Agenda Document Pack - Planning Committee - 11/08/2026
South Lanarkshire Council · 11 August 2026
Back to Planning Committee — 11 August 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, 03 August 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, 11 August 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, Mo Razzaq, John Ross, Graham Scott, David Shearer, Helen Toner, David Watson, Kirsty Williams Substitutes Walter Brogan, Robert Brown, Mathew Buchanan, 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 9 June 2026 submitted for approval as a correct record. (Copy attached) 5 - 10 Item(s) for Decision 3 Application P/24/1354 for Erection of 22 Houses, Associated Access and Retail Unit with Parking Provision at Land Adjacent to Meikle Earnock Road, Hamilton Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 11 - 24 4 Application P/25/0825 for Erection of Side and Rear Extensions to Existing Manufacturing and Distribution Facility Including Installation of Noise Barrier, Formation of Vehicular Turning Areas, Reconfiguration of Car Park and Associated Works at Thistle Seafoods, Goldie Road, Bothwell Park Industrial Estate, Uddingston Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 25 - 36 5 Application P/25/1550 for Creation of a Food Court with Seating, Installation of 3 Jet Washes, New Car Park, Bin Store and Associated Works at 12 Ladyacre Road, Lanark Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 37 - 44 6 Application P/26/0128 for Use of Industrial/Storage Warehouse as a Padel Court Sports Facility with Associated Alterations (Retrospective) at Building A, 5 Stroud Road, East Kilbride Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 45 - 54 7 Application P/26/0264 for Change of Use of Former Guest House/Office to Children's Residential Care Home to Accommodate 4 Children (Class 8 Residential Institution), with Associated Works at 35 Howieshill Road, Cambuslang Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 55 - 62 8 Application P/26/0293 for Erection of House and Associated Works (Planning Permission in Principle) at Hollybank, Biggar Road, Carnwath, Lanark Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 63 - 70 9 Application P/26/0321 for Change of Use of Open Space to Yard Space at Dunsmore Brothers, Burnhead Road, Larkhall Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 71 - 78 2
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10 Application P/26/0407 for Erection of 224 Houses with Associated Infrastructure and Landscaping (Application Under Section 75A of the Act to Modify Planning Obligations for Planning Consent P/23/0293 to Remove Affordable Housing Contributions) at Land 350 Metres Southeast of Wellburn Farm, Strathaven Road, Lesmahagow, Lanark Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 79 - 86 11 Application P/26/0430 for Erection of House at Eastford, B7016 from Forth A706 to Carnwath A70, Forth Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 87 - 94 12 Application P/26/0440 for Extension to 3rd Floor Over Flat Roof Area at 34 Old Mill Road, Uddingston Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 95 - 102 13 Application P/26/0443 for Construction and Operation of Renewable Energy Development, Comprising 13 Wind Turbines with Maximum Blade Tip Height of 240 Metres with a Combined Generating Capacity Greater Than 50 Megawatts, a Battery Energy Storage System of up to 50 Megawatts and Associated Infrastructure (Section 36 Consultation) at Land Lying Approximately 10km South of Crawford and 7km South of Elvanfoot, Lanark Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 103 - 114 14 Application P/26/0589 for Erection of Vehicle Garage for Adjacent House and Erection of Timber Fence on Side Boundary (Part Retrospective) at 7 Woodlands View, Stonehouse Report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 115 - 120 Urgent Business 15 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 9 June 2026 Chair: Councillor Richard Nelson Councillors Present: Councillor Alex Allison, Councillor Ralph Barker, Councillor Archie Buchanan, Councillor Ross Clark, Councillor Gerry Convery (Depute), Councillor Margaret Cowie, Councillor Maureen Devlin (ex officio), Councillor Colin Dewar, Councillor Allan Falconer (substitute for Councillor Martin Lennon), Councillor Gladys Ferguson-Miller (substitute for Councillor Alistair Fulton), Councillor Celine Handibode, Councillor Graeme Horne, Councillor Ross Lambie, Councillor Davie McLachlan, Councillor Norman Rae, Councillor Mo Razzaq, Councillor John Ross, Councillor Graham Scott, Councillor David Shearer, Councillor Helen Toner, Councillor Kirsty Williams Councillors' Apologies: Councillor Mary Donnelly, Councillor Alistair Fulton, Councillor Cal Johnston-Dempsey, Councillor Martin Lennon, Councillor David Watson Attending: Community and Enterprise Resources F Carlin, Head of Planning and Regulatory Services; A Bennie, Planning Officer (Advanced); B Darroch, Planning Area Manager (East Team); F Jack, Roads Area Manager, East Kilbride, Cambuslang and Rutherglen; D Russell, Planning Area Manager (West Team) Finance and Corporate Resources S Jessup, Administration Assistant; C Lyon, 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 12 May 2026 were submitted for approval as a correct record. The Committee decided: that the minutes be approved as a correct record. Councillor Devlin left the meeting following consideration of this item of business 3 Planning Appeal Decisions - 1 October 2025 to 31 March 2026 A report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application appeal decisions issued by the Scottish Government’s Planning and Environmental Appeals Division during the period 1 October 2025 to 31 March 2026. 2 5
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The Committee decided: that the decisions issued by the Scottish Government’s Planning and Environmental Appeals Division in relation to South Lanarkshire Council, during the period 1 October 2025 to 31 March 2026, be noted. [Reference: Minutes of 28 October 2025 (Paragraph 3)] 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 A report dated 1 June 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 12 May 2026, the Committee continued the consideration of the application to a future meeting 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 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. Following discussion, during which officers responded to members’ questions on various aspects of the report, Councillor Convery, seconded by Councillor McLachlan, moved that the application be granted, subject to the conditions specified in the Executive Director’s report and an appropriate Section 75 Agreement. Councillor Barker, seconded by Councillor Clark, moved that the application be refused based on the evidence in the document relating to the report, in terms of the Residential Visual Amenity Assessment (RVAA) mitigation, not being sufficient against the high magnitude of change to breach the threshold. On a vote being taken using the electronic voting system, 6 members voted for the motion and 10 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 refused for the reason detailed above. [Reference: Minutes of 12 May 2026 (Paragraph 5) and 7 July 2015 (Paragraph 15)] Councillor McLachlan asked that his dissent be recorded in response to not being permitted to speak to a Point of Order 6
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In terms of Standing Order No 40(c), Councillors Falconer, Ferguson-Miller, Nelson, Razzaq and Williams were unable to participate in this item as they had not been present when this item was considered at a previous meeting Councillor Nelson, having not been present when this item was previously considered, withdrew from the Chair for this item of business. Councillor Convery took the Chair for this item 5 Application P/25/0015 for Erection of House (Planning Permission in Principle) at Land 190 Metres North of Forthview, Blackhill Road, Forth, Lanark A report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0015 by R Mackie for the erection of a house (planning permission in principle) at land 190 metres north of Forthview, Blackhill Road, Forth, Lanark. The Committee decided: that planning application P/25/0015 by R Mackie for the erection of a house (planning permission in principle) at land 190 metres north of Forthview, Blackhill Road, Forth, Lanark be refused for the reasons detailed in the Executive Director’s report. 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 The Chair advised that this application had been withdrawn at the request of the applicant. The Committee decided: to note the position. 7 P/25/0900 for Erection of House, Formation of Access and Associated Works at North Garngour Farm, Garngour Road, Lesmahagow The Chair advised that this application had been withdrawn at the request of the applicant. The Committee decided: to note the position. 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 A report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1261 by The East Kilbride Community Trust for the erection of a 2-storey community football space building incorporating changing facilities, fitness suite, café, function rooms and meeting rooms (sui generis) with associated parking and landscaping at K-Park Training Academy, Calderglen Country Park, Strathaven Road, East Kilbride. There followed a discussion on the application during which an officer responded to a member’s question on aspects of the report. 7
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The Committee decided: that planning application P/25/1261 by The East Kilbride Community Trust for the erection of a 2-storey community football space building incorporating changing facilities, fitness suite, café, function rooms and meeting rooms (sui generis) with associated parking and landscaping at K-Park Training Academy, Calderglen Country Park, Strathaven Road, East Kilbride be granted:- on the grounds that the facility would enhance the health and wellbeing aspects of Calderglen Country Park in terms of Policy 21 – Play, Recreation and Sport of National Planning Framework 4 subject to the following condition:- “The development to which this permission relates shall be begun no later than the expiration of three years beginning with the date of grant of the decision notice. Reason To comply with Section 58(1) of the Town and Country Planning (Scotland) Act 1997 (as amended).” 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 A report dated 1 June 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1317 by McTaggart Construction, Jackton Estates Limited and Link Group 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 (planning permission in principle) at Langlands West, Greenhills Road, East Kilbride. 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. Members of the Committee welcomed the development which included 250 units of social housing and 150 units, including bungalows, as part of a retirement village. The Committee decided: that planning application P/25/1317 by McTaggart Construction, Jackton Estates Limited and Link Group 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 (planning permission in principle) at Langlands West, Greenhills Road, East Kilbride be granted subject to:- the conditions specified in the Executive Director’s report 8
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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)] 10 Urgent Business There were no items of urgent business. Chair’s Closing Remarks The Chair advised that this would be the last meeting that Fraser Jack, Roads Area Manager, East Kilbride, Cambuslang and Rutherglen, would be attending following his recent promotion. The Chair, on behalf of the members of the Committee, thanked him for his advice and assistance over the years and wished him well in his new post. The Chair also advised that this would be the last meeting that Shona Jessup, Administration Assistant, would be attending prior to her forthcoming retirement. The Chair, on behalf of the members of the Committee, thanked her for her assistance to the Committee over the years and wished her well on her retirement. 9
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Report Agenda Item Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/24/1354 Proposal: Erection of 22 houses, associated access and retail unit with parking provision Site Address: Land Adjacent to Meikle Earnock Road, Hamilton, ML3 8FD Applicant: MK Homes (Hamilton) Ltd Agent: Colin Hardie Ward: 18 - Hamilton West and Earnock Application Type: Full planning permission Advert Date: Hamilton Advertiser – 27 February 2025 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions following due legal process to meet the terms of the existing Section 75 agreement Legal Agreement: Matters are required to be undertaken to address the terms of the Section 75 attached to the original planning permission in principle for the site (Reference HM/10/0052) Direction to Scottish Ministers No 3 11
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1. Reason for Report 1.1. The Scheme of Delegation requires that this application is to be determined by the Planning Committee as the proposal is recommended for approval and is the subject of more than 5 letters of objection. 2. Site Description 2.1. The application site extends to approximately 1.5ha and relates to an area of undeveloped grassland. The site is situated in the designated Hamilton Community Growth Area (CGA) within the adopted South Lanarkshire Local Development Plan 2. 2.2. The site is enclosed to the north by Meikle Earnock Road and further by residential properties. To the east, the site is bound by an adjacent footpath (a designated core path) and trees, and further by residential properties. To the south, the site is enclosed by open space, including an existing SUDS pond. The site is enclosed to the west by an existing footpath and further by residential properties. 2.3. The gradient of the site falls from the north, from the road network, to the south towards the SUDS pond. In addition, the gradient of the site also falls from west, from the adjacent residential properties, to the east towards the trees and footpath. 2.4. Vehicular and pedestrian access to the site is via Meikle Earnock Road. 2.5. The proposal has been the subject of significant design changes including the rotation of the retail unit and a number of dwellings to provide frontage to Meikle Earnock Road. In addition, a number of pedestrian footpath links have been included throughout the site to provide linkage to existing footpath networks. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of 22 houses, associated access and retail unit with parking provision on land adjacent to Meikle Earnock Road, Hamilton. 3.2. The proposal relates to the erection of a retail unit, approximately 420sq.m gross. The unit includes a retail sales area (280sq.m) and whilst to date there is no identified occupier of the unit, it is anticipated that the sales offer will be groceries and household items. In addition, the unit includes an ATM, staff facilities, a service yard and associated parking. Externally the retail unit is proposed to be finished in a combination of masonry cladding and metal cladding panels, aluminium glazing panels and a curved seam metal clad roof. Vehicular access to the retail unit is proposed from the new road to be formed and pedestrian access to the retail unit would be from Meikle Earnock Road. 3.3. The proposal also includes 22 detached and semi-detached bungalows and two storey dwellings. Externally, the properties are proposed to be finished in a combination of render, masonry, cladding, glazing panels and concrete roof tiles. 3.4. The proposal includes vehicular access to the development from Meikle Earnock Road. In addition, pedestrian accesses are proposed from Meikle Earnock Road and via the existing footpath to the rear of MacDairmid Drive and there are footpath links throughout the site. 12
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4. Relevant Planning History 4.1. The planning history relating to this site is as follows:- HM/10/0052 - Development of Community Growth Area, comprising housing, neighbourhood centre, community facilities, access roads, open space and landscaping (Planning in Principle) (approved 11 May 2017). P/25/1513 - Development of Community Growth Area, comprising housing, neighbourhood centre, community facilities, access roads, open space and landscaping (Application under Section 42 of the Act to vary condition 2 and 3 of HM/10/0052 to allow for the submission of further applications) (approved 12 May 2026) 5. Supporting Information 5.1. In support of the planning application, the following has been submitted:- Geo-Environmental Site Investigation Flood Risk Assessment Preliminary Ecology Assessment 6. Consultations 6.1. Environmental Services - No objection to the proposal, subject to conditions relating to the submission of a detailed remediation strategy for the site and construction noise. Response: Noted. 6.2. Roads Development Management Team – No objection to the proposal regarding parking or access arrangements and they recommended conditions relating to the submission of a Construction Phase Traffic Management Plan and the provision of minimum visibility splays. Response: Noted. 6.3. Roads Flood Risk Management – Requested the submission of a Flood Risk Assessment and following review have no objection to the proposal. Response: Noted. 6.4. Scottish Water - No objection to the proposal. Response: Noted. 7. Representations 7.1. Following the statutory periods of neighbour notification and advertisement, 26 objections have been received. It is noted that following the design changes at the site, neighbour notification was undertaken again to afford those interested parties the opportunity to review the changes and make further comment if appropriate. The issues raised are summarised as follows:- Design and Amenity Issues The new retail unit will cause excessive noise and disturbance The development will result in overlooking and loss of privacy of the properties at MacDairmid Drive More homes in the area will result in overdevelopment The retail unit will create increased footfall in the area The construction process will be disruptive for local residents 13
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Impact on the Natural Environment Concern regarding the adverse impact on wildlife The development will result in a loss of greenspace The proposal will adversely impact biodiversity on the site There will be a loss of natural habitats There will be trees lost to accommodate the development A full habitat survey requires to be undertaken Roads Related Matters The proposed junction is too close to the roundabout and will have an impact on road safety Meikle Earnock Road has been subject to flooding and this will be made worse by the development of the site The proposal will result in increased traffic in the area There are no pedestrian crossings at this site The new access from Meikle Earnock Road will create additional congestion and increase the risk of accidents There will be additional strain on the road network There have been a high number of road accidents in the Hamilton Community Growth Area Other Matters Raised The proposal does not accord with the Local Development Plan The proposal will exacerbate existing drainage issues in the area There will be increased demand on local services, such as schools and healthcare The proposal does not align with the overarching goals of the local plan which promotes sustainable growth while safeguarding community well-being and environmental quality NPF4 emphasises biodiversity, local character and infrastructure capacity and this proposal does not align with these policy issues When we bought our property we were assured that no-one would build on this land 7.2. These letters are available on the planning portal and considered further in the assessment below. 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 sets out spatial principles, regional priorities, national developments and national planning policy. The relevant policies are:- 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 13 - Sustainable Transport Policy 14 - Design, Quality and Place 14
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Policy 15 - Local Living and 20 Minute Neighbourhoods Policy 16 - Quality Homes Policy 28 - Retail 8.3. South Lanarkshire Local Development Plan 2 For the purposes of determining planning applications the Council will 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 and 2 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 5 - Development Management and Placemaking Policy 13 - Green Network and Greenspace Policy 15 - Travel and Transport Policy DM1 - New Development Design 9. Guidance 9.1. None. 10. Assessment and Discussion 10.1. The determining issues in the consideration of this application are its compliance with national policy, local development plan policy and its impact on residential amenity, traffic safety, environmental matters and infrastructure issues. 10.2. Principle of Development The application site is designated as being a Community Growth Area (CGA) for Hamilton under the terms of Policy 1 of the adopted Local Development Plan. The development of the community growth areas throughout South Lanarkshire is identified as a spatial strategy priority of the adopted Local Development Plan. In addition, the Local Development Plan identifies a number of requirements for Hamiton West CGA in Appendix 3 and specifically identifies the ‘provision of a local retail facility of a scale appropriate to serve the Community Growth Area.’ The proposal relates to a retail unit and residential accommodation at a sustainable location in Hamilton as part of the CGA. Therefore, it is considered that the proposal raises no issues within the context of Policy 1 of the Local Development Plan. 10.3. The masterplan for the Hamiton CGA, as designated under the provisions of Policy 1 of the adopted Local Development Plan, was approved by planning permission in principle HM/10/0052 and was the subject of a Section 75 legal agreement. The application site is identified in the approved masterplan as part of a larger site which is allocated as a ‘neighbourhood centre and community facility.’ However, part of the site has now been built out and occupied for residential use under the provisions of HM/18/0014 (approval of matters specified in conditions for 100 units). In addition, following the approval of the masterplan in 2017 there has been no interest from any third parties in the delivery of a neighbourhood centre or a community facility at this site. Subsequently, this application seeks to provide a neighbourhood retail offer as part of the proposal. 10.4. Policy 28 of NPF4 seeks to encourage, promote and facilitate retail investment to the most sustainable locations. Specifically, part (c) of this policy supports proposals for new small scale neighbourhood retail development where the proposed development reinforces local living, including 20 minute neighbourhoods and will contribute to the health and wellbeing of the local community. 15
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10.5. As detailed above, Policy 1 of the adopted Local Development Plan included provisions for a local retail element to serve the new dwellings and community in the CGA. In addition, the construction and occupation of the dwellings within the CGA is well underway without any associated local retail provision. The retail element of the site would create a small-scale neighbourhood facility which would contribute towards local living and 20 minute neighbourhoods, providing a local food offer for many nearby residents whilst simultaneously reducing reliance on the car. Therefore, this element of the development accords with the provisions of Policy 28 of NPF4. 10.6. Policy 16 of NPF4 seeks to encourage, promote, and facilitate the delivery of more high quality, affordable and sustainable homes in the right locations. Whilst the site is situated within the designated Hamilton Community Growth Area, it is not specifically allocated for housing within the Local Development Plan (LDP). Therefore, in terms of Policy 16 part (f), the proposal is contained within the defined settlement boundary where the principle of development is considered to be acceptable in accordance with the LDP and NPF4 and is therefore considered to comply with part (iii) as the proposal is for smaller scale opportunities within an existing settlement boundary. A timing condition will be applied to any permission granted in line with part (i). Overall, the principle of the small-scale housing development can therefore be accepted in this case. The principle of the development of the site for a residential use raises no issues within the context of Policy 16 of NPF4. 10.7. In addition, Policies 1 and 2 of the adopted Local Development Plan and National Planning Framework 4 encourage sustainable economic growth and regeneration, a move towards a low carbon economy, the protection of the natural and historic environment and mitigation against the impacts of climate change. The proposal involves the development of an area of vacant land, at a sustainable location in Hamilton as part of the Community Growth Area and therefore raises no issues within the context of Policies 1 and 2 of the adopted Local Development Plan or NPF4. 10.8. Layout, Siting and Design Policies 14 and 15 of NPF4 relate to 20 minute neighbourhoods and liveable places. Policy 14 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. Policy 15 establishes that development proposals should contribute to local living and 20 minute neighbourhoods. 10.9. The site is considered to be reasonably well connected and is situated within a sustainable location, which will contribute to minimising emissions. It is considered that the proposal raises and will reinforce the intent of Policies 14 and 15 of NPF4. 10.10. In terms of the detailed design of the development, Policies 5 and DM1 of the adopted Local Development Plan generally require new development to have due regard to the layout, form, design and local context of the area, and to promote quality and sustainability in its design. 10.11. The development will provide a choice of residential accommodation which includes bungalows to meet the diverse needs of the local community. It is considered that the buildings have been designed and positioned within the site to minimise significant adverse impact on any adjacent properties in terms of loss of light, overshadowing, overlooking or loss of privacy. In addition, the proposal includes a landscaping scheme and high quality pedestrian linkages throughout the site and to the adjacent core path and surrounding area. The external finishes of the development are considered acceptable within the context of the established area. Subsequently, 16
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following assessment, it is considered that the design, location and scale of the proposed development is acceptable and the proposal raises no issues within the context of Policies 5 and DM1 of the adopted Local Development Plan. 10.12. Natural Environment NPF4 Policy 3 details that development shall include appropriate measures to conserve, restore and enhance biodiversity. In addition, the policy states that any potential adverse impacts, including cumulative impacts, of development proposals on biodiversity, nature networks and the natural environment should be minimised through careful planning and design. The site has been designed to reflect the surrounding development which is generally urban in nature and to integrate with the adjacent nature networks. In addition, a new landscaping scheme will contribute towards an enhancement of biodiversity at the site, in accordance with the provisions of Policy 3 of NPF4. 10.13. Policy 4 of NPF4 requires that where proposals are likely to have an impact on a protected species, steps must be taken to establish its presence and a level of protection then afforded. A Preliminary Ecological Appraisal has been submitted to the Planning Service, and this ecological survey work has identified that there is a lack of species diversity at the site. Therefore, the submission has been undertaken in accordance with the provisions of Policy 4 of NPF4. 10.14. Part of the site is designated as part of the established green network and is affected by the provisions of Policy 13 of the adopted Local Development Plan, which seeks to protect against the loss of areas of priority greenspace. The proposed layout incorporates landscaping and open space to enhance the urban form and character of the site. It is considered that the proposed dwellings will only occupy a proportion of the development site and the remaining areas will be significantly improved, simultaneously contributing towards placemaking, active travel, wildlife movement and biodiversity. Subsequently, the proposal raises no issues within the policy context of Policy 13 of the adopted Local Development Plan. 10.15. Transport Policy 13 of NPF4 provides support for development proposals which have links to local facilities, are accessible via public transport, provide low emission vehicle charging points and take into account the transport needs of diverse groups whilst simultaneously reducing the dominance of the car. The location of the site and the design of the proposal supports sustainable travel and generally addresses these infrastructure requirements, in accordance with the provisions of Policy 13 of NPF4. 10.16. Policy 15 of the adopted Local Development Plan seeks to ensure that development considers, and where appropriate, mitigates the resulting impacts of traffic growth and encourages sustainable transport options that take account of provision for walking, cycling and public transport. In this regard, Meikle Earnock Road serves as one of the main routes through the GCA and the development seeks to improve the facilities within the local area. In addition, the development would be well integrated into existing walking and cycling networks. Roads, Transportation and Fleet Services have fully assessed the application and consider that the proposal is acceptable in terms of access, parking and road safety issues. Subsequently, it is considered that the proposal accords with the provisions of Policy 15 of the adopted Local Development Plan. 10.17. In relation to the other matters raised, some of the representations identified concerns regarding potential noise and disturbance relating to the general construction works at the site and the operations of the retail unit. However, it is noted that conditions and 17
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advisory notes to mitigate any potential issues can be attached to this consent. With regards to the impact on services, a financial contribution will be required from the applicant in accordance with the Section 75 legal agreement associated with the planning permission in principle consent (Reference HM/10/0052) granted for the Hamilton Community Growth Area (HCGA). Developer contributions associated with the HCGA will be directed towards education, roads infrastructure, community facilities and affordable housing. A number of the other issues raised are not material considerations in the determination of the planning application. 10.18. Conclusion In conclusion, the proposal relates to the creation of a retail unit within the Hamilton Community Growth area, which will support local living, and a high quality residential development. The design, layout and general impact of the development is considered to be acceptable and the proposal raises no significant environmental or infrastructure issues. Overall, it is considered that the proposal complies with the provisions of the relevant policies within National Planning Framework 4 and the South Lanarkshire Local Development Plan and also accords with the intentions of the original HCGA masterplan. It is therefore recommended that the application be granted subject to the conditions listed. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to conditions and due legal process to meet the terms of the Section 75 attached to original planning permission in principle for the site (Reference HM/10/0052):- Conditions 01. The development to which this permission relates shall be begun no later than the expiration of three years beginning with the date of grant of this decision notice. Reason: To comply with Section 58(1) of the Town and Country Planning (Scotland) Act 1997 (as amended). 02. That before any development commences on site or before any materials are ordered or brought to the site, details and samples of all materials to be used as external finishes on the development shall be submitted to and approved in writing by the Council as Planning Authority. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 03. That the development shall not be occupied until the surface drainage works have been completed in accordance with the details, including signed appendices A, C and D, submitted to and approved by the Council as Planning Authority. 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. 18
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04. That prior to the occupation of the development, the landscaping scheme as shown on the approved plans shall be completed. Reason: In the interests of biodiversity and visual amenity of the area. 05. That before development starts, full details of the design and location of all fences and walls, including any retaining walls to be erected on the site shall be submitted to and approved in writing by the Council as Planning Authority. Thereafter the walls and fences shall be erected in accordance with the approved details. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 06. That no works other than investigative works shall be undertaken on site, until a detailed remediation strategy and implementation plan is submitted to and approved in writing by the Council as Planning Authority. The investigation shall be completed in accordance with advice given in the following:- (a) Remediation of the site shall be carried out in accordance with the approved remediation plan prior to the proposed development being brought into use and any amendments to the approved remediation plan shall not be implemented unless approved in writing by the Council as Planning Authority. (b) On completion of the remediation works, the developer shall submit a completion report to the Council as Planning Authority, confirming that the works have been carried out in accordance with the approved remediation plan and that the works have successfully reduced these risks to acceptable levels. (c) Any previously unsuspected contamination which becomes evident during the development of the site shall be brought to the attention of the Council as Planning Authority within one week or earlier of it being identified. A more detailed site investigation to determine the extent and nature of the contaminant(s) and a site-specific risk assessment of any associated pollutant linkages, shall then require to be submitted to and approved in writing by the Council as Planning Authority. Reason: To avoid unacceptable risks to human health and the environment and to ensure that the land is remediated and made suitable for its proposed use. 07. That no development shall commence until a Construction Phase Traffic Management Plan (CPTMP) has been submitted to and approved in writing by the Council as Planning and Roads Authority. The plan shall include details of the following and all construction works shall be undertaken in accordance with the approved CPTMP:- - The proposed delivery route for HGV traffic and construction vehicles. - The location and specification for wheel wash equipment to prevent mud, detritus and surface water being deposited on the public road and/or the existing public car park. - The arrangement of construction compound(s) and contractor/staff car parking on site to ensure that no vehicles are parked on the public road. - The location and layout of delivery area and turning area within the site to ensure that all construction delivery vehicles can enter and exit site in a forward gear. - Road dilapidation surveys which are to be agreed in line with the delivery route. 19
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Reason: In the interests of road safety. 08. The development hereby approved shall not be occupied until all driveway accesses provide a vehicular visibility splay of 2m x 20m where there are traffic calming measures and 2m x 35m where there are none. A pedestrian visibility splay of 2.4m by 2.4m from the heel of the footway shall be provided and within these splays no structure, wall, fence, hedge, tree or other obstruction exceeding 0.9 metres in height above footway level shall be permitted at any time. Reason: In the interests of traffic and public safety. 09. The development hereby approved shall not be occupied until a visibility splay, from the access serving plots 3, 4, 5 and 6 to the main road, of 2.5 metres by 35 metres shall be provided on both sides of the vehicular access and within these splays, no structure, wall, fence, hedge, tree, or other obstruction exceeding 0.9 metres in height above footway level shall be permitted at any time. Reason: In the interests of public safety. 10. That before the development hereby approved is brought into use, the entire access road (including a dropped kerb access) and footpath network serving the development shall be laid out and constructed in accordance with the approved details. Reason: To ensure the provision of satisfactory vehicular and pedestrian access to the dwellings. 11. That the first 2 metres of the driveways within the development must be finished in a hardstanding which prevents deleterious material from entering the road. In addition, the access shall be internally drained and formed in such a way to mitigate against the flow of surface water either onto or from the public road. Reason: To prevent deleterious material entering the road in the interests of traffic safety. 12. The retail unit shall not be brought into use until a minimum of 13 parking spaces (2.9m x 5.5m), including 3 delineated accessible spaces and 2 delineated Electric Vehicle charging spaces have been provided. Reason: To ensure the provision of adequate off-street parking spaces. 13. The use of the retail unit within the site shall operate as a Class 1A (Shops, Financial, Professional and Other Services) use and shall be restricted to the following hours of operation:- Monday to Sunday: Between 6am and 10pm hours. Reason: In the interests of amenity. 20
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14. That the requirements and recommendations identified in the Preliminary Ecological Assessment, dated April 2026 (prepared by JDC Ecology) shall be implemented to the satisfaction of the Council as Planning Authority. Reason: To protect established species. 15. The development hereby approved shall not be occupied until details of low- level planting along the frontage of the retail unit are submitted to and approved in writing by the Council as Planning Authority. The approved planting scheme shall thereafter be implemented in accordance with the approved details. Reason: To prevent vehicles stopping on Meikle Earnock Road to use the retail unit. 16. That the existing core path, situated adjacent to the eastern boundary of the site shall not be obstructed during the construction works and shall remain open at all times. Any proposed temporary closures of the path shall be submitted to and approved in writing by the Planning Authority. Reason: To ensure continued access to the public paths. 12. Reason for Decision 12.1 The proposal raises no significant adverse amenity, environmental or infrastructure issues and complies with Policies 1, 2, 3, 4, 13, 15, 16 and 28 of the National Planning Framework 4 and raises no issues within the context of Policies 1, 2, 5, 13, 15 and DM1 of the adopted South Lanarkshire Local Development Plan 2. There are no other material considerations which would justify the refusal of planning permission. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online:- P/24/1354 | Erection of 22 houses, associated access and retail unit with parking provision | Land Adjacent To Meikle Earnock Road Meikle Earnock Road Hamilton ML3 8FD 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 21
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Addendum Specifying Heads of Terms in relation to any relevant legal agreement Planning Application No. P/24/1354 Development Description Erection of 22 houses, associated access and retail unit with parking provision Site Address Land Adjacent to Meikle Earnock Road, Hamilton, ML3 8FD Applicant MK Homes (Hamilton) Ltd Date of Committee 11 August 2026 Type of obligation Section 75 attached to original planning permission in principle for the site (Reference HM/10/0052) Obligations Resource Summary of Required Contributions Community As per the terms of the Section 75 attached to original planning permission in principle for the site (Reference HM/10/0052) Education As per the terms of the Section 75 attached to original planning permission in principle for the site (Reference HM/10/0052) Housing As per the terms of the Section 75 attached to original planning permission in principle for the site (Reference HM/10/0052) Roads As per the terms of the Section 75 attached to original planning permission in principle for the site (Reference HM/10/0052) 23
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Report Agenda Item Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0825 Proposal: Erection of side and rear extensions to existing manufacturing and distribution facility including installation of noise barrier, formation of vehicular turning areas, reconfiguration of car park and associated works Site Address: Thistle Seafoods, Goldie Road, Bothwell Park Industrial Estate, Uddingston, G71 6LS Applicant: Thistle Seafoods Agent: Tinto Architecture Ward: 16 – Bothwell and Uddingston Application Type: Full planning permission Advert Date: Hamilton Advertiser - 4 September 2025 and 25 May 2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: No Direction to Scottish Ministers No 4 25
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1. Reason for Report 1.1. The Scheme of Delegation requires that all major planning applications, such as this proposal, are determined by the Planning Committee. 2. Site Description 2.1. The application site extends to approximately 3.4 hectares and is situated within Bothwell Park Industrial Estate. 2.2. The application site accommodates an industrial facility, which has been operated by Thistle Seafoods since 2022. This facility manufactures chilled and frozen seafood products and over 300 people are employed at the site. The use of the site is long established and it has been operating as a seafood processing facility (previously Dawnfresh Seafoods) since it opened in 1993. 2.3. The site is enclosed to the north by the residential properties of Coalburn Park and Oakbank Crescent. To the east the site is enclosed by the residential properties at Oakbank Crescent, an industrial unit and further by the M74. There are further industrial units to the south and west. 2.4. Vehicular and pedestrian access to the site is via Goldie Road and the service access is also from Goldie Road. In addition, there is emergency vehicle access to the site from Wilkie Road. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of side and rear extensions to the existing manufacturing and distribution facility which includes the installation of a noise barrier, the formation of vehicular turning areas, the reconfiguration of the car park and associated works at Thistle Seafoods, Goldie Road, Bothwell Park Industrial Estate, Uddingston. 3.2. The proposal relates to the erection of a large side extension to accommodate cold storage, a plant room and a distribution hub with integrated loading bays. The proposal also includes a number of smaller extensions to the rear to accommodate a storage area, packaging store, distribution hub and a chilled area. The proposed development will allow for the reconfiguration of the layout of the existing facility. 3.3. The existing plant room which is situated on the northern part of the building, in closest proximity to the residential properties, will be relocated to the front of the building. The external materials are proposed to match the existing building and include standing seam cladding and brick for the external walls and a standing seam cladding for the roof. 3.4. The proposal also includes the erection of a 5m high acoustic barrier the full length of the northern boundary of the site. In addition, the development includes the formation of a turning area for service vehicles and the reconfiguration of the existing staff car park to provide 46 additional car parking spaces, including 8 with electric vehicle charging points. The submitted information identifies that the proposal is unlikely to result in additional HGV movements or an increase in staff numbers at the site. 3.5. Following discussions with the Planning Service, during the planning application process the design was amended to include the installation of a 5m high acoustic fence to the north of the site. Neighbour notification and an additional advert in the local press were undertaken. 26
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4. Relevant Planning History 4.1. The planning history relating to this site is as follows:- P/25/0005/PAN - Alterations and extensions to premises including additional cold storage, re-configured loading bay and associated landscaping (Proposal of Application Notice) (approved 4 April 2025) HM/15/0377 - Erection of single storey extension (approved 26 October 2015) HM/11/0185 - Extension to industrial unit (approved 23 May 2011) 5. Supporting Information 5.1. In support of the planning application, the following has been submitted:- Design and Access Statement Pre-Application Consultation Report Noise Impact Assessment, which has been subject to revisions Noise Management of Vehicles Whilst Delivering to Site Policy Deliveries and Collections Policy and Procedure 6. Consultations 6.1. Environmental Services - Following a detailed review and request for further information relating to the Noise Impact Assessment, have no objection to the proposal, subject to conditions and advisory notes. These include adhering to the recommendations of the submitted Noise Impact Assessment, noise limits, the installation of an acoustic barrier, commercial waste management and construction noise. Response: Noted. 6.2. Roads Development Management Team - No objection to the proposal regarding parking or access arrangements. Response: Noted. 6.3. Roads Flood Risk Management - No objection to the proposal. Response: Noted. 6.4. Scottish Water - No objection to the proposal. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, 35 objections have been received. The issues raised are summarised as follows:- Design and Amenity The proposal will result in a loss of amenity The extensions will obstruct views from our homes The proposal is out of character Concern regarding the industrial design of the development The height and scale will detrimentally affect the visual character of the nearby residential area The design should be revised to ensure that all vehicle movement is to the front This proposal is inappropriate adjacent to a residential area The proposal will result in an over intensification of the site 27
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Environmental Matters Concern regarding vibrations from the equipment at the site and impact on neighbouring properties We currently have to have all our windows closed which face onto the facility There is currently an issue with rats and seagulls and increased waste at the site will exacerbate these issues The submitted Noise Impact Assessment has critical omissions and does not provide a credible assessment The revised Noise Impact Assessment does not demonstrate that the proposed expansion will protect residential amenity Living adjacent to an industrial site will cause long term negative health impacts. There are ongoing noise complaints regarding this site after 10pm including disturbances to neighbouring occupiers at 4am and 5am Nighttime disturbances from horns, engines and reversing alarms are already routine and the proposal will exacerbate this issue Trucks are situated at the site with their diesel generators running for long periods of time, despite having the option to hook up to the factory generators Relocating the loading bays to face residential properties will result in additional noise issues We have ongoing issues with diesel fumes in our garden Concern regarding health risks and the adverse impact on air quality Roads Related Matters There is already an issue with heavy traffic and lorry congestion relating to this site and the development will exacerbate this issue The road network is already under significant pressure Additional HGV movement will increase safety risks to road users and pedestrians The proposal to expand the HGV traffic movement nearer residential properties will result in noise, vibration and disruption A Transport Assessment has not been submitted Other Matters Raised A robust SUDS strategy has not been submitted The development will reduce the value of nearby properties This expansion will bring no community benefit The removal of trees and bushes at this site has had an impact on wildlife The waste and water systems will be unable to cope with the increased industrial demand The development should move to another more suitable site The owners already operate a site at Bellshill and it would be more appropriate to intensify the operations at that site 7.2. These letters are available on the planning portal and considered further in the assessment below. 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. 28
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8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and sets out spatial principles, regional priorities, national developments and national planning policy. The relevant policies are:- National Planning Framework 4 Policies Policy 1 - Tackling the Climate and Nature Crises Policy 2 - Climate Mitigation and Adaptation Policy 13 - Sustainable Transport Policy 26 - Business and Industry 8.3. South Lanarkshire Local Development Plan 2 For the purposes of determining planning applications the Council will 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 and 2 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 5 - Development Management and Placemaking Policy 8 - Employment Policy 15 - Travel and Transport Policy DM1 - New Development Design 9. Guidance 9.1. None. 10. Assessment and Discussion 10.1. Principle of Development The determining issues in the consideration of this application are its compliance with national policy, local development plan policy and its impact on residential amenity, traffic safety, environmental matters and infrastructure issues. 10.2. Policy 26 of NPF4 seeks to encourage, promote and facilitate business and industry uses. The policy establishes that Local Development Plans should allocate sufficient land for business and industry, taking into account business and industry land audits, in particular ensuring that there is a suitable range of sites that meet current market demand, location, size and quality in terms of accessibility and services. 10.3. The policy states that business and industrial uses on sites allocated in the Local Development Plan will be supported, in addition, the policy requires that development proposals for business and industry require to take into account the impact on the surrounding residential amenity. The site is allocated as a core industrial and business designation within the adopted Local Development Plan and therefore the general principle of expanding the existing industrial facility does not raise any significant issues with the context of Policy 26 of NPF4. 10.4. The site is designated as a core industrial and business area under the provisions of Policy 8 ‘Employment’ of the adopted Local Development Plan. This policy establishes that the Council will support sustainable economic growth and regeneration by encouraging the development of business in South Lanarkshire. This policy further establishes that the designated core industrial and business areas will be retained for Class 4, 5 and 6 industrial/business uses. The proposal seeks to extend and alter an 29
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existing long established seafood processing facility and therefore the principle of the development generally accords with the provisions of Policy 8 of the adopted Local Development Plan. 10.5. Policies 1 and 2 of the adopted Local Development Plan and National Planning Framework 4 encourage sustainable economic growth and regeneration, a move towards a low carbon economy, the protection of the natural and historic environment and mitigation against the impacts of climate change. The proposal will provide significant economic investment and growth in an established facility which provides employment within South Lanarkshire. In addition, the expansion of the operations at the site maximise the use of existing assets and minimise additional land take. Therefore, it is considered that the proposal raises no issues within the context of Policies 1 and 2 of the adopted Local Development Plan or NPF4. 10.6. Layout, Siting and Design In terms of the detailed design of the development, Policies 5 and DM1 of the adopted Local Development Plan generally require new development to have due regard to the layout, form, design and local context of the area, and to promote quality and sustainability in its design. 10.7. In terms of the design of the proposal, whilst it is noted that the scale of the extensions is considerable, they accord with the existing building materials and the established industrial context of the site. Therefore, it is considered that the proposed layout, form and scale of the development is generally in keeping with the sites setting within Bothwell Industrial Estate. 10.8. The proposals impact on the amenity of the occupiers of the existing residential properties to the north and east of the site has been a key consideration in the assessment of this planning application. The current facility is the subject of regular contact with the Council’s Environmental Services team by adjacent occupiers of the residential properties particularly in relation to noise issues at the site. 10.9. In terms of amenity, the proposed 5m high acoustic fence and the relocation of the main plant area to the south of the site will contribute to minimising the potential impact of the development on the residential properties in the surrounding area. The Noise Impact Assessment and sites operational policy documents have been reviewed and accepted by Environmental Services. Therefore, it is considered that, on balance, subject to the attachment of the recommended conditions, the expansion of the existing facility will provide an opportunity for the site to operate within the context of greater planning and Environmental Services controls. 10.10. In addition, it is considered that the design of the proposal will not result in a significant adverse impact on any adjacent dwellings in terms of loss of light, overshadowing, overlooking or loss of privacy. Subsequently, it is considered that the development does not raise any significant issues within the context of Policies 5 and DM1 of the adopted Local Development Plan. 10.11. Transport Policy 13 of NPF4 provides support for development proposals which have links to local facilities, are accessible via public transport, provide low emission vehicle charging points and take into account the transport needs of diverse groups. The location of the site and the design of the proposal supports sustainable travel and generally addresses these infrastructure requirements, in accordance with the provisions of Policy 13 of NPF4. 30
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10.12. Policy 15 of the adopted Local Development Plan seeks to ensure that development considers, and where appropriate, mitigates the resulting impacts of traffic growth. In this regard, the proposal relates to an established industrial site which links to the M74, a key transport route of economic significance. In addition, Roads, Transportation and Fleet Services consider that the proposal is acceptable in terms of access, parking, and road safety issues. Subsequently, it is considered that the proposal accords with the provisions of Policy 15 of the adopted Local Development Plan. 10.13. With regards to the other matters raised in the submitted representations, in relation to an alternative site for the proposed development it should be noted that the Planning Service require to fully assess the application as submitted. The trees at the site are not designated and can be removed by the occupier. 10.14. Drainage drawings have been submitted and accepted and a Transport Assessment was not required for this development. The issues of air quality and health have been raised, however, the land use at the site has been established and Environmental Services have not raised any concerns regarding air quality. Concern regarding the loss of an existing view or a potential reduction in the value of nearby properties are not material considerations in the determination of the current planning application. 10.15. Conclusion In conclusion, the proposal relates to new investment in a long established seafood processing facility situated in Bothwell Park Industrial Estate. Following review and detailed consultation with Environmental Services, the design, layout and general impact of the development is, on balance, considered to be acceptable. Overall, it is considered that the proposal complies with the provisions of the relevant policies within National Planning Framework 4 and the South Lanarkshire Local Development Plan. It is therefore recommended that the application be granted subject to the conditions listed. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to conditions:- Conditions 01. The development to which this permission relates shall be begun no later than the expiration of three years beginning with the date of grant of this decision notice. Reason: To comply with Section 58(1) of the Town and Country Planning (Scotland) Act 1997 (as amended). 02. The development hereby approved shall not be brought into use until details of surface water drainage arrangements have been submitted to and approved in writing by the Council as Planning Authority; such drainage arrangements will require to comply with the principles of sustainable urban drainage systems and with the Council's Sustainable Drainage Design Criteria and shall include signed appendices C and E. The development shall not be occupied until the surface drainage works have been completed in accordance with the details submitted to and approved by the Council as Planning Authority. 31
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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. 03. For the avoidance of doubt, the 5m high acoustic barrier (identified on drawing PL(00)004 Rev G) shall be fully installed at the site prior to the commencement of the extended operations hereby approved. The acoustic barrier shall thereafter be retained and maintained for the lifetime of the development. Reason: In the interests of minimising the impact of the development on the amenity of the occupiers of nearby residential properties. 04. The approved acoustic barrier shall adhere to the following specifications for the lifetime of the development to the satisfaction of the Planning Authority:- a. The barrier shall comprise a continuous, imperforate structure of solid construction with a minimum surface density of 20 kg/m² and a height of 5 metres, positioned along the northern site boundary as identified on the approved drawings. b. The barrier shall be designed and maintained to achieve the noise mitigation performance assumed within the approved Noise Impact Assessment, including the provision of approximately 13 dB attenuation at a 4m receptor height relative to line-of-sight conditions. c. Maintenance shall include ensuring the barrier remains continuous, free of gaps, defects or degradation that would compromise its acoustic integrity and performance. d. Any void or space created between the newly installed acoustic barrier and the existing boundary treatment shall be kept clear of debris, vegetation growth or stored materials at all times and maintained in a manner that prevents acoustic flanking or reduction in barrier effectiveness. This area shall not be used for storage or operational purposes. For the avoidance of doubt, no alterations to the height, alignment, materials, or construction of the approved acoustic barrier shall take place unless otherwise agreed in writing by the Planning Authority. Reason: To ensure the integrity of the acoustic barrier is maintained throughout the lifetime of the development. 05. The operation of the development shall at all times be conducted in full accordance with the following approved documents:- 1. HS-PP-028 - Noise Management of Vehicles Whilst Delivering to Site (Version 002, Effective December 2025), including all measures relating to speed control, vehicle movement management, use of banksmen, control of idling and use of electrical hook-ups for refrigeration units. 2. HS-PP-007 - Deliveries and Collections Policy and Procedure (Version 007, Effective December 2025), including site traffic rules, reversing minimisation, speed restrictions and supervised vehicle manoeuvring procedures. 32
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These documents shall be fully implemented and maintained for the duration of the use of the development. All staff, contractors and visiting drivers shall be required to comply with the procedures contained therein and any variation to these approved documents shall require prior written approval from the Planning Authority. Reason: To ensure the site is effectively managed. 06. The operator shall implement and maintain suitable measures for the storage, handling, and removal of food waste from the site to minimise nuisance, including odour, littering and attraction of birds and pests to neighbouring properties. All waste skips and containers shall be kept enclosed or securely covered at all times, except when actively being loaded or unloaded. Waste shall be removed from the site at appropriate intervals to prevent accumulation. The operator shall take all reasonable steps to ensure that site operations do not give rise to increased bird activity associated with waste handling or storage, including maintaining good housekeeping practices and ensuring that no accessible food waste is left exposed. These measures shall be maintained for the lifetime of the development. Reason: To ensure that no accessible food waste is exposed. 07. That the approved development shall comply with the following:- The internal noise rating levels within any pre-existing residential property and arising from the pre-existing and approved development shall not exceed:- NR25 between the hours of 23.00hrs and 08:00hrs NR35 between the hours of 08.00hrs and 23:00hrs Reason: In the interests of amenity. 08. The development hereby approved shall not be brought into use until the operator of the development has implemented a formal procedure for the receipt, investigation and resolution of complaints arising from the operation of the site including but not limited to noise, waste storage, pest control, and general site activities. This complaints procedure shall be maintained for the lifetime of the development. In addition:- a. Any complaint received by the operator or the Planning Authority which is considered by the Planning Authority to be reasonable shall be investigated and responded to by the operator in a timely manner. b. The investigation shall include appropriate monitoring, inspection, and assessment of site operations relevant to the nature of the complaint. c. Where a complaint cannot be resolved through initial investigation and operational management, the operator shall, upon request by the Planning Authority, appoint a suitably qualified and competent specialist, including an acoustic consultant where relevant, to undertake a detailed assessment and identify appropriate mitigation measures. 33
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d. Any mitigation measures identified as necessary to address the complaint shall be implemented within a timescale agreed in writing with the Planning Authority and shall thereafter be retained for the lifetime of the development. Reason: In the interests of the residential amenities of the properties situated in close proximity to the site. 12. Reason for Decision 12.1. The proposal raises no significant adverse amenity, environmental or infrastructure issues and complies with Policies 1, 2, 13 and 26 of the National Planning Framework 4 and raises no issues within the context of Policies 1, 2, 5, 8,15 and DM1 of the adopted South Lanarkshire Local Development Plan 2. There are no other material considerations which would justify the refusal of planning permission. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online:- P/25/0825 | Erection of side and rear extensions to existing manufacturing and distribution facility including installation of noise barrier, formation of vehicular turning areas, reconfiguration of car park and associated works | Thistle Seafoods Goldie Road Bothwell Park Industrial Estate Uddingston G71 6LS 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 34
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Report Agenda Item Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1550 Proposal: Creation of a food court with seating, installation of three jet washes, new car park, bin store and associated works Site Address: Motor Fuel Group Limited 12 Ladyacre Road Lanark ML11 7LQ Applicant: Motor Fuel Group Limited Agent: JMS Planning and Development Ltd Ward: 02 Clydesdale North Application Type: Full Planning Permission Advert: Lanark Gazette 25 March 2026 Development Plan Compliance: Yes Departures: No Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 5 37
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1. Reason for Report 1.1. The application is required to be determined by the Planning Committee in line with the South Lanarkshire Scheme of Delegation (2024) as more than 5 objections have been submitted in relation to the proposal. 2 Site Description 2.1. The application site extends to approximately 0.17 hectares and is located on the western side of Ladyacre Road, adjacent to Lanark Town Centre and Conservation Area. The site is an existing petrol filling station and convenience shop. 2.2. The existing petrol station includes a forecourt and a building subdivided into a convenience store and further vacant unit. A hand car wash facility is located to the side of the building through a pend on the northern boundary. 2.3. The site currently employs a one-way traffic circulation system, with access and egress provided from Ladyacre Road. 3. Description of Proposed Development 3.1. Planning permission is sought for the formation of a Class 3 café/restaurant within the vacant unit, with the convenience shop and petrol filling station remaining operational, and a car washing facility. 3.2. The vacant unit will occupy the proposed Class 3 café/restaurant use including a seating area for up to 31 customers. Part of the rear of the building and the pend shall be demolished to facilitate car parking for this element of the proposal, further amendments to plans achieved more parking. 3.3. A total of 15 parking spaces, including 2 accessible spaces, 1 powered two-wheeler space and 3 cycle parking spaces are proposed. Externally, alterations to the existing building would be limited, with changes primarily relating to a new shopfront and associated signage. 3.4. The proposed car washing facility is located at the rear boundary of the site and includes installation of three jet wash bays, enclosed by canopies, with associated lighting. Associated car care facilities, including a combined air and vacuum unit would also be available. 4. Relevant Planning History 4.1. The aforementioned vacant unit was formerly used for motor vehicle sales/repairs and has been vacant for several years while the neighbouring church grounds to the north have an approval for residential development (Reference P/24/1527). 5. Supporting Information 5.1. The applicant’s agent has submitted a Supporting Planning Statement that is available to view on the Planning Portal. 6. Consultations 6.1. Roads Development Management – No objection to the proposal subject to conditions. Response: Noted. 6.2. Environmental Services – No objection to the proposal subject to conditions. Response: Noted. 38
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7. Representation(s) 7.1. Following the statutory period of neighbour notification and publicity, a total of eight objections and one letter of support have been received. The material issues raised are summarised as follows: - Material Considerations:- Concerns regarding privacy and light pollution Traffic safety implications Lack of parking for residents Noise generated by the intended use and impacts on the amenity of the area Pedestrian safety Drainage impact and possible flooding Potential increase in pollution levels and the development could be detrimental to health issues Presence of bats 7.2. These letters are available on the planning portal and considered further in the assessment below. 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 13 Sustainable transport Policy 14 Design, quality and place Policy 15 Local living and 20 minute neighbourhoods Policy 27 City, town, local and commercial centres 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 Area and Settlements Policy 5 Development Management and Placemaking Policy 9 Network of Centres and Retailing SLLDP2 Volume 2 Policies Policy DM1 - New Development Design 39
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9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. 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. 10.2. Principle of Development The site lies within settlement boundary Lanark, where Policy 3 General Urban Areas and Settlements applies. Policy 3 aims to protect the amenity and character of South Lanarkshire’s urban areas. Development will not be supported if it harms residential amenity or the character of the surrounding area, including through noise, visual impact, disturbance, traffic, or other “bad neighbour” effects. Policy 5 of the SLLDP2 - Development Management also states there should be no impact on residential amenity in terms of noise disturbance, which is discussed below. 10.3. A number of representations were received raising concerns regarding privacy, light pollution, noise, residential amenities, traffic and pedestrian safety, parking provision, drainage and flooding, pollution, health impacts, and the potential presence of bats. 10.4. These matters have been considered as part of the assessment of the application. In this respect, the submitted Noise Impact Assessment and Lighting Report were assessed and found to demonstrate that the development would not result in unacceptable impacts on neighboring residential properties in terms of noise generation, light pollution, or general amenity. 10.5. The proposal consists of complimentary uses to an existing petrol station. Conditions are imposed in relation to hours of operation of café/restaurant use and the car washing facility. Furthermore, the type of building and/or works would not lend themselves to the presence of bats. The proposal complies with the requirements of Policy 3, Policy 5 and Policy DM1 of the Local Development Plan. 10.6. Policy 27 of NPF4 states development proposals that enhance and improve the vitality and viability of city, town and local centres, including proposals that increase the mix of uses, will be supported. Policy 9 of SLLDP2 also seeks to protect a network of strategic town (and local) centres, encouraging a mixture of uses compatible with their role as a commercial and community focal point. 10.7. The application site is adjacent to the town centre boundary of Lanark. Given the existing use on site and the proposed use of Class 3 café/restaurant the proposal will not undermine the town centre or the policy objectives of Policy 27 of NPF4 and Policy 9 of the SLLDP2. 10.8. As set out above, the proposal would function as an ancillary Class 3 Food and Drink use and the creation of a food court with seating, installation of three jet washes and new car parking complies with the aims of Policy 3, 5, 9, DM1 of the SLLDP2 and Policy 27 of NPF4. 10.9. Climate Change and Biodiversity Policies 1 and 2 of NPF4 and Policy 2 of the SLLDP2 relate to the climate crises and identify that all development should seek to minimise and mitigate the effects of climate change and seek to minimise the carbon emissions from new development. The proposal will utilise the existing structures on the site, with the only new additions 40
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being the creation of parking spaces and three jet-wash bays to support the existing car wash. 10.10. As a result, the proposal does not conflict with the aims of Policies 1 and 2 of NPF4, given the minimal carbon output associated with the development and the absence of any meaningful impact on climate change. 10.11. 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. 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. 10.12. In this instance, the proposal involves only limited external alterations to the site, and the proposed change of use would not have a significant adverse impact on the visual amenity, privacy, or character of the surrounding area. The development is modest in scale providing a complimentary use to the existing petrol station and is therefore considered compatible with the objectives of Policy 3, Policy 5 and Policy DM1 of SLLDP2 and Policy 14 of NPF4. 10.13. Travel and Transport The proposed development would be located within the existing settlement boundary in close proximity to several nearby transport services and to the town centre, therefore, the proposal meets the aims of Policy 15 of NPF4. 10.14. The Council's Roads Service has also raised no objection to the development and is satisfied with the existing access arrangements, internal circulation, and proposed parking provision. The site is not located within an area identified as being at risk of fluvial or surface water flooding, and no technical objections have been raised regarding drainage matters. 10.15. Conclusion The proposal relates to Class 3 café/restaurant use and car washing providing complimentary uses at an existing petrol station, adjacent to the town centre. There is no adverse impact by way of noise or disturbance and suitable access and parking has been provided. The proposals accord with Policies 3, 5, 9 and DM1 South Lanarkshire Local Development Plan 2 and National Planning Framework 4 Policies 14, 15 and 27. The application is therefore recommended for approval. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendations:- Grant full planning permission subject to the following conditions:- 01. The development to which this permission relates shall be begun no later than the expiration of three years beginning with the date of grant of this decision notice. Reason: To comply with Section 58(1) of the Town and Country Planning (Scotland) Act 1997 (as amended). 41
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02. That before the development hereby approved is completed or brought into use, all of the parking spaces shown in Drawing 14306-1061-201 Rev H of the approved plans shall be laid out to the satisfaction of the Council as Roads and Planning Authority. Reason: To ensure the provision of adequate parking facilities within the site. 03. That no development shall commence until a Construction Phase Traffic Management Plan (CPTMP) has been submitted to and approved in writing by the Council as Planning and Roads Authority. Thereafter all construction works shall be undertaken in accordance with the approved CPTMP:- Reason: In the interests of road safety. 04. The use of the jet washes and air vac/combo units and associated lighting shall be restricted to the following hours of operation:- Monday to Saturday: Between 8am and 8pm Sundays: Between 10am and 4pm Reason: To safeguard amenity and to minimise the risk of nuisance from noise to nearby occupants. 05. The use of the café/restaurant, hereby approved, shall be restricted to the following hours of operation: 8am to 8pm. Reason: To safeguard amenity and to minimise the risk of nuisance from noise to nearby occupants. 06. Before the development hereby approved; is brought into use, the proposed method of ventilation incorporating systems to reduce emission of odours and pollutants shall be operational and shall be installed to not give rise to a noise level, assessed with the windows closed, within any dwelling or noise sensitive building, in excess of the equivalent to Noise Rating Curve 35, between 07:00 and 20:00 hours, and Noise Rating Curve 25 at all other times. Reason: To minimise the risk of nuisance from smells, fumes, vapours and noise to nearby occupants. 12. Reason for Decision 12.1. The proposal is acceptable within the context of the character and function of the surrounding area. Therefore, it complies with Policy 14 and 27 of the adopted National Planning Framework 4 (2023) and with Policies 3, 5, 9 and DM1 of the adopted South Lanarkshire Local Development Plan 2 (2021). Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online:- P/25/1550 | Creation of a food court with seating, installation of three jet washes, new car park, bin store and associated works | 12 Ladyacre Road Lanark ML11 7LQ 42
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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:- Email: planning@southlanarkshire.gov.uk 43
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Report Agenda Item Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0128 Proposal: Use of industrial/storage warehouse as a padel court sports facility with associated alterations (retrospective) Site Address: Building A 5 Stroud Road East Kilbride G75 0YA Applicant: It's Padel Agent: SGA Studio Ward: 06 East Kilbride South Application Type: Full Planning Permission Advert: East Kilbride News 08 April 2026 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 6 45
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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. This application has been submitted in retrospect and relates to a site located within Kelvin Industrial Estate, East Kilbride. The building to which the application relates consists principally of a large metal clad storage section, with a smaller attached two- storey office block, adjacent to the vehicular access. 2.2. There are existing businesses within part of the ground floor of the office block, as well as the full upper floor, which do not form part of the proposed development. It is noted that these appear to be operating as a dance studio and/or gym space, however, it does not appear that planning permission for such uses has ever been applied for or approved, and investigations into this matter are ongoing. 2.3. The surrounding land uses are generally industrial/commercial in nature, including plant hire and commercial vehicle repair businesses to the immediate south and east of the building, which share the same vehicular access from Stroud Road. 2.4. There are gyms and restaurants located several hundred metres to the north-east of the site, on land specifically designated as an out of centre commercial location (The Boardwalk) in the adopted South Lanarkshire Local Development Plan. 3. Description of Proposed Development 3.1. The applicant seeks retrospective planning consent for the change of use of the industrial/storage warehouse to form a padel court sports facility, with associated alterations. 3.2. The proposal would involve the conversion of the main warehouse space to form 5 full-size padel courts and two half-size courts, together with a reception and café space, and elevated viewing platform. The section of the office block forming part of this proposal would be converted from office space to provide changing rooms, toilets, and ancillary office accommodation. 3.3. Initially a sauna facility was also proposed for the office block section of the building, however, that was removed from the plans and does not form part of this proposal. 3.4. The applicant has advised that members of the facility will be able to book sessions on the courts in advance by use of an app, together with any equipment rental (rackets or balls). The opening hours are intended to be between 6am and 11pm weekdays and 7am to 11pm weekends. 3.5. The proposal does not involve any significant external alterations, with the exception that the profiled aluminium cladding has been repainted in dark grey. Signage has also been installed on the building. 3.6. The works proposed by this application have already been carried out on site, and the padel court sports facility is already operational. This application is, therefore, submitted in retrospect. Retrospective applications are assessed in the same manner as any other planning application. 46
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4. Relevant Planning History 4.1. There are no other recent planning applications relating to the application site. The surrounding area has seen a variety of planning applications, mostly relating to the redevelopment of industrial/storage sites and ancillary developments relating to renewable energy and telecommunications. 4.2. Enforcement investigations are also ongoing in relation to other potential changes of use in the area which do not appear to have applied for the relevant planning consent. 5. Supporting Information 5.1. Statement of Use - February 2026 – This document notes that the long-standing vacant space has been converted to provide a recreational facility for Padel Court use. The statement contends that the facility addresses a gap in local sports provision, delivering health and wellbeing benefits, supporting the economy and making use of an existing building. It also confirms that the business has no association with any other nearby leisure facilities. 5.2. Transportation Statement - February 2026 – This document provides an overview of the existing site and specifically the access and car park. A desktop study of active travel and public transport connections in relation to the site is also provided. 6. Consultations 6.1. Roads Development Management – have offered no objections to the proposal as the existing access would be utilised and sufficient off-street parking is available, as shown on the submitted drawings. Mobility/disabled spaces should be marked and 4 covered cycle spaces should be provided. Response: Noted. Matters relating to car and cycle parking provision could be controlled by conditions on the decision notice, if appropriate. 6.2. Health and Safety Executive (HSE) – have advised against the development as there are sufficient reasons on safety grounds for advising against the granting of planning permission in this case. Response: Noted. It is understood that the neighbouring site was formally used for an industrial process which was deemed to be a hazardous installation. In the event that consent was minded to be granted for the site, a referral would need to be made to the Scottish Government. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, no valid letters of representation have been received in connection with this proposal. 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 47
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Policy 14 - Design, quality and place Policy 21 - Play, recreation and sport Policy 26 - Business and industry 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 5 - Development Management and Placemaking Policy 8 - Employment SLLDP2 Volume 2 Policies Policy DM1 - New Development Design Policy ICD2 - Non-conforming uses in Core Industrial/Business Areas 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Introduction The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development, together with matters relating to the layout, siting and design, and an assessment of any relevant technical matters. The policies contained within National Planning Framework 4 and the South Lanarkshire Local Development Plan 2 are the main consideration in this case, together with an assessment of any other material planning considerations. 10.2. Principle of Development The application site is located within a designated Core Industrial and Business Area. SLLDP2 Policy 8 sets out the Council’s approach to supporting sustainable economic growth and regeneration through the identification of employment land use areas. Core Industrial and Business Areas are established economic areas which are retained for industrial/business uses, generally those falling under Classes 4, 5 and 6. Any exceptions must meet the appropriate criteria in SLLDP2 Policy ICD2 - Non- conforming Uses in Core Industrial/Business Areas. 10.3. SLLDP2 Policy ICD2 sets the policy by which proposals which do not conform to the general industrial policy (SLLDP2 Policy 8) will be assessed against. This includes:- The effect of the proposal on marketable industrial land supply in terms of quantity, range and quality Development for residential use not being permitted The proposal must not undermine the vitality and viability of existing town and local centres, and development should follow the sequential approach That the development would not adversely affect the industrial operation, amenity, character or function of the area, including traffic movement That the site has been actively marketed for Classes 4, 5 and 6 for a minimum period of 6 months That the premises can be accessed from main road routes and has satisfactory public transport, walking and cycling access That infrastructure implications, including the impact upon the transport network, are acceptable and that appropriate parking provision is available 48
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That there would be no significant impact upon the natural or historic environment, or upon the local environment itself 10.4. NPF4 Policy 26 similarly supports development proposals for business and industry uses where they are compatible with the primary business function of the area. Other employment uses will be supported where they will not prejudice the primary function of the area and are compatible with the business/industrial character of the area. 10.5. Finally, in terms of the principle of the development, NPF4 Policy 21 supports development proposals that include new or enhanced play or sport facilities where they provide effective management and maintenance plans covering the funding arrangements for their long-term delivery and upkeep. 10.6. The proposal would introduce a sports/leisure use into the designated Core Industrial and Business Area, converting a large industrial/storage warehouse to form a padel court sports facility. This is a non-conforming use and SLLDP2 Policy ICD2 sets out how such proposals will be considered. 10.7. It is noted that no information has been provided to demonstrate that the site was subject to any active marketing for Class 4, 5 or 6 uses, those which would generally be more acceptable within this Industrial Estate. In addition, the loss of this large warehouse building would have an adverse impact upon the quality and availability of marketable industrial land supply, with a particular impact due to the size and scale of this existing large warehouse. South Lanarkshire has relatively low industrial property availability, sitting at 2.3% in 2024, which was below the Glasgow City Region figure of 4% and it has been falling for 10 years. At this level, vacancy occupiers may experience very limited choice of premises (Glasgow City Region Employment Land and Property Markets, Ryden - September 2024). 10.8. In addition, whilst the site is accessible by public transport and active travel, it is noted that the area is very industrial in nature and the layout and design of the proposal does not encourage sustainable transport options. This issue is explored further, in terms of its design, below. 10.9. The provision of new sport and leisure facilities is generally welcomed, providing new options for the community and helping to keep people active. However, limited information has been provided to detail the proposed long-term effective management and maintenance plans for the facility, with no details of the funding arrangements or long-term delivery and upkeep of the proposed padel court facility. 10.10. It is also noted that the proposal includes a café and large viewing platform, and there is evidence to indicate that the space has also been used for other leisure events beyond padel sports. The viewing platform itself is noted to contain several sofas, providing space for large numbers of additional visitors/customers, beyond those actively taking part in games on the courts. 10.11. Given the above, there are concerns regarding both the principle of this development and about its scale and practical operation. The proposal does not justify its location within a Core Industrial and Business Area as it has not satisfactorily demonstrated that there is no demand for the use of the warehouse for an industrial/business use. No information in this respect has been provided, and no public evidence of marketing has been found. 49
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10.12. The only conclusion that can be drawn from this is that the proposal would represent an unjustified loss of marketable industrial land supply. In addition, no information on the long-term management and maintenance of the facility has been provided, and the ancillary uses (café and viewing platform) appear to be of a scale that would be likely to attract further activity beyond the use of the padel courts alone. 10.13. It is noted that there is an identified out of centre commercial location to the north-east of the site, which contains two gyms/health clubs together with restaurants. However, they are located on land specifically identified for those purposes within the development plan, whereas this site is located on designated employment land. In addition, SLLDP2 Policy 8 sets out different forms of employment land use areas, with there being a wider range of potentially acceptable uses in certain industrial/business areas, reflecting the changing nature of employment and the changing needs of the community. 10.14. The Policy makes clear, however, that Core Industrial and Business Areas should be retained for appropriate industrial/business uses, with exceptions to this requiring the applicant to provide evidence to demonstrate that the site is not marketable for such uses. The applicant has failed to provide any such evidence in this instance. 10.15. Finally, whilst each application is considered on its own merits against the relevant policies of the development plan and any material considerations, it is likely that any unjustified approval of this site for a sport/leisure use would be likely to lead to further pressure on Core Industrial and Business Areas. This would in-turn further impact upon the availability of marketable industrial land. 10.16. As such, the principle of the development has not been appropriately justified, and the proposal is contrary to NPF4 Policies 21 and 26 and with SLLDP Policies 8 and IDC2. 10.17. Climate Change With regards to the impact upon the local environment and sustainability, NPF4 Policy 1 and SLLDP2 Policy 2 require that when considering all development proposals significant weight will be given to the global climate and nature crises. NPF4 Policy 2 Climate Change and Mitigation expands on this, requiring all new developments to be sited and designed (1) to minimise lifecycle greenhouse gas emissions as far as possible and (2) to adapt the current and future risks from climate change. NPF4 Policy 3 – Biodiversity also requires development proposals to contribute to the enhancement of biodiversity in the local area. 10.18. The proposal relates to the change of use and alterations to an existing building only, and the physical works associated with this proposal will have no material impact upon the local environment, wider climate or upon biodiversity. There are some concerns regarding the practical sustainability of this site for such a use, however, the suitability of the site in terms of public transport and active travel routes is considered in 10.20 below. The proposal is, therefore, not considered to directly conflict with NPF4 Policies 1, 2 or 3 or with SLLDP2 Policy 2. 10.19. Layout, Siting and Design In terms of the more detailed design, SLLDP2 Policy 5 - Development Management and Placemaking - seeks to ensure proposals take account of the principles of sustainable development, avoid significant adverse impact on the local area and include suitable access. SLLDP2 Policy DM1 seeks to ensure proposals promote quality and sustainability in design, layout and enhance or make a positive contribution to the surrounding area. NPF4 Policy 14 – Design, Quality and Place supports proposals that are consistent with the six qualities of successful places. 50
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10.20. The proposal does not involve significant external alterations to the building or wider site, and so there would be limited impact upon the visual amenity of the area. In addition, the existing vehicular access is considered to be suitable, and the proposal would be served by sufficient off-street parking. However, the introduction of this form of use within the established Core Industrial/Business area would impact upon the character of the area. 10.21. The concerns regarding the principle of the development aside, the proposed development would not be considered to comply with the six qualities of successful places set out in NPF4 Policy 14 and SLLDP2 Policy 5. In this respect, whilst this form of leisure provision is generally welcomed, this setting is very industrial, and the proposal does not involve any significant changes to make the area more pleasant. This is particularly the case for those who may choose to make use of public transport or active travel to reach the building. 10.22. There is a poor connection between Stroud Road and the building for pedestrians, with access to the car park only possible via a dilapidated footpath connection located adjacent to the oversized junction, which has clearly been designed for HGV vehicles serving an industrial/commercial use, and there is no direct link to the front door. The car park itself is also enclosed by large industrial style metal fencing, commonplace in industrial/commercial areas, but not pleasant or attractive and out of character at a leisure/sport facility. The overall effect is to emphasise the inappropriate industrial/ commercial setting of the building. 10.23. As such, the proposal is not considered to fully comply with the six qualities of successful placemaking, and the proposal is, therefore, considered to be contrary to NPF4 Policy 14 and SLLDP2 Policy 5. 10.24. Technical and Other Matters It is recognised that the application is retrospective, and that the works have already been completed with the padel facility already being operational. The applicants did not apply for either planning permission or a building warrant before works started. However, the fact that the application is retrospective is not a material consideration in the assessment of this application, and it must be considered in the same way as any other planning application. 10.25. Conclusion Given the above, it is considered that the change of use of this industrial/storage warehouse, located within a designated Core Industrial/Business Area, to form a padel court sports facility does not comply with the development plan. The proposal does not justify its location within the Core Industrial/Business Area, and it reduces the available industrial/commercial land supply within East Kilbride. In principle the site is not a suitable location for a leisure/sports facility of this type, size, and scale, and the detailed design of the proposal would not be consistent with the six qualities of successful places. There are no material considerations which would justify granting consent contrary to the development plan at this location and, as such, the recommendation is that retrospective planning consent is refused. 11. Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- 51
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Refuse for the following reasons:- 01. The proposal would be contrary to Policy 26 - Business and industry of National Planning Framework 4, as the proposal is not for a business or industry use, and the proposed development would not be compatible with the business/industrial character of the area. 02. The proposal would be contrary to Policy 8 – Employment of the South Lanarkshire Local Development Plan 2, as the proposal is not for an industrial/business use and the proposed development does not justify its location within a Core Industrial and Business Area. 03. The proposal would be contrary to Policy ICD2 – Non-conforming uses in Core Industrial/Business Areas of the South Lanarkshire Local Development Plan 2, as the applicant has not provided suitable evidence to demonstrate that the site is not marketable for industrial/business uses, there would be an adverse impact upon marketable industrial land supply, and the proposal does not otherwise justify its location within a Core Industrial and Business Area. 04. The proposal would be contrary to Policy 21 – Play, recreation and sport of National Planning Framework 4, as insufficient information has been provided regarding effective management and maintenance plans covering the funding arrangements for the long-term delivery and upkeep of the proposed sports facility. 05. The proposal would be contrary to Policy 14 – Design, quality and place of National Planning Framework 4, as the proposal is not consistent with the six qualities of successful places as the industrial/commercial character of the proposal is inappropriate for this form and scale of leisure/sport development. 06. The proposal would be contrary to Policy 5 – Development Management and Placemaking and Policy DM1 – New Development Design of the South Lanarkshire Local Development Plan 2, as the proposal is not consistent with the six qualities of successful places as the industrial/commercial character of the proposal is inappropriate for this form and scale of leisure/sport development. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0128 | Use of industrial/storage warehouse as a padel court sports facility with associated alterations (Retrospective) | Building A 5 Stroud Road East Kilbride G75 0YA 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. 52
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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 53
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Report Agenda Item Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0264 Proposal: Use of former guest house/office to children's residential care home to accommodate 4 children (Class 8 residential institution), with associated works Site Address: 35 Howieshill Road Cambuslang G72 8PW Applicant: Mr Kevin Coulter Agent: N/A Ward: 13 Cambuslang West Application Type: Full Planning Permission Advert: Rutherglen Reformer 19 May 2026 Development Plan Compliance: Yes Departures: No Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 7 55
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1. Reason for Report 1.1. This application is required to be determined by Planning Committee under Section 4B(17)(b) of the South Lanarkshire Council Scheme of Delegation (2024) as the proposal is being recommended for approval and is the subject of more than 5 letters of objection. 2. Site Description 2.1. The application site is located within an established residential area of Cambuslang. The property is bound by residential properties to the east, west and south, with residential properties also located to the north of the site, on the other side of Howieshill Road. It is also noted that Dunvegan Lodge Care Home is located to the west of the site. 2.2. The site consists of a two-storey detached dwelling with a rear garden and garage. Parking is to the front of the building within the curtilage of the property. Access to the property is from an existing access onto Howieshill Road. It is understood that the property’s last use was as a guest house, but that it has also previously been used as office accommodation. 3. Description of Proposed Development 3.1. The proposal is for the material change of use of the property from a guest house/former office to form a children’s residential care home (Class 8 residential installation), with some associated works. The proposed care home would accommodate up to 4 children, with one-to-one staffing levels proposed and two staff members generally working nightshift at the property. The home would provide care and accommodation for children aged 5-18 who are unable to live safely at home and require a nurturing, stable and therapeutic environment. 3.2. To accommodate the proposed development, no external changes to the property are proposed save for the provision of parking spaces to the front and side of the building, within the curtilage of the property. Internally, 4 bedrooms with en-suite shower rooms would be formed, together with staff accommodation, office space, a kitchen, lounge, dining room, computer room and a family space/spare room. The garage space would be used for ancillary storage purposes. 4. Relevant Planning History 4.1. It is understood that the building has formally been used as both a guest house and as office accommodation. Planning consent was granted in 2008 for the erection of extensions to add capacity to the property, which was at the time operating as a guest house (CR/08/0053). 4.2. Planning consent was refused in 2025 for the change of use from a guest house (Class 7) to long-stay accommodation (P/25/0650). This application was refused as the proposal did not provide adequate living accommodation, facilities or amenity space for long stay occupation, based on the scale and form of accommodation proposed. It should be noted that this proposal was intended to provide long-stay accommodation for 8 people, with very limited communal living facilities. 5. Supporting Information 5.1. Supporting Statement - March 2026 – This document provides an overview of the proposed service for children aged 5-18 years old who are unable to live safely at home and require a nurturing, stable and therapeutic environment. It sets out the service is designed for small-scale, individualised care, with a one-to-one staffing model. The qualifications of the proposed Manager are stated, with confirmation that 56
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they would operate in full compliance with relevant legislation and guidance for this form of development. 6. Consultations 6.1. Roads Development Management – have offered no objections to the proposal based on the reported staff numbers and no changes being proposed to the existing access, so long as parking is provided as per the submitted drawings. Response: Noted. Parking provision can be addressed through a condition on the decision notice, as appropriate. 6.2. Care Inspectorate – have offered no objections, however, they have confirmed that meeting Planning requirements would be integral to any wider overall assessment as to whether an application would be granted registration by the Care Inspectorate. Response: Noted. It is understood that the Care Inspectorate would review any care service proposed to operate from the site in line with established legislation and guidance, as appropriate. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, a total of sixteen representations (fifteen objections, one support) have been received. The issues raised are summarised as follows:- Concerns that there are already care facilities nearby and that there would be an adverse cumulative impact upon the character of the street if a further care home was to open at this location Concerns regarding the increase in vehicle movements and parking demand in the area generated by the proposed development and due to the proximity to other existing care facilities Concerns regarding road safety on a street which has limited visibility close to the brow of a steep hill Concerns regarding noise and disturbance Concerns regarding a potential increase in anti-social behaviour and the safety of residents in the area Concerns that waste management arrangements are unclear and may lead to amenity issues Concerns that the property may not be suitable to support the proposed development, with a lack of space and potential fire safety issues Concerns that approving this development may set a precedent for further care facilities in the area Support the building being brought back into use, and the facility would bring jobs to the area. The area would be a beautiful surrounding for young people to thrive in 7.2. The representations are available on the planning portal and considered further in the assessment below. 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. 57
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National Planning Framework 4 Policies Policy 1 - Tackling the Climate and Nature Crises Policy 2 - Climate Mitigation and Adaptation Policy 3 - Biodiversity Policy 14 - Design, quality and place Policy 15 - Local Living and 20 minute neighbourhoods Policy 16 - Quality Homes Policy 23 - Health and Safety 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 3 - General Urban Areas and Settlements Policy 5 - Development Management and Placemaking SLLDP2 Volume 2 Policies Policy DM1 - New Development Design 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Introduction The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development, together with matters relating to the layout, siting and design, and an assessment of any relevant technical matters. The policies contained within National Planning Framework 4 and the South Lanarkshire Local Development Plan 2 are the main consideration in this case, together with an assessment of any other material planning considerations. 10.2. Principle of Development The application site is located within the established settlement. SLLDP2 Policy 3 - General Urban Areas and Settlements confirms that residential developments on appropriate sites within established settlements will be generally acceptable, with proposals for uses ancillary to residential areas assessed on their individual merits. Consideration will be given to the likely impacts upon amenity. 10.3. NPF4 Policy 16 - Quality Homes supports development proposals for new homes on land allocated for housing in Local Development Plans and supports proposals for new homes that improve affordability and choice by being adaptable to changing and diverse needs, and which address identified gaps in provision. This includes supporting homes for older people, care homes, supported accommodation, and sheltered housing. 10.4. In addition, NPF4 Policy 15 - Local living and 20-minute neighbourhoods 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 and using sustainable transport options. This includes access to health and social care facilities, childcare and education opportunities. 58
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10.5. Finally, in terms of the principle of the development, NPF4 Policy 23 - Health and Safety supports development proposals that will have positive effects on health, with health and social care facilities and infrastructure specifically supported. The Policy further clarifies that appropriate safety risks must be taken into consideration and proposals that are likely to raise unacceptable noise issues will not be supported. 10.6. It is considered that the principle of the development is acceptable and does not conflict with the development plan. In this respect, the proposal is for a residential care home for children, and an established residential area is a suitable location for this type of development. The scale of the proposal is such that the number of people at the property would not be out of character within an established residential area, and indeed the level of activity associated with the proposal would not be significantly higher than could be expected of any large family home. 10.7. The history of the property as a guest house is also noted, which would likely have generated a similar or higher level of activity. The site’s location and proximity to nearby care homes was raised in representations, however, it is not considered that there would be a cumulative adverse impact upon the amenity or character of the area because of this proposal. 10.8. In addition, it is noted that NPF4 specifically supports a range of residential properties, including care homes, supported accommodation, and health and social care facilities. As such, the principle of the development is considered to comply with NPF4 Policies 15, 16 and 23 and with SLLDP2 Policy 3. 10.9. Climate Change With regards to the impact upon the local environment and sustainability, NPF4 Policy 1 and SLLDP2 Policy 2 require that when considering all development proposals significant weight will be given to the global climate and nature crises. NPF4 Policy 2 Climate Change and Mitigation expands on this, requiring all new developments to be sited and designed (1) to minimise lifecycle greenhouse gas emissions as far as possible and (2) to adapt the current and future risks from climate change. NPF4 Policy 3 – Biodiversity also requires development proposals to contribute to the enhancement of biodiversity in the local area. 10.10. It is considered that the proposal will have no significant adverse impact upon the local environment, wider climate, or upon biodiversity. In this respect, the proposal makes use of an existing building, and it would not involve significant physical alterations to the existing building or grounds. In addition, the site is sustainably located within an established settlement, and there are nearby connections to public transport. The garden is likely to be brought back into use to provide outdoor amenity space for residents of the property, and the proposed car parking should not involve the loss of significant landscaping. As such, the proposal is considered to comply with NPF4 Policies 1, 2 and 3 and with SLLDP2 Policy 2. 10.11. Layout, Siting and Design In terms of the more detailed design, SLLDP2 Policy 5 - Development Management and Placemaking - seeks to ensure proposals take account of the principles of sustainable development, avoid significant adverse impact on the local area and include suitable access. SLLDP2 Policy DM1 seeks to ensure proposals promote quality and sustainability in design, layout and enhance or make a positive contribution to the surrounding area. NPF4 Policy 14 – Design, Quality and Place supports proposals that are consistent with the six qualities of successful places. 59
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10.12. The proposal does not involve any significant external changes to the property, with only some minor works being undertaken within the curtilage to provide the off-street parking spaces noted on the drawings. As such, the external appearance and character of the property would not be affected by this proposal. The internal works would focus on re-use of the existing rooms, and it is considered that sufficient private and communal space can be provided, together with staff and office space to support the proposal. The internal design and use of the proposed building is considered to be acceptable. 10.13. With regards to the wider amenity impact, it is considered that the property would not introduce significant or unacceptable levels of activity, noise, or disturbance to neighbouring residents when taking into consideration the proposed use, scale, and overall nature of the proposal, together with the history of the property as a guest house. There would also be no significant impact in terms of privacy. 10.14. With regards to traffic and parking, it is recognised that concerns have been raised through letters of representation. The site, however, would provide suitable off-street parking for staff and visitors and there are no parking restrictions on the street. The limited visibility at the brow of the hill is noted, however, the access is existing and it is the responsibility of individual drivers to be cognisant of the road layout and the safety of other road users, including pedestrians. 10.15. Roads, Transportation and Fleet Services have offered no objection to the proposal as there is sufficient off-street parking and the existing access is considered to be suitable. In addition, there is no evidence that the proposal is of a scale or nature that would significantly increase activity in the area, particularly given the former use of the property as a guest house, or that it would lead to road safety concerns. Overall, the proposal is considered to comply with NPF4 Policy 14 and with SLLDP2 Policies 5 and DM1. 10.16. Technical and Other Matters In reference to other matters raised in the representations, the maximum number of children to be accommodated at the property would be set at 4 due to its inclusion within the description of the development. If the applicants sought to increase the numbers of children at the property, a new planning application would need to be submitted for consideration. Staff numbers may vary according to need, but there is unlikely to be a significant change in staff numbers without a similar change in the number of resident children. Matters relating to bin storage and collection can be controlled by condition. 10.17. Finally, it should be noted that each application is assessed on its own merits against the development plan and any other material considerations. As such, no wider precedent for future decisions is made by the grant of this or any other planning application. 10.18. Conclusion Given the above, it is considered that the change of use of this property to a children’s residential care home will have no significant adverse impact upon the amenity of neighbouring residents, upon the overall character and visual amenity of the area, upon road or public safety, or upon the environment and biodiversity. The proposal complies with the relevant policies of the development plan, and it is therefore recommended that planning permission be granted, subject to conditions. 60
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11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to conditions:- 01. The development to which this permission relates shall be begun no later than the expiration of three years beginning with the date of grant of this decision notice. Reason: To comply with Section 58(1) of the Town and Country Planning (Scotland) Act 1997 (as amended). 02. That before the residential care home hereby approved is completed or brought into use, all of the parking spaces shown on the Proposed Block Plan shall be provided and thereafter maintained for the duration of the use herby consented. Reason: To ensure the provision of adequate parking facilities within the site. 03. That before the development hereby approved is brought into use, details of the storage and collection of waste arising from the development shall be submitted to and approved by the Council as Planning Authority. The storage and waste collection scheme shall be implemented before the development is brought into use and shall thereafter be maintained to the satisfaction of the Council as Planning Authority. Reason: To minimise nuisance, littering and pest problems to nearby occupants. 12. Reason for Decision 12.1. The proposal would have no significant adverse impact upon amenity, the character of the area, public safety, or upon the local environment that would merit refusal of the application and it generally complies with the provisions of Policies 1, 2, 3, 14, 15, 16 and 23 of the National Planning Framework 4 and with Policies 2, 3, 5 and DM1 of the adopted South Lanarkshire Local Development Plan 2 (2021). Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online: P/26/0264 | Use of former guest house/office to children's residential care home to accommodate 4 children (Class 8 residential institution), with associated works | 35 Howieshill Road Cambuslang G72 8PW 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 61
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Report Agenda Item CHECKED Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0293 Proposal: Erection of dwellinghouse and associated works (Planning Permission in Principle) Site Address: Hollybank Biggar Road Carnwath Lanark ML11 8LU Applicant: Mr Robert Yarwood Agent: LSM Architecture Ward: 02 – Clydesdale North Application Type: Planning Permission in Principle Advert Date: Carluke and Lanark Gazette - 3 June 2026 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 8 63
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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 comprises approximately 0.47 hectares of rough grassland on the west side of the B7016, Biggar Road, within the rural area south of Carnwath. The land contains mature and semi-mature broadleaf trees, areas of dense vegetation and established grassland. 2.2. The site is positioned between Hollybank to the east and Bank Cottage to the west. A shared private access road bounds the site to the north and connects with the B7016 Biggar Road at its junction with Bankhead Road. Agricultural land lies to the south and forms the wider setting of the small group of houses 2.3. The B7016 is an unlit rural road subject to the national speed limit. The existing junction serves the houses, agricultural land and Bankhead Road. 3. Description of Proposed Development 3.1. Planning permission in principle is sought for the erection of one dwellinghouse and associated works. The submitted site plan identifies an indicative house siting within the existing vegetation and a new vehicular access from the shared private road. 3.2. No detailed design, siting, scale, drainage or landscaping proposals have been submitted. If planning permission in principle were granted, those matters would require to be addressed through a subsequent application for approval of matters specified in conditions. 3.3. A traffic speed survey and drawing showing proposed visibility splays of 2.4 metres by 160 metres in both directions at the junction with the B7016 have been submitted. 4. Relevant Planning History 4.1. Application P/19/0168 for planning permission in principle for a dwellinghouse on the same site was previously refused. 4.2. The previous decision predates the adoption of the South Lanarkshire Local Development Plan 2 and National Planning Framework 4. The current application requires to be assessed anew against the current development plan and other material considerations. 5. Supporting Information 5.1. The Design and Access Statement describes the land as an established gap site within a small cluster of houses and relies on the previous conclusion that residential development was acceptable in principle. It submits that one house would respect the scale and pattern of development and make efficient use of the land. 5.2. The Traffic Survey concludes that a visibility distance of 160 metres is appropriate. A supplementary statement advises that approximately 153 metres of visibility can be achieved looking south. It refers to the established use of the junction, the presence of warning signs and the limited traffic associated with one additional dwelling. 64
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6. Consultations 6.1. Roads Development Management – Object to the proposal as the dwelling would use the existing private access onto the unlit and derestricted B7016. The submitted speed survey establishes an 85th percentile speed of 53 miles per hour in the relevant oncoming direction, requiring a visibility splay of 2.5 metres by 160 metres. The visibility achievable to the south is approximately 2.5 metres by 60 metres, is restricted by the road geometry and cannot be increased. Refusal is recommended on road safety grounds. Response: Noted. The road safety objection is addressed in the assessment and forms a reason for refusal. 6.2. Scottish Water – Advise that there is currently sufficient capacity at Coulter Water Treatment Works. There is no public wastewater infrastructure in the vicinity and private treatment options would require to be investigated. Response: Noted. Water supply and foul drainage details could be considered at the detailed stage if the principle of development were acceptable. 6.3. West of Scotland Archaeological Society - The site is within an archaeological consultation trigger area associated with the possible route of a Roman road. If permission were granted, an archaeological watching brief should be secured by condition. Response: Noted. 7. Representations 7.1. Following neighbour notification and advertisement, one representation was received. The matters raised are summarised as follows:- The western boundary does not show an intervening strip of land understood to be in separate ownership Clarification is sought regarding the meaning of associated works Concern that the indicative position of the dwelling is closer to the neighbouring property than previously discussed Clarification is sought regarding the relationship with the previous refused application 7.2. The submitted red-line boundary defines the application site and planning permission would not confer rights to undertake works on land outside the applicant's control. The detailed position and design of a dwelling are not fixed by this application for planning permission in principle. The previous refusal is a consideration and is addressed in the assessment in Section 10. 7.3. The representation is available 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. 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 and supports the planning and delivery of sustainable places, liveable places, and productive places. 65
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National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 – Biodiversity Policy 12 - Zero waste Policy 13 - Sustainable transport Policy 14 - Design, quality and place Policy 15 - Local living and 20 minute neighbourhoods Policy 17 - Rural homes Policy 22 - Flood risk and water management 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 Policy 15 - Travel and Transport 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 GBRA8 - Development of Gap Sites Policy DM15 - Water Supply Policy DM16 - Foul Drainage/Sewerage Provision Policy NHE13 - Forestry and Woodland Policy NHE20 - Biodiversity 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development Policy 17(a) of National Planning Framework 4 supports new homes in rural areas where they are suitably scaled, sited and designed and fall within one of the identified circumstances. These include allocated housing land, qualifying brownfield land, reuse of buildings, historic environment assets, an essential rural business need, farm succession, subdivision of a dwelling, reinstatement of a former house or one-for-one replacement. 10.2. The site is unallocated greenfield land. The proposal would not reuse land or a building, support an identified rural business or farm succession need, subdivide an existing dwelling, or reinstate or replace a house. The applicant has not advanced any other justification falling within Policy 17. The proposed dwelling is, therefore, not supported by Policy 17 in land-use terms. 66
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10.3. The applicant relies on the position of the site between existing houses and the previous acceptance of the land as a gap site. Policy GBRA8 of the South Lanarkshire Local Development Plan 2 continues to support clearly identifiable gap sites where its criteria are met. The position of the site provides some support under that policy. However, the development plan requires to be read as a whole and gap-site status does not remove the requirement to comply with the later national policy for rural homes. The previous assessment predates National Planning Framework 4 and does not establish the acceptability of the current proposal. 10.4. Road Safety Policy 5 of the South Lanarkshire Local Development Plan 2 requires development to provide safe access and avoid adverse implications for public safety. 10.5. The submitted survey confirms an 85th percentile speed of approximately 53 miles per hour. Roads Development Management advise that a visibility splay of 2.5 metres by 160 metres is required. Notwithstanding the visibility drawing and supplementary photographs, the Roads Authority considers that only approximately 2.5 metres by 60 metres can be achieved to the south because of the geometry of the B7016, and that the sightline cannot be improved. 10.6. The junction is established and the additional movements from one dwelling would be limited. Nevertheless, existing use of a substandard junction does not justify its further intensification. The current speed survey has been considered by Roads Development Management and does not overcome the reason for the previous refusal. The proposal would, therefore, prejudice road safety and would be contrary to Policy 5 of the South Lanarkshire Local Development Plan 2. 10.7. Sustainable Travel and Local Living Policy 13 of National Planning Framework 4 requires the transport requirements generated by development to be considered in accordance with the sustainable travel hierarchy. Development should, where appropriate, provide convenient links to local facilities by walking, wheeling and cycling and be accessible by public transport. Policy 15 of National Planning Framework 4 seeks to support local living by enabling people to meet the majority of their daily needs within a reasonable distance of their home, preferably by active or sustainable travel. Policy 15 of the South Lanarkshire Local Development Plan 2 similarly requires active travel and access to public transport to be fundamental locational considerations and prioritises walking, cycling and public transport over private car travel. 10.8. The site is within a dispersed rural grouping outside Carnwath and is accessed from an unlit, derestricted section of the B7016 with no pavement. It is poorly connected to services and facilities by walking, wheeling, cycling or public transport, and future occupants would be likely to depend on private vehicles for most daily needs. While rural settlement patterns and transport options require to be considered in context, no locational need or other justification supported by Policy 17 has been demonstrated for an additional dwelling at this location. 10.9. The proposal would not promote sustainable travel or contribute positively to local living and would, therefore, be contrary to Policies 13 and 15 of National Planning Framework 4 and Policy 15 of the South Lanarkshire Local Development Plan 2. 10.10. Biodiversity and Trees Policy 3 of National Planning Framework 4 requires local development to include proportionate measures to conserve, restore and enhance biodiversity and minimise adverse impacts. Policy NHE13 of the South Lanarkshire Local Development Plan 2 67
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requires proposals likely to affect individual trees, hedgerows or woodland to be accompanied by a full tree survey and written justification for any losses. Policy NHE20 requires proposals to demonstrate that they would have no significant adverse impact on biodiversity, avoid habitat fragmentation and consider opportunities for enhancement. 10.11. The application site is not an intensively managed agricultural field or a domestic garden. It comprises rough grassland with mature and semi-mature broadleaf trees, shrubs and understorey vegetation. It forms a distinct habitat parcel within an otherwise residential and agricultural landscape. 10.12. No habitat survey, protected-species survey, tree survey, arboricultural impact assessment or biodiversity enhancement proposals have been submitted. Given the limited extent of the site and the distribution of trees and vegetation, a dwelling, residential curtilage, access, parking, drainage and services would be likely to affect existing trees and habitat. It has not been demonstrated which trees could be retained, how retained trees would be protected, whether tree loss would be required, or how compensatory planting and biodiversity enhancement could be incorporated. These matters affect whether residential development is acceptable in principle and cannot reasonably be left entirely to a later application. 10.13. Other Matters As this is an application for planning permission in principle, no detailed proposals have been submitted beyond the proposed residential use of the site and the means of access. Had the principle of development been acceptable, matters including the layout, siting, scale, design and external appearance of the dwelling, parking, drainage, landscaping and boundary treatments would be considered through a subsequent application for approval of matters specified in conditions. However, matters which determine whether the site is suitable for residential development in principle, including road safety and the potential effects on trees and biodiversity, require to be satisfactorily addressed at this stage. 10.14. Conclusion The proposal would introduce a new dwelling on unallocated greenfield land in the rural area without meeting any of the circumstances supported by Policy 17 of National Planning Framework 4. 10.15. The proposed use would intensify an existing junction with substantially substandard visibility and would prejudice road safety. In addition, the site is poorly connected to services and facilities by active or sustainable travel and, in the absence of an identified locational need, the proposal would not promote sustainable travel or contribute positively to local living. Insufficient information has also been provided to demonstrate that the biodiversity and tree coverage of the site could be developed without adverse impact and therefore the proposal is contrary to the development plan. 11. Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- Refuse Planning Permission for 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. 68
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02. The proposal would be contrary to Policy 5 – Development Management and Placemaking of the South Lanarkshire Local Development Plan 2 as the additional use of the existing access would have adverse implications for public safety due to the substantially substandard visibility at its junction with the B7016. 03. The proposal would be contrary to Policy 15 – Travel and Transport of the South Lanarkshire Local Development Plan 2 as active travel and the availability of public transport have not been demonstrated to be fundamental locational elements of the development, which would instead be dependent on private car travel. 04. The proposal would be contrary to Policy 13 – Sustainable Transport of National Planning Framework 4 as the site is not accessible by sustainable travel modes and the development would be dependent on private car travel. 05. The proposal would be contrary to Policy 17 – Rural homes of National Planning Framework 4 as it does not meet any of the criteria allowing for housing in the rural area. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0293 | Erection of dwellinghouse and associated works (Planning Permission in Principle) | Hollybank Biggar Road Carnwath Lanark ML11 8LU 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 Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0321 Proposal: Change of use of open space to yard space Site Address: Dunsmore Brothers Burnhead Road Larkhall ML9 3AB Applicant: Dunsmore Brothers Waste Management Agent: James Baird Architecture Ward: 20 Larkhall Application Type: Full Planning Permission Advert Date : Hamilton Advertiser – 7 May 2026 Development Plan Compliance: No Departures: N/A Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 9 71
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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 off Burnhead Road, between Larkhall and Shawsburn. The site is approximately 1.9 hectares in area, which includes Dunsmore Brothers existing waste management facility and the area of land they are looking to extend into. 2.2. The additional land partly includes the site of a disused landfill which has now naturalised over, an extensive area of woodland and areas of both Low and High Coal Risk. The site is located in the green belt as designated in the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). 3. Description of Proposed Development 3.1. The applicant’s business provides a wide range of waste management services including skip hire, scrap metal recycling and the safe disposal of end of life vehicles. The proposal is for the extension of the existing yard to provide additional space for vehicular parking, manoeuvring and skip storage. The proposed extension is approximately twice the size of the existing site, and the land would need to be cleared and finished in a hardstanding. 4. Relevant Planning History 4.1. The site has no previous planning history. However, the area in which they wish to extend is owned by South Lanarkshire Council and the applicant has been in discussions with the Estates Service. Estates have suggested that any decision on the application for the additional land would be conditional on all relevant statutory consents being in place. 5. Supporting Information 5.1. Supporting Statement - this provides additional information in relation to the existing business and their operational need for additional land. The statement advises that increased focus on waste reduction, recycling and responsible disposal in recent years has placed additional pressure on the existing site and that the extension of the yard would allow the established operation to function in a more orderly, managed and sustainable manner. 5.2. Extending the existing site represents a logical expansion, consolidating the existing use within its immediate operational envelope, rather than a new or isolated development on part of the green belt. 6. Consultations 6.1. Roads, Transportation and Fleet Services (Development Management) – have objected on grounds of lack of information relating to staff numbers and no parking layout. Response: Noted 6.2. The Coal Authority Planning and Local Authority Laison – the proposal would be exempt on the basis that groundworks would be minimal. Response: Noted 72
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6.3. Environmental Services – have requested that a land contamination survey be submitted. Response: This could have been requested if it was considered that the proposal was acceptable. 6.4. Scottish Environmental Protection Agency (SEPA) – no objection. Response: Noted 6.5. Roads Flood Risk Management – they have advised that a flood risk assessment is required. This could have been requested if it was considered that the proposal was acceptable. Response: Noted 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 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and sets out spatial principles, regional priorities, national developments, and national planning policy. 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 8.3. South Lanarkshire Local Development Plan 2 (2021) For the purposes of determining planning applications the Council will 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 GBRA2 – Business Proposals within Green Belt and Rural Area Policy NHE13 – Forestry and Woodland 9. Guidance 9.1. NatureScot Developing with Nature Guidance is relevant to all local developments and provides advice and guidance on how to achieve Policy 3 Biodiversity of NPF4. 73
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10. Assessment and Discussion 10.1. Introduction The applicant seeks detailed planning permission for the extension of the existing yard at Burnhead Road, Larkhall. The business has been on the site since 1973 and the applicant would like to extend the yard into the land behind their existing site. 10.2. The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development. The policies contained within National Planning Framework 4 and the South Lanarkshire Local Development Plan 2 are the main consideration in this case, together with an assessment of any other material planning considerations. 10.3. Principle of Development The site is located within the green belt and, as such, the policies relating to the green belt should be considered in the first instance to establish the principle of development. Policy 8 of NPF4 and Policies 4 and GBRA2 of SLLDP2 relate to business development within the designated green belt. 10.4. NPF4 Policy 8 Green Belts seeks to encourage, promote and facilitate compact urban growth and use the land around our towns and cities sustainably. The policy is twofold, part (i) sets out circumstances where various types of development in the green belt can be considered acceptable and part (ii) looks to protect the green belt and states that reasons must be provided as to why a green belt location is essential and why the proposal cannot be located on an alternative site outwith the green belt. 10.5. The application is for the extension of an existing waste management scrap yard. Whilst the applicant has provided some justification for the location of the proposal in their supporting statement, in terms of the site consolidating the existing use within the same area, the business use is not considered acceptable within any of the criteria set out in part (i) of Policy 8 and, in terms of part (ii) a green belt location is not considered essential and, as such, the proposal could be located on an alternative site. The proposal is, therefore, contrary to Policy 8 of National Planning Framework 4. 10.6. In terms of Local Development Plan policy, the application site lies within the green belt and is subject to assessment against Policy 4 - Green Belt and Rural Area of the adopted SLLDP2. The policy states that the primary function of the green belt is for agriculture, forestry, recreation and other uses appropriate to the countryside. However, much like NPF4 Policy 8, the SLLDP2 states that development that does not require to be located in the green belt should be directed to more appropriate sites within the wider rural area or within settlements. It is considered that the business could be located in a more appropriate location, possibly within an industrial estate. 10.7. Additionally, SLLDP2 Policy GBRA2 Business Proposals within Green Belt and Rural Area states that extensions to existing rural businesses, agricultural, forestry and tourism businesses could be acceptable within the green belt. However, the existing business is not rural in nature and would not fall within any of the other acceptable categories. Given there is no essential need for a waste management facility to be located within the green belt it is considered that the proposal does not comply with the relevant local plan policies. 10.8. As per the assessment above, it is considered that the application lacks sufficient information to demonstrate that a departure from the green belt policies would be appropriate. As a result, the proposal also fails the terms of Policy GBRA2 of the SLLDP2. The principle of development being acceptable is therefore not established on this site. 74
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10.9. Climate Change NPF4 Policy 1 requires that when considering all development proposals, significant weight will be given to the global climate and nature crises. NPF4 Policy 2 Climate Change and Mitigation expands on this, requiring all new developments to be sited and designed (1) to minimise lifecycle greenhouse gas emissions as far as possible and (2) to adapt to the current and future risks from climate change. 10.10. Whilst the purpose of the business is to reduce waste, the process involved in this will result in multiple vehicle movements on and off the site. Additionally, the land which the applicant plans to extend the business into is currently covered in trees and these would need to be removed to facilitate the extension of the yard. Both these actions will likely result in increased emissions, rather than a reduction. 10.11. Policy 2 Climate Change of SLLDP2 seeks to minimise and mitigate against the effects of climate change by considering various criteria including: being sustainably located; reuse of vacant and derelict land; avoidance of flood risk areas; incorporating low and zero carbon generating technologies; opportunities for active travel routes and trips by public transport; electrical vehicle recharging infrastructure and where appropriate connection to heat networks. 10.12. The proposal does not utilise vacant and derelict land, nor is there any detail of renewable energy sources or low/zero carbon technologies. Although further detail could have been sought if the proposal was considered suitable in principle. 10.13. Layout, Siting and Design Given that the principle of development is not considered to be acceptable in this location, the design of the proposed development in terms of Policy 5 - Development Management of SLLDP2 is not considered to be a determining factor in the assessment of this application. 10.14. Biodiversity Policy 3 of NPF4 outlines that local developments should conserve, restore, and enhance the biodiversity value of a site. The applicant has not submitted a biodiversity statement and, given that a significant area of woodland would have to be cleared for the extension, it is considered that a biodiversity statement should have been submitted providing biodiversity mitigation measures. Given that no biodiversity information has been submitted, it is considered that the proposal fails to meet Policy 3 of NPF4. 10.15. Trees Policy 6 of NPF4 and NHE13 of SLLDP2 seek to protect and expand forest, woodlands and trees and ensure that any trees on development sites are sustainably managed. Policy 6 states that proposals will not be supported where they adversely impact on native woodlands of high biodiversity value or fragment woodland habitats, unless appropriate mitigation measures are identified and implemented. No tree survey or woodland management plan has been submitted and, as such, there is no way to determine whether the loss of trees associated with the development would adversely affect biodiversity. It is therefore considered that the proposal fails to meet Policy 6 of NPF4 and Policy NHE13 of SLLDP2. 10.16. Other Material Matters The site is within an area that has both low and high coal risk and part of the northern end of the site which has naturalised was formerly used for landfill purposes. As such, a coal mining risk assessment and a contaminated land assessment should have been submitted for assessment with the application. The details provided by these 75
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assessments cannot be conditioned and need to be assessed up front as part of the decision making process. As such, there is a lack of information to fully assess this proposal. 10.17. Conclusion In summary, taking all the above into account, it is considered that the proposed development would constitute inappropriate development with regards to the green belt designation and there are no exceptions to policy, in either NPF4 or SLLDP2, which would justify an extension to the existing scrap yard at this location. As such, the proposed development fails to adhere to the provisions of the development plan, with specific regard to Policies 1, 2, 3, 6 and 8 of National Planning Framework 4 (adopted 2023) and Policies 2, 4, 5, GBRA2 and NHE13 of the South Lanarkshire Local Development Plan 2 (adopted 2021) and there are no material considerations which would outweigh this variance with the development plan. In view of this, it is recommended that the application is refused planning permission. 11. Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- Refuse Detailed Planning Permission for the reasons outlined below:- 01. The proposal would be contrary to Policy 4 - Green Belt and Rural Area of the South Lanarkshire Local Development Plan 2 as it would constitute an inappropriate form of development, that cannot be justified under policy GBRA2 and which adversely affects the character of the green belt at this location. 02. The proposal would be contrary to Policy 8 - Green belts of National Planning Framework 4 as it does not meet the criteria set out in the policy for green belt development and, as such, fails to encourage, promote and facilitate compact urban growth and use the land around our towns and cities sustainably. 03. The proposal would be contrary to Policy GBRA2 - Business Proposals within Green Belt and Rural Areas of the South Lanarkshire Local Development Plan 2 as it does not meet the terms of Policy 6 of the South Lanarkshire Local Development Plan 2 as there are no existing buildings on the site to reuse, extend or convert and no other buildings nearby to form an acceptable cluster. 04. Due to the failure to submit a coal mining risk assessment, a tree survey, a contaminated land assessment and flood risk assessment, it has not been demonstrated that the site is suitable for development. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online: P/26/0321 | Change of use of open space to yard space | Dunsmore Brothers Burnhead Road Larkhall ML9 3AB 76
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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 77
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Report Agenda Item Amended Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0407 Proposal: Erection of 224 dwellings with associated infrastructure and landscaping (Application under Section 75A of the Act to modify planning obligations for P/23/0293 to remove affordable housing contributions) Site Address: Land 350M Southeast of Wellburn Farm Strathaven Road Lesmahagow Lanark Applicant: Persimmon Homes West Scotland Agent: N/A Ward: 04 – Clydesdale South Application Type: Modification of planning obligation Advert: N/A Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: Application is for modification of an existing Section 75 legal agreement associated with planning permission P/23/0293 Direction to Scottish Ministers N/A 10 79
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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 relates to land located on the north-western edge of the settlement of Lesmahagow. The site extends to approximately 11.3 hectares and is located within the settlement boundary as identified in the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). 3. Description of Proposed Development 3.1. The application relates to an existing planning permission for the erection of 224 dwellings with associated infrastructure and landscaping on land 350m southeast of Wellburn Farm, Strathaven Road, Lesmahagow granted under application reference P/23/0293. Planning Committee approval for the development was obtained by the applicant in August 2024 subject to a Section 75 Legal Agreement for the provision of financial contributions for affordable housing, educational infrastructure and community facilities. The Section 75 agreement was concluded with planning permission issued on 17 March 2026. 3.2. The current proposal is an application under Section 75A of the Act to modify planning obligations for P/23/0293, removing the previously agreed affordable housing contribution of £573,720. The applicant has supplied an alternative form of Section 75 agreement wording that they are proposing would supersede the original agreement. This wording would remove the obligation to pay contributions towards affordable housing provision whilst retaining the requirement to pay towards education and community facilities. 4. Relevant Planning History 4.1. As noted above, permission for a residential development and associated works was approved at Committee on 27 August 2024 under application reference P/23/0293 with planning permission being issued in March this year. 4.2. A Proposal of Application Notice (PAN) (P/22/0008/PAN) for a residential development at the site was submitted in September 2022 along with appropriate consultation, prior to the submission of the current application. An EIA Screening Opinion Request was also submitted at the same time under application P/22/1615. This concluded that an EIA was not required. 5. Supporting Information 5.1. The following information was submitted by the applicant in support of the application:- updated Section 75 agreement with proposed amendments Viability Assessment 6. Consultations 6.1. Not applicable. 7. Representations 7.1. Not applicable. 80
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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 16 – Quality Homes 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 7 – Community Infrastructure Policy 12 – Affordable Housing 9. Guidance 9.1. South Lanarkshire Council Supporting planning guidance - Community infrastructure assessment. 10. Assessment and Discussion 10.1. Principle of Proposed Modification Policy 7 – Community Infrastructure of SLLDP2 advises, where appropriate, developer contributions will be sought in relation to affordable housing, education and the provision of community facilities. Policy 12 – Affordable Housing of SLLDP2 requires developers to contribute to meeting affordable housing needs across South Lanarkshire by providing, on sites of 20 units or more, up to 25% of the site’s capacity as serviced land for the provision of affordable housing. 10.2. The Council’s Community infrastructure assessment supplementary guidance expands on these policies and advises that consideration should be given the economic viability of proposals when deciding the form and scale of contributions. 10.3. Policy 16 – Quality Homes of NPF4 sets a national benchmark requiring the general provision of at least 25% of homes in new developments to be affordable. This policy also allows local authorities to increase or decrease this figure if justified by evidence of local need, or if viability constraints are sufficiently demonstrated. 10.4. The planning obligations for the residential development of the Wellburn Farm site under application P/23/0293 were identified in the report to Planning Committee where the Committee’s decision was that the application be approved subject to a Section 75 Legal Agreement to secure contributions for affordable housing, community and education. 10.5. In this case, the agreed total amount for affordable housing for this site in the signed Section 75 agreement is £573,720 (£2561.25 per unit). It is noted that each affordable housing contribution is calculated using the agreed land valuation (as per the standard formula set out in the Development Plan supplementary guidance) and is therefore individual to each application and site. 81
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10.6. Following Committee approval for the site, and prior to the conclusion of the Section 75 Legal Agreement, Persimmon Homes contacted the Council in 2025 to advise that further site investigations had resulted in an additional unforeseen cost. 10.7. Specifically, this was due to the location of the new roundabout access approved as part of the development and the required diversion of newly installed BT Openreach cables. Persimmon advise the cost of the diversion is £775,000. It is noted that confirmation of this cost from BT has not been provided by the applicant. 10.8. During discussions, Persimmon presented an alternative proposal to reconfigure the site access from the agreed roundabout layout to a signalised junction. Following assessment by the Council’s Roads Development Management section, this was not deemed acceptable. It is noted this would also have required the submission of a new detailed application. 10.9. The alternative proposal presented to the Council by Persimmon was a reduction in developer contributions. At that time, Persimmon requested a reduction of £775,000. No supporting viability information had been provided to the Council and the Council advised insufficient justification had been provided. A subsequent viability assessment was submitted to the Council by the applicant in September 2025. However, due to various inconsistences within the report and lack of justification, the Council could not agree to this reduction. 10.10. The applicant subsequently proceeded to purchase the site for £3,000,000 on 16 January 2026, thereafter, concluding the Section 75 agreement on 5 March 2026 and obtaining planning permission on 16 March 2026. Following receipt of this approval, the applicant submitted a new application to modify the recently agreed obligation on 31 March 2026. 10.11. Under this new application to modify the planning obligation, Persimmon have requested a reduction to £573,720 which equates to the entirety of the agreed affordable housing contribution. The applicant notes their intention would be to pay the remaining contributions for education (£575,008) and community (£224,000) as also set out in the concluded Section 75 agreement. 10.12. For the avoidance of doubt, no specific justification has been made by the developer for why they are specifically seeking to exempt themselves from the affordable housing obligation in this location rather than the rest of the obligations. The justification put forward is solely in terms of financial viability rather than referencing any local or national policies relating to affordable housing. 10.13. Viability Assessment The viability assessment report prepared by Savills and submitted as supporting information to the proposed modification advises that abnormal development costs associated with the delivery of this site stands at £6,328,901, which includes the requested fibre optic cable diversion cost. 10.14. The abnormal costs listed include earthworks, drainage, roads, retention, foundations, service and diversions. In addition, the total amount of developer contributions for the site is £1,372,728. 10.15. The viability assessment suggests that the benchmark land value of the site should be £1,400,000 and uses this for calculations rather than the price that the applicant actually opted to pay of £3,000,000. 82
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10.16. The report advises that assessing the financial viability of the site, including the above costs, and adopting a profit margin acceptable to the applicant, has rendered the development unviable. As such, the viability assessment has considered alternative profit margins to identify what level of contributions the site could still be developed under. 10.17. The report notes 20% profit margin is the industry norm, however, even with the requested reduction to offset part of the diversion cost, the applicant advises this would still be unviable. The report notes that with the applicant accepting a 15% profit margin and the requested reduction being approved, the site could be delivered. 10.18. The differences between the three chosen appraisal options in the assessment are as follows:- Option 1 – No reduction in obligation, 20% profit = £-1,015,935 Option 2 – Reduction in obligation, 20% profit = £-521,204 Option 3 – Reduction in obligation, 15% profit = £1,439,614 These options omit a relatively obvious 4th scenario of seeking a profit margin of 15% without any reduction in obligations. Using the figures, the planning authority have calculated that this scenario would perform as follows Option 4 – No reduction in obligation, 15% profit = £232,815 This demonstrates that it is the variance in developer profit, rather than the affordable housing obligation which is the significant factor in the outcome of these appraisal options. 10.19. The Planning Service acknowledges the presence of costs such as retaining walls, earthworks and foundations are common risks in a development of this nature. However, such costs are considered to be standard to any development, and the Council would expect any developer to anticipate such costs when purchasing a site, following necessary due diligence. Items such as retaining walls, earthworks and foundations are common in construction and should be factored into viability assessments. Whilst it is noted that the fibre optic cable issue was unforeseen in this case, it does not change the principle that infrastructure costs are part of the developer’s responsibility. 10.20. What is beyond dispute from the information that the applicant has supplied is that the applicant was clearly of the view in 2025 that, due to services that had been installed across the front of the site in 2024, the development was unviable. These calculations were based upon a Benchmark Land Value of £1,400,000. Notwithstanding their stated concerns, they nevertheless agreed to acquire the site from the former landowner for £3,000,000 in January 2026. 10.21. As noted within the Council’s Community Infrastructure Assessment guidance, developer concerns about viability issues should be raised at the application stage rather than after a decision is made. In this case the Planning Service were not advised of the fibre optic cable issue prior to approving the application at Committee, with the matter only being raised after discussions on the Section 75 agreement were already underway. 83
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10.22. Whilst the Council notes that the fibre optic cable issue was largely unforeseen, such costs are the responsibility of the applicant and would be expected to be factored into site value calculations before acquiring the land. 10.23. The provision of affordable housing via the planning process is both a national and local policy priority. Lesmahagow and the wider Clydesdale area have numerous sites allocated in the South Lanarkshire Council Strategic Housing Investment Plan, including sites in Lesmahagow, where the contributions could be directed to meet this need. The applicant has provided no details as to why they think that there is no specific need for affordable housing provision in this locale. 10.24. Loss of the entirety of the affordable housing contribution would leave a significant shortfall in funds which have been identified as necessary as part of the approved development. This loss of funding would ultimately require to be met by the Council which is not considered to be acceptable and is not in compliance with either national or local policy. As such, the proposal is considered to be contrary to Policy 16 of NPF4 and Policies 7 and 12 of SLLDP2. 10.25. Conclusion In conclusion, an assessment of the proposed modification to remove the planning obligation for affordable housing has been carried out. Whilst a viability assessment report has been submitted by the applicant, the Planning Service do not consider that satisfactory justification has been provided that would allow the affordable housing contribution to be waived. 10.26. As such, the proposed modification of the obligation 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 16 – Quality Homes of National Planning Framework as the removal of the agreed affordable housing contribution has not been adequately justified by the applicant. 02. The proposal is contrary to Policy 7 – Community Infrastructure and Policy 12 – Affordable Housing of the South Lanarkshire Local Development Plan 2 as the agreed affordable housing contribution is necessary for off-site provision and its loss will result in a shortfall of funds, and as no viability concerns were raised during the application assessment process which would have been the appropriate time for such matters to be discussed. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 84
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Background Papers Further information relating to the application can be found online:- P/26/0407 | Erection of 224 dwellings with associated infrastructure and landscaping (Application under Section 75A of the Act to modify planning obligations for P/23/0293 to remove affordable housing contributions) 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 85
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Report Agenda Item CHECKED Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0430 Proposal: Erection of dwellinghouse Site Address: Eastford B7016 from Forth A706 to Carnwath A70 Forth ML11 8ET Applicant: Ms Susan Carruthers Agent: TM Architectural and Building Services Ward: 02 – Clydesdale North Application Type: Full Planning Permission Advert Date: Carluke Gazette 24 April 2026 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 11 87
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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 site relates to a field north of the dwelling Eastford, adjacent to the B7016 near its junction with East Forth Road. The site is within the rural area. 2.2. The rectangular site is approximately 0.1ha and set approximately 47m north of Eastford. The surroundings are primarily agricultural in character although there is the occasional dwellinghouse. The site is within the ownership of Eastford. 3. Description of Proposed Development 3.1. The proposed development relates to the erection of a 1.5 storey dwellinghouse. Associated development includes the formation of a driveway through the existing field gate, erection of a 1.8m timber fence to boundaries, and the installation of a BioDisc septic tank and soakaway. 3.2. The proposed house would have an ‘L’ shaped footprint with a maximum width and depth of 16.6 metres by 16.6 metres. The leg of the ‘L’ would finish in a gable to the rear which would have a Juliet balcony. The roof would be finished in concrete tiles with a ridge height of 7.3m and the external walls would be finished in a brick base course and render with a height to the eaves of 3.4 metres. The front elevation of the house would have three dormers, the rear elevations would include PV panels and two sets of bifold doors would provide access to the rear garden. 4. Relevant Planning History 4.1. P/24/1545 was submitted for a dwellinghouse on the same site in December 2024 and was refused at Committee on 17 June 2025. The previous house had a rectangular footprint rather than ‘L’ shaped, no dormers and slightly different external finishes, however, the access and general arrangements on site were the same as the current application. 4.2. An appeal was subsequently submitted to the Scottish Government Department of Planning and Environmental Appeals against the refusal issued by South Lanarkshire Council, this appeal was dismissed by the Reporter appointed by Scottish Ministers. 5. Supporting Information 5.1. A supporting statement provides justification for the house as being for a family member of the landowner. They have noted that the Reporter dismissed the family connection as it didn’t meet succession farming rules but have argued that NPF4 supports multi-generational living to allow for shared resources. 5.2. The statement also highlights the design changes that have been made as part of the current application to address the previous reasons for refusal. 6. Consultations 6.1. Roads Development Management – advise that the visibility splays are only achievable for traffic speeds in the 85th percentile which require to be demonstrated by a speed survey. A speed survey has not been submitted as part of the application. Response: Noted. 88
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6.2. Environmental Services – have no adverse comments or objection to the proposal although they request that appropriate informatives should be used if the application is approved. Response: Noted. 6.3. Scottish Water – advise that there is sufficient water capacity, but no public wastewater infrastructure is available. Response: Noted. 6.4. West of Scotland Archaeological Society – have no objection to the proposal. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, no 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 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 12 - Zero waste Policy 13 - Sustainable transport Policy 14 - Design, quality and place Policy 15 - Local living and 20 minute neighbourhoods Policy 17 - Rural homes 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 DM15 - Water Supply Policy DM16 - Foul Drainage/Sewerage Provision 89
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9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development Policy 17 of NPF4 and Policy 4 of SLLDP2 aim to direct development to settlements in the first instance and set out the circumstances in which rural homes are appropriate. In this case, the development of a new house on a greenfield site, it must be demonstrated that the house is necessary such as for the support and sustainable management of a viable rural business, or for the retirement succession of a viable farm holding. 10.2. The situation presented in this application is that the house would be for a family member of the landowner who resides in the adjacent existing house. While these policies offer some support for small scale, appropriate, high quality development in the right places that will support the needs of communities, development which does not require to locate in the countryside is directed to settlements. The applicant expresses their understandable desire to live close to their parents, but it is not considered that this justification amounts to a need for a countryside location. Accordingly, the proposal is unacceptable in land use terms and is contrary to Policy 4 of the SLLDP2 and Policy 17 of NPF4. 10.3. Sustainability 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 the applicant has added PV panels to the roof and further sustainability would be promoted through Building Standards. 10.4. Policy 3 of NPF4 requires development proposals to enhance the biodiversity value of the site. No details have been provided in this regard but they could be requested if the principal of development was supportable. 10.5. Policies 13 and 15 of NPF4 promote sustainable travel and local living. The site is more than a 20 minute walk from Forth Main Street and local bus services. Consequently, the development would be car-dependent and contrary to Policies 13 and 15 of NPF4. 10.6. Layout, Siting and Design Policy 14 of NPF4 and Policies 5 and GBRA1 of the SLLDP2 address liveable places, placemaking, and design quality in rural areas. Policy 14 states that all development should enhance the area’s quality and reflect the six qualities of a successful place: healthy, pleasant, connected, distinctive, sustainable, and adaptable. Policy 5 requires development to respond to the local context and built form, and to avoid adverse impacts on amenity or neighbouring properties. GBRA1 emphasises sensitivity to rural character and seeks to prevent suburban-style residential development. 10.7. The design has been amended since the previous refusal in 2025. The applicant has sought to address concerns raised by the Planning Service and the DPEA Reporter by altering the roof pitch of the house, adding dormer windows and changing the finish of the walls to render. Whilst this has marginally improved the overall design to better reflect the traditional rural vernacular, Policy GBRA1 states that ‘proposals shall be of a high quality, of either traditional or contemporary innovative design which interprets and adapts traditional principles and features’. It is not considered that the new design is a high-quality interpretation of a traditional rural property. In particular, the dormers 90
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and ground floor windows do not line up, the shape and size of the dormers and windows is not traditional and the front elevation unbalanced. Neither does it represent a contemporary or innovative design. Overall, the design does not exhibit the qualities of a successful place set out in Policy 14 of NPF4 and is not appropriate at this rural location, nor does it meet the expectations of Policies 5 and GBRA1 of the SLLDP2. 10.8. Technical Matters Policies DM15 and DM16 of the SLLDP2 require development to be served by an adequate water supply and appropriate foul drainage. Policy SDCC3 seeks to ensure surface water is managed through sustainable drainage systems (SUDS) and that flood risk is not increased on or off-site. The proposal includes connection to the public water supply and provision of a BioDisc septic tank and soakaway, which is appropriate given the absence of public wastewater infrastructure. The majority of the site would remain permeable, with hard surfacing limited to the house and driveway, aligning with SUDS principles. Accordingly, the proposal is considered to comply with Policies DM15, DM16, and SDCC3 of the SLLDP2. 10.9. Policy 5 of SLLDP2 requires suitable access and parking. A five-bedroom house should have three spaces, and the driveway can accommodate this. The Roads Authority notes that, unless a speed survey proves otherwise, the required visibility splays cannot be achieved. Further information could be sought regarding this matter if the principle of development were supportable. 10.10. Conclusion In conclusion, the principle of a new dwellinghouse in the rural area is unsupportable without a demonstrated locational need as defined in Policy 17 of NPF4. Suitable justification for the proposed dwelling has not been provided. Furthermore, the design of the house is unsatisfactory and there is a lack of sustainable access. Consequently, it is considered that the proposal is unacceptable and contrary to Policies 4, 5, and GBRA1 within the South Lanarkshire Local Development Plan 2 and Policies 13, 14, 15, and 17 of National Planning Framework 4. 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. 02. The proposal would be contrary to Policy 5 - Development Management and Placemaking of the South Lanarkshire Local Development Plan 2 as it is not well designed in respect of the local area. 03. The proposal would be contrary to Policy GBRA1 – Rural Design and Development of the South Lanarkshire Local Development Plan 2 as it does not propose a traditional style of house of high quality design that would be appropriate within the rural area. 04. The proposal would be contrary to Policy 13 – Sustainable transport of National Planning Framework 4 as it would be dependent on unsustainable means of transport. 91
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05. The proposal would be contrary to Policy 14 - Design, quality and place of National Planning Framework 4 as it is inconsistent with the six qualities of successful places and fails to reflect the rural character in a high quality manner. 06. The proposal would be contrary to Policy 17 – Rural homes of National Planning Framework 4 as it does not meet any of the criteria allowing for housing in the rural area. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0430 | Erection of dwellinghouse | Eastford B7016 From Forth A706 To Carnwath A70 Forth ML11 8ET 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 92
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Report Agenda Item Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0440 Proposal: Extension to third floor over flat roof area Site Address: 34 Old Mill Road Uddingston G71 7HH Applicant: Thomas Tunnock Ltd Agent: Nimmo and Partners LLP Ward: 16 Bothwell and Uddingston Application Type: Detailed Planning Permission Advert Type: N/A Development Plan Compliance: Yes Departures: No Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 12 95
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1. Reason for Report 1.1. The application is required to be determined by the Planning Committee within the context of the approved South Lanarkshire Scheme of Delegation (2024) as more than 5 objections have been submitted in relation to the proposal. 2. Site Description 2.1. This application relates to the existing Tunnock’s Factory, Old Mill Road, Uddingston. The site is surrounded by a mix of uses which include residential flatted properties, public houses, churches, car parks and public open space. Tunnock’s has operated from the site, which lies close to Uddingston Main Street, since the 1960’s and within the Uddingston area since 1890. 2.2. The existing factory building is a 4 storey building with a flat roof area on the third storey level, at the southern end of the building. 3. Description of Proposed Development 3.1. The flat roof area (800m2), referred to in the site description, is bounded on three sides by walls and was previously used for ventilation and cooling plant. The proposal is to extend over this area by enclosing the space with a roof and walls. The purpose is to create a packaging store. Currently packaging is stored throughout the factory – this proposal will allow a consolidation of storage. 3.2. The store area will be steel framed and finished in grey panelling with windows and flashing differentiated with a poppy red colour finish to match the existing building. 4. Relevant Planning History 4.1. Below is a list of previous planning approvals at the site:- Planning Permission HM/98/0340 was granted for an extension to form a storage area in October 1998 Planning Permission HM/13/0151 was granted for alterations to an electrical substation including a 5 metre high ‘Fire Wall’ in June 2013 Planning Permission HM/16/0303 was granted for a 3 storey factory extension in November 2016 Planning Permission HM/17/0095 was granted for the demolition of a dwellinghouse and formation of a car park in October 2017 Planning Permission P/19/0960 was granted for a third floor extension to food production facility in December 2019 Planning Permission P/23/0637 was granted for a security fence in August 2023 Planning Permission P/23/0668 was granted for a temporary pallet storage building in August 2023 5. Supporting Information 5.1. A Design Statement has been submitted in support of the application. 6. Consultations 6.1. Roads, Transportation and Fleet Services – No objection as the applicant has confirmed that this proposal will not lead to an increase in employees or any increase in vehicle movements associated. Response: Noted. 6.2. Environmental Services – No objection subject to advisory notes on construction noise and nuisance. 96
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Response: Noted. Should planning permission be approved appropriate conditions and advisory notes would be attached to any decision issued. 7. Representations 7.1. Following the statutory period of neighbour notification a total of 19 representations have been received comprising 11 objections, 5 letters of support and 3 neutral representations (including a response from Uddingston Community Council). The issues raised are summarised as follows:- Objections:- Amenity Severe visual impact Loss of village amenity Overshadowing Cramming further heavy industrial massing into the middle of a high-density village represents a failure of sustainable spatial planning Poor design Additional light spill The proposal represents further intensification of an already substantial industrial operation and would increase the scale, bulk and visual presence of a building in a residential environment The cumulative impact of this site has already reached a critical threshold. Instead of expanding they should relocate Roads Related Matters Insufficient parking Traffic generation The public road is in a poor condition HGV access needs to be improved Will result in additional heavy goods vehicles in inappropriate roads Traffic congestion HGVs parked on narrow entrances to residential areas present a danger to pedestrians and traffic Workers travelling by car make it dangerous for children going to and from school Other Matters Raised The factory has caused pollution especially cars parked off street causing oil stains The site has outgrown its footprint Noise pollution Ventilation system should be assessed as part of this application The village infrastructure cannot support this level of industrial intensification The plans lack contextual streetscape elevations making it impossible to accurately assess the true disparity in height The applicant needs to submit a comprehensive Site Masterplan. Need to demonstrate that all options to future proof the production have been explored The applicant should engage with the Community Council to explicitly acknowledge and resolve the issues 97
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7.2. Other non-material planning comments were included in objections. These points relate to:- The applicant appears driven by increased production capacity and commercial benefits rather than the wider public benefit 7.3. Support:- Economy It is a Scottish success story and is a globally recognised brand that puts Uddingston on the map and generates local jobs. Their growth should be celebrated and encouraged Employs lots of local people and has been in the area for generations More jobs for the community and long-term jobs for those already employed by Tunnock’s Other Matters Raised Tunnock’s has been an integral part of Uddingston for a significant period Brings more to the local economy than most local employers and supports local causes 7.4. The above issues are considered in the assessment below. These letters are available to view via 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 sets out spatial principles, regional priorities, national developments and national planning policy. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 14 - Design, quality and place Policy 15 - Local living and 20 minute neighbourhoods Policy 26 - Business and industry 8.3. South Lanarkshire Local Development Plan 2 (2021) For the purposes of determining planning applications, the Council will 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 3 - General Urban Areas and Settlements Policy 5 - Development Management and Placemaking 98
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SLLDP2 Volume 2 Policies Policy DM1 - New Development Design 9. Guidance 9.1. None applicable. 10. Assessment 10.1. The determining issues in the consideration of this application are its compliance with the National Planning Framework 4 (NPF4) and adopted South Lanarkshire Local Development Plan 2 (SLLDP2). 10.2. Climate Change NFP4 Policy 1, NPF4 Policy 2 and SLLDP2 Policy 2 aim to ensure that proposals for new development must, where possible, seek to minimise and mitigate against the effects of climate change. 10.3. The proposed enclosure will be insulated, requiring no additional heating, thereby, contributing to overall energy efficiency. The proposal uses existing roof space and avoids an alternative site which would necessitate more resources and vehicle journeys. The proposal would not compromise the objectives of NPF4 Policies 1 and Policy 2 and SLLDP2 Policy 2. 10.4. Principle of Development In the adopted local plan, the site is included within the settlement boundary of Uddingston where Policy 3 – General Urban Areas and Settlements, advises consideration will be given to likely impacts on the amenity of the area. This will include locally important greenspace, local services and facilities, proposed servicing, parking arrangements and access. Developments which would be detrimental to the amenity of residents and the wider community or to the character of the surrounding area will not be permitted. 10.5. The site is a long established operational factory on the edge of Uddingston town centre. The provision of additional on-site storage facilities does not conflict with this designation. With regards to the external appearance of the proposed extension, it will visually integrate into the building and will not adversely impact on the amenity of its surroundings. The extension being on the factory roof ensures greenspace, existing hard standing within the curtilage and other local services are unaffected. As employee numbers will not increase, additional traffic and resultant pressure upon available parking is unlikely. Environmental Services have not objected. In view of these factors the proposal complies with SLLDP2 Policy 3. 10.6. Economic Development NPF4 Policy 26 – Business and industry states that proposals for industrial use out with identified areas will only be supported where there are no suitable alternative locations and the nature and scale of the activity will be compatible with the surrounding area. 10.7. Tunnock’s has operated from this location since at least the 1960s and make a significant contribution to the local economy. The business employs 534 staff members, most of whom live locally. The extension will consolidate package storage in one area, thereby improving handling efficiency. This will help secure the long term viability and sustainability of the business whilst avoiding conflicts with the surrounding area. There will be no change in goods vehicle movements – these may even reduce as more packaging can be delivered at one time due to improved storage capacity. 99
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Utilising the roof optimises the existing structure without bringing the factory closer to neighbouring dwellings or increasing the overall height of the existing building. The extension is ancillary to the existing factory and due to its industrial character can be satisfactorily integrated. Therefore, it accords with NPF4 Policy 26. 10.8. Layout, Siting and Design NPF4 Policy 14 Design Quality and Place and SLLDP2 Policy 5 Development Management and Placemaking and Policy DM1 New Development Design seeks to ensure well designed development that makes for successful places and considers the impact on residential amenity. 10.9. In terms of its impact on the amenity of adjoining properties, it is considered that there would be no significant impact in terms of noise associated with the development. No additional production activity will occur within the proposed extension, and the structure will require it to be appropriately insulated, through Building Standards legislation. 10.10. A shadow analysis has been undertaken. The analysis has concluded that overshadowing of neighbouring properties, beyond that currently experienced, would not be significant. The design and massing of the extension is commensurate with the established industrial character of the factory. The proposal is therefore satisfactory in terms of NPF4 Policy 14 and SLLDP Policies 5 and DM1. 10.11. NPF4 Policy 15 Local living and 20-minute neighbourhoods states: ‘Development proposals will contribute to local living including, where relevant, 20 minute neighbourhoods. To establish this, consideration will be given to existing settlement pattern, and the level and quality of interconnectivity of the proposed development with the surrounding area, including local access to: sustainable access (including local public transport and safe, high quality walking, wheeling and cycling networks), employment, shopping, health and social care facilities, schools and play areas.’ 10.12. The site is situated in a central location within Uddingston, where a range of services/facilities, only a short walking distance away, can be easily accessed. Uddingston is served by public bus routes and a train station. In view of the circumstances described, the proposal complies with Policy 15 of NPF4. 10.13. Natural and Historic Environment NPF4 Policy 3 relates to biodiversity and details that all local development shall include appropriate measures to conserve, restore and enhance biodiversity. 10.14. No protected species or habitats are affected nor is the roof area a suitable location for biodiversity enhancement. In consideration the proposal does not compromise the aims of NPF4 Policy 3. 10.15. Conclusion In summary, it is considered that the third floor extension is acceptable given it is associated with an existing large scale industrial and business facility. There is nowhere within the confines of the existing factory curtilage that this development can be accommodated, therefore, the logical choice is to extend onto a flat roof. 10.16. Tunnock’s make a significant contribution to the local economy, therefore, it is important that their operational activities can be consolidated within the existing factory thereby ensuring long term viability. The design and massing of the extension can be integrated into its industrial setting without adverse impact upon residential amenity. In view of the above, the proposal is an appropriate form of development for the site 100
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and complies with National and Local Plan policies. It is therefore recommended that planning permission is granted. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant detailed planning permission subject to the following conditions:- 01. The development to which this permission relates shall be begun no later than the expiration of three years beginning with the date of grant of this decision notice. Reason: To comply with Section 58(1) of the Town and Country Planning (Scotland) Act 1997 (as amended). 02. That before any development commences on site or before any materials are ordered or brought to the site, details and samples of all materials to be used as external finishes on the development shall be submitted to and approved by the Council as Planning Authority. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 12. Reason for Decision 12.1. The proposal will have no significant adverse impact on residential or visual amenity, nor raises any road safety concerns. The enhanced storage space will allow for efficient and safe package handling. The proposal is also considered to comply with NPF4 Policies 1, 2, 3, 14, 15 and 26 and SLLDP2 Policies 2, 3, 5 and DM1. Further, there are no additional material considerations which would justify refusing planning permission. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers P/26/0440 Extension to third floor over flat roof area 34 Old Mill Road Uddingston G71 7HH 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 101
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Report Agenda Item Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0443 Proposal: Construction and Operation of Renewable Energy Development, comprising 13 Wind Turbines with maximum blade tip height of 240m with a combined generating capacity greater than 50MW, a Battery Energy Storage System of up to 50MW and associated infrastructure (Section 36 Consultation) Site Address: Land lying approximately 10km south of Crawford and 7km south of Elvanfoot Applicant: Watchman Energy Park Limited (a wholly owned subsidiary of Renewco Power Limited) Agent: Rambol UK Ltd Ward: 03 – Clydesdale East Application Type: Electricity notification Section 36 application Advert Type: None Required Development Plan Compliance: No Departures: N/A Recommendation: 1. That the Scottish Government Energy Consents Unit is informed that, for the reasons stated, South Lanarkshire Council object to the granting of consent under Section 36 of the Electricity Act 1989 Legal Agreement: In the event that the application is granted the Scottish Government is also advised that any approval issued in respect of this application should be subject to the conclusion of a legal agreement(s) covering:- 1. Community Contribution Payments Direction to Scottish Ministers N/A 13 103
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1. Reason for Report 1.1. This matter is being presented to the Committee as the Chief Planning Officer, in consultation with the Committee Chair, considered that it raises significant levels of concern or policy issues 2. Site Description 2.1. The site extends to some 1,089ha and is located approximately 10km to the south of Crawford, 7km to the south of Elvanfoot and 12km to the west of Moffat and between the valley of the Daer Water to the north, Daer Reservoir and commercial forestry to the east, open moorland of the Southern Uplands to the south and further open moorland and commercial forestry with the A702 road beyond to the west. 2.2. The land within the site boundary predominantly comprises upland moorland and is intersected by a section of the Southern Upland Way, which extends to approximately 2km in length. The landscape is typical of the wider surroundings, undulating and includes a series of rounded hills characteristic of the Southern Uplands including Comb Hill, Watchman’s Brae, Roger Law and Ewe Gair. 2.3. The Shiel Dod Site of Special Scientific Interest (SSSI) is located in the area beyond the southern boundary of the site, which is designated for its assemblage of upland vegetation communities, with the most important of these being blanket bog, subalpine dry dwarf-shrub heath and calcareous types of spring-head rill and flushes. 2.4. There is one Scheduled Ancient Monument within the site: Smithwood, Bastle House, which is located some 900m southwest of Daerside. A number of watercourses run through the site with the site itself being located within a Drinking Water Protection Area. 2.5. There are a number of wind energy developments within the wider area surrounding the site including Clyde and Clyde Extension (operational) to the northwest, Daer and Rivox Wind Farms (both of which are still at the application stage) to the east, and Harestanes and Minnygap (both operational) to the southeast. 3. Description of Proposed Development 3.1. An application is made to the Scottish Government under Section 36 of the Electricity Act 1989 for the construction and operation of a renewable energy development. 3.2. The key component parts of the proposed development include the following:- 13 wind turbines with a maximum blade tip height of 240m and a combined generation capacity greater than 50MW; Permanent foundations supporting each turbine along with associated crane hardstanding areas at each turbine base; Two site accesses for use during both construction and operation; the western access from the A702 and the eastern access from the Daer Water Road; A series of upgraded and new on-site access tracks with associated watercourse crossings, passing places and turning heads; Underground power cables; On-site substation compound inclusive of substation and control building; On-site BESS compound to accommodate BESS of approximately 50MW capacity; Temporary construction compound and laydown areas; Two borrow pits; and A permanent diversion to a section of the Southern Upland Way (approximately 800m in length) at the point at which the western access route enters the site. 104
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3.3. The scale of the proposed development, in terms of its generating capacity, is such that it requires to be consented through the Electricity Act, with the Scottish Government acting as the Consenting Authority. 3.4. As such, the Council acts simply as a consultee and is not the decision-making body. 4. Relevant Planning History 4.1. None. 5. Supporting Information 5.1. The applicants have submitted several supporting documents with the application as set out below:- Environmental Impact Assessment Report Pre-Application Consultation Report Maximising Socio-Economic Benefit Report Community Benefits Statement Design Statement Planning Statement 6. Consultations 6.1. The Council is a consultee in the Section 36 application process and therefore consultation by the Council is limited to Council services. A summary of the wider consultation responses received by the Scottish Government is also included below, as these may be relevant to the view of the Council. 6.2. Environmental Services (ES) – at the time of writing a response from ES has not been received. However, if the Council were minded to offer no objection to the proposed development, the standard conditions used by ES would be applicable. 6.3. Roads, Transportation and Fleet Services (Development Management) – have offered no objection to the proposed development, subject to conditions. Response: Noted. 6.4. West of Scotland Archaeology Service (WoSAS) – have offered no objection to the proposed development subject to conditions. Response: Noted. 6.5. The consultations undertaken by the Energy Consents Unit (ECU) are listed and summarised below. Health and Safety Executive Have advised that they have no comments to make on the land use related aspects of the proposed development. Glasgow Prestwick Airport – Have submitted a holding objection to enable two outstanding issues of concern to be addressed. SEPA – Have sought modifications to the proposed development to overcome their issues of concern. Edinburgh Airport – No objection to the proposed development. National Air Traffic Services (NATS) – Have objected to the proposed development. 105
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Scottish Forestry – Have requested compensatory replanting and the appointment of an Ecological Clerk of Works (ECoW). Transport Scotland – No objection subject to conditions. Ministry of Defence (MoD) – Object to the proposed development due to adverse impact upon the Eskdalemuir facility and due to the physical obstruction to aircraft within an identified Tactical Training Area and Low Flying Area. 7. Representations 7.1. The Energy Consents Unit are responsible for carrying out statutory neighbour notification and publicity on the application. Any representations are sent directly to the ECU for consideration in their assessment of the Section 36 application. 8. Development Plan 8.1. The application has been submitted to the Scottish Government under Section 36 of the Electricity Act 1989. A planning application is required to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. However, for Section 36 applications the Development Plan has the status of a material consideration which is required to be considered by the Scottish Ministers in the determination of the application. 8.2. The Council has been consulted in its role as the Planning Authority for the area in which the application site is located and therefore the Council’s response to the consultation request is required to be informed by an assessment against the provisions of the Development Plan. 8.3. Other material considerations pertinent to the application may also be considered. The Development Plan comprises the South Lanarkshire Local Development Plan 2 adopted in April 2021 and National Planning Framework 4 adopted by the Scottish Government in February 2023. 8.4. 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 7 - Historic assets and places Policy 11 - Energy Policy 29 - Rural development 8.5. 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):- 106
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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 South Lanarkshire Council (SLC) Supporting Planning Guidance Renewable Energy (January 2021) Landscape Capacity Study for Wind Energy (2019 as amended) 10. Assessment and Discussion 10.1. Assessment National Planning Policy Framework 4 (NPF4) sets out the long-term vision for the development of Scotland through the National Spatial Strategy. Amongst other things, NPF4 aims to meet 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 20GW by 2030. 10.2. NPF4 Policy 1 – Tackling the Climate and Nature Crises states that there is a need to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis, whilst Policy 2 – Climate Change and Adaptation seeks to encourage, promote and facilitate development that minimises emissions and adapts to the current and future impacts of climate change. 10.3. In this case, the proposed development comprises the construction and operation of a wind farm, along with an associated battery energy storage system (BESS). It would assist in terms of the generation of renewable energy to enable the decarbonisation of Scotland’s energy supply and meet Net Zero targets. 10.4. As such, it is considered that the proposed development is directly linked to renewable energy generation and supports the general principles which are set out in NPF4 Policies 1 and 2, in addition to Policy 1 – Spatial Strategy and Policy 2 – Climate Change of the SLLDP2. 10.5. Policy 11 – Energy of NPF4 as a general principle encourages and promotes all forms of renewable energy development. This includes energy generation through wind farm development, solar arrays and energy storage (such as battery storage). The policy makes clear that development proposals for all forms of renewable, low carbon and zero emissions will be supported. 10.6. The policy also sets out a range of criteria that proposals should be assessed against to ensure the impact of the proposed development and any required mitigation is properly addressed. In terms of the matters that are within the remit of the Council as a consultee on the application, these include:- impacts on communities and individual dwellings, including, residential amenity, visual impact, noise and shadow flicker significant landscape and visual impacts 107
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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 impacts 10.7. 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 contained within SLLDP2 Volume 2. SLLDP2 Volume 2 Policy RE1 Renewable Energy supports Policy 18 and states that as well as the Checklist, renewable energy proposals should also take into account the considerations, criteria and guidance contained within the Supporting Planning Guidance (SPG) on Renewable Energy, Landscape Capacity Study for Wind Energy (2019 as amended) and other relevant policies in SLLDP2. 10.8. Together NPF4 Policy 11, SLLDP2 Policy 18 and the associated SPG set out the criteria that are required to be addressed when determining applications of this scale and nature. The Landscape and Visual Assessment (LVIA) which forms part of the Environmental Impact Assessment (EIA) is a key document in assessing the proposals, with it being considered that the landscape impact of the proposed development is the principle determining issue from the Council’s perspective. 10.9. The proposed development would sit across the ridged upland which lies to the west of the Daer Reservoir, with the proposed turbines being sited on the upper slopes and ridge lines around Comb Law and Roger Law. The highest sited of the proposed turbines would sit close to the summit of Roger Law. The proposed development would be clearly visible and prominent from both of these hills and from those other named hills in the surrounding area, due to its altitude and the height of the proposed turbines. 10.10. The proposed development is located within the Leadhills and Lowther Hills Special Landscape Area, in close proximity to the Thornhill Uplands Regional Scenic Area (RSA) and in clear view from the Moffat Hills RSA, Tweedsmuir Uplands Special Landscape Area (SLA) and Talla – Hart Fell Wild Land Area. These various designations are reflective of the quality of the landscapes which they cover, and it is legitimate for the assessment of the proposed development to consider whether these areas would be adversely affected, in visual terms, by the development. 10.11. The wider area within which the proposed development is located is host to several other wind farm developments. In upland areas, it is common for multiple wind farms to be visible, often in different directions. 10.12. In this instance, the operational Clyde and Clyde Extension wind farms are seen to form a single large development to the north-northeast of the proposed development, with the operational Harestanes and Minnygap wind farms appearing as a single development to the south east of the proposed development. 10.13. The space between these existing windfarm developments (within which the proposed development is located) is important in terms of the role that it plays in providing an area of land within an open undeveloped character which creates a visual break between the existing developments to the north and south. 108
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10.14. The proposed development would act to extend the influence of the existing wind farms to the north and south and would impact adversely on the visual break that is created by the existing open/undeveloped land in question. 10.15. Consequently, it is considered that the proposed development would have both an adverse impact upon the visual amenity and landscape quality of the site itself and would also have an adverse impact on the important role that this land plays in providing a visual break between the existing wind farm developments to the north and south of the site. 10.16. As such, the landscape impacts of the proposed development are considered to give rise to a direct conflict with the terms of SLLDP2 Policy 18. 10.17. NPF4 Policy 11 contains a range of other impacts that proposals must demonstrate will be addressed and they can be cross-referenced to other NPF4 policy areas and policy in SLLDP2. 10.18. NPF4 Policy 3 – Biodiversity, seeks to protect biodiversity, reverse any biodiversity loss, deliver positive effects for development and strengthen nature networks. NPF4 Policy 4 – Natural Places seeks to protect, restore and enhance natural assets, making best use of nature-based solutions. NPF4 Policy 5 – Soils seeks to protect carbon- rich soils, restore degraded peatlands and minimise disturbance to soils because of development. These various policy considerations are echoed within Policy 14 – Natural and Historic Environment of the SLLDP2. 10.19. The application is supported by an Environmental Impact Assessment (EIA), which includes detailed survey work in relation to landscape, ecology, ornithology, hydrology, geology and other relevant environmental considerations. This information has not been the subject of any objection by those parties consulted by the ECU. 10.20. Consequently, it is considered that the proposals comply with the relevant criteria of the above noted policies, subject to the identified mitigation measures being fully implemented on site as part of the proposed development. On this basis, the application is considered to comply with the relevant provisions of Policies 3, 4 and 5 of NPF4 and Policy 14 of the SLLDP2. 10.21. Policy 6 – Forestry, woodland and trees of NPF4 seeks to identify and protect existing woodland and the potential for its enhancement or expansion to avoid habitat fragmentation and improve ecological connectivity, helping to support and expand nature networks. While full details of the implementation of the proposals would require to be agreed between the applicants and the Scottish Government, it is further noted that Forestry Scotland has not objected to the proposed development. 10.22. Subject to these details being agreed it is considered that the proposals do not raise any significant concerns in respect of the provisions of Policy 6. 10.23. Policy 7 – Historic assets and places of NPF4 seeks to protect and enhance historic environment assets and places and to enable positive change as a catalyst for regeneration. Similar policy regarding the protection of the historic environment is contained within Policy 14 of SLLDP2. WoSAS has not objected to the proposed development. 10.24. NPF4 Policy 22 – Flood Risk Assessment seeks to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. Similar policy is provided in SLLDP2 Policy 16 - 109
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Water Environment and Flooding. Whilst SEPA has sought various amendments to the proposed development, it is considered that these matters could be covered by suitable planning conditions in the event of the application being approved and as such, on balance, the proposals are considered to be compliant with the provisions of Policy 22 of NPF4 and Policy 16 of SLLDP2. 10.25. NPF4 Policy 29 – Rural development seeks to encourage rural economic activity, innovation and diversification whilst ensuring that the distinctive character of the rural area and the service function of small towns, natural assets and cultural heritage are safeguarded and enhanced. Similar policy is provided in SLLDP2 Policy 4 – Green Belt and Rural Area. 10.26. Given the concerns which have been highlighted above in relation to the landscape impact of the proposed development, it is considered that the proposed development does not represent an acceptable form of development at this locale. The proposals are therefore considered to be in conflict with the provisions of Policy 29 of NPF4 and Policy 4 of SLLDP2. 10.27. In terms of aviation and defence interests NATS and the MOD have objected to the application on the grounds of the impact on air traffic safety, low flying by MOD aircraft and the effect on the Eskdalemuir seismology recording facility in that there is currently no seismic noise capacity available which would have an unacceptable impact on the operation and capability of the array. Based on the information available at present, there appears to be no immediate prospect of the concerns which have been raised by the MoD being overcome. As a result, the proposal is contrary to NPF4 Policy 11 and Policy 18 in SLLDP2. 10.28. The proposals have demonstrated that they address most of the impacts listed in NPF4 and the assessment criteria in SLLDP2. However, objections have been received from several statutory consultees. The applicant has been in discussion with them however, at the moment, they remain unresolved. 10.29. If a planning authority objects to a Section 36 application and its objection is not withdrawn, Scottish Ministers must cause a public inquiry to be held. However, a public inquiry is not required where the Scottish Ministers propose to grant the application subject to modifications or conditions that will give effect to the planning authority’s objection. It is noted that the applicant and the ECU are in discussion with the relevant consultees and it may be that their objections are resolved which in turn would mean the policy position is addressed. 10.30. However, it is concluded that the proposal does not comply with the development plan based on the current position and it is therefore recommended that the Council objects to the application. 11. Conclusion 11.1. In conclusion, it is considered that the proposed development does not fully comply with the relevant policies of both the adopted National Planning Framework 4 and the adopted South Lanarkshire Local Development Plan 2 in terms of policy relating to landscape and visual impact, to air traffic safety and the impact on Eskdalemuir. It is therefore recommended that the Scottish Government be notified that the Council objects to the application for the reasons stated below 110
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12. Recommendation and Reasons 12.1. The Committee is asked to agree the following recommendation:- 01. That the Scottish Government Energy Consents Unit is informed that South Lanarkshire Council objects to the granting of consent under Section 36 of the Electricity Act 1989; and The Scottish Government is also advised that any approval should be subject to the conclusion of a legal agreement(s) covering:- 1. Community Contribution Payments Reasons for objection 1 The proposals are considered to have an adverse impact in both landscape and visual terms and, as such, are considered to be contrary to Policy 18 of the adopted South Lanarkshire Local Development Plan 2. 2 The proposals are contrary to Policies 3 and 11 of National Planning Framework 4 in that the applicant has failed to demonstrate that the impacts on aviation and defence interests have not been addressed. 3 The proposals are contrary to Policy 18 of the adopted South Lanarkshire Local Development Plan 2 and the South Lanarkshire Council Supporting Planning Guidance on Renewable Energy due to the adverse impact on the aviation and defence interests. 4 The proposals are contrary to Policy 29 of National Planning Framework 4 as the proposals represent an unacceptable form of development which would give rise to adverse impacts on the surrounding rural area. 13. Next Steps 13.1. If members agree with this recommendation, Scottish Ministers (via the Energy Consents Unit) will be advised of the Council’s objection to the proposed development. Under the terms of the Electricity Act 1989 where the planning authority object to an application made under Section 36 a public inquiry is required to be held. However, a public inquiry is not required where the Scottish Ministers propose to grant the application subject to modifications or conditions that address the planning authority’s objection. 13.2. In the event Scottish Ministers cause a public inquiry to be held, a further report will be presented to the Planning Committee advising of this and giving members the opportunity to confirm their objection to the application. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0443 Erection of 13 turbines with a maximum blade tip height of up to 240 metres, a Battery Energy Storage System and associated infrastructure (section 36 consultation) 111
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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 112
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Report Agenda Item Report to: Planning Committee Date of Meeting: 11 August 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0589 Proposal: Erection of vehicle garage for adjacent dwellinghouse and erection of timber fence on side boundary (part retrospective) Site Address: 7 Woodlands View Stonehouse ML9 3QG Applicant: Mr James Orr Agent: Architectural Design Practice Ltd Ward: 05 Avondale and Stonehouse Application Type: Full Planning Permission Advert: N/A Development Plan Compliance: Yes Departures: No Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 14 115
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1. Reason for Report 1.1. This application is required to be determined by Planning Committee under Section 4B(17)(b) of the South Lanarkshire Council Scheme of Delegation (2024) as the proposal is being recommended for approval and is the subject of more than 5 letters of objection. 2. Site Description 2.1. The application site consists of a two-storey property located within an established residential area of Stonehouse. 7 Woodlands View is a substantial detached dwellinghouse, with a front elevation driveway and large rear garden. It is located where Woodlands View meets Lockhart Street. There is a 1.8m boundary fence along the eastern boundary. 3. Description of Proposed Development 3.1. Planning permission is sought for the retrospective erection of a vehicle garage and the erection of a 1.8m timber fence along a section of the side boundary, dropping down to 0.9m in height along the remainder. The proposed garage is on the rear elevation and is 4.4m in height, 9m long and 8m wide. 3.2. The garage is finished with vertical timber lining and concrete roof tiles which match the existing dwellinghouse. Access to the garage will be provided by a tarmac driveway which will be formed along the eastern boundary to the front elevation, an existing access on the eastern elevation onto Lockhart Street will be removed. 3.3. Initial drawings included a 1.8m boundary fence along the majority of the eastern boundary (matching what has been built on site). However, to allow for visibility, the proposal was amended to show the fence being reduced to a height of 0.9m along the new proposed driveway. 4. Relevant Planning History 4.1. HM/03/0768 - Erection of 2 storey dwellinghouse – approved January 2004. 5. Supporting Information 5.1. None 6. Consultations 6.1. Roads, Transportation and Fleet Services (Development Management) – No objections subject to conditions. Response: Noted. 6.2. Stonehouse Community Council – Object to the development as proposal impacts upon sightlines and concerns about land ownership. Response: Noted. Sightlines and land ownership are addressed in the report below. 7. Representations 7.1. Following the statutory period of neighbour notification, a total of 6 representations have been received (6 objections, 0 support). The issues raised are summarised as follows:- Concerns regarding restricted visibility onto Lockhart Street and the field access on the north-east elevation Concerns that the development is out of character with the streetscape and existing dwellinghouse 116
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The above issues 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 14 - Design, quality and place Policy 16 - Quality homes 8.3. South Lanarkshire Local Development Plan 2 (2021) For the purposes of determining planning applications the Council assesses 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:- SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 3 - General Urban Areas and Settlements Policy 5 - Development Management and Placemaking SLLDP2 Volume 2 Policies Policy DM2 - House Extensions and Alterations 9. Guidance 9.1. None 10. Assessment and Discussion 10.1. Principle of Development The application site is located within the identified settlement boundary of Stonehouse. As such, the proposal is required to be considered against Policy 3 of the SLLDP2 which establishes that residential developments, may be considered acceptable provided that they do not have a significant adverse impact upon the amenity and character of the area. 10.2. The erection of a vehicle garage and boundary fence are not considered as an inappropriate development considering that these uses are ancillary to the residential area. As such, the development has been assessed on its individual merits. The development is not out of character with the surrounding area, and conditions have been imposed which will mitigate against visibility issues effecting traffic safety. Consequently, this proposal raises no issues in the context of Policy 3 of the SLLDP2. 10.3. Layout, Siting and Design Policies 3, 5 and DM2 of the SLLDP2 collectively seek to ensure that all new proposals are appropriately designed and scaled, with no adverse impact on amenity. Also, all proposals require to be well designed and integrated with the local area. Proposals 117
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should have no significant adverse impacts on the local community and the environment. Policy 14 of NPF4 relates to liveable places and it sets out that all development should be designed to improve the quality of an area and be consistent with the six qualities of successful places. Policy 16 of NPF4 advises that householder development proposals will be supported where they:- i. Do not have a detrimental impact on the character or environmental quality of the home and the surrounding area in terms of size, design, and materials; and ii. Do not have a detrimental effect on the neighbouring properties in terms of physical impact, overshadowing or overlooking. 10.4. The application site benefits from a rear garden of adequate size to comfortably accommodate the vehicle garage. As such, sufficient space will remain thereby ensuring that no overdevelopment or overbearing occurs. The existing building is of a neutral design, featuring concrete roof tiles and rendered walls. The proposed external materials are intended to complement the dwellinghouse while introducing contemporary detailing that is compatible with the existing structure. It is, therefore, considered that the design, position, materials and scale of the proposed extension are sympathetic to the existing house and its surroundings. 10.5. Located on the eastern boundary, the proposed timber fence was initially designed to be 1.8m in height. Following discussions with the applicant, the fence has been reduced to 0.9m along the proposed driveway and will not extend to the front elevation where an existing stonewall will be retained. 10.6. Due to the location of 7 Woodlands View, a condition has been attached to ensure that visibility splays are achieved at Woodlands View/Lockhart Street. Overall, the proposed timber fence is of a design, position, and scale which is sympathetic to the existing dwellinghouse and its surroundings. 10.7 Due to the location of the proposed vehicle garage, this garage is appropriate and will not be detrimental to existing residential amenities via overlooking or overshadowing. The location of the proposed fence will also ensure that there is no overshadowing of adjacent dwellinghouses. 10.8. Conclusion In summary, following a detailed assessment of this proposal, it is concluded that the proposed vehicle garage and the erection of a timber fence would not have a significant impact on the residential or visual amenity of the surrounding area. The proposal complies with the relevant policies of the development plan, and there are no material considerations that would justify refusal of consent. Therefore, the application is recommended for approval. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant Full Planning Permission subject to the following conditions:- 01. The development to which this permission relates shall be begun no later than the expiration of three years beginning with the date of grant of this decision notice. Reason: To comply with Section 58(1) of the Town and Country Planning (Scotland) Act 1997 (as amended). 118
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02. That within three months of the planning decision notice, a visibility splay of 2.4 metres by 43 metres measured from the road channel shall be provided on both sides of the vehicular access where Woodlands View meets Lockhart Street and everything exceeding 0.9 metres in height above the road channel level shall be removed from the sight line areas and thereafter nothing exceeding 0.9 metres in height shall be planted, placed or erected within these sight lines. Reason: In the interests of traffic and public safety. 03. None of the works hereby consented should occlude the existing visibility splay on the western side of the field access on Lochart Street to the rear (north-east) of the property. An amended drawing demonstrating that the field access visibility splay of 2 metres x 43 metres measured from the road channel is maintained across the application site shall be submitted to and approved in writing by the Planning Authority within three months of the planning decision notice. Reason: In the interests of traffic and public safety. 12. Reason for Decision 12.1. The proposal would have no significant adverse impact on amenity, public safety, the local environment, and complies with the provisions of Policies 1, 2, 14 and 16 of National Planning Framework 4 (2023), and Policies 2, 3, 5, and DM2 of the adopted South Lanarkshire Local Development Plan 2 (2021). Kevin Carr Executive Director (Community and Enterprise Resources) Date: 3 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0589 | Erection of vehicle garage for adjacent dwellinghouse and erection of 1.8m timber fence on side boundary (Retrospective) | 7 Woodlands View Stonehouse ML9 3QG 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 119
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