the proposal. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, 15 letters of objection and 1 letter of support (from Joani Reid MP) have been received. The points raised can be summarised as follows:- Objections:- Insufficient access and parking Increased traffic congestion Impact on pedestrian safety Inappropriate location for development Impact on existing users of the park Impact on biodiversity and wildlife Loss of ancient trees and woodland Increase in pollution/emissions Conflict with the Calderglen Country Park Masterplan Increased noise and disturbance for adjacent residents Proposed building out of scale for location Support:- Opportunity to enhance community facilities Promotes health, wellbeing and inclusion Funding secured for the project The above matters will be considered in the assessment below and full copies are available to view on the planning portal. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 – Biodiversity Policy 6 – Forestry, woodland and trees Policy 8 – Green belts 74
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Policy 13 - Sustainable transport Policy 14 - Design, quality and place Policy 20 – Blue and green infrastructure Policy 21 – Play, recreation and sport Policy 22 – Flood risk and water management 8.3. South Lanarkshire Local Development Plan 2 (SLLDP2) (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2: SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 4 – Green Belt and Rural Area Policy 5 - Development Management and Placemaking Policy 14 – Natural and Historic Development Policy 15 - Travel and Transport Policy 16 – Water Environment and Flooding SLLDP2 Volume 2 Policies Policy DM1 - New Development Design Policy NHE9 – Protected Species Policy NHE13 – Forestry and Woodland Policy NHE16 – Landscape Policy NHE17 – Country Parks Policy NHE20 - Biodiversity 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development The site is located within a country park therefore Policy NHE17 – Country Parks of SLLDP2 is directly applicable to this proposal. 10.2. This policy advises development will only be permitted in a Country Park if it can be accommodated without significant adverse impact on the landscape character, biodiversity or any other special qualities and features which contribute to the recreational value of the park. The policy also confirms that proposals affecting Country Parks should take account of the wider objectives set out in any park management plans and strategies. Policy 20 of NPF4 advises that proposals in country parks will only be supported where they are compatible with the uses, natural habitats and character of the park. 10.3. The proposed development involves the erection of a visually prominent building in a Country Park location, the loss of outdoor sport facilities and lacks the required level of parking. The traffic and activity associated with the facility will increase the number of people entering the Country Park for non-country park functions and will detrimentally impact upon parking and access arrangements for other park users. 10.4. Cumulatively it is considered that the development would have a significant adverse impact on the park, to the detriment of the recreational value and character of the wider Country Park. 75
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10.5. In this context it is noted that the proposal does not correspond with the strategic approach for investment and development set out in South Lanarkshire Council’s Calderglen Country Park Masterplan. The strategy put forward in the masterplan was approved by the Community and Enterprise Resources Committee in October 2025 and endorsed by the East Kilbride Area Committee in February 2026. 10.6. This application proposal is therefore contrary to Policy NHE17 – Country Parks of SLLDP2 and Policy 20 - Blue and green infrastructure of NPF4. 10.7. In addition to being within Calderglen Country Park, the site is located within the green belt, therefore Policy 8 – Green belts of NPF4 is applicable. This policy sets out the types of development that would be supported in the green belt. 10.8. Developments in these categories require to demonstrate a specific locational need, that they are compatible with the surrounding established countryside and landscape character, has been designed to ensure it is of an appropriate scale that minimises visual impact, and that there will be no significant long-term impacts on the environmental quality of the green belt. 10.9. Similarly, in terms of SLLDP2, the site is located within the green belt and therefore the application requires to be assessed under Policy 4 - Green Belt and Rural Area. This states that support will not be given for development proposals within the countryside, unless they relate to established uses and comply with other policy requirements. 10.10. The proposal is for the erection of a two-storey Community Football Space building and associated works within an existing Country Park. Whilst the proposed use is associated with the existing training academy, it would introduce new uses to the facility including function rooms and meeting spaces. In this case, taking the new uses into account, the proposal could not be considered as an intensification of an established use and therefore does not comply with Part (i) of Policy 8. 10.11. Part (ii) of Policy 8 requires that for sites in the green belt, it must also be demonstrated both that the proposal cannot be located on an alternative site and that the proposal is compatible with the surrounding area and landscape character. Objections raised in respect of the proposal consider the Country Park to be an inappropriate location for the development. In this regard, the applicant has not met the policy tests and therefore the proposal is not acceptable in terms of Policy 8 of NPF4 or Policy 4 of SLLDP2. 10.12. The site is designated as a Special Landscape Area therefore Policy NHE16 – Landscape of SLLDP2 applies. This policy advises proposals within these areas should not have an unacceptable impact on the landscape character or any special qualities and features for which the area has been designated. 10.13. In this case, the proposal involves the erection of a prominent building with a visually intrusive projecting canopy element. In addition to the visual impact on the wider park of the proposed building, the woodland and paths are features which contribute to the site’s designation within a country park and as a special landscape area. It is noted that the revised tree survey suggests that the ancient woodland within the site boundary would now not be affected by the proposed development. 76
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10.14. Notwithstanding this, it is considered that the scale of the proposed building with projecting canopy feature would have a negative visual impact on the existing natural landscape. The proposal is therefore considered to be contrary to Policy NHE16 of SLLDP2. 10.15. Climate Change Policies 1 and 2 of NPF4, and Policy 2 of SLLDP2 seek to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. Increase in pollution and emissions have been raised in objection to this proposal. 10.16. Given the location of the site, it is likely that the majority of users would opt to drive to the site. Whilst this would inevitably increase car usage to the Country Park, impact upon climate change is not considered to be a decisive factor in the determination of this application. 10.17. Layout, Siting and Design Policy 14 - Design, Quality and Place of NPF4 aims to encourage, promote, and facilitate well designed development that makes successful places by taking a design-led approach and applying the Place Principle. It sets out six qualities of successful places (Healthy, Pleasant, Connected, Distinctive, Sustainable, Adaptable). It confirms that proposals which are poorly designed, detrimental to the amenity of the surrounding area or inconsistent with the 6 qualities of place will not be supported. 10.18. In this case, the application site is within the confines of a Country Park and seeks consent for a development that will encourage more vehicular traffic into an area that is not part of the public road network and, as such, is not considered to be characteristic of either a Sustainable or Connected place. Visually, the scale and dominance of the proposed building would also detract from the Country Park’s ability to achieve the qualities of a Pleasant place. The proposal is therefore considered to be contrary to Policy 14 of NPF4. 10.19. Policy 5 – Development Management and Placemaking of SLLDP2 advises that to ensure development takes account of the principles of sustainable development, all proposals require to be well designed and integrated with the local area. They should provide a suitable access and parking and should have no significant adverse impacts on the local community or surrounding environment. Policy DM1 – New Development Design of SLLDP2 also requires development to promote quality and sustainability in design and layout. 10.20. The scale of the proposed building has been raised as an objection to the proposal. In this respect, the proposed building would generally occupy the entirety of the existing five-a-side training pitches and would be of a contemporary design, including a prominent projecting roof canopy. 10.21. The building proposed would have two floors and extend to 1.6m in height at the lowest point and 15.6m at the highest point. A series of double doors with Juliet balconies are proposed on the upper floor of the building, facing the pitch. 10.22. Following assessment of the proposal and review of the internal accommodation provided, it is considered that the scale and design of the building does not reflect the nature of the uses specified in the supporting information and that externally the height of the building and the large, asymmetrical canopy that projects out towards 77
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the pitch are both considered to be visually dominant and overly obtrusive in this Country Park setting. 10.23. In terms of the proposed parking, as noted above, a new car park is proposed as part of the development providing 67 spaces. However, based on the size of the proposed building and the various intended uses, 103 spaces would be required to support the proposal. 10.24. Whilst the applicant suggests that Colonsay Field adjacent to Calderglen Country Park could be utilised as an overflow car park, this is not within the application site boundary and not in the control of the applicant. 10.25. Use of Colonsay Field would also require users taking one of two pedestrian routes to the site, the closest being approximately a 350m walk, partially along an unlit uneven pathway. The other route would require users to walk along a narrow footway adjacent to the access road through the Country Park, neither of which would be desirable. 10.26. The applicant has also failed to demonstrate that agreements are in place with South Lanarkshire Leisure and Culture, and the Council’s Estates Service to manage pedestrian traffic through the park and into the application site during events. Additionally, no details of what controls would be in place to ensure the proposed building would not be used by groups other than the football team on match days. Given the above, the proposal is contrary to Policies 5 and DM1 of SLLDP2. 10.27. Policy 21 – Play, recreation and sport of NPF4 seeks to encourage and facilitate spaces and opportunities for play, recreation and sport. The supporting information submitted with the application advises the primary function of the development is to extend the existing football and training facilities at the site. However, it further notes that the facility is also designed to act as a social and educational hub for use by the wider community. Whilst noted, this also requires compliance with other applicable policy criteria which is not the case in this instance. 10.28. Biodiversity and Trees Policy 3 – Biodiversity of NPF4 aims to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. Impact on biodiversity and wildlife has been raised in objection to the proposal. As the application previously included the removal of a number of trees, a bat roost survey was carried out. This concluded that, subject to appropriate mitigation, the proposal was unlikely to pose any issues in terms of protected species and nesting birds. 10.29. Policy 6 - Forestry, woodland and trees of NPF4 advises proposals that enhance, expand and improve woodland and tree cover will be supported and those that result in the loss of ancient woodlands, native woodlands, hedgerows and individual trees of high biodiversity value will not be supported. Policy 14 – Natural and Historic Environment of SLLDP2 assesses all development proposals in terms of their effect on the character and amenity of the natural and built environment. Policy NHE13 - Forestry and Woodland also of SLLDP2 seeks to protect and enhance ancient woodland, other woodlands, hedgerows, and individual trees. Loss of ancient trees and woodland has been raised in objection to the proposal. 10.30. As the application site includes woodland and the development originally proposed the removal of trees, a tree survey was submitted by the applicant. The findings of the first tree survey have been reviewed by the Council’s Arboriculture Service who concluded that part of the site is classified as ancient woodland rather than long 78
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established woodland as referred to in the report. It was also considered that a number of the surveyed trees had been miscategorised by the writer of the report. 10.31. A revised tree survey has recently been submitted which now shows retention of trees previously proposed for the removal. 10.32. Technical Matters Policy 15 - Travel and Transport of SLLDP2 requires all new development proposals to consider the resulting impacts of traffic growth as well as promoting opportunities for sustainable travel options. A number of concerns regarding access and parking, traffic congestion and pedestrian safety have been raised in objection to this proposal. 10.33. The application has been reviewed by the Council’s Roads Development Management section who, as noted above, consider the proposal to be significantly lacking in car parking within the site boundary, and have highlighted a number of operational issues the applicant has failed to address. Whilst a revised parking layout and transport note with car park usage survey have recently been submitted, this does not address these issues. 10.34. As outlined above, the applicant’s proposal to use Colonsay Field as an overflow car park to support this proposal has not been appropriately justified, nor is it contained within the application site boundary or land in the applicant’s control. As such, the proposal is considered contrary to Policy 15 of SLLDP2. 10.35. Policy 13 - Sustainable Transport of NPF4 and Policy SDCC4 – Sustainable Transport of SLLDP2 aim to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport or everyday travel and reduce the need to travel unsustainably. 10.36. As a new development, car parking requires to be provided which as noted above is considered to be insufficient. This proposal includes cycle parking spaces and whilst there is no EV parking indicated on the plans, the Transport Statement advises these would be provided in line with Council requirements. In terms of sustainable access, whilst there are bus stops on Strathaven Road near the entrance to the Country Park, these do not appear to be served by any public services (a point confirmed in the Transport Statement). Given that there is insufficient public transport links to the site, and that the pedestrian links are inadequate through the site, the proposal is not considered to comply with Policy 13 of NPF4 or Policy SDCC4 of SLLDP2. 10.37. Policy 22 - Flood Risk and Management of NPF4 aims to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. The applicant has submitted a Drainage Strategy and Flood Risk Assessment. The Council’s Flood Risk Management Team have advised that they have no objections to the proposed development subject to conditions. It is therefore considered the proposal is consistent with Policy 22 of NPF4. 10.38. Policy 16 – Water Environment and Flooding of SLLDP2 is also relevant and advises any development that has an unacceptable impact on the water environment will not be permitted. In determining proposals, consideration shall be given to water levels, flows, quality, features, flood risk and biodiversity within the water environment. The proposal is considered to be consistent with Policy 16 of SLLDP2. 79
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10.39. Increased noise, disturbance and pollution/emissions as a result of the proposed development have been raised through objection to the proposal. The Council’s Environmental Services were consulted as part of the application and raised no concerns about legislative standards, however, South Lanarkshire Leisure and Culture have confirmed their view that the proposal is likely to detrimentally impact upon the park and its users. 10.40. Other Matters It has been suggested through objection to the proposal, that the proposed development may conflict with the aims and objectives of the Council’s Calderglen Country Park Masterplan. The need for proposals in the Country Park to take account of strategies for said park has been considered in Section 10.3 above. 10.41. One letter of support from a Member of Parliament has been submitted in respect of the proposal noting that the Council should support the proposal as an opportunity to improve community facilities and promote health and wellbeing. It also notes that funding has been obtained for the proposal, however, this is not a material planning consideration. 10.42. Conclusion In conclusion, a full assessment of the proposal against the development plan has been carried out above. Whilst the planning authority is generally supportive of community development projects, this specific proposal is not appropriate in this location and would have a detrimental impact upon Calderglen Country Park. 10.43. As such, the proposal does not comply with the relevant policies of the adopted National Planning Framework 4 and the adopted South Lanarkshire Local Development Plan 2. 11. Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- Refuse for the following reasons:- 01. The proposal is contrary to Policy NHE17 - Country Parks of the South Lanarkshire Local Development Plan 2 and Policy 20 - Blue and green infrastructure of NPF4 as the development does not align with the wider objectives in the Calderglen Country Park Masterplan, would introduce a use that conflicts with the site's designation as a country park, would form a large and obtrusive building in the wider park setting, and would generate significant additional traffic without sufficient parking provision, thereby adversely impacting the existing natural landscape at the site and the character and wider operation of the Country Park. 02. The proposal is contrary to Policy 14 - Design, Quality and Place of National Planning Framework 4 as it is neither consistent with the qualities of a sustainable place, the qualities of a pleasant place or with the qualities of a connected place. 03. The proposal is contrary to Policy 5 - Development Management and Placemaking and Policy DM1 - New Development Design of the South Lanarkshire Local Development Plan 2 as the proposed scale and design of the building does not align with the proposed uses, does not provide sufficient car parking within the site boundary to serve the development, does not provide a 80
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safe accessible route to the site from the public road network, and does not take appropriate measures to protect the existing natural landscape. 04. The proposal is contrary to Policy 13 - Sustainable Transport of NPF4 as there is insufficient public transport links to the site, and insufficient pedestrian links through the site which would encourage car reliance. 05. The proposal is contrary to Policy SDCC4 – Sustainable Transport of SLLDP2 as there is insufficient public transport links to the site, and insufficient pedestrian links through the site which would encourage car reliance. 06. The proposal is contrary to Policy NHE16 – Landscape of the South Lanarkshire Local Development Plan 2 as the application site is within a designated Special Landscape Area and the scale of the proposed building would have a negative visual impact on the existing natural landscape. 07. The proposal is contrary to Policy 4 of the South Lanarkshire Local Development Plan 2 and Policy 8 Green Belts of National Planning Framework 4 as the proposal has not demonstrated a specific locational need nor is it compatible with the surrounding established countryside and landscape character. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 1 June 2026 Background Papers Further information relating to the application can be found online:- P/25/1261|Erection of two-storey Community Football Space building incorporating changing facilities, fitness suite, cafe, function rooms and meeting rooms (Sui Generis) with associated parking and landscaping Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 81
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Report Agenda Item Amended Report to: Planning Committee Date of Meeting: 9 June 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1317 Proposal: Proposed residential-led mixed use development including ancillary retail (Class 1A), vehicular and pedestrian access, peat restoration, open space, landscaping, parking, infrastructure and associated works (Planning Permission in Principle) Site Address: Langlands West Greenhills Road East Kilbride G75 0QQ Applicant: McTaggart Construction, Jackton Estates Ltd and Link Group Agent: Savills (UK) Ltd Ward: 05 Avondale and Stonehouse Application Type: Permission in Principle Advert Type: East Kilbride News – 03.12.2025 Development Plan Compliance: Yes Departures: No Recommendation: Grant (subject to conditions and the conclusion of a Section 75 legal agreement) Legal Agreement: The Planning Committee is also advised that approval should be subject to the conclusion of a legal agreement(s) covering:- 1. Education Contribution Payments 2. On-site Affordable Housing Provision The applicant will be responsible for meeting the Council’s reasonably incurred legal expenses in respect of the legal agreement. Direction to Scottish Ministers N/A 9 83
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee under Section 4B(17) of the adopted Scheme of Delegation 2024 as it constitutes a major planning application under The Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009 and all major applications are determined by the Planning Committee. 2. Site Description 2.1. The application site is located to the south of East Kilbride on an area of land known as Langlands West. The site boundary extends to approximately 42.3 hectares and is located within a Development Framework Site, an area identified for a range of uses, under the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). This application relates to the southern area of the Development Framework Site allocation only. 2.2. The existing site currently comprises of agricultural land which includes areas of marshy grassland, semi-improved neutral grassland and small watercourses with trees scattered across the site. A large area of the site includes degraded peatland. There are no environmental designations within the site boundary, however, it is noted that the site is in proximity to Langlands Moss Local Nature Reserve which the application site provides ecological connectivity to. 2.3. The site is bound to the north-east by an area of land that is also included within the Development Framework site designation. To the east is Langlands Moss Local Nature Reserve (LNR), to the south is agricultural land, and to the west and north- west are residential areas. 3. Description of Proposed Development 3.1. Planning permission in principle is sought for a proposed residential-led mixed use development including ancillary retail (Class 1A), vehicular and pedestrian access, peat restoration, open space, landscaping, parking, infrastructure and associated works. 3.2. The application is for planning permission in principle and therefore detailed plans have not been submitted, nor are required at this stage. Nevertheless, a number of documents to address technical matters such as environmental impacts, peat management, drainage, flood risk, transport and ecology have been provided. A masterplan layout has been provided to indicate areas to be allocated for each aspect of the proposal. This proposal seeks permission in principle to redevelop the site for:- up to 250 affordable residential units up to 200 private residential units up to 150 units as part of a managed Class 8 retirement village a neighbourhood centre with the provision for Class 1A (retail), Class 4 (office) and Class 10 (non-residential institutions) blue-green infrastructure and peatland rewatering wet-land park vehicular, pedestrian and active travel connections 84
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4. Relevant Planning History 4.1. A Permission in Principle application for the site, reference P/21/1764, for the erection of up to 1,012 residential dwellings, 3 no. Class 1 retail units, 1 no. Class 2 office unit, Class 4 business, Class 10 nursery and associated access, parking, SUDs basins and landscaping was submitted in 2021 but subsequently withdrawn by the applicant. 4.2. A Proposal of Application Notice (PAN) for the proposed development was submitted in May 2025 under application P/25/0012/PAN. The submission provided details of pre-application public consultation events, details of which local members and local groups were being consulted, and details of how the agent could be contacted in line with the legislation. 4.3. A Screening Opinion Request for the proposed development was submitted in June 2025 under application P/25/0610. This concluded that an Environmental Impact Assessment was not required. 5. Supporting Information 5.1. The following information was submitted by the applicant in support of the application:- Affordable Housing Assessment Air Quality Assessment Blue-Green Drainage Design Community Benefit Statement Contamination Assessment / Phase 1 Site Investigation Design and Access Statement Design Code Flood Risk Assessment Historic Environment Assessment Landscape and Visual Impact Assessment National Vegetation Classification Survey Report Noise Impact Assessment Peat Management Plan Planning Statement Pre-Application Consultation (PAC) Report Preliminary Ecological Appraisal Site Condition Report Transport Assessment 6 Consultations 6.1. Auldhouse and Chapelton Community Council – Object to the proposed development due to potential environmental impacts, damage to biostructure, insufficient infrastructure and disruption to local communities. Response: Noted. 6.2. Environmental Services – No objections to the proposed development subject to the attachment of conditions and advisory notes in relation to contamination, noise and dust mitigation. Response: Noted. Appropriate conditions and advisories can be attached to any consent issued. 85
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6.3. Friends of Langlands Moss – Object to the proposed development due to its proximity to Langlands Moss Local Nature Reserve which may result in peat erosion, habitat disturbance and increased litter at the LNR. They further note that the site itself contains peatland and various protected species. Response: Noted. 6.4. Nature Scot – No objections to the proposed development. Response: Noted. 6.5. Roads Development Management – No objections subject to proposed development subject to the inclusion of conditions relating to access, parking, servicing, modelling, sustainable transport and traffic management. Response: Noted. Appropriate conditions and advisories can be attached to any consent issued. 6.6. Roads Flood Risk Management – No objections to the proposed development subject to the attachment of conditions in relation to provision of an updated Flood Risk Assessment and provision of a sustainable drainage system, and completion of the appendices within the Council’s Developer Guidance. Response: Noted. An appropriate condition can be attached to any consent issued. 6.7. Scottish Power – No objections to the proposed development. Response: Noted. 6.8. Scottish Water – No objections to the proposed development. Response: Noted. 6.9. SEPA – Initially objected to the proposed development, however, have removed this subject to the attachment of a condition requiring an updated Flood Risk Assessment including revised modelling and a finalised site layout with finished floor levels. Response: Noted. An appropriate condition can be attached to any consent issued. 6.10. West of Scotland Archaeology Service (WOSAS) – No objections to the proposed development subject to the inclusion of a condition relating to archaeological matters. Response: Noted. An appropriate condition can be attached to any consent issued. 7 Representations 7.1. Following the statutory period of neighbour notification and advertisement, 30 letters of objection have been received. The points raised can be summarised as follows:- Objections:- Loss of greenspace and trees Environmental impacts Impact on wildlife and biodiversity Impact on peatland within site and adjacent nature reserve Lack of information submitted Out of character with surrounding rural area Visual impact Increased traffic congestion and road safety Impact upon residential amenity Insufficient infrastructure Lack of transport links Encourages car reliance 86
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Increase in flood risk/drainage concerns Impact on local amenities/facilities Non-compliance with planning policy Increased pollution/dust 8 Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 4 – Natural places Policy 5 – Soils Policy 6 – Forestry, woodland and trees Policy 13 - Sustainable transport Policy 14 - Design, quality and place Policy 15 - Local living and 20-minute neighbourhoods Policy 16 – Quality homes Policy 20 – Blue and green infrastructure Policy 22 – Flood risk and water management Policy 27 – City, town, local and commercial centres Policy 28 – Retail 8.3. South Lanarkshire Local Development Plan 2 (SLLDP2) (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 1 – Spatial Strategy Policy 2 - Climate Change Policy 3 – General Urban Areas Policy 5 - Development Management and Placemaking Policy 7 – Community Infrastructure Policy 9 - Network of Centres and Retailing Policy 10 – New Retail/Commercial Proposals Policy 11 – Housing Policy 12 – Affordable Housing Policy 14 – Natural and Historic Environment Policy 15 - Travel and Transport Policy 16 – Water Environment and Flooding SLLDP2 Volume 2 Policies Policy DM1 – New Development Design Policy DM20 – Supporting Information Policy NHE9 – Protected Species 87
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Policy NHE11 – Peatland and Carbon Rich Soils Policy NHE12 – Water Environment and Biodiversity Policy NHE13 – Forestry and Woodland Policy NHE20 – Biodiversity Policy SDCC2 – Flood Risk Policy SDCC3 – Sustainable Drainage Systems Policy SDCC4 – Sustainable Transport 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development The key consideration of this application is the acceptability of the principle of the proposed development and an assessment of the associated technical matters. The site is located within an allocated Development Framework Site therefore Policy 1 – Spatial Strategy of SLLDP2 is applicable. This policy seeks to encourage sustainable economic growth in appropriate locations and lists Langlands West as one of the Council’s development priorities. This requires the provision of an overarching masterplan for the site as well as infrastructure provision and appropriate supporting information. A list of all supporting documentation provided is outlined above in paragraph 5.1. 10.2. Policy 27 - City, town, local and commercial centres of NPF4 is also applicable and aims to encourage, promote and facilitate a network development of centres that reflect the principles of the 20 minute neighbourhoods vision. Proposals that enhance local centres and increase the mix of uses will be supported. Policy 28 – Retail of NPF4 supports new small scale neighbourhood retail development where it contributes to local living, including 20 minute neighbourhoods. 10.3. Policy 9 – Network of Centres and Retailing of SLLDP2 advises that the Council seeks to support a network of Strategic, Town and Local Centres to provide retail and other local services to communities. Policy 10 – New Retail/Commercial Proposals of SLLDP2 lists a number of criteria that proposals of this nature require to comply with. 10.4. In this case the proposal is for a residential-led mixed use development including ancillary retail (Class 1A), vehicular and pedestrian access, peat restoration, open space, landscaping, parking, infrastructure and associated works. As this application is for permission in principle, detailed plans have not been submitted at this stage and will come forward as future AMSiC (approval of matters specified in condition) applications. However, residential, community and ancillary uses are listed as potentially appropriate for this site as a Development Framework Site. 10.5. Objections have raised concern about loss of greenspace, that the proposal is out of character with the surrounding area, the loss of a buffer between urban and rural areas, and that the proposal sets an unwanted precedent. As noted above, the site is allocated in the local development plan (LDP) as a Development Framework Site and also sits to the west of a new residential development. It is therefore considered the proposal complies with the intentions of Policies 27 and 28 of NPF4 and Policies1, 9 and 10 of SLLDP2. 10.6. The site is adjacent to existing residential development therefore Policy 3 – General Urban Areas of SLLDP2 is applicable and advises proposals within or adjacent to residential areas will be assessed with regard to their effect on the amenity and 88
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character of the area. Developments which would be detrimental to the amenity of residents or to the character of the surrounding area will not be permitted. Impact on adjacent properties in terms of visual impact, loss of privacy and loss of lighting have been raised in objection to the proposal. In terms of the impact of the proposed development on existing residents, no detailed design layouts have been submitted at this stage due to the nature of the application, however, it is considered that an appropriately designed development will ensure no adverse impact on adjacent residents. 10.7. Noise, pollution, dust and a potential increase in anti-social behaviour have also been noted as objections to the proposal. The Council’s Environmental Services have reviewed the submission and offered no objections subject to further noise information, contaminated land investigation and dust mitigation details being submitted as part of future applications at the site. There is no evidence to suggest the proposal will result in increased anti-social behaviour. The proposal is considered to comply with the intentions of Policy 3 of SLLDP2. 10.8. Climate Change Policies 1 – Tackling the climate and nature crises and 2 – Climate mitigation and adaptation of NPF4, and Policy 2 – Climate Change of SLLDP2 seek to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. 10.9. The application proposes blue-green infrastructure within the site that would direct surface water to the proposed wetland park which would rewater the peatland that is designated as drying and degraded. This would assist in achieving a net carbon benefit. In addition, a sizeable area of new open space, localised communal gardens and a network of paths and cycleways are proposed as part of this development bringing opportunities for sustainable access. It is therefore considered that the proposal is consistent with the intentions of Policies 1 and 2 of NPF4 and Policy 2 of SLLDP2. 10.10. Biodiversity and Ecology Policy 3 – Biodiversity of NPF4 aims to protect and reverse biodiversity loss, deliver positive effects from development, and strengthen nature networks. Policy 14 – Natural and Historic Environment of SLLDP2 assesses all development proposals in terms of their effect on the character and amenity of the natural and built environment. Policy NHE20 – Biodiversity of NPF4 requires proposals to demonstrate that they have no significant adverse impact on biodiversity. Proposals that have the potential to lead to significant loss of biodiversity require adequate mitigation and offsetting measures. Policy NHE9 – Protected Species of SLLDP2 seeks to ensure consideration is given to European Protected Species. 10.11. Concerns of the impact of the proposal on wildlife, biodiversity and the adjacent local nature reserve have been raised by objectors. The applicant has provided a preliminary ecological appraisal to identify natural habitats, the presence of protected species, ecological connectivity, peatland condition and what opportunities may exist for ecological enhancements. Habitats identified include breeding and foraging birds, bats, amphibians and small mammals, such as hedgehogs. 10.12. This concludes that further survey work will be required as part of any future applications for the site which should inform robust Construction Ecological Management Plans during development, and an Ecological Management Plan for the long term. The documents further consider that implementation of the 89
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recommendations and enhancements listed in the report, together with mitigation measures, that the proposal has the ability to protect existing biodiversity and restore peatland and wetland habitats. 10.13. In addition, a National Vegetation Classification Survey Report has also been included to establish the baseline condition of the site, identify habitats within the site and outline appropriate mitigation measures to avoid any adverse impacts. Should permission be granted, appropriate conditions would be attached requiring all recommendations of the surveys to be carried out. Given this, the proposal is considered to be compliant with the requirements of Policy 3 of NPF4 and Policies 14, NHE9 and NHE20 of SLLDP2. 10.14. Peatland Policy 5 – Soils of NPF4 aims to protect carbon-rich soils, restore peatlands and minimise disturbance to soils for development. Development proposals on peatland will only be supported in specific circumstances and where a site-specific assessment has been carried out to inform project design and ensure accordance with the mitigation hierarchy. A peat management plan will also be required as well as details of restoration and enhancement. Similarly, Policy NHE11 – Peatland and Carbon Rich Soils of SLLDP2 seeks to protect peatland and carbon rich soils from adverse impacts resulting from development and also requires the provision of a peat survey and habitat assessment including a schedule of mitigation. Impact of the proposal on peatland has also been raised through objection. 10.15. In this case, the peatland assessment submitted notes that at present, peatland on site is dry, degraded and emitting carbon. This proposal would intend to introduce blue-green infrastructure to channel surface water from across the site to rewater the degraded underground peatland resource and restore the carbon sink function of the soil. The assessment suggests that without peatland management, the peat on site will continue to dry out, degrade and emit carbon. The assessment further advises that only 0.07% of peat soils would be disturbed on site with no peatland habitats present above ground impacted by the proposed development. 10.16. Given this, it is considered that the proposal is compliant with the general intentions of Policy 5 of NPF4 and Policy NHE11 of SLLDP2. Should permission be granted, an appropriate condition would be attached for a detailed peatland restoration plan to be submitted under a future application. 10.17. Blue and Green Infrastructure Policy 20 – Blue and green infrastructure of NPF4 aims to identify and protect blue and green infrastructure assets and networks and enhance and expand existing provision including new blue and green infrastructure. Policy NHE12 – Water Environment and Biodiversity of SLLDP2 seeks to minimise impact on the water environment and advises proposals, where appropriate, should include blue and green network links. 10.18. As the proposal includes blue-green infrastructure, a Blue-Green Drainage Design has been submitted. As outlined above, this proposes to direct surface water to restore degraded peatland and reduce carbon emissions from the soils. The blue- green infrastructure proposed will utilise a number of SuDS features including permeable paving, rain gardens, bioswales, retention ponds and wetlands. The applicant considers that delivery of this alongside the Peat Management Plan has the potential to result in a carbon negative development. 90
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10.19. A substantial area within the centre of the site would be retained as a wetland park including the installation of a number of new boardwalks to allow access to this area. The proposal would include the creation of a number of new greenspaces and provide a link in the core path network. Whilst additional information would be required to be submitted as part of future applications, it is considered the proposal is compliant with the intentions of Policy 20 of NPF4 and Policy NHE12 of SLLDP2. 10.20. Trees Policy 6 - Forestry, woodland and trees of NPF4 advises proposals that enhance, expand and improve woodland and tree cover will be supported and those that result in the loss of ancient woodlands, native woodlands, hedgerows and individual trees of high biodiversity value will not be supported. Policy NHE13 - Forestry and Woodland also of SLLDP2 seeks to protect and enhance ancient woodland, other woodlands, hedgerows, and individual trees. Loss of trees has been noted in objection to the proposal. Should permission be granted, an appropriate condition can be attached for full details of any tree works to be submitted as part of a future application. 10.21. Layout, Siting and Design Policy 14 - Design, Quality and Place of NPF4 aims to encourage, promote and facilitate well designed development that makes successful places by taking a design-led approach and applying the Place Principle. It sets out six qualities of successful places. Policy 5 – Development Management and Placemaking of SLLDP2 advises that to ensure development takes account of the principles of sustainable development, all proposals require to be well designed and integrated with the local area. Proposals should have no significant adverse impacts on the local community and the environment. Where appropriate, proposals should include measures to enhance the environment. Policy DM1 – New Development Design of SLLDP2 also requires development to promote quality and sustainability in design and layout. 10.22. In this case, the application is for planning permission in principle and therefore there are no detailed plans at this stage. However, the indicative masterplan layout along with the design principles set out in the Design Codes document have been reviewed and the scale of development is considered to be appropriate. It is considered sufficient detail has been provided to address technical matters and the indicative design layout demonstrates an acceptable site capacity in terms of scale, mass and density. As noted above, detailed plans will be assessed in the subsequent AMSiC applications which would require the submission of various supporting information and strategies in relation to matters including access, biodiversity, peatland management, servicing, parking, sustainable transport, construction traffic, waste, active travel, landscaping and lighting. 10.23. Policy 15 - Local living and 20-minute neighbourhoods of NPF4 seeks to 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. In this case, the proposed development includes the provision of a new neighbourhood centre to serve the development which would include retail, office space and local services. Lack of new local services and impact on existing services have been raised in objection to the proposal. 91
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10.24. Whilst full details would be assessed under future AMSiC applications, the provision of a neighbourhood centre would likely allow the proposals to the eastern side of the application site to achieve local living criteria. It is noted that to achieve this a condition requiring the local retail part of the proposal to be undertaken before the housing or Class 8 retirement accommodation should ensure that the proposal is consistent with the intentions of Policy 15 of NPF4. 10.25. Policy 16 – Quality homes of NPF4 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 meets the diverse housing needs of people and communities across Scotland. Policy 11 - Housing and Policy 12 – Affordable Housing of SLLDP2 require that developers provide a range of house sizes and types to give greater choice in meeting the needs of the local community, with Policy 12 specifically requiring the Council’s affordable housing requirements to be met as part of proposed developments. 10.26. The proposed development has the potential to provide up to 600 residential properties on a designated Development Framework Site. This would also include the provision of on-site affordable housing. As such, the proposals are considered to meet the aims of Policy 16 of NPF4 and Policies 11 and 12 of SLLDP2. 10.27. Policy 7 – Community Infrastructure Assessment of SLLDP2 states that, in cases where development proposals would require capital or other works or facilities to enable the development to proceed, financial contributions towards their implementation will be required. In this case, contributions in respect of appropriate education, non-affordable units, and community facility provision would be sought as part of a Section 75 legal agreement forming part of any consent granted in respect of the site. Through this process, the proposal would meet the aims of Policy 7 of SLLDP2. The applicant has also submitted a Statement of Community Benefit in support of the proposal. 10.28. Policy 21 – Play, recreation and sport of NPF4 seeks to encourage, promote and facilitate spaces and opportunities for play, recreation and sport. The Design and Access statement submitted with the proposal advises a natural play area would be provided to the north-east of the site as well as a few other play areas across the site. Details of these would be included in a future site layout. The proposal is therefore considered to comply with the intentions of Policy 21 of NPF4. 10.29. Technical Matters Policy 22 - Flood Risk and Management of NPF4 aims to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. Policy 16 – Water Environment and Flooding of SLLDP2 is also relevant and advises any development that has an unacceptable impact on the water environment will not be permitted. In determining proposals, consideration shall be given to water levels, flows, quality, features, flood risk and biodiversity within the water environment. Policies SDCC2 – Flood Risk and SDCC3 – Sustainable Drainage Systems also expand on this. 10.30. An increase in flood risk and drainage concerns have been raised through objection. The applicant has submitted a Flood Risk Assessment (FRA) which has been assessed by both SEPA and the Council’s Flood Risk Management Team. Both have confirmed that they have no objections to the proposed development subject to the attachment of a condition requiring the provision of an updated Flood Risk Assessment which includes revised modelling based on site surveys. 92
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10.31. This should include a finalised site layout which includes finished floor levels and takes into account the findings of the FRA. Details on the implementation of a Sustainable Drainage Design which is independently checked in accordance with the Council’s SUDS Design Criteria Guidance should also be submitted. It is therefore considered the proposal is consistent with Policy 22 of NPF4 and Policies 16, SDCC2 and SDCC3 of SLLDP2. 10.32. Policy 15 - Travel and Transport of SLLDP2 requires all new development proposals to consider the resulting impacts of traffic growth as well as promoting opportunities for sustainable travel options. A number of roads related concerns have been raised by objectors including increased traffic congestion, road safety, lack of infrastructure and lack of transport links which will encourage car usage. 10.33. A Transport Assessment has been submitted as part of this application including traffic modelling and analysis. The Council’s Roads Development Management have reviewed the proposal in respect of access, traffic, parking and road safety considerations and note they would have no objection to the proposal subject to the attachment of conditions requiring the submission of supporting information. Conditions requiring the submission of a Parking Strategy, an Access Strategy, a Sustainable Transport Strategy, an Active Travel Strategy, a Transport Assessment, a Construction Management Plan and a Servicing Strategy. The proposal is therefore considered to comply with the principles of Policy 15 of SLLDP2. 10.34. Policy 13 - Sustainable Transport of NPF4 and Policy SDCC4 – Sustainable Transport of SLLDP2 aims to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport or everyday travel and reduce the need to travel unsustainably. As a new development, car parking requires to be provided. The development will also be required to incorporate EV parking and bicycle provision in line with Council policy. The proposal would also include a bus pick up and drop off point, cycleways and various pedestrian connection routes throughout the site. Subject to appropriate detail at the AMSiC stage, the proposal is therefore considered to comply with the principles of Policy 13 of NPF4 and Policy SDCC4 of SLLDP2. 10.35. Other Matters Loss of value and loss of view have been raised as concerns by adjacent residents; however, these are not valid planning considerations. Other points raised consider that insufficient information has been submitted with the application. The Planning Service is satisfied that sufficient information has been submitted to allow proper consideration of this Permission in Principle application. Disruption for local residents is another concern raised. Whilst it is inevitable that some level of disruption would occur as a result of development of this site, this would be for a temporary period only and is therefore not sufficient reason for refusal of the application. 10.36. Conclusion In conclusion, a full assessment of the proposal against the development plan has been carried out above. It is considered that the proposal will not result in any significant adverse amenity, environmental or safety impacts, and therefore complies with the relevant policies of the adopted National Planning Framework 4 and the adopted South Lanarkshire Local Development Plan 2. It is therefore considered appropriate for planning permission in principle to be granted subject to the attached conditions. 93
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11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant Planning Permission in Principle subject to the following conditions and a Section 75 Legal Agreement:- 01. Details of the specified matters listed below shall be submitted for consideration by the Planning Authority, in accordance with the timescales and other limitations in section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). For each identified phase of development, no development shall begin on the site unless all of the details listed in this condition have been submitted to and approved in writing by the Planning Authority. Thereafter the development shall be carried out in complete accordance with the details approved in relation to this condition. Specified matters:- a) Details of the layout of the site including all proposed means of access, roads, footways, visibility splays and parking areas; b) Details of the siting, design and external appearance of all buildings and any other structures, including plans and elevations showing dimensions and finishing materials; c) Details of all open spaces and landscaping in a landscaping scheme which demonstrates how it meets the requirements of the Landscaping Strategy submitted and approved as part of Conditions 14 and 27 below; d) A detailed levels survey of the site and cross sections showing proposed finished ground and floor levels relative to existing ground levels and a fixed ordnance datum point; e) Details of the proposed means of disposal of foul and surface water from the development; f) Details of the provision of street furniture, street lighting, public realm and public art within the proposed development; g) Details of the provisions in respect of biodiversity, species protection and habitat management within the site, including the submission of an up-to-date protected species survey in respect of the site; h) A scheme for the control and mitigation of dust that shall thereafter be implemented in accordance with a programme to be agreed in writing with the Council as Planning Authority; i) Full details of the provisions in respect of contamination and remediation measures/works associated with the proposed development; j) A noise impact assessment with each phase; k) Details of refuse and recycling proposals that accord with the approved waste strategy; l) Details of drainage and surface water management proposals that comply with the principles of SuDS; m) A Flood Risk Assessment Addendum; n) A Design and Access Statement which meets the requirements of Regulation 13 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013; o) Details of how each phase of development will comply with the approved Construction Traffic Management Plan; p) Details of how each phase of development will accord with the approved Lighting Strategy; q) Details of how peatland restoration/rewatering/rewetting will be undertaken including monitoring and management details; and r) A Tree Survey Report. 94
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Reason: Permission for the development has been granted in principle only and subsequent approval is required for these matters in accordance with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). 02. That the first application for the approval of matters specified in the conditions in relation to Site Zone A (social housing and neighbourhood centre) as defined in drawing No. SBA-ZZ-ZZ-DR-A-0021 Rev P2 of the consent hereby approved shall include the submission of the following details for consideration by the Planning Authority, in accordance with the timescales and other limitations in Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). No development shall begin on the site unless all of the details listed in this condition have been submitted to and approved in writing by the Planning Authority:- Zone A Parking Strategy (Condition 6) Zone A Access Strategy (Condition 7) Zone A Sustainable Transport Strategy (Condition 8) Zone A Active Travel Strategy (Condition 9) Transport Assessment (Condition 10) Zone A Construction Traffic Management Plan (Condition 11) Zone A Servicing Strategy (Condition 12) Zone A Drainage Strategy (Condition 13 ) Zone A Landscaping Strategy (Condition 14) Zone A Residential Waste Strategy (Condition 15) Zone A Lighting Strategy (Condition 16) Noise Impact Assessment (Condition 17) Affordable Housing Statement (Condition 41) Neighbourhood Centre (Condition 18) Zone A Biodiversity Enhancement Plan (Condition 19) Thereafter the works on site shall proceed in accordance with the approved details. Reason: Permission for the development has been granted in principle only and subsequent approval is required for these matters in accordance with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). 03. That the first application for the approval of matters specified in the conditions in relation to Site Zone B (housing and retirement village) as defined in drawing No. SBA-ZZ-ZZ-DR-A-0021 Rev P2 of the consent hereby approved shall include the submission of the following details for consideration by the Planning Authority, in accordance with the timescales and other limitations in Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). No development shall begin on the site unless all of the details listed in this condition have been submitted to and approved in writing by the Planning Authority:- Zone B Parking Strategy (Condition 20) Zone B Access Strategy (Condition 21) Zone B Sustainable Transport Strategy (Condition 22) Zone B Active Travel Strategy (Condition 23) Zone B Construction Traffic Management Strategy (Condition 24) Zone B Servicing Strategy for retirement village (Condition 25) Zone B Drainage Strategy (Condition 26) Zone B Landscaping Strategy (Condition 27) Zone B Residential Waste Strategy (Condition 28) Zone B Lighting Strategy (Condition 29) 95
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Noise Impact Assessment (Condition 30) Zone B Biodiversity Enhancement Plan (Condition 31) Class 8 Retirement Village Thereafter the works on site shall proceed in accordance with the approved details. Reason: Permission for the development has been granted in principle only and subsequent approval is required for these matters in accordance with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). 04. That the affordable housing, mainstream housing and local retail centre proposed on Site A shall be constructed and occupied prior to the occupation of any of the premises proposed on Site B. This requirement shall be highlighted in the Phasing Plan required by Condition 05 below. Reason: To ensure the delivery of both affordable housing provision and local retail provision on the application site. 05. That the first application for the approval of matters specified in the conditions submitted shall include a Phasing Plan covering the entire application site and shall be submitted to and approved in writing with the Council as Planning Authority. The Phasing plan shall include:- a) The sequence of development across the entire site b) The timing of delivery of all infrastructure works Following approval of the Phasing Plan, the development shall be implemented in accordance with the approved scheme, unless otherwise agreed by the Planning Authority. Reason: To ensure the satisfactory phasing of the development and the timeous delivery of infrastructure to serve the development. 06. That the Zone A Parking Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of the parking provision levels to be achieved within the development b) Details of the provisions in respect of electric vehicle charging (EVC) facilities c) Details of the provisions in respect of accessible parking d) Details of the provision of cycle parking e) Details in respect of pedestrian provisions associated with the development f) Details of the future management of parking provision within the development Reason: In the interests of road and public safety. 07. That the Zone A Access Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of all proposed points of access to the site. b) Details showing the proposed upgrading and widening of Auldhouse Road from South Shields Drive to the southern boundary of the application site. c) Details of all pedestrian, cycle and vehicular routes proposed to and throughout the site. 96
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d) Details of proposed provisions for disabled users including accessible parking bays, charging points and dropped kerbs. e) Details of links to existing public transport and rights of way. f) Details of boundary treatments proposed along new road infrastructure. For each phase of development, the access information submitted to discharge Condition 1 shall accord with the approved Zone A Access Strategy. Reason: To ensure the provision of an inclusive and accessible development. 08. That the Zone A Sustainable Transport Strategy required under the terms of Condition 2 of the consent hereby approved shall include measures to address the following matters to the satisfaction of the Council as Planning Authority:- a) Full details of measures to address pedestrian connectivity within and around the site. b) Full details of measures to provide cycling connectivity within the site which connect and improve the wider cycle networks in the surrounding area. These details should specifically include a shared-use cycleway along the frontage of Auldhouse Road that complies with Cycling by Design. c) Full details of public transport connections and infrastructure that will be available and details of how the occupiers and visitors to the site can be encouraged to utilise these elements. d) Full details of the proposals in respect of any bus stops that require to be repositioned/relocated to facilitate the development. Reason: In the interests of road and public safety. 09. That the Zone A Active Travel Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Full details of how the development will prioritise walking, cycling and wheeling. b) Full details of the provisions of secure and covered public storage for cycles/electric bikes. c) Full details of existing pedestrian and cycle networks including potential offsite improvements. d) Details of how occupiers will be encouraged to utilise sustainable forms of transport. Reason: To promote walking, cycling and wheeling to encourage healthier and more sustainable communities. 10. That the Transport Assessment required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Full details in respect of junction assessments and improvements associated with the development. b) Updated junction modelling based on updated traffic surveys that clearly establish the impact of each phase of the development. c) Should the modelling in point b) indicate that the development would cause a junction to operate at over or further-over capacity, the developer shall identify junction improvement works to mitigate the development impacts and ensure no- net detriment. 97
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No works shall start on site until the above details have been submitted to and approved by the Council as Planning Authority. Any junction improvement works identified by the modelling details in b) and c) above shall be carried out by the developer as agreed with the Council as Planning Authority Reason: In the interests of road and public safety. 11. That the Zone A Construction Traffic Management Plan required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of the route to and from the site for all construction traffic. b) Details of car parking for staff and sub-contractors. c) Details of drop-off and storage locations for materials. d) Details of wheel washing facilities. e) Details of times for deliveries. f) Details of any temporary traffic management. g) Details of how this will be managed including site contact details. h) Details of construction compound locations and means of access. Reason: In the interests of road and public safety. 12. That the Zone A Servicing Strategy for the neighbourhood centre required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of refuse provisions in respect of non-residential and commercial units within the site. b) Details of servicing in respect of all non-residential properties within the site - this includes confirmation of the acceptable servicing hours and vehicle sizes that can be accommodated in the development. c) Details to confirm that all servicing will be undertaken within the site boundary. Reason: In the interests of amenity 13. That the Zone A Drainage Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Confirmation of the suitability, in regard to both condition and capacity, of existing drainage systems to receive site-wide surface water discharge from the development. b) Details of the proposed Sustainable Drainage System (SuDS) proposed to serve the development, including construction, operation and maintenance details. Reason: To ensure that the disposal of surface water from the site is dealt with in a safe and sustainable manner, to return it to the natural water cycle with minimal adverse impact on people and the environment and to alleviate the potential for on- site and off-site flooding. 14. That the Zone A Landscaping Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- 98
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a) Details of all existing trees and hedgerows plus details of those to be retained and measures for their protection in the course of development; b) Details and specification of all trees, shrubs, grass mix, etc., including, where appropriate, the planting of fruit/apple trees; c) Details of any top-soiling or other treatment to the ground; d) Details including sections of any mounding, earthworks and hard landscaping; e) Details of the initial and future maintenance of the landscaped areas; f) Details of an informal play area to serve residential properties on site; g) Details of the phasing of these works; and h) Details of arrangements for the management and maintenance of all areas of open space and public realm. Reason: To ensure the appropriate provision of landscaping within the site and to ensure it can be installed and maintained from within the development. 15. That the Residential Waste Strategy specified under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of facilities for the storage of residential refuse and recycling within the proposed development, including the design, location and access for uplift. b) Details for the storage and the collection of commercial waste arising from the proposed development including litter bin provision for public use. The agreed details shall be in place prior to the development being brought into use. Reason: To safeguard the environmental amenity of the area. 16. That the Zone A Lighting Strategy specified under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of all external lighting including streetlights, bollards, in-ground pathway markers, uplighters and illuminated street furniture; and b) Details of how the lighting strategy will be implemented with regard to the various construction phases and what processes will be in place to ensure consistent implementation of the strategy across the wider development. Reason: To ensure the provision of adequate lighting, minimise the risk of nuisance from light pollution to nearby occupants and to ensure there will no distraction to users of the trunk road. 17. That the Noise Impact Assessment specified under Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of baseline sound levels at the nearest noise-sensitive premises. b) Details of all noise generating plant, equipment or machinery at the site boundaries. c) Details of rating levels including acoustic feature corrections. d) Details of proposed mitigation measures designed to ensure the rating level does not exceed the existing background noise level. Thereafter any approved mitigation measures shall be implemented and maintained to the satisfaction of the Council as Planning Authority. 99
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Reason: To minimise noise disturbance to adjacent occupants. 18. That the subsequent application(s) for the approval of matters specified in the conditions of the consent hereby approved for the neighbourhood centre shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of how the neighbourhood centre will operate, including specification of all uses. b) Details of hours of operation. c) Details of how the neighbourhood centre will be managed/maintained. d) Details of the patron and staff car parking. e) Details of street lighting and furniture associated with the neighbourhood centre. f) Details of accessibility. Reason: These details have not been submitted or approved. 19. That the Zone A Biodiversity Enhancement Plan (BEP) specified under Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Full details of existing site biodiversity. b) Detailed action plan including description, design and specification of proposed enhancement features to be implemented. c) Plan showing locations of proposed enhancement features. d) Details of what stage the enhancement features will be installed. e) Management and monitoring plan. Thereafter any approved enhancement measures shall be implemented and maintained to the satisfaction of the Council as Planning Authority. Reason: To ensure the provision of appropriate biodiversity enhancement features. 20. That the Zone B Parking Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of the parking provision levels to be achieved within the development. b) Details of the provisions in respect of electric vehicle charging (EVC) facilities. c) Details of the provisions in respect of accessible parking. d) Details of the provision of cycle parking. e) Details in respect of pedestrian provisions associated with the development. f) Details of the future management of parking provision within the development. Reason: In the interests of road and public safety. 21. That the Zone B Access Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of all proposed points of access to the site. b) Details of all pedestrian, cycle and vehicular routes proposed to and throughout the site. c) Details of proposed provisions for disabled users including accessible parking bays, charging points and dropped kerbs. 100
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d) Details of links to existing public transport and rights of way. e) For each phase of development, the access information submitted to discharge Condition 1 shall accord with the approved Access Strategy. Reason: To ensure the provision of an inclusive and accessible development. 22. That the Zone B Sustainable Transport Strategy required under the terms of Condition 3 of the consent hereby approved shall include measures to address the following matters to the satisfaction of the Council as Planning Authority:- a) Full details of measures to address pedestrian connectivity within and around the site. b) Full details of measures to provide cycling connectivity within the site which connect and improve the wider cycle networks in the surrounding area. c) Full details of public transport connections and infrastructure that will be available and details of how the occupiers and visitors to the site can be encouraged to utilise these elements. d) Full details of the proposals in respect of any bus stops that require to be repositioned/relocated to facilitate the development. Reason: In the interests of road and public safety. 23. That the Zone B Active Travel Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Full details of how the development will prioritise walking, cycling and wheeling. b) Full details of the provisions of secure and covered public storage for cycles/electric bikes. c) Full details of existing pedestrian and cycle networks including potential offsite improvements. d) Details of how occupiers will be encouraged to utilise sustainable forms of transport. Reason: To promote walking, cycling and wheeling to encourage healthier and more sustainable communities. 24. That the Zone B Construction Traffic Management Plan required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of the route to and from the site for all construction traffic. b) Details of car parking for staff and sub-contractors. c) Details of drop-off and storage locations for materials. d) Details of wheel washing facilities. e) Details of times for deliveries. f) Details of any temporary traffic management. g) Details of how this will be managed including site contact details. h) Details of construction compound locations and means of access. Reason: In the interests of road and public safety. 25. That the Zone B Servicing Strategy for the retirement village required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- 101
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a) Details of refuse provisions in respect of non-residential and commercial units within the site. b) Details of servicing in respect of all non-residential properties within the site - this includes confirmation of the acceptable servicing hours and vehicle sizes that can be accommodated in the development. c) Details to confirm that all servicing will be undertaken within the site boundary. Reason: In the interests of road and public safety. 26. That the Zone B Drainage Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Confirmation of the suitability, in regard to both condition and capacity, of existing drainage systems to receive site-wide surface water discharge from the development. b) Details of the proposed Sustainable Drainage System (SuDS) proposed to serve the development, including construction, operation and maintenance details. Reason: To ensure that the disposal of surface water from the site is dealt with in a safe and sustainable manner, to return it to the natural water cycle with minimal adverse impact on people and the environment and to alleviate the potential for on- site and off-site flooding. 27. That the Zone B Landscaping Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details and specification of all trees, shrubs, grass mix, etc., including, where appropriate, the planting of fruit/apple trees; b) Details of any top-soiling or other treatment to the ground; c) Details including sections of any mounding, earthworks and hard landscaping; d) Details of the initial and future maintenance of the landscaped areas; e) Details of an informal play area to serve residential properties on site; f) Details of the phasing of these works; g) Details of arrangements for the management and maintenance of all areas of open space and public realm; and h) Details of all existing trees and hedgerows plus details of those to be retained and measures for their protection in the course of development. Reason: To ensure the appropriate provision of landscaping within the site and to ensure it can be installed and maintained from within the development. 28. That the Zone B Residential Waste Strategy specified under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of facilities for the storage of residential refuse and recycling within the proposed development, including the design, location and access for uplift. b) Details for the storage and the collection of commercial waste arising from the proposed development including litter bin provision for public use. The agreed details shall be in place prior to the development being brought into use. Reason: To safeguard the environmental amenity of the area. 102
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29. That the Zone B Lighting Strategy specified under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of all external lighting including streetlights, bollards, in-ground pathway markers, uplighters and illuminated street furniture; and b) Details of how the lighting strategy will be implemented with regard to the various construction phases and what processes will be in place to ensure consistent implementation of the strategy across the wider development. Reason: To ensure the provision of adequate lighting, minimise the risk of nuisance from light pollution to nearby occupants and to ensure there will no distraction to users of the trunk road. 30. That the Noise Impact Assessment specified under Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of baseline sound levels at the nearest noise-sensitive premises. b) Details of all noise generating plant, equipment or machinery at the site boundaries. c) Details of rating levels including acoustic feature corrections. d) Details of proposed mitigation measures designed to ensure the rating level does not exceed the existing background noise level. Thereafter any approved mitigation measures shall be implemented and maintained to the satisfaction of the Council as Planning Authority. Reason: To minimise noise disturbance to adjacent occupants. 31. That the Zone B Biodiversity Enhancement Plan (BEP) specified under Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Full details of existing site biodiversity. b) Detailed action plan including description, design and specification of proposed enhancement features to be implemented. c) Plan showing locations of proposed enhancement features. d) Details of what stage the enhancement features will be installed. e) Management and monitoring plan. Thereafter any approved enhancement measures shall be implemented and maintained to the satisfaction of the Council as Planning Authority. Reason: To ensure the provision of appropriate biodiversity enhancement features. 32. That the subsequent application(s) for the approval of matters specified in the conditions of the consent hereby approved for the Class 8 retirement village shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- 103
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a) Details of how the retirement village will operate, including details of how the site will remain in a single ownership, the identity of the owner and specification of the tenancy model to then be utilised by that owner. b) Details of communal buildings and facilities, hours of operation and visiting arrangements. c) Details of how the retirement village will be managed/maintained by the operator. d) Details of the patron and staff car parking. e) Details of street lighting and furniture associated with the neighbourhood centre. f) Details of accessibility. Reason: These details have not been submitted or approved. 33. That the Flood Risk Assessment (FRA) required under the terms of Condition 1 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Revised modelling based on site surveys. b) Site layout including finished floor levels which takes into account the findings of the updated FRA. Reason: To ensure the compliance of the development with relevant national planning policy in respect of flood risk management. 34. That the matters specified under the terms of Condition 1 of the consent hereby approved shall include the further surveys and assessment, mitigation, recommendations, compensations and enhancements specified under the Babbity Environmental Ltd report titled Preliminary Ecological Appraisal dated October 2025 and thereafter the further surveys and assessment, mitigation, recommendations, compensations and enhancements shall be delivered to the satisfaction of the Council as Planning Authority. Reason: To ensure that any species are protected and suitable mitigation measures are put in place. 35. No development shall take place within the development site as outlined in red on the approved plan until the developer has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority in agreement with the West of Scotland Archaeology Service. Reason: To ensure that all matters of archaeological importance are appropriately dealt with as part of the redevelopment of the site. 36. For the avoidance of doubt, the former curling pond referred to within the Babbity Langlands West Historic Environment Assessment (dated 28 October 2025) shall be retained throughout works and include the provision of an interpretation board and signage to highlight its cultural significance. Reason: To ensure the protection of items of archaeological importance. 104
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37. (a) The applicant shall be required to undertake a comprehensive site investigation, carried out to the appropriate Phase level, to be submitted to and approved in writing by the Council as Planning Authority. The investigation shall be completed in accordance with the advice given in the following:- (i) Planning Advice Note 33 (2000) and Part IIA of the Environmental Protection Act 1990 (as inserted by section 57 of the Environment Act 1995); (ii) Contaminated Land Report 11 - 'Model Procedures for the Management of Land Contamination (CLR 11) - issued by DEFRA and the Environment Agency; (iii) BS 10175:2001 - British Standards institution 'The Investigation of Potentially Contaminated Sites - Code of Practice'. (b) If the Phase 1 investigation indicates any potential pollution linkages, a Conceptual Site Model must be formulated and these linkages must be subjected to risk assessment. If a Phase 2 investigation is required, then a risk assessment of all relevant pollution linkages using site specific assessment criteria will require to be submitted. (c) If the risk assessment identifies any unacceptable risks, a detailed remediation strategy will be submitted to and approved in writing by the Council as Planning Authority. No works other than investigative works shall be carried out on site prior to receipt of the Council's written approval of the remediation plan. Reason: To avoid unacceptable risks to human health and the environment, to ensure that the land is remediated and made suitable for its proposed use. 38. That the peatland restoration plan required under the terms of Condition 1 of the consent hereby approved shall include the provision of the following details, to the satisfaction of the Council as Planning Authority in consultation with NatureScot:- a) Details of hydrological management. b) Details of vegetation management. c) Details of buffer zones. d) Details of timescales for implementation of restoration works. e) Details of a monitoring and management programme. Reason: To ensure hydrological function is restored, bare peat is revegetated and carbon sequestration potential is restored. 39. That the Affordable Housing Statement required under the terms of Condition 2 of the consent hereby approved shall include details to demonstrate how the affordable housing will be delivered in respect of the proposed residential phases of the development. The Affordable Housing Statement shall contain:- a) Confirmation of the location of the affordable housing. b) Confirmation of the tenure mix of the affordable housing including an accommodation schedule. c) Details of the registered social landlord who will be responsible for the delivery and ongoing maintenance of the affordable housing. Reason: To ensure the provision of affordable housing within the site in accordance with Council requirements. 105
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40. That the Tree Survey Report required under the provisions of Condition 1 of the consent hereby approved shall include the provision of the following detail to the satisfaction of the Council as Planning Authority:- a) A tree survey assessment of all trees on site including a tree location map, tree schedule, condition assessment and categorisation. b) A Tree Constraints Plan (TCP) indicating Root Protection Areas (RPA’s). c) A plan showing all trees to be retained and removed. d) Details of proposed mitigation/replanting (possibly not necessary due to landscaping conditions). Reason: These details have not been submitted or approved. 41. That notwithstanding the requirements of the Babbity Environmental Ltd report titled Preliminary Ecological Appraisal dated October 2025, the first application for the approval of matters specified in the conditions submitted shall include an Ecological Mitigation and Management Plan (EMMP) that includes the provision of the following:- a) Details of ecological constraints and species/habitats to be protected. b) Details of mitigation measures, fencing of sensitive areas and timing of works to avoid breeding birds. c) Details of ecological enhancements. d) Details of management prescriptions to achieve these aims. e) Details of a monitoring programme and remediation strategy if mitigation fails. f) Identification of the person/body responsible for management works. The EEMP shall then be implemented as agreed throughout the construction of the development. Reason: To support habitat creation and ensure ongoing monitoring to secure biodiversity gains in line with national planning policy. 42. That notwithstanding the requirements of the Babbity Environmental Ltd report titled Preliminary Ecological Appraisal dated October 2025, the first application for the approval of matters specified in the conditions submitted shall include a Construction Ecological Management Plan (CEMP) that includes the provision of the following detail to the satisfaction of the Council as Planning Authority:- a) A risk assessment of damaging construction activities. b) Details of measures to avoid impacts on protected species. c) Details of measures for watercourse protection and pollution prevention. d) Identification of the qualified person/body appointed to oversee works. The CEMP shall then be implemented as agreed throughout the construction of the development. Reason: To guide mitigation during development works. 43. That the first application for the approval of matters specified in the conditions submitted shall include an updated National Vegetation Classification Survey Report to be approved in writing by the Council as Planning Authority. Reason: To ensure the provision of up-to-date information. 106
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44. The maximum number of residential units and gross floorspace within the site area hereby approved shall not exceed:- a) Site A 250 affordable homes 72 private for sale homes Neighbourhood retail centre - Local facilities including up to 800m² of Class 1A retail floorspace, up to 300m² of Class 4 business floorspace and up to 800m² Class 10 non-residential use floorspace. b) Site B 128 private for sale homes 150 units in a Class 8 retirement village Reason: The above is considered appropriate in terms of the capacity of the consented development site. 12. Reason for Decision 12.1. The proposal would have no significant adverse impact on amenity, public safety or the local environment that would merit refusal of the application and, subject to relevant conditions, should generally comply with the provisions of Policies 1, 2, 3, 4, 5, 6, 13, 14, 15, 16, 20, 22, 27 and 28 of the National Planning Framework 4 and Policies 1, 2, 3, 5, 7, 9, 10, 11, 12, 14, 15, 16, DM1, DM20, NHE9, NHE11, NHE12, NHE13, NHE20, SDCC2, SDCC3 and SDCC4 of the adopted South Lanarkshire Local Development Plan 2 (2021). Kevin Carr Executive Director (Community and Enterprise Resources) Date: 1 June 2026 Background Papers Further information relating to the application can be found online:- Langlands West, Greenhills Road, East Kilbride Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 107
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Addendum Specifying Heads of Terms in relation to an agreement under Section 75 of the Town and Country Planning (Scotland) Act 1997. Planning Application No. P/23/1317 Development Description Proposed residential-led mixed use development including ancillary retail (Class 1A), vehicular and pedestrian access, peat restoration, open space, landscaping, parking, infrastructure and associated works (Planning Permission in Principle) Site Address Langlands West Greenhills Road East Kilbride G75 0QQ Applicant McTaggart Construction, Jackton Estates Ltd & Link Group Date of Committee 9th June 2026 Type of obligation Section 75 Obligations Resource Summary of Required Contributions Community N/A Education Contributions towards education requirements at the following schools:- Greenhills Primary St Louise Primary Duncanrig Secondary St Andrews and St Brides Secondary Nursery provision in the local area Housing Suitable clauses to ensure that affordable housing is provided as part of the development. Roads N/A 108
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