Agenda Document Pack - Planning Committee - 08/09/2026
South Lanarkshire Council · 8 September 2026
Back to Planning Committee — 8 September 2026 and its agenda
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Council Offices, Almada Street Hamilton, ML3 0AA Monday, 31 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, 08 September 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 11 August 2026 submitted for approval as a correct record. (Copy attached) 3 - 10 Item(s) for Decision 3 Application P/26/0299 for Erection of 5 Houses, Formation of Access Road and Associated Landscaping Works and Ancillary Development at Cottage Grove, 83 Meikle Earnock Road, Hamilton Report dated 31 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 11 - 20 4 Application P/26/0396 for Erection of Single Storey Rear Extension and Associated Alterations at Carstairs Junction Hall, 20 St Charles Avenue, Carstairs Junction Report dated 31 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 21 - 28 5 Application P/26/0449 for Residential Development of 36 flats Across 2 No. 4 Storey Blocks, Access Arrangements, Parking, Landscaping and Associated Works at South Parish Church, Baird Hill, East Kilbride Report dated 31 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 29 - 40 6 Application P/26/0243 for Installation of 49.9 Megawatt (MW) Battery Storage Facility and Associated Infrastructure at Land 190 Metres Northwest of 3 Leadhills Road, Elvanfoot, Biggar Report dated 31 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 41 - 56 7 Application P/26/0324 for Installation of circa 25 Megawatt (MW) Battery Storage Facility and Associated Infrastructure at Land 190 Metres Northwest of 3 Leadhills Road, Elvanfoot, Biggar Report dated 31 August 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 57 - 72 Urgent Business 8 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 2
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PLANNING COMMITTEE Minutes of meeting held via Confero and in the Council Chamber, Council Offices, Almada Street, Hamilton on 11 August 2026 Chair: Councillor Richard Nelson Councillors Present: Councillor Alex Allison, Councillor Ralph Barker, Councillor Ross Clark, Councillor Gerry Convery (Depute), Councillor Margaret Cowie, Councillor Colin Dewar, Councillor Mary Donnelly, 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 Archie Buchanan, Councillor Maureen Devlin (ex officio), Councillor Cal Johnston- Dempsey, Councillor Martin Lennon, Councillor David Watson Attending: Community and Enterprise Resources S Boyd, Engineering Officer (Transportation Engineering); F Carlin, Head of Planning and Regulatory Services; B Darroch, Planning Area Manager (East Team); S Laird, Engineering Manager (Transportation Engineering); D Russell, Planning Area Manager (West Team) Finance and Corporate Resources L Healy and K McLeod, Administration Assistants; S McLeod, Administration Officer 1 Declaration of Interests No interests were declared. 2 Minutes of Previous Meeting The minutes of the meeting of the Planning Committee held on 9 June 2026 were submitted for approval as a correct record. The Committee decided: that the minutes be approved as a correct record. 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 A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/24/1354 by MK Homes (Hamilton) Limited for the erection of 22 houses, associated access and retail unit with parking provision at land adjacent to Meikle Earnock Road, Hamilton. 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. There followed a discussion on the application during which an officer responded to a member’s question on an aspect of the report. 2 3
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The Committee decided: that planning application P/24/1354 by MK Homes (Hamilton) Limited for the erection of 22 houses, associated access and retail unit with parking provision at land adjacent to Meikle Earnock Road, Hamilton be granted subject to:- the conditions specified in the Executive Director’s report the terms of the Section 75 Agreement between the Council, site owner(s) and the applicant relating to planning consent HM/10/0052 [Reference: Minutes of 12 May 2026 (Paragraph 9) and 7 July 2015 (Paragraph 15)] 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 A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0825 by Thistle Seafoods for the erection of side and rear extensions to an 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. The Committee decided: that planning application P/25/0825 by Thistle Seafoods for the erection of side and rear extensions to an 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 be granted subject to the conditions specified in the Executive Director’s report. 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 A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1550 by Motor Fuel Group Limited for the 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. The Committee decided: that planning application P/25/1550 by Motor Fuel Group Limited for the 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 be granted subject to the conditions specified in the Executive Director’s report. 4
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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 A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0128 by It's Padel for the use of an industrial/storage warehouse as a padel court sports facility with associated alterations (retrospective) at Building A, 5 Stroud Road, East Kilbride. There followed a discussion on the application during which an officer responded to a member’s questions on aspects of the report. The Committee decided: that planning application P/26/0128 by It's Padel for the use of an industrial/storage warehouse as a padel court sports facility with associated alterations (retrospective) at Building A, 5 Stroud Road, East Kilbride be refused for the reasons detailed in the Executive Director’s report. 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 A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0264 by K Coulter for the change of use of a 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. The Committee decided: that planning application P/26/0264 by K Coulter for the change of use of a 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 be granted subject to the conditions specified in the Executive Director’s report. [Reference: Minutes of Cambuslang and Rutherglen Area Committee of 7 October 2008 (Paragraph 3)] 8 Application P/26/0293 for Erection of House and Associated Works (Planning Permission in Principle) at Hollybank, Biggar Road, Carnwath, Lanark A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0293 by R Yarwood for the erection of a house and associated works (Planning Permission in Principle) at Hollybank, Biggar Road, Carnwath, Lanark. Following discussion, during which officers responded to members’ questions on various aspects of the report, Councillor Nelson, seconded by Councillor Convery, moved that the application be refused for the reasons detailed in the Executive Director’s report. Councillor Allison, seconded by Councillor Shearer, moved that the application be granted subject to appropriate conditions, to be prepared by officers, on the grounds that the application satisfied the wider objectives of National Planning Framework (NPF4). On a vote being taken using the electronic voting system, 13 members voted for the motion and 7 for the amendment. The motion was declared carried. 5
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The Committee decided: that planning application P/26/0293 by R Yarwood for the erection of a house and associated works (Planning Permission in Principle) at Hollybank, Biggar Road, Carnwath, Lanark be refused for the reasons detailed in the Executive Director’s report. 9 Application P/26/0321 for Change of Use of Open Space to Yard Space at Dunsmore Brothers, Burnhead Road, Larkhall A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0321 by Dunsmore Brothers Waste Management for the change of use of open space to yard space at Dunsmore Brothers, Burnhead Road, Larkhall. The Committee decided: that planning application P/26/0321 by Dunsmore Brothers Waste Management for the change of use of open space to yard space at Dunsmore Brothers, Burnhead Road, Larkhall be refused for the reasons detailed in the Executive Director’s report. 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 A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0407 by Persimmon Homes West Scotland for the erection of 224 houses with associated infrastructure and landscaping (application under Section 75A of the Town and Country Planning (Scotland) Act 1997 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. There followed a discussion on the application during which an officer responded to a member’s question on an aspect of the report. The Committee decided: that planning application P/26/0407 by Persimmon Homes West Scotland for the 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 be refused for the reasons detailed in the Executive Director’s report. [Reference: Minutes of 27 August 2024 (Paragraph 7)] 6
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11 Application P/26/0430 for Erection of House at Eastford, B7016 from Forth A706 to Carnwath A70, Forth A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0430 by S Carruthers for the erection of a house at Eastford, B7016 from Forth A706 to Carnwath A70, Forth. Following discussion, Councillor Nelson, seconded by Councillor Convery, moved that the application be refused for the reasons detailed in the Executive Director’s report. Councillor Allison, seconded by Councillor Shearer, moved that the application be granted subject to appropriate conditions, to be prepared by officers, on the grounds that the application satisfied the wider objectives of National Planning Framework (NPF4). On a vote being taken using the electronic voting system, 14 members voted for the motion and 6 for the amendment. The motion was declared carried. The Committee decided: that planning application P/26/0430 by S Carruthers for the erection of a house at Eastford, B7016 from Forth A706 to Carnwath A70, Forth be refused for the reasons detailed in the Executive Director’s report. [Reference: Minutes of 17 June 2025 (Paragraph 6)] 12 Application P/26/0440 for Extension to 3rd Floor Over Flat Roof Area at 34 Old Mill Road, Uddingston A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0440 by Thomas Tunnock Limited for an extension to the 3rd floor over a flat roof area at 34 Old Mill Road, Uddingston. There followed a discussion on the application during which an officer responded to a member’s question on an aspect of the report. The Committee decided: that planning application P/26/0440 by Thomas Tunnock Limited for an extension to the 3rd floor over a flat roof area at 34 Old Mill Road, Uddingston be granted subject to the conditions specified in the Executive Director’s report. [Reference: Minutes of 1 November 2016 (Paragraph 12)] 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 A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0443 by Watchman Energy Park Limited (a wholly owned subsidiary of Renewco Power Limited) for the construction and operation of a renewable energy development, comprising 13 wind turbines with a maximum blade tip height of 240 metres with a combined generating capacity greater than 50 megawatts (MW), a Battery Energy Storage System of up to 50MW and associated infrastructure (Section 36 consultation) at land lying approximately 10km south of Crawford and 7km south of Elvanfoot, Lanark. 7
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The proposal had been submitted to the Scottish Government under Section 36 of the Electricity Act 1989 as it had an electricity generating capacity of over 50MW. As a result, the Council was a consultee to the application and not the consenting authority. The application was considered unacceptable on the basis that the proposed development was contrary to Policies 3, 11 and 29 of National Planning Framework 4 and Policy 18 of the adopted South Lanarkshire Local Development Plan 2 in terms of its adverse impact:- in landscape and visual terms on the surrounding rural area on aviation and defence interests that had not been addressed by the applicant Under the terms of the Electricity Act 1989, when a Planning Authority objected to an application, a public enquiry was required to be held unless Scottish Ministers proposed to grant the application subject to modifications or conditions that addressed the Planning Authority’s objections. In the event that a public enquiry was required to be held, a further report would be submitted to Committee providing members with the opportunity to confirm their objections to the proposed development. Further, in the event that the application was granted, it was also proposed that the Scottish Government be advised that any approval issued in respect of the application should be subject to the conclusion of a legal agreement covering community contribution payments. The Committee decided: that the Scottish Government be advised that:- the Council had objections to P/26/0443 by Watchman Energy Park Limited (a wholly owned subsidiary of Renewco Power Limited) for the construction and operation of a renewable energy development, comprising 13 wind turbines with a maximum blade tip height of 240 metres with a combined generating capacity greater than 50MW, a battery energy storage system of up to 50MW and associated infrastructure (Section 36 consultation) at land lying approximately 10km south of Crawford and 7km south of Elvanfoot, Lanark for the reasons outlined above and detailed in the Executive Director’s report any approval issued in respect of the application should be subject to the conclusion of a legal agreement covering community contribution payments 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 A report dated 3 August 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0589 by J Orr for the erection of a vehicle garage for adjacent house and erection of a timber fence on side boundary (part retrospective) at 7 Woodlands View, Stonehouse. 8
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The Committee decided: that planning application P/26/0589 by J Orr for the erection of a vehicle garage for adjacent house and erection of a timber fence on side boundary (part retrospective) at 7 Woodlands View, Stonehouse be granted subject to the conditions specified in the Executive Director’s report. 15 Urgent Business There were no items of urgent business. 9
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Report Agenda Item Report to: Planning Committee Date of Meeting: 8 September 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0299 Proposal: Erection of five dwellinghouses, formation of access road and associated landscaping works and ancillary development Site Address: Cottage Grove, 83 Meikle Earnock Road, Hamilton, ML3 8AG Applicant: Mr Cameron Revie Agent: Wilson Architects (Scotland) Ltd Ward: 19 - Hamilton South Application Type: Full planning permission Advert Date: Hamilton Advertiser – 26 March 2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions following the conclusion of an appropriate legal agreement Legal Agreement: Section 75 Agreement (or other appropriate legal agreement) to cover developer contributions 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 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 0.24ha and is situated in an established residential area, within the settlement boundary of Hamilton. 2.2. The site is bound to the north by Meikle Earnock Road and to the east by a pedestrian access lane and further by residential properties. In addition, the site is enclosed to the south by an area of open space, with residential properties further to the west. The surrounding area is predominantly characterised by a mix of house types, including single storey and two storey terraced, semi-detached and detached properties. 2.3. There are currently three detached properties which have been constructed on the site with a shared vehicular and pedestrian access from Meikle Earnock Road. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of five dwellinghouses, formation of access road and associated landscaping works and ancillary development at Cottage Grove, 83 Meikle Earnock Road, Hamilton 3.2. The proposal relates to the erection of 5 dwellings, three detached and two semi- detached properties. The detached dwellings are located adjacent to the southern site boundary and have a shared pedestrian and vehicular access onto Meikle Earnock Road. The semi-detached properties are proposed to front on to Meikle Earnock Road with a separate pedestrian and vehicular access. 3.3 The proposed properties are two storey in height and externally, the dwellings are proposed to be finished in a combination of facing stone, cedral lining board, render, glazing panels and concrete roof tiles. 4. Relevant Planning History 4.1. The planning history relating to this site is as follows:- P/23/1284 - Demolition of existing buildings and erection of four detached dwellings, formation of access road and associated landscaping works and ancillary development was approved by the Planning Committee on 14 February 2024. 5. Supporting Information 5.1. In support of the planning application, the following has been submitted:- Preliminary Ecological Appraisal Report Bat Survey 6. Consultations 6.1. Environmental Services - No objection to the proposal. 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, parking and the provision of minimum visibility splays. Response: Noted. 12
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6.3. Developer Obligations - No objection to the proposal subject to the provision of Education Contributions for Secondary School and nursery provision in the area. Response: Noted. 7. Representations 7.1. Following the statutory periods of neighbour notification and advertisement, 9 objections have been received. The issues raised are summarised as follows:- Design and Amenity Issues The proposal will increase the number of units at the site from 4 to 5 resulting in overdevelopment. The development will result in overlooking and loss of privacy of our property. The construction process and an additional dwelling at the site will result in noise disturbance for local residents. Roads Related Matters The proposed access is too close to the roundabout and will have an impact on road safety. The proposal will result in additional traffic movement. There is insufficient parking at the site. Concern that the proposal will result in an accident. This proposal will result in a risk to pedestrians, particularly children going to school and wheelchair users. The driveway associated with the semi-detached properties does not have visitor parking or parking for deliveries which will result in parking near to the roundabout, affecting visibility. There is no demand for the large houses built but the additional dwelling will result in a major impact on this section of Meikle Earnock Road. Other Matters Raised The proposal will cause issues with the local sewage system and overflow at the site entrance. The replacement planting and trees have not been implemented at the site yet. The original application should never have been approved. Plot 1 should accommodate a single bungalow rather than semi-detached properties. 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 9 - Brownfield, Vacant and Derelict Land and Empty Buildings 13
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Policy 13 - Sustainable Transport Policy 14 - Design, Quality and Place Policy 15 - Local Living and 20 Minute Neighbourhoods Policy 16 - Quality Homes 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 3 - General Urban Areas and Settlements Policy 5 - Development Management and Placemaking 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 Policy 9 of NPF4 identifies that proposals for the re-use of vacant brownfield land will be supported as this will maximise the use of existing assets and minimise additional land take. Part of the site has already been developed under the provisions of P/23/1284 and the current proposal will ensure the re-use of the remaining vacant land, to provide residential accommodation. Subsequently, the proposed development accords with the provisions of Policy 9 of NPF4. 10.3. Policy 16 of NPF4 seeks to encourage, promote, and facilitate the delivery of more high quality, affordable and sustainable homes, in the right locations. The site is not allocated for housing within the local development plan, 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 local development plan and NPF4. It 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. For the avoidance of doubt, Policy 16 part (e) is not applicable in this case as affordable housing contributions are not required for this scale of development. Therefore, the principle of the development of the site for a residential use raises no issues within the context of Policy 16 of NPF4. 10.4. The site is affected by Policy 3 of the Local Development Plan which establishes that residential developments, and those of an ancillary nature, may be considered acceptable provided that they do not have a significant adverse impact on the amenity and character of the area. The use of the site for residential accommodation is long established, as prior to demolition, the site originally accommodated two detached dwelling houses. Three new build dwellings have now been constructed under the 14
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provisions of P/23/1284 and the site could still be completed to accommodate four detached dwellings under the terms of this consent. Subsequently, it is considered that the principle of the proposed development will not result in a significant adverse impact on residential amenity or the established character of the area and therefore raises no issues within the context of Policy 3 of the adopted Local Development Plan. 10.5. In addition, Policies 1 and 2 of the adopted Local Development Plan and NPF4 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 and therefore 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 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. 10.7. 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 no issues and will reinforce the intent of Policies 14 and 15 of NPF4. 10.8. 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. The proposed semi-detached dwellings will provide an improved choice of residential accommodation at the site. In addition, it is considered that the buildings have been designed and positioned within the site to minimise any potential significant adverse impact on adjacent properties in terms of loss of light, overshadowing, overlooking or loss of privacy. 10.9. The external finishes of the development are considered acceptable within the context of the established area. Subsequently, 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. 10.10. 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. 10.11. 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 the need to provide proper provision for walking, cycling and public transport. In this regard, the site is situated adjacent to a main route through Hamilton, is accessible by public transport 15
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and the development would be well integrated into existing walking and cycling networks. 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. 10.12 In relation to the other matters raised, some of the representations identified concerns regarding potential noise and disturbance associated with the construction works and the impact of the development on the sewage system. However, it is noted that conditions and advisory notes to mitigate any potential issues can be attached to this consent. In addition, the application requires to be determined as submitted and some elements of the development approved under consent P/23/1289 have not been completed as the site remains under construction. 10.13. Conclusion The proposal seeks to redevelop vacant land within a settlement and ensure the development is completed. The design of the development respects the local residential character, and the site layout ensures that neighbouring amenity would not be significantly impacted. Subsequently, the proposal complies with Policies 1, 2, 9, 13, 14, 15 and 16 of the National Planning Framework 4 and Policies 1, 2, 3, 5, 15 and DM1 of the adopted South Lanarkshire Local Development Plan 2. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to conditions following conclusion of a legal agreement:- The legal agreement shall cover the subject matters of education contributions. If the legal agreement is not agreed within six months of the date of the Committee, the Planning Authority reserve the right to return to Committee to seek refusal of the application. 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. Details of all boundary treatment(s) shall be submitted to and approved in writing by the Council as Planning Authority and thereafter all approved works shall be implemented prior to the development hereby approved being occupied or brought into use. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 03. That no development shall commence on site 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 16
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appendices as required. 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. 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. 04. That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Amendment Order 2011 (or any such order revoking or re-enacting that order), no extensions or outbuildings shall be erected within the curtilages of the dwellinghouses, without the submission of a further planning application to the Council as Planning Authority. Reason: To ensure that the Council retains control over future developments on the site. 05. That before the development hereby approved is completed or brought into use, the entire access road and footpath network serving the development shall be laid out and constructed in accordance with the specification of the Council as Roads and Planning Authority. This work will include the provision of a dropped kerb at the access to the site. Reason: To ensure the provision of satisfactory vehicular and pedestrian access to the dwellings. 06. That the requirements and recommendations identified in the Preliminary Ecological Appraisal Report and the Bat Survey (prepared by EP Ecology Ltd) shall be implemented to the satisfaction of the Council as Planning Authority. Reason: To protect established species. 07. That before the development hereby approved is completed, the landscaping scheme identified in the approved drawings shall be implemented. Reason: In the interests of the visual amenity of the area. 08. That before the development hereby approved is completed or brought into use, all of the parking spaces shown in Drawing 2545-02 Rev C of the approved plans shall be laid out and constructed to the specification of the Council as Roads and Planning Authority. Reason: To ensure the provision of adequate parking facilities within the site. 09. That before the development hereby approved is completed or brought into use, a visibility splay of 2.4 metres by 43 metres measured from the road channel shall be provided to both sides of the shared private access and everything exceeding 0.9 metres in height above the road channel level shall be removed from the sight line areas. Reason: In the interests of traffic and public safety. 17
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10. That before the development hereby approved is completed or brought into use, a visibility splay of 2 metres by 35 metres measured from the road channel shall be provided to both sides of the junction of the private driveway of Plot 1A and Plot 1B and everything exceeding 0.9 metres in height above the road channel level shall be removed from the sight line areas. Reason: In the interests of traffic and public safety. 11. That prior to any works commencing on site relating to plot 1A and plot 1B, a Construction Traffic Management Plan shall be submitted to and approved in writing by the Council as Roads and Planning Authority. This Plan should provide details of a safe pedestrian route during the construction phase, details of access and parking provision for staff and visitors, intended working hours, how deliveries of materials will be managed and stored and what wheel washing facilities will be provided to prevent mud being carried on to the adopted road. Reason: In the interests of traffic and public safety as well as to preserve the amenity of the surrounding area. 12. Reason for Decision 12.1 The proposal raises no significant adverse amenity, environmental or infrastructure issues and complies with Policies 1, 2, 9, 13, 14, 15 and 16 of the National Planning Framework 4 and raises no issues within the context of Policies 1, 2, 3, 5, 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: 31 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0299 | Erection of five dwellinghouses, formation of access road and associated landscaping works and ancillary development | Cottage Grove 83 Meikle Earnock Road Hamilton ML3 8AG 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 18
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Addendum Specifying Heads of Terms in relation to any relevant legal agreement Planning Application No. P/26/0299 Development Description Erection of five dwellinghouses, formation of access road and associated landscaping works and ancillary development Site Address Cottage Grove, 83 Meikle Earnock Road, Hamilton, ML3 8AG Applicant Mr Cameron Revie Date of Committee 8 September 2026 Type of obligation To be confirmed. Obligations Resource Summary of Required Contributions Community N/A Education Contributions towards education requirements at the following locations:- Secondary school and nursery provision in the local area Housing N/A Roads N/A 20
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Report Agenda Item Report to: Planning Committee Date of Meeting: 8 September 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0396 Proposal: Erection of single storey rear extension and associated alterations Site Address: Carstairs Junction Hall, 20 St Charles Avenue, Carstairs Junction, ML11 8PQ Applicant: Soul of the Junction Agent: Burrell Design Studio Ward: 03 – Clydesdale East Application Type: Full planning permission Advert Date: Lanark Gazette – 20.05.2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: None Direction to Scottish Ministers No 4 21
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1. Reason for Report 1.1. The Scheme of Delegation requires that this application is 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 0.567ha. The site sits within the Carstairs Junction settlement, and a lease for the community hall building was acquired under the CAT/25/0004 community asset transfer application that was passed by the Housing and Technical Resources Committee on 8 October 2025. 2.2. Carstairs Junction Hall is a single-storey gable ended building, that sits within a parkland setting. Its external walls are clad in timber with a facing brick basecourse below, and it has photovoltaic panels located upon its profile concrete tile roof. Off- street vehicle parking on a hard surfaced area to the front of the building, and pedestrian access to the hall can be accessed from St Charles Avenue. Pedestrians can also pass through the greenspace from Moss Road and Strawfrank Road. 2.3. The applicant has a lease over the building, associated car park, and some land surrounding the Carstairs Junction Hall for a period of 20 years with the remainder of the application site owned by the Council. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of a 30m x 5.4m single storey extension to the rear of the hall. This would enlarge the existing 277sqm footprint by an additional 166sqm. The eaves height of the extension would reach 2.6m (h), with its lean-to-roof rising to a maximum height of 3.8m (h) where it connects into the existing dual pitch roof. The proposal would form 2 new enlarged meeting rooms, and a kitchen within the extension. Internal works would reorganise the main hall into sections to include:- a soft play area a seating area the existing meeting rooms would be converted into sensory rooms the toilets area would be retained the existing kitchen would be adapted into a food preparation area 3.2. Four air source heat pumps are proposed externally on the northeast elevation of the building. 4. Relevant Planning History 4.1. None. 5. Supporting Information 5.1. In support of the planning application, the following has been submitted:- CAT Decision Notice Lease Agreement 6. Consultations 6.1. West of Scotland Archaeological Service – No objection to proposal Response: Noted 22
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6.2. Roads Development Management Team – No objections. Response: Noted 7. Representations 7.1. Following the statutory periods of neighbour notification and advertisement, 6 objections have been received, and 6 in support. The issues raised are summarised as follows:- Design and Amenity Issues Loss of greenspace Noise impact Impact on the amenity of neighbouring dwellings Use of surrounding land for the extension Excessive size of proposed kitchen Roads Related Matters Increased amount of traffic Other Matters Raised No need for the Hall to be extended Concern about bird nesting In Support Village would benefit from the local group The extension could lead to an enhanced local service Kitchen expansion would allow for more events/functions 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 9 - Brownfield, Vacant and Derelict Land and Empty Buildings Policy 14 - Design, Quality and Place Policy 27 - City Centre, Town, Local and Commercial 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:- 23
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SLLDP2 Volume 1 and 2 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 3 - General Urban Areas and Settlements Policy 5 - Development Management and Placemaking 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 Policy 9 of NPF4 identifies that proposals for the re-use of derelict buildings will be supported where the reuse would be sustainable. The building would continue its use as a community hall and the current proposal will ensure it can continue to provide services as a community hub. Most of the surrounding greenspace will remain undeveloped and the area will continue to function as a public park. Subsequently, the proposed development accords with the provisions of Policy 9 of NPF4. 10.4. Policy 3 of the SLLDP2 establishes that the sites noted within settlements should have a limited impact on the environment. The extension is proposed on an existing building within the Castairs Junction Settlement where development of land at the site would be considered a suitable location and therefore raises no issues within the context of Policy 3 of the adopted Local Development Plan. 10.5. Policy 27 of NPF4 seeks to encourage, promote and facilitate development in our cities and towns. The policy establishes that development proposals that enhance and improve the vitality and viability of cities, towns and local centres will be supported. The application would enhance the building and its potential for community use. The mix of uses at the site could bring additional footfall to the wider settlement area making it a more sustainable settlement. This would increase levels of activity within the town and create a more vibrant area as a result. Therefore, it is considered that the proposal raises no issues within the context of Policy 27 of NPF4. 10.6. In addition, Policies 1 and 2 of the adopted Local Development Plan and NPF4 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 existing building, at a sustainable location in Carstairs Junction and therefore raises no issues within the context of Policies 1 and 2 of the adopted Local Development Plan or NPF4. Layout, Siting and Design 10.7. Policy 14 of NPF4, Design Quality and Place seeks to encourage successful places, through incorporating these 6 qualities: healthy, pleasant, connected, distinctive, sustainable, and adaptable. The proposal would reuse the existing community building on the site, creating a single-storey rear extension that would add two meeting rooms, and a kitchen to the rear of the building. The existing meeting rooms would be adapted into sensory rooms, and the main hall would be split into a soft play area and a sitting area that can be accessed off a proposed reception area. The building would 24
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continue to function primarily as it previously had as a community hall, with the additional offerings being ancillary to its primary use. 10.8. Policy 5 of the adopted SLLLDP2 identifies that all development proposals require to be integrated with the local context and built form. The proposal would reuse the existing community building on the site and would continue this as its primary function while erecting a single-storey rear extension to the rear of the hall. It is considered that the design, location, appearance and scale of the proposed development is acceptable and the proposal raises no issues within the context of Policy 5 of the adopted Local Development Plan. Transport 10.9. Policy 5 of the SLLDP2 also states that developments should have suitable access arrangements, including parking. The site located within the Carstairs Junction settlement, has existing parking provision provided on site that could facilitate off- street parking, with bus stops located on the adjacent Strawfrank Road, and the site is located a short walk from the Carstairs railway station. Therefore, the premises are highly accessible by multiple modes of transport, including by sustainable means. Other Matters Raised 10.10. A public comment was received about bird nesting in the roof although this was not apparent during the site visit. There was no confirmed evidence that protected bird species were nesting within the building. Should planning permission be granted, the applicant would be responsible for ensuring that any works comply with wildlife legislation and avoid disturbance to active nests. 10.11 In relation to the other matters raised, some of the representations identified concerns regarding potential noise impact. The proposal is located a sufficient distance from the nearest shared boundary (21m) from the proposed rear extension. Prior to the application, the closest point between the Hall and the closest neighbouring dwelling would have been a 26m distance. The proposal would enlarge the capacity of the hall but would not change the nature of its use. As such, the proposal would not significantly increase the buildings impact upon the amenity of the surrounding neighbouring dwellings. 10.12. Conclusion The proposal will not result in an adverse impact on the character or appearance of the building, or its amenity or that of the surrounding dwellings. The proposal raises no issues within the context of Policy 1, 2, and 14 of the National Planning Framework 4, or Policies 2, 3, and 5 of the adopted Local Development Plan 2. There are no other material considerations which would justify the refusal of planning permission. 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). 25
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12. Reason for Decision 12.1 The proposal will not result in an adverse impact on the character or appearance of the building, or its amenity or that of the surrounding dwellings. The proposal raises no issues within the context of Policy 1, 2, 14, and 27 of the National Planning Framework 4, or Policies 2, 3, and 5 of the adopted 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: 31 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0396 | Erection of single storey rear extension and associated alterations | Carstairs Junction Hall 20 St Charles Avenue Carstairs Junction ML11 8PQ 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 26
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Report Agenda Item CHECKED Report to: Planning Committee Date of Meeting: 8 September 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0449 Proposal: Residential development of 36 flatted dwellings across 2 No. 4 storey blocks, access arrangements, parking, landscaping and associated works Site Address: South Parish Church Baird Hill East Kilbride G75 0EA Applicant: Wilson Developments (EK) Ltd and East Kilbride HA Agent: Porter Planning Ltd Ward: 07 East Kilbride Central South Application Type: Full Planning Permission Advert: East Kilbride News - 06 May 2026 Development Plan Compliance: No Departures: N/A Recommendation: Refuse Legal Agreement: No Direction to Scottish Ministers No 5 29
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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 consists of the former South Parish Church and associated grounds. The vacant church comprises several single-storey and two-storey elements, however, the largest and most prominent part of the building is the orthogonal main hall with spire at the southern end of the site. 2.2. The church site extends to around 4,200m², of which 1,359m² (approximately 32%) and the western section of the site has a steep gradient ranging from 3 to 5 metres in level differences. The site is bound to the north, west and south by mature trees, shrubs and hedgerows and to the west by the footpath adjacent to Baird Hill. 2.3. The site is adjacent to Headhouse Green public park to the north and west and sits in an elevated and visually prominent position when viewed from the park. Beyond the section of the park to the west, residential dwellings are located 26 metres from the site boundary. Two-storey residential properties along Baird Hill are located 12 metres to the west and three-story flatted dwellings are located 8 metres from the site boundary to the south of the site. 3. Description of Proposed Development 3.1. The proposal is for the erection of 36 flats across 2 four-storey, flat roofed blocks. Block A would be positioned to the south of the site and block B would be located to the north of the site. The blocks would be approximately 32 metres apart with parking and vehicle circulation located between the blocks and to the west of the site adjacent to Baird Hill. 3.2. Each block comprises four-storey accommodation, totalling 18 flats per block. The ground floor of each block would contain three two-bedroom flats, a drying area, cycle store and plant room. Levels 2, 3 and 4 would contain 4 two-bedroom flats and 1 one- bedroom flat. In total, the development comprises 30 two-bedroom and 6 one- bedroom flats. 3.3. The site access is proposed to be taken from Baird Hill, at the same location as the existing southern access to the church. The access is positioned to the south of the site and vehicles would turn northwards to access the proposed parking between the blocks and along the western boundary of the site. A total of 38 parking spaces are shown in the proposed site layout, 3 of which are accessible. An internal bike store is proposed for each block. 3.4. The landscaping arrangements, which generally cover the area of the site designated as Green Network in the development plan, show grassed areas, proposed tree protection areas, additional tree, hedgerow and bulb planting. The Design Statement advises that air source heat pumps will be installed for the properties in relation to the heating and hot water system, photovoltaic panels would be installed on the roofs. The proposed plans contain a proposed surface water drainage system and connection to the public drainage network and public water supply network is proposed. 4. Relevant Planning History 4.1 None applicable. 30
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5. Supporting Information 5.1. The agent has submitted the following information to support the application:- Design and Access Statement Planning Statement Energy Strategy Report Transport Statement Flood Risk Assessment Drainage Impact Assessment Stage 1 Geoenvironmental Investigation and Coal Mining Risk Assessment Preliminary Ecological Assessment Bat Roost Survey Ground Level Tree Survey Noise Impact Assessment Asbestos report - Demolition 6. Consultations 6.1. Roads, Transportation and Fleet Services – Have objected to the proposal as the proposed drainage apparatus will be positioned too close to the public road. Also advised that additional information is required in relation to retaining walls between the access road and parking spaces on the eastern side of the site. 6.2. Environmental Services – No objections, subject to the inclusion of conditions relating to a noise mitigation scheme, construction noise, contaminated land, dust mitigation and asbestos and advisory note relating to formal action if nuisance occurs. 6.3. Scottish Water – No objections. Full appraisal will be completed by Scottish Water on the submission of a Pre-Development Enquiry by the applicant. 6.4. Housing and Technical Resources – Confirm that the site is not included in the South Lanarkshire Council Strategic Housing Investment Plan. 6.5. Mining Remediation Authority - No comments or objections. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, a total of 3 representations have been received (2 objections and 1 letter of comment). The issues raised are summarised as follows:- Residential amenity concerns. Privacy issues – overlooking neighbouring habitable rooms. Loss of amenity by way of loss of light. Physical impact, dominating neighbouring properties. Road safety issues Insufficient parking which will impact on local parking permit area. Road and traffic safety of development and construction traffic, particularly in relation to the proximity to the local school. Neighbour Notification That neighbouring properties on Quarry Park were not notified. The above issues are considered in the assessment below and full copies are available to view on the planning portal. 31
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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 for Scotland. It sets out spatial principles, regional priorities, national developments, and national planning policy. NPF4 supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 – Tackling the climate and nature crises Policy 2 – Climate mitigation and adaption Policy 3 – Biodiversity Policy 9 – Brownfield, derelict land and empty buildings Policy 13 – Sustainable transport Policy 14 – Design quality and place Policy 15 – Local living Policy 16 – Quality homes Policy 19 – Heating and cooling Policy 21 – Play, recreation and sport 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, 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 1 – Strategy Policy 2 – Climate Change Policy 3 – General Urban Area and Settlements Policy 5 – Development Management Policy 13 – Green Network Policy 15 – Travel and Transport Policy 16 – Water Environment and Flooding SLLDP2 Volume 2 Policies SDCC1 – Vacant and Derelict Land SDCC2 – Flood Risk SDCC4 – Sustainable Transport SDCC7 – Low and Zero Carbon New Buildings DM1 – New Development Design DM15 – Water Supply DM16 – Foul Drainage/Sewerage Provision NHE20 - Biodiversity 9. Guidance SLC Supporting Planning Guidance – Community Infrastructure Assessment (Oct 2022) Scottish Government’s Chief Planner’s letter, “Planning for Housing” (June 2024). 32
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10. Assessment and Discussion 10.1. Principle of Development The proposal is for 36 flats for social housing, the co-applicant is West of Scotland Housing Association, a registered social landlord. The site is not identified in the current South Lanarkshire Strategic Housing Investment Plan (SHIP), nor is it an allocated housing site within the South Lanarkshire Local Development Plan 2. The site is located within the General Urban Area in the South Lanarkshire Local Development Plan 2. 10.2. NPF4 Policy 16 advises in part (f) that proposals for new homes on unallocated sites, such as this, can be supported in limited circumstances. These circumstances include where the proposal is for smaller scale opportunities within an existing settlement boundary and where the proposal is for affordable housing of less than 50 units as part of a local authority supported affordable housing plan. 10.3. SLLDP2 Policy 1 identifies East Kilbride as a sustainable urban location and seeks to direct larger development towards it. Although the site is not currently identified in the SHIP or in the SLLDP2 for housing, the co-applicant is a registered social landlord (RSL). The proposal is within an existing settlement and for smaller scale development which can be considered acceptable for residential use under Policy 16 (f)(iii). 10.4. Policy 3 – General Urban Areas and Settlements of the SLLDP2 states that within the urban areas and settlements identified on the proposals map, residential developments on appropriate sites will generally be acceptable. That Particular 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. 10.5 The application is for residential development within the existing urban settlement and, as such, is considered an appropriate land use at this location. The development does not impact on local services and provides sufficient parking and access arrangements, in accordance with Policy 3 of the SLLDP2. 10.6 Landscaped parts of the church grounds, and thus the current application site, are designated as forming part of the Green Network identified in Policy 13 Green Network and Greenspace of SLLDP2. Subject to the requirement to safeguard the Green Network, the proposed use of the site for residential development is, in principle, acceptable in Development Plan terms. 10.7 Climate Change NFP4 Policy 1, NPF4 Policy 2 and SLLDP2 Policy 2 aim to ensure that proposals for new development must seek to minimise and mitigate against the effects of climate change. SLLDP2 Policy SDCC 7 - Low and Zero Carbon emission from New Buildings, also requires a further 10% reduction in emissions beyond that contained in the Building Regulations. NPF4 Policy 19 Heating and Cooling requires that buildings occupied by people (i.e. dwellings) ensure sustainable temperature management utilising passive methods where possible. 10.8 The site is well located for services within the existing settlement, where the majority of the daily needs could be achieved by walking, wheeling or cycling. The plans identify solar panels on the roofs and electric car vehicle charging units in each parking space. The supporting information also advises that the apartments will be served by an air-source heat pump system providing space heating, hot water and ventilation with zero on-site emissions. 33
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10.9 The proposal is considered to meet the terms of NPF4 Policy 1 and NPF4 Policy 2 and SLLDP2 Policy 2 and SDCC7. 10.10 Layout, Siting and Design The primary concern with this proposal lies with the layout, siting and density of the flatted dwellings themselves and the lack of available amenity space within the application site. The planning policies covering design aspects of the proposal include: NPF4 Policies 14 and 21 and SLLDP2 Policies 5 and DM1. 10.11 NPF4 Policy 14 details that proposals will be supported where they are consistent with the six qualities of successful places: healthy, pleasant, connected, distinctive, sustainable and adaptable. Policy 5 of the SLLDP2 states that proposals shall include appropriate open space, green infrastructure and landscape provision and Sustainable Drainage Systems (SuDS) including the provision of SuDS during construction. Policy DM1 of the SLLDP2 states that new development shall be of an appropriate layout, scale, and massing and ensure the provision of open space. 10.12 NPF4 Policy 21 advises that where proposals are likely to occupy or be used by children and young people, they should incorporate well-designed, good quality provision for play, recreation and relaxation. The healthy quality of a successful place is to create places that people feel safe in and which create a sense of belonging and identity. 10.13 The application site is over dominated by the residential blocks, access arrangements and parking facilities. The blocks heavily borrow visual amenity and residential aspect from the adjacent Headhouse Green public park. The plans identify a limited area of useable open space within the site due to the steep gradient at the west of the site, the existing trees and shrubs within the Green Network and proposed landscape planting. 10.14 The scale, massing and design of the proposal, and the policy requirements that the amount of flats being sought places on the remaining parts of the site to deliver, is inconsistent with the qualities of a Distinctive Place. 10.15 Open Space standards in SLLDP2 seek 1080m² of open space for 36 flatted dwellings. The Design Statement submitted in support of the application advises that 926m² of amenity space would be provided within the site which is a marginal shortfall on the required 30m² amenity space required for each residential unit. However, of the 926m² proposed, the majority is at a gradient that makes it difficult to be considered useable as play/recreation/relaxation areas for residents. As justification for not providing any children’s play provision within the site, the applicant has highlighted that a public children’s play park is located within 5 minutes’ walk. 10.16 Each block contains a proposed internal drying area for clothes measuring 22m² for 18 units. The internal drying area is considered insufficient in size to accommodate adequate drying facilities for the number of dwellings proposed. No external drying areas are proposed and the garden ground for residents lack any external seating or paths and the numerous sloped sections will impact upon useability. 10.17 The relevant development plan policies state that sufficient amenity space shall be provided within the application site and this has not been achieved in this proposal. Whilst the proximity to an equipped play area is noted, this is not considered to outweigh the significant lack of appropriate recreation and relaxation areas to create a pleasant and healthy environment for the residents of the proposed development. 34
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10.18 The Sustainable Drainage System (SuDS) proposed in the plans cannot be implemented due to the proximity of the proposed filter trench to the block B building, site boundary and adjacent public footway. A detailed assessment of the proposed SuDS system will be addressed in the Technical Matters section of this report. 10.19 In terms of surrounding residential amenity, the proposed buildings are located over 20 metres from adjacent buildings and would not significantly impact on privacy or overlooking. Single aspect flats have been located on south-facing elevations to maximise sunlight and solar gain. The results of the shadow test did not present significant issues from overshadowing to neighbouring properties and Roads, Transportation and Fleet Services did not raise significant issues relating to road safety. 10.20 Following due consideration, the proposals do not provide residential accommodation with enough amenity for the number of residents proposed nor does it provide satisfactory drainage infrastructure. The size and position of the site constrain the development from achieving policy requirements for the amount of development being proposed and indicates that the density being brought forward is not supportable. The scale, layout and massing of this proposal is considered an over development of the site and fails to comply with Policies 5 and DM1 of SLLDP2 and Policies 14 and 21 of NPF4. 10.21 Brownfield, Derelict Land and Empty Buildings Policy 9 of the NPF4 and Policy SDCC1 of the SLLDP2 seek to encourage, promote and facilitate the reuse of brownfield, vacant and derelict land and empty buildings, and to help reduce the need for greenfield development and work with other agencies for the redevelopment of vacant, derelict land and buildings. 10.22 The existing church buildings were vacated in 2024 and purchased by the developer in 2025. The site is considered appropriate for redevelopment with a proposal that complies with the other relevant policies of the development plan. 10.23 Green Network, Biodiversity and Trees The application site contains an area of land identified as Green Network in the SLLDP2 where Policy 13 – Green Network of the SLLDP2 advises that development proposals should safeguard the Green Network, as identified on the proposals map. 10.24 The area of land within the site identified as Green Network is predominantly located to the west of the site. The land contains a mixture of mature trees, shrubs and grassed areas. A small section in the centre of the site would be affected by the proposed built development; however, this land is currently used as part of the access to the church and the minor loss would not impact on the connectivity of the Green Network. The limited area of land identified for amenity space within the site generally covers the designated Green Network area. 10.25 Policy 3 of NPF4 and Policy NHE20 of the SLLDP2 relate to Biodiversity and seek to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. 10.26 The applicant submitted a Preliminary Ecological Assessment and Bat Protection Plan for the site. The Council’s Biodiversity Officer reviewed the reports submitted and advised that the conclusions and recommendations were satisfactory in the reports and require to be implemented. Specific recommendations relating to the presence of a bat roost within the building, advises that prior to any demolition work, a licence from 35
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NatureScot is required. The Bat Protection Plan contains the details of the process to ensure full lawful compliance. 10.27 Subject to the implementation of the recommendations in the reports referred to above and licence from NatureScot, the proposal would align with the aims of the relevant Biodiversity policies in the adopted development plan. 10.28 Travel and Transport NPF4 Policy 13 - Sustainable Transport of NPF4 and Policy 15 – Travel and Transport and Policy SDCC4 – Sustainable Transport of SLLDP2 seek to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and that new developments should, wherever possible, safeguard and enhance cycle parking and storage. 10.29 Policy 15 – Local living and 20 minute neighbourhoods of NPF4 seeks to encourage, promote and facilitate the application of the Place Principle and create connected and compact neighbourhoods where people can meet the majority of their daily needs within a reasonable distance of their home, preferably by walking, wheeling or cycling or using sustainable transport options. 10.30 East Kilbride Town Centre is located to the north of the site where a variety of services can be accessed by sustainable transport options, including East Kilbride Bus Station, providing services to surrounding locations. The town centre is accessed via Telford Road through an underpass below the Queensway, which is suitable for walking, wheeling and cycling. As such, the location of the proposed development is considered to accord with the aims of Policies 13 and 15 of NPF4 and Policies 15 and SDCC2 of SLLDP2. 10.31 Technical Matters SLLDP2 Policy SDCC3 Sustainable Urban Drainage states that the Water Environment and Water Services (Scotland) Act 2003 made it a legal requirement to utilise Sustainable Drainage Systems (SuDS) on all new developments, with the exception of a single dwelling or those developments discharging to coastal waters. 10.32 NPF4 Policy 22 Flood risk and water management and Policy 16 – Water Environment and Flooding of SLLDP2 advises that proposals should not increase the risk of surface water to others or themselves. Additionally, all rain and surface water should be managed through SuDS and areas of impermeable surfaces are to be minimised. 10.33 The eastern section of the site, adjacent to the footway along Baird Hill, is identified in the SEPA Flood Maps as having a medium risk of surface water flooding. The Flood Risk Assessment submitted by the applicant is dated September 2025 and was submitted in relation to the previous application P/25/1274. 10.34 The report concludes, in Section 6, that an appropriately designed SuDS-compliant surface water management system will be in place to manage surface water drainage within the site boundary. No updated report to reflect the amended layout in application P/26/0449 has been submitted. 10.35 The proposed filter trench shown on the plan titled Proposed Site Layout indicating Proposed Drainage (3161-CDP-XX-XX-DR-C-5202(L) for the application is located 3.5 metres from the proposed building block B and is directly adjacent to the eastern boundary of the site. Building Standards regulations require that filter trenches for drainage systems be a minimum of 5 metres from any building or site boundary. 36
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10.36 Similarly, such SUDS infrastructure should not be placed in the locations where they would be within the retention zone of roads infrastructure. Roads, Transportation and Fleet Services have objected to the proposal as the plans fail to demonstrate that the proposed drainage apparatus is not located within the influence of the public road. 10.37 The Planning Service requested the submission of an updated flood risk compliance certificate; however, this was not submitted. It is not clear, given the proposed layout and constraints of the site, to envisage where an appropriate SuDS system could be located within the site. This matter was specifically raised with the applicant, however, they advised that they would seek to address it via Scottish Water statutory processes rather than resolving it prior to the determination of the planning application. 10.38 The proposal therefore fails to demonstrate it is capable of managing all surface water via a sustainable urban drainage system that can be implemented on site or that the SuDS proposal has been fully assessed and approved by a further Flood Risk Assessment. Accordingly, the proposal does not meet the terms of Policies SDCC3 and 16 of the SLLDP2 and Policy 22 of NPF4. 10.39 SLLDP2 Policy DM16 Water Supply and Policy DM16 Foul Drainage seeks to ensure appropriate water supply and foul drainage arrangements. The application form advises that connections would be made to the existing public water and sewerage system. Therefore, the proposal, subject to relevant conditions, would likely meet the terms of Policy DM15 and DM16. 10.40 Other Issues The Planning Service received a representation questioning why neighbours in Quarry Park were not neighbour notified. The properties in Quarry Park are located outwith the 20 metre radius for statutory neighbour notification. The proposal was advertised in the East Kilbride News on 6 May 2026 in relation to non-notification of neighbours. 10.41 Conclusion The site is located within close proximity to services and sustainable transport nodes and its redevelopment as housing is supportable in principle. Regrettably, the density of development in its current layout and form does not provide adequate amenity space for future residents within the site. The proximity of the site to the public park and surrounding play areas does not justify the failure to provide an acceptable level of on-site amenity space for the private use of residents. The proposal also fails to meet the six qualities of a successful place. There is an outstanding objection from Roads, Transportation and Fleet Services in relation to the location of the proposed surface water drainage arrangements and the lack of space between the proposed buildings and the public road means that a suspensive condition could not resolve the issue. 10.42 As such, the proposal does not comply with the relevant policies of the adopted National Planning Framework 4 and the adopted South Lanarkshire Local Development Plan 2. 37
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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 is contrary to Policy 5 - Development Management of South Lanarkshire Local Development Plan 2 and Policy 14 - Quality, Design and Place of National Planning Framework 4 as the scale, density and design of the proposal results in a layout that fails to be consistent with the qualities of a Distinctive Place, does not ensure the provision of adequate open space or sustainable drainage apparatus infrastructure and, as such, constitutes overdevelopment of the site. 02. The proposal is contrary to Policy DM1 - New Development Design of South Lanarkshire Local Development Plan 2 and Policies 14 - Quality, Design and Place and 21 – Play, Recreation and Sport of National Planning Framework 4 as, due to the lack of appropriate recreation and relaxation space to create a pleasant and healthy environment for the residents, it is not consistent with the qualities of a Healthy, Pleasant or Sustainable Place and will result in a development that does not promote quality or sustainability in its design and layout. 03. The proposal is contrary to Policies SDCC3 Sustainable Drainage System Design, 5 - Development Management, 16 – Water Environment and Flooding and DM1 – New Development Design of South Lanarkshire Local Development Plan 2 and Policies 14 - Quality, Design and Place and Policy 22 - Flood risk and water management of NPF4 as it fails to demonstrate there is an appropriate sustainable drainage system for the development. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 31 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0449 | Residential development of 36 flatted dwellings across 2 No. 4 storey blocks, access arrangements, parking, landscaping and associated works. | South Parish Church Baird Hill East Kilbride G75 0EA 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 38
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Report Agenda Item Report to: Planning Committee Date of Meeting: 8 September 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0243 Proposal: Installation of 49.9 Megawatt (MW) battery storage facility and associated infrastructure Site Address: Land 190m NW of 3 Leadhills Road, Elvanfoot, Biggar Applicant: Elvanfoot Energy Storage 2 Limited Agent: None Ward: 3 - Clydesdale East Application Type: Full Planning Permission Advert Type: Lanark Gazette 1 April 2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: No Direction to Scottish Ministers No 6 41
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1. Reason for Report 1.1. The application is required to be determined by the Planning Committee under the South Lanarkshire Council Scheme of Delegation as it has received more than 5 objections. 2. Site Description 2.1. The application site extends to approximately 2.91ha in area. It is located to the northwest of the settlement of Elvanfoot and is situated within the designated rural area. 2.2. The site encompasses a portion of the land covered by planning permission reference P/23/0927 which relates to the construction of a 9.8MW battery energy storage system (BESS) facility, which was granted permission in February 2025. 2.3. The land within the boundary of the site comprises rough agricultural grazing land, bounded by post and wire fencing. The site slopes gently from west to east, with the land rising more steeply beyond the northwestern boundary of the site towards the Lowther Hills. 2.4. The site and wider pastureland comprise heavily modified bog habitat, the majority of which is classified as Class 1 Peatland. Within the site boundary there is evidence of artificial field drains having been cut and existing channels modified. A modified channel runs through part of the site north of Leadhills Road, which runs southwest to northeast joining with a more natural channel which eventually passes under the A702, before connecting to the River Clyde. 2.5. Beyond the site to the south, there is a telecoms mast and gas governor compound, with the Elvanfoot Substation lying a short distance to the west of the site. To the east of the site there is a Scottish Water control building. 2.6. A 400kV overhead power line runs to the northwest of the site, which connects into the Elvanfoot Substation. 2.7. There is also a 275kV underground electricity cable, two high pressure gas pipelines and an ethylene pipeline running north/south within the immediate vicinity of the site. 3. Description of Proposed Development 3.1. Planning permission is sought for the installation of a 49.9 Megawatt (MW) battery storage facility and associated infrastructure at land at Leadhills Road, Elvanfoot. 3.2. Battery Energy Storage Systems (BESS) store electrical energy in batteries which can subsequently be discharged, as required. This technology can contribute to providing stability in the electricity network by balancing supply and demand. In relation to the current proposal, energy is generated in the surrounding area and transmitted to the adjacent Elvanfoot substation. However, during periods of excess energy production, the proposed BESS system will be able to store the surplus energy via the Elvanfoot substation until it is required. 3.3. The proposed development includes the formation of new vehicular access from the northern side of the B7040 (this access being identical to that approved under planning permission reference P/23/0927) and comprises the following elements:- 1: 16no. battery storage containers (measuring 2.4m x 6.1m x 2.6m in height), sited on concrete plinth foundations. 42
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2: Electrical cabinets housing the Energy Management System (EMS), Battery Management System (BMS) and Low Voltage Controls. 3: Internal site access road. 4: Invertor and Transformer Units. 5: Site compound, enclosed by 3m high security fence 6: Construction compound (identical to that approved under application P/23/0927) which will be shared with the “phase 1” development. 7: Security fencing standing 3m in height. 8: Security lighting (controlled by motion sensors). 3.4. The proposed development would be provided with dedicated grid connection to the Elvanfoot Sub-Station. 4. Relevant Planning History 4.1. Planning permission reference P/23/0927 relates to an area of land lying immediately adjacent to the site, this permission being for the construction of a 9.8MW BESS. 4.2. Planning application reference P/26/0324 (which is also before Committee for consideration) relating to an area of land lying immediately adjacent to the site, this application being for the construction of a circa 25MW BESS. 4.3. By letter dated 26 June 2026, in response to a third party request that the Scottish Ministers issue a screening direction to determine whether an Environmental Impact Assessment is required in connection with the development to which this application relates, the Scottish Governments Directorate for Planning, Architecture and Regeneration advised that the Scottish Ministers were satisfied that the issues raised do not call into question the validity of the Council’s screening opinion or its conclusion that an EIA is not required. 5. Supporting Information 5.1. In support of the application, the following information/documents have been submitted:- Preliminary Ecological Appraisal (PEA) Outline Biodiversity Enhancement and Management Plan (OBEMP) Landscape and Visual Appraisal Landscape Masterplan Desk based Cultural Heritage Assessment Noise Impact Assessment Outline Battery Fire Safety Management Plan Phase 1 Contaminated Land Desk Study Peatland Restoration Assessment Transport Statement Outline Construction Traffic Management Plan (CTMP) Flood Risk and Drainage Strategy Planning Statement Pre-Application Consultation Report 6. Consultations 6.1. Environmental Services – No objections subject to conditions and an advisory note relating to noise and construction activity. Response: Noted. 43
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6.2. Roads Development Management Team - No objection to the proposed development, subject to conditions. Response: Noted. 6.3. SGN (High Pressure Pipeline) - No objections to the proposals subject to conditions. Response: Noted. 6.4. West of Scotland Archaeology Service - No objection to the proposal, subject to conditions. Response: Noted. 6.5. Scottish Fire and Rescue Service – At the time of writing, no response has been received. Response: Noted. 6.6. Crawford and Elvanfoot Community Council – Object to the proposed development. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, a total of 24 representations have been received, all of which note an objection to the proposed development. The issues raised within these various representations are summarised as follows:- Community opposition Founded upon the proximity of the proposed development to nearby homes. Improper project splitting The overall “development” comprises three linked phases which have been promoted separately to avoid Major Development and EIA status. Fire and Toxic Gas Risk Insufficient information has been provided to allow for a full and proper assessment of the risks associated with any fire at the development site. No justification for the proposed site Grid connection does not justify proximity to the substation and a more suitable alternative site exists. Policy conflicts The proposed development conflicts with a number of development plan policies. Environmental Impacts The site is Class 1 peat and supports protected and priority species including curlew, lapwing, barn owl and bats. Residential amenity and mental health impacts The development will adversely impact property values and will make properties unsaleable, mortgageable or uninsurable. 7.2. The above issues are considered in the assessment below and full copies are available to view on the planning portal. 44
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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 (2023) National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy for Scotland. It sets out spatial principles, regional priorities, national developments and national planning policy. NPF4 supports the planning and delivery of sustainable places, liveable places and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the Climate and Nature Crises Policy 2 - Climate Mitigation and Adaptation Policy 3 - Biodiversity Policy 4 - Natural Places Policy 11 - Energy Policy 29 – Rural Development 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 Policy DM1 - New Development Design South Lanarkshire Council (SLC) Supporting Planning Guidance Renewable Energy (January 2021) 9. Guidance 9.1. The following documents set out the Scottish Governments views, policies and priorities in relation to energy, sustainability, climate change and related topics:- Draft Energy Strategy and Just Transition Plan: Delivering a Fair and Secure Zero Carbon Energy System for Scotland, Scottish Government (2023) Update to the Climate Change Plan 2018-2032: Securing a Green Recovery on a Path to Net Zero, Scottish Government (2020) 10. Assessment and Discussion 10.1. Introduction Detailed planning permission is sought for the installation of a 49.9 Megawatt (MW) battery storage facility and associated infrastructure at Leadhills Road, Elvanfoot. 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. 45
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10.2. This proposal must be considered within the context both of the extant planning permission for the erection of a 9.8MW BESS on an adjacent site and also within the context of the development proposed under planning application reference P/26/0324, which relates to the proposed development of a 25MW BESS on land adjacent to this application (noting that application P/26/0324 is also before Committee for consideration). 10.3. Whilst visually, these three developments would, if all were to be approved, read as a single development, each of these developments are functionally and legally independent of each other and each would benefit from its own dedicated grid connection to the nearby Elvanfoot Substation. 10.4. As such, construction of any of these developments is not dependent upon any of the other schemes being brought forward. 10.5. It is therefore appropriate that the assessment of this application and the other application which is before Committee, pay due regard to the cumulative impact of these three developments. Principle of Development 10.6. Policy 11 of NPF4 seeks to encourage, promote and facilitate all forms of renewable energy development which includes energy generation, storage, new and replacement transmission and distribution infrastructure. Part (a) of Policy 11 states that development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported, and these include, at point iii:- “energy storage, such as battery storage and pumped storage hydro” 10.7. It is considered that the principle of the proposed battery energy storage facility in Elvanfoot accords with the provisions of part (iii) of Policy 11 which sets out clear support for energy storage systems, including “battery storage”. 10.8. With regards to the details of the design of the proposed development, it is considered that the development, incorporates appropriate mitigation measures which seek to minimise the impact of the development on residential amenity, road traffic issues including during construction, the visual impact and the effects on the environment and ecology, all in accordance with part (d) of Policy 11 of NPF4. 10.9. As such, overall, it is considered that the proposals accord with the provisions of Policy 11 of NPF4. 10.10. The application site is situated within the designated rural area and as such, the proposals also require to be assessed against the provisions of Policy 29 of NPF4. 10.11. Policy 29 seeks to encourage rural economic activity, innovation and diversification whilst at the same time ensuring that the distinctive character of the rural area is appropriately protected. 10.12. Part (a) of Policy 29 sets out a list of development proposals which will be supported and this includes at item (v) “essential infrastructure”. Part (b) of the policy states that development proposals in rural areas should be suitably scaled, sited and designed to be in keeping with the character of the area. 46
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10.13. Scottish Ministers have stated that BESS developments are considered to constitute essential infrastructure and are required to enhance energy security by providing flexibility and resilience as part of the wider electricity network. 10.14. The support for such essential infrastructure within rural areas should not however be taken to mean that all such developments will be acceptable, with it being considered that the overall acceptability of such developments will also require to take into account such site-specific considerations as are appropriate to each case. 10.15. In this instance, it is considered that the potential impact upon the wider landscape surrounding the site is of relevance to the assessment of the proposed development. 10.16. Any such assessment must, of necessity, take into account the extant planning permission for the development of the 9.8MW BESS on the adjacent site (the implementation of which has commenced), the nature of the existing utility infrastructure in the immediate vicinity of the site and also the impact of the development proposed under planning application P/26/0324. 10.17. The application submission is supported by, amongst other things, a detailed Landscape and Visual Appraisal (LVA), which considered both the impact of the development itself and also the cumulative impact of the development when considered within the context of other developments in the area. 10.18. The LVA acknowledges that whilst the site is located within a rural area, the site is not considered to be within a highly sensitive area due to its close proximity to existing built development and infrastructure including the Elvanfoot Substation and the Elvanfoot Gas Works. The LVA also notes that the wind turbines associated with the Clyde and Clyde Extension Wind Farms, transport corridors and existing overhead power lines and pylons connecting to the substation, result in built structures being seen as a notable feature in many views of the site from the immediate landscape. 10.19. The existing Phase 1 BESS development is also cited as establishing a general acceptance of the fact that the site is considered broadly suitable to accommodate this type of development. 10.20. With regards to cumulative considerations, the LVA assesses a number of different scenarios, including one where all other approved developments, those in the planning process or proposed are considered. 10.21. Under this scenario, all three phases of this BESS development are considered to be both consented and operational. When this overall development is assessed, there is judged to be an increase in the landscape and visual effects when compared to those associated with this development only. However, due to the nature of the local topography and proposed mitigation measures, associated with each of the three phases of the development, any impact would not be significantly greater than the effects identified in relation to the proposed development when assessed in isolation. 10.22. On balance, it is accepted that the landscape and visual impacts associated with this proposed development fall within acceptable limits. 10.23. Furthermore, it is considered that this is a location specific development as the site is situated in very close proximity to the Elvanfoot substation, which has a strategic role in the provision of energy transmission. In addition, it is considered that the proposal has been designed and mitigation proposed, including a robust landscaping scheme, to minimise the impact on the character of the rural area. Following assessment, it is 47
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considered that the principle of the development of the site for a BESS facility can be fully and reasonably justified within the context of Policy 29 of NPF4. 10.24. In terms of Local Plan policy, the site is situated in the designated rural area. Policy 4 of the adopted Local Development Plan establishes that within the rural area the Council seeks to protect the amenity of the countryside while simultaneously supporting small scale development that is appropriate in land use terms. 10.25. It is considered that the proposed development is site specific, given its proximity to the established substation, and relates to extension works being undertaken to facilitate the connection of renewable energy schemes as this proposed BESS will store energy during periods of excess production. 10.26. It is considered that, in this instance, the proposed land use can be supported and raises no significant issues in the context of Policy 4 of the adopted South Lanarkshire Local Development Plan 2. 10.27. Policies 1 and 2 of NPF4 and Policy 2 of the adopted Local Development Plan seek to reduce emissions, ensure places are more resilient to climate change and establish that any new development should provide mitigation against the impacts of climate change. The proposed battery facility will have the ability to store energy generated from renewable sources and therefore the principle of the development accords with the provisions of Policies 1 and 2 of NPF4 and Policy 2 of the adopted South Lanarkshire Local Development Plan 2. 10.28. The Scottish Governments Draft Energy Strategy and Just Transition Plan supports a range of technologies which provide sufficient generation and interconnection to meet energy demand which includes battery storage. Therefore, the principle of the development accords with this guidance. Layout, Siting and Design 10.29. 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. In addition, new development should also have no significant adverse impacts on the local community. Whilst it is noted that there are several residential properties in the wider area, the adjacent land uses include a gas governor compound, a telecoms mast, a Scottish Water control building and Elvanfoot substation. 10.30. In addition, the surrounding area contains existing overhead electrical lines associated with this infrastructure. Therefore, the directly surrounding land uses contain industrial elements and it is considered that the proposed infrastructure, which will be surrounded by a robust planting screen, will not be out of keeping with the established area. 10.31. In terms of amenity, it is considered that the robust planting screen will minimise the potential visual impact of the development at the site. In addition, several supporting documents including a Noise Impact Assessment and a lighting scheme have been submitted and reviewed and in the event of this application being approved, conditions would be imposed to control these aspects of the development. It is considered that the design, location and scale of the proposed development is acceptable and will not result in a significant adverse impact on the adjacent land uses and raises no issues within the context of Policies 5 and DM1 of the adopted South Lanarkshire Local Development Plan 2. 48
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Natural Environment 10.32. NPF4 Policy 3 details that all local developments 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 proposal includes a new landscaping scheme which will improve the biodiversity impact of the development, the implementation of which can be controlled by condition. 10.33. Therefore, it is considered that the proposal accords with the provisions of Policy 3 of NPF4. 10.34. 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. An Outline Biodiversity Enhancement and Management Plan has been submitted in support of the application, the implementation of which can be controlled by condition. Subject to the implementation of this Plan, it is considered that the proposals are in accordance with the provisions of Policy 4 of NPF4. 10.35. In view of the matters set out above, it is considered that on balance, the proposed development can be justified against the relevant provisions of the development plan. Response to Representations 10.36. In response to the various issues raised within those representations that have been submitted in respect of the application, the following should be noted. 10.37. Whilst there are several residential properties within the proximity of the site, it is not considered that the effect that the proposed development would have upon the same would fall out with acceptable limits. 10.38. The proposed development requires to be assessed on its own individual merits, this consideration being taken forward within the context of the adopted development plan and any other relevant material considerations. Each of the phases of the wider development are functionally independent of each other and each can proceed in the absence of any of the other phases. Nonetheless, the LVA that has been undertaken in respect of this development has, as noted above, included a cumulative assessment of the impact of all three phases of the development. 10.39. A condition will be attached to any permission granted in respect of the application to ensure that the site is provided with an adequate water supply in association with the implementation of the Battery Fire Safety Management Plan. 10.40. The proposed development is considered to be appropriately located in relation to the substation to which the development will connect. 10.41. As set out above, the proposed development is not considered to give rise to any issues of conflict with the relevant provisions of the development plan. 10.42. Subject to the implementation of the recommendations set out within the Peatland Restoration Assessment, which can be controlled by condition, the proposed development will have no overall adverse impact upon the peat reserves within the site. 10.43. The PEA submitted in support of the proposed development has identified no ecological constraints which would prevent the development from coming forward. 49
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Conclusion 10.44. In conclusion, the proposal relates to the installation of a battery energy storage system which will have the facility to store excess energy generated from renewable sources. Whilst the proposal is situated within the designated rural area, the development is location specific due to its proximity to Elvanfoot Electricity Substation. The design, layout and general impact of the development is acceptable, subject to robust screening, and the proposal raises no significant environmental or infrastructure issues. 10.45. 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 2. 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 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 unless otherwise agreed in writing with the Planning Authority, if the battery storage facility fails to export electricity for a continuous period of 12 months, then within 6 months of expiry of this time period a scheme which details the removal of the energy storage facility, associated infrastructure and proposed ground restoration shall be submitted to the Planning Authority. Following written approval by the Planning Authority, the site restoration scheme shall be implemented within 6 months of the date of the approval of this document to the satisfaction of the Council as Planning Authority. Reason: To ensure that if the development becomes redundant the equipment is removed from the site and the site fully restored. 03. That before the development hereby approved is brought into use, the approved landscaping scheme (Landscape Proposals, Drawing No. P25-1593- EN-001 Rev B) shall be completed. Reason: In the interests of visual amenity. 04. That no development shall commence until the mitigation recommendations identified in the Preliminary Ecological Appraisal Report (dated 20 February 2026), are undertaken. Reason: To protect established species. 05. That no development shall commence until the mitigation recommendations identified in the Peatland Restoration Assessment report (dated 18 February 2026), prepared by Arthian, are undertaken. Reason: To protect the peat reserves within the site. 50
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06. That no development shall take place within the development site as outlined in red on the approved plan until the developer has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority. Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority in agreement with the West of Scotland Archaeology Service. Reason: These details have not been submitted or approved. 07. That before the development hereby approved is brought into use, that the noise levels (including all noise from the development source) shall comply with the parameters identified below and the limits are based on the supporting documents:- The SLR Consulting Limited, Elvanfoot Energy Storage 2 Ltd, Noise Impact Assessment, Project No: 415.065070.00001 Revision 1.0 Part 1 Between the hours of 08:00 and 20:00 the measured cumulative noise rating level emitted from development and the existing Elvanfoot Substation (LAr,1hr) shall not exceed the background noise level (LA90,30min) by more than 4dB within the curtilage of any pre-existing residential amenity area. This shall be measured in accordance with British Standard BS 4142:2014+A1:2019- Method for Rating and Assessing Industrial and Commercial Sound at the proposed development. Between the hours of 20:00 and 08:00 the noise rating level emitted from development and the existing Elvanfoot Substation (LAr,15 min) shall not exceed the background noise level (LA90,30 min) by more than 4dB. This shall be measured in accordance with BS 4142:2014+A1:2019 at pre-existing residential amenity area. Part 2 The internal noise levels resultant from the cumulative noise level emitted from the development and the existing Elvanfoot Substation as they affect any existing residential property shall comply with BS 8233:2014 Guidance on sound insulation and noise reduction for buildings as follows:- a) The internal levels with windows open do not exceed an LAeq,16hr of 40dB daytime (07:00 - 23:00) b) The internal levels with windows open do not exceed an LAeq,8hr of 30dB night-time (23:00 - 07:00) c) The internal levels with windows open do not exceed an LAmax of 45dB night-time (23:00 - 07:00) d) The external levels shall not exceed an LAeq,16hr of 50dB daytime in any garden amenity areas, when measured free-field Part 3 The internal cumulative noise levels emitted from both the development and the existing Elvanfoot substation, as measured within any existing residential property, shall not exceed:- 51
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NR25 between 23.00hrs and 08.00hrs NR35 between 08.00hrs and 23.00hrs Reason: In the interests of amenity. 08. For the avoidance of doubt, following the construction of the approved development the Planning Authority can request that the developer appoint an independent consultant (whose appointment shall be approved by the Planning Authority) to provide a written evaluation of the level of noise emissions or light illuminance from the development. If the assessment identifies a breach of the noise limits conditioned, suitable mitigation shall be implemented within a timescale agreed to the satisfaction of the Council as Planning Authority. Reason: In the interests of amenity. 09. That prior to works commencing on site the applicant shall submit, for the written approval of the Council as Roads Authority, detailed proposals for formation of the site entrance with 7.3 metre wide access and 10.5 metre radii. The access shall have a bituminous surface for 15.0 metres measured from the nearside channel line, with the first 2.0 metres constructed to adoptable standards with a continuous flush kerb delineation to the rear. The works shall include resurfacing to the existing carriageway centreline of the B7040 over the extent of the bell mouth, with a system of drainage to prevent surface water discharging onto the public road. Site security gates shall be located a minimum of 15 metres back from the nearside road channel line and open inwards or be a sliding type of gate arrangement. The design shall be supported by a Stage 2 Road Safety Audit and be accompanied by a Designers Response. Reason: In the interests of traffic and public safety. 10. That the access works required by the terms of the above condition shall be implemented on site, prior to the commencement of any other construction activity. Reason: To ensure the provision of satisfactory vehicular access. 11. That a 2.4 metre by 160 metre visibility splay shall be provided in both directions and that the visibility splay shall be free of obstructions exceeding 1.05metres in height measured relative to the adjacent road channel level of the B7040. This visibility splay shall remain in perpetuity for the lifetime of the development to the satisfaction of the Council as Planning and Roads Authority. Reason: In the interests of traffic safety. 12. That no works shall commence on site until a Construction Phase Traffic Management Plan (CPTMP) has been submitted to and approved in writing by the Council as Roads Authority. The CPTMP shall include details of the number and type of vehicles to be used during the construction phase including formation of access; swept path analysis for the longest delivery vehicles and the total weights and individual axle loads of any abnormal loads (if relevant), any temporary signage; and provisions for the reinstatement of or repair of road surfaces, verges or roadside features, by the operator, damaged by construction traffic. The CPTMP shall also include the following and all 52
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construction works shall be undertaken in accordance with the approved document:- a) Plan showing the intended transportation route to/from M74 motorway. b) Swept Path Analysis for the largest delivery vehicles (rigid and articulated). c) Where abnormal loads are required then these should be assessed separately to identify overrun areas and if necessary for abnormal loads by weight, then separate bridge inspections and assessments shall be submitted a minimum of 4-months before such loads are proposed to be moved. d) All temporary works including relocation of signs, advanced warning signing details, guardrails, bollards, street furniture and all temporary measures. e) Any alteration to the public road network. f) Details of the construction compound including staff car parking and turning area such that no construction or delivery vehicles shall park on the B7040. g) Details of proposed signage during the delivery and construction period. h) Emergency contact and nominated person for reporting of any road safety issues. i) Road cleaning systems to prevent mud/debris being deposited on the B7040. j) Arrangements for slinging of overhead cables across the B7040. k) A public relations strategy to inform the relevant communities of the programme of abnormal load deliveries. Reason: These details have not been submitted or approved. 13. That prior to any works commencing on site the applicant shall undertake a roads dilapidation survey, in the presence of a representative of the Council as Roads Authority. Interim and final surveys shall be undertaken as directed by the Council as Roads Authority. Each inspection shall be recorded in a report to include photographs, plans and a description of road condition, and be submitted for record purposes within timescales determined by the Council. The applicant shall be responsible for repairing damage attributable to their operations and undertake all necessary repairs within timescales stipulated by the Council as Planning and Roads Authority. Reason: These details have not been submitted or approved. 14. Prior to the commencement of any works on site, a decommissioning and/or restoration scheme including details of the removal of all equipment and structures from the site, land remediation, landscaping and associated matters shall be submitted to, and subsequently be approved in writing by, the Council. Restoration of the site must be carried out in full accordance with the details set out in the approved scheme. Reason: To ensure that there is an appropriate decommissioning/restoration scheme for the site. 15. There shall be no Commencement of Development until a bond or other form of financial guarantee in terms which secures the cost of performance of all decommissioning, restoration and aftercare obligations referred to in condition 14 has been submitted to and approved in writing by the Planning Authority. 53
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The value of the financial guarantee shall be agreed between the Company and the Planning Authority or, failing agreement, determined (on application by either party) by a suitably qualified independent professional as being sufficient to meet the costs of all decommissioning, restoration and aftercare obligations referred to in condition 14. The financial guarantee shall be maintained in favour of the Planning Authority until the completion of all decommissioning, restoration and aftercare obligations referred to in condition 14. The value of the financial guarantee shall be reviewed by agreement between the applicant and the Planning Authority or, failing agreement, determined (on application by either party) by a suitably qualified independent professional not less than every five years, and at the time of the approval of the detailed decommissioning, restoration and aftercare plan approved under condition 14. The value of the financial guarantee shall be increased but not decreased to take account of any variation in costs of compliance with decommissioning, restoration and aftercare obligations and best practice prevailing at the time of each review. Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the Company. 16. There shall be no commencement of development until details for the provision of a water supply for use by the Scottish Fire and Rescue Service, have been submitted to and approved in writing by the Council. The development shall thereafter be carried out in full accordance with the approved details, unless otherwise agreed in writing by the Council. Reason: In the interests of fire safety and environmental protection. 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, 11 and 29 of the National Planning Framework 4 and raises no issues within the context of Policies 2, 4, 5 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: 31 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0243 | Installation and operation of a battery energy storage system (BESS) with associated infrastructure. | Land 190M Northwest Of 3 Leadhills Road Leadhills Road Elvanfoot Biggar 54
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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 E-mail: planning@southlanarkshire.gov.uk 55
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Report Agenda Item Report to: Planning Committee Date of Meeting: 8 September 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0324 Proposal: Installation of circa 25 Megawatt (MW) battery storage facility and associated infrastructure Site Address: Land 190m NW of 3 Leadhills Road, Elvanfoot, Biggar Applicant: Elvanfoot Energy Storage 3 Limited Agent: None Ward: 3 - Clydesdale East Application Type: Full Planning Permission Advert Type: Non-notification of Neighbours: Lanark Gazette 8 April 2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: No Direction to Scottish Ministers No 7 57
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1. Reason for Report 1.1. The application is required to be determined by the Planning Committee under the South Lanarkshire Council Scheme of Delegation as it has received more than 5 objections. 2. Site Description 2.1. The application site extends to approximately 2.56 ha in area. It is located to the northwest of the settlement of Elvanfoot and is situated within the designated rural area. 2.2. The site encompasses a portion of the land covered by planning permission reference P/23/0927 which relates to the construction of a 9.8MW battery energy storage system (BESS) facility, which was granted permission in February 2025. 2.3. The land within the boundary of the site comprises rough agricultural grazing land, bounded by post and wire fencing. The site slopes gently from west to east, with the land rising more steeply beyond the northwestern boundary of the site towards the Lowther Hills. 2.4. The site and wider pastureland comprise heavily modified bog habitat, the majority of which is classified as Class 1 Peatland. Within the site boundary there is evidence of artificial field drains having been cut and existing channels modified. A modified channel runs through part of the site north of Leadhills Road, which runs southwest to northeast joining with a more natural channel which eventually passes under the A702 before connecting to the River Clyde. 2.5. Beyond the site to the south, there is a telecoms mast and gas governor compound, with the Elvanfoot Substation lying a short distance to the west of the site. To the east of the site there is a Scottish Water control building. 2.6. A 400kV overhead power line runs to the northwest of the site, which connects into the Elvanfoot Substation. 2.7. There is also a 275kV underground electricity cable, two high pressure gas pipelines and an ethylene pipeline running north/south within the immediate vicinity of the site. 2.8. The closest residential property to the site along Leadhills Road is situated approximately 60m to the southeast of the site boundary and approximately 140m southeast from the position of the nearest of the proposed battery containers. The closest residential property to the site along the A702 is situated approximately 100m to the east of the site boundary and approximately 180m east from the position of the nearest of the proposed battery containers. 3. Description of Proposed Development 3.1. Planning permission is sought for the installation of a circa 25 Megawatt (MW) battery storage facility and associated infrastructure on land at Leadhills Road, Elvanfoot. 3.2. Battery Energy Storage Systems (BESS) store electrical energy in batteries which can subsequently be discharged, as required. This technology can contribute to providing stability in the electricity network by balancing supply and demand. In relation to the current proposal, energy is generated in the surrounding area and transmitted to the adjacent Elvanfoot substation. However, during periods of excess energy production, the proposed BESS system will be able to store the surplus energy via the Elvanfoot substation until it is required. 58
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3.3. The proposed development includes the formation of new vehicular access from the northern side of the B7040 (this access being identical to that approved under planning permission reference P/23/0927) and comprises the following elements:- 1: 8 no. battery storage containers (measuring 2.4m x 6.1m x 2.6m in height), sited in concrete plinth foundations. 2: Electrical cabinets housing the Energy Management System (EMS), Battery Management System (BMS) and Low Voltage Controls. 3: Internal site access road. 4: Invertor and Transformer Units. 5: Site compound, enclosed by 3m high security fence and measuring 44.1m x 70.9m approximately. 6: Construction compound (identical to that approved under application P/23/0927) which will be shared with the “phase 1” development. 7: Security fencing standing 3m in height. 8: Security lighting (controlled by motion sensors). 3.4. The proposed development would be provided with dedicated grid connection to the Elvanfoot Sub-Station. 4. Relevant Planning History 4.1. Planning permission reference P/23/0927 relates to an area of land lying immediately adjacent to the site, this permission being for the construction of a 9.8MW BESS. 4.2. Planning application reference P/26/0243 (which is also before Committee for consideration) relating to an area of land lying immediately adjacent to the site, this application being for the construction of a 49.9MW BESS. 4.3. By letter dated 26 June 2026, in response to a third party request that the Scottish Ministers issue a screening direction to determine whether an Environmental Impact Assessment is required in connection with the development to which this application relates, the Scottish Governments Directorate for Planning, Architecture and Regeneration advised that the Scottish Ministers were satisfied that the issues raised do not call into question the validity of the Council’s screening opinion or its conclusion that an EIA is not required. 5. Supporting Information 5.1 In support of the application, the following information/documents have been submitted:- Preliminary Ecological Appraisal (PEA) Biodiversity Enhancement Plan Landscape and Visual Appraisal Landscape Masterplan Desk based Cultural Heritage Assessment Noise Impact Assessment Outline Battery Fire Safety Management Plan Phase 1 Contaminated Land Desk Study Peatland Restoration Assessment Transport Statement Outline Construction Traffic Management Plan (CTMP) Flood Risk and Drainage Strategy Planning Statement Pre-Application Consultation Report 59
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6. Consultations 6.1. Environmental Services – No objection to the proposed development subject to conditions. Response: Noted. 6.2. Roads Development Management Team - No objection to the proposed development, subject to conditions. Response: Noted. 6.3. SGN (High Pressure Pipeline) - No objections to the proposals subject to conditions. Response: Noted. 6.4. West of Scotland Archaeology Service - No objection to the proposal, subject to conditions. Response: Noted. 6.5. Scottish Fire and Rescue Service – At the time of writing, no response has been received. Response: Noted. 6.6. Crawford and Elvanfoot Community Council – Object to the proposed development. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, a total of 18 representations have been received, all of which note an objection to the proposed development. The issues raised within these various representations are summarised as follows: - Community opposition Founded upon the proximity of the proposed development to nearby homes. Improper project splitting The overall “development” comprises three linked phases which have been promoted separately to avoid Major Development and EIA status. Fire and Toxic Gas Risk Insufficient information has been provided to allow for a full and proper assessment of the risks associated with any fire at the development site. No justification for the proposed site Grid connection does not justify proximity to the substation and a more suitable alternative site exists. Policy conflicts The proposed development conflicts with a number of development plan policies. Environmental Impacts The site is Class 1 peat and supports protected and priority species including curlew, lapwing, barn owl and bats. 60
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Residential amenity and mental health impacts The development will adversely impact property values and will make properties unsaleable, mortgageable or uninsurable. 7.2. The above issues are 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 (2023) National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy for Scotland. It sets out spatial principles, regional priorities, national developments and national planning policy. NPF4 supports the planning and delivery of sustainable places, liveable places and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the Climate and Nature Crises Policy 2 - Climate Mitigation and Adaptation Policy 3 - Biodiversity Policy 4 - Natural Places Policy 11 - Energy Policy 29 - Rural Development 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 Policy DM1 - New Development Design South Lanarkshire Council (SLC) Supporting Planning Guidance Renewable Energy (January 2021) 9. Guidance 9.1 The following documents set out the Scottish Governments views, policies and priorities in relation to energy, sustainability, climate change and related topics:- Draft Energy Strategy and Just Transition Plan: Delivering a Fair and Secure Zero Carbon Energy System for Scotland, Scottish Government (2023) Update to the Climate Change Plan 2018-2032: Securing a Green Recovery on a Path to Net Zero, Scottish Government (2020) 61
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10. Assessment and Discussion 10.1. Introduction Detailed planning permission is sought for the installation of a 25 Megawatt (MW) battery storage facility and associated infrastructure at Leadhills Road, Elvanfoot. 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. This proposed development must be considered within the context both of the extant planning permission for the erection of a 9.8MW BESS on an adjacent site and also within the context of the development proposed under planning application reference P/26/0243, which relates to the proposed development of a 49.9MW BESS on land adjacent to this application (noting that application P/26/0243 is also before Committee for consideration). 10.3. Whilst visually, these three developments would, if all were to be approved, read as a single development, each of these developments are functionally and legally independent of each other and each would benefit from its own dedicated grid connection to the nearby Elvanfoot Substation. 10.4. As such, the successful development of any of these developments is not dependent upon any of the other schemes being brought forward. 10.5. It is therefore appropriate that the assessment of this and the other application which is before Committee pay due regard to the cumulative impact of these three developments. Principle of Development 10.6. Policy 11 of NPF4 seeks to encourage, promote and facilitate all forms of renewable energy development which includes energy generation, storage, new and replacement transmission and distribution infrastructure. Part (a) of Policy 11 states that development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported, and these include, at point iii:- “energy storage, such as battery storage and pumped storage hydro” 10.7. It is considered that the principle of the proposed battery energy storage facility in Elvanfoot accords with the provisions of part (iii) of Policy 11 which sets out clear support for energy storage systems, including “battery storage”. 10.8. With regards to the details of the design of the proposed development, it is considered that the development incorporates appropriate mitigation measures which seek to minimise the impact of the development on residential amenity, road traffic issues including during construction, the visual impact and the effects on the environment and ecology, all in accordance with part (d) of Policy 11 of NPF4. 10.9. As such, overall, it is considered that the proposals accord with the provisions of Policy 11 of NPF4. 10.10. The application site is situated within the designated rural area and, as such, the proposals also require to be assessed against the provisions of Policy 29 of NPF4. 62
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10.11. Policy 29 seeks to encourage rural economic activity, innovation and diversification whilst at the same time ensuring that the distinctive character of the rural area is appropriately protected. 10.12. Part (a) of Policy 29 sets out a list of development proposals which will be supported and this includes at item (v) “essential infrastructure”. Part (b) of the policy states that development proposals in rural areas should be suitably scaled, sited and designed to be in keeping with the character of the area. 10.13. Scottish Ministers have stated that BESS developments are considered to constitute essential infrastructure and are required to enhance energy security by providing flexibility and resilience as part of the wider electricity network. 10.14. The support for such essential infrastructure within rural areas should not however be taken to mean that all such developments will be acceptable with it being considered that the overall acceptability of such developments will also require to take into account such site-specific considerations as are appropriate to each case. 10.15. In this instance, it is considered that the potential impact upon the wider landscape surrounding the site is of relevance to the assessment of the proposed development. 10.16. Any such assessment must, of necessity, take into account the extant planning permission for the development of the 9.8MW BESS on the adjacent site (the implementation of which has commenced), the nature of the existing utility infrastructure in the immediate vicinity of the site and also the impact of the development proposed under planning application P/26/0243. 10.17. The application submission is supported by, amongst other things, a detailed Landscape and Visual Appraisal (LVA), which considered both the impact of the development itself and the cumulative impact of the development when considered within the context of other developments in the area. 10.18 The LVA acknowledges that whilst the site is located within a rural area, the site is not considered to be within a highly sensitive area due to its proximity to existing built development and infrastructure including the Elvanfoot Substation and the Elvanfoot Gas Works. The LVA also notes that the wind turbines associated with the Clyde and Clyde Extension Wind Farms, transport corridors and existing overhead power lines and pylons connecting to the substation result in built structures being seen as a notable feature in many views of the site from the immediate landscape. 10.19. The existing Phase 1 BESS development is also cited as establishing a general acceptance of the fact that the site is considered broadly suitable to accommodate this type of development. 10.20. With regards to cumulative considerations the LVA assesses a number of different scenarios, including one where all other approved developments, those in the planning process or proposed are considered. 10.21. Under this scenario, all three phases of this BESS development are considered to be both consented and operational. When this overall development is assessed, there is judged to be an increase in the landscape and visual effects when compared to those associated with this development only. However, due to the nature of the local topography and proposed mitigation measures, associated with each of the three phases of the development, any impact would not be significantly greater than the effects identified in relation to the proposed development when assessed in isolation. 63
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10.22. On balance, it is accepted that the landscape and visual impacts associated with this proposed development fall within acceptable limits. 10.23. Furthermore, it is considered that this is a location specific development as the site is situated in very close proximity to the Elvanfoot substation, which has a strategic role in the provision of energy transmission. In addition, it is considered that the proposal has been designed and mitigation proposed, including a robust landscaping scheme, to minimise the impact on the character of the rural area. Following assessment, it is considered that the principle of the development of the site for a BESS facility can be fully and reasonably justified within the context of Policy 29 of NPF4. 10.24. In terms of Local Plan policy, the site is situated in the designated rural area. Policy 4 of the adopted Local Development Plan establishes that within the rural area the Council seeks to protect the amenity of the countryside while simultaneously supporting small scale development that is appropriate in land use terms. 10.25. It is considered that the proposed development is site specific, given its proximity to the established substation, and relates to extension works being undertaken to facilitate the connection of renewable energy schemes as this proposed BESS will store energy during periods of excess production. 10.26. It is considered that, in this instance, the proposed land use can be supported and raises no significant issues in the context of Policy 4 of the adopted South Lanarkshire Local Development Plan 2. 10.27. Policies 1 and 2 of NPF4 and Policy 2 of the adopted Local Development Plan seek to reduce emissions, ensure our places are more resilient to climate change and establish that any new development should provide mitigation against the impacts of climate change. The proposed battery facility will have the ability to store energy generated from renewable sources and therefore the principle of the development accords with the provisions of Policies 1 and 2 of NPF4 and Policy 2 of the adopted South Lanarkshire Local Development Plan 2. 10.28. The Scottish Governments Draft Energy Strategy and Just Transition Plan supports a range of technologies which provide sufficient generation and interconnection to meet energy demand which includes battery storage. Therefore, the principle of the development accords with this guidance. Layout, Siting and Design 10.29. 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. In addition, new development should also have no significant adverse impacts on the local community. Whilst it is noted that there are several residential properties in the wider area, the adjacent land uses include a gas governor compound, a telecoms mast, a Scottish Water control building and Elvanfoot substation. 10.30. In addition, the surrounding area contains existing overhead electrical lines associated with this infrastructure. Therefore, the directly surrounding land uses contain industrial elements and it is considered that the proposed infrastructure, which will be surrounded by a robust planting screen, will not be out of keeping with the established area. 64
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10.31. In terms of amenity, it is considered that the robust planting screen will minimise the potential visual impact of the development at the site. In addition, several supporting documents including a Noise Impact Assessment and a lighting scheme have been submitted and reviewed and in the event of this application being approved, conditions would be imposed to control these aspects of the development. It is considered that the design, location and scale of the proposed development is acceptable and will not result in a significant adverse impact on the adjacent land uses and raises no issues within the context of Policies 5 and DM1 of the adopted South Lanarkshire Local Development Plan 2. Natural Environment 10.32. NPF4 Policy 3 details that all local developments 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 proposal includes a new landscaping scheme which will improve the biodiversity impact of the development, the implementation of which can be controlled by condition. 10.33. Therefore, it is considered that the proposal accords with the provisions of Policy 3 of NPF4. 10.34. 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 Biodiversity Enhancement Plan has been submitted in support of the application, the implementation of which can be controlled by condition. Subject to the implementation of this Plan it is considered that the proposals are in accordance with the provisions of Policy 4 of NPF4. 10.35. In view of the matters set out above, it is considered that on balance, the proposed development can be justified against the relevant provisions of the development plan. Response to Representations 10.36. In response to the various issues raised within those representations that have been submitted in respect of the application, the following should be noted. 10.37. Whilst there are several residential properties within the proximity of the site, it is not considered that the effect that the proposed development would have upon the same would fall out with acceptable limits. 10.38. The proposed development requires to be assessed on its own individual merits, this consideration being taken forward within the context of the adopted development plan and any other relevant material considerations. Each of the phases of the wider development are functionally independent of each other and each can proceed in the absence of any of the other phases. Nonetheless, the LVA that has been undertaken in respect of this development has however, as noted above, included a cumulative assessment of the impact of all three phases of the development. 10.39. A condition will be attached to any permission granted in respect of the application to ensure that the site is provided with an adequate water supply in association with the implementation of the Battery Fire Safety Management Plan. 10.40. The proposed development is appropriately located in relation to the substation to which the development will connect. 65
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10.41. As set out above, the proposed development is not considered to give rise to any issues of conflict with the relevant provisions of the development plan. 10.42. Subject to the implementation of the recommendations set out within the Peatland Restoration Assessment, which can be controlled by condition, the proposed development will have no overall adverse impact upon the peat reserves within the site. 10.43. The PEA submitted in support of the proposed development has identified no ecological constraints which would prevent the development from coming forward. Conclusion 10.44. In conclusion, the proposal relates to the installation of a battery energy storage system which will have the facility to store excess energy generated from renewable sources. Whilst the proposal is situated within the designated rural area, the development is location specific due to its proximity to Elvanfoot Electricity Substation. The design, layout and general impact of the development is acceptable, subject to robust screening, and the proposal raises no significant environmental or infrastructure issues. 10.45. 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 2. 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 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 unless otherwise agreed in writing with the Planning Authority, if the battery storage facility fails to export electricity for a continuous period of 12 months, then within 6 months of expiry of this time period a scheme which details the removal of the energy storage facility, associated infrastructure and proposed ground restoration shall be submitted to the Planning Authority. Following written approval by the Planning Authority, the site restoration scheme shall be implemented within 6 months of the date of the approval of this document to the satisfaction of the Council as Planning Authority. Reason: To ensure that if the development becomes redundant the equipment is removed from the site and the site fully restored. 03. That before the development hereby approved is brought into use, the approved landscaping scheme (Landscape Proposals, Drawing No. P25-1593- EN-002 Rev B) shall be completed. Reason: In the interests of visual amenity. 66
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04. That no development shall commence until the mitigation recommendations identified in the Preliminary Ecological Appraisal Report (dated 20 February 2026), are undertaken. Reason: To protect established species. 05. That no development shall commence until the mitigation recommendations identified in the Peatland Restoration Assessment report (dated 18 February 2026), prepared by Arthian, are undertaken. Reason: To protect the peat reserves within the site. 06. That no development shall take place within the development site as outlined in red on the approved plan until the developer has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority. Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority in agreement with the West of Scotland Archaeology Service. Reason: These details have not been submitted or approved. 07. That before the development hereby approved is brought into use, that the noise levels (including all noise from the development source) shall comply with the parameters identified below and the limits are based on the supporting documents:- The SLR Consulting Limited, Elvanfoot Energy Storage 2 Ltd, Noise Impact Assessment, Project No: 415.065070.00001 Revision 1.0 Part 1 Between the hours of 08:00 and 20:00 the measured cumulative noise rating level emitted from development and the existing Elvanfoot Substation (LAr,1hr) shall not exceed the background noise level (LA90,30min) by more than 4dB within the curtilage of any pre-existing residential amenity area. This shall be measured in accordance with British Standard BS 4142:2014+A1:2019- Method for Rating and Assessing Industrial and Commercial Sound at the proposed development. Between the hours of 20:00 and 08:00 the noise rating level emitted from development and the existing Elvanfoot Substation (LAr,15 min) shall not exceed the background noise level (LA90,30 min) by more than 4dB. This shall be measured in accordance with BS 4142:2014+A1:2019 at pre-existing residential amenity area. Part 2 The internal noise levels resultant from the cumulative noise level emitted from the development and the existing Elvanfoot Substation as they affect any existing residential property shall comply with BS 8233:2014 Guidance on sound insulation and noise reduction for buildings as follows:- 67
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a) The internal levels with windows open do not exceed an LAeq,16hr of 40dB daytime (07:00 - 23:00) b) The internal levels with windows open do not exceed an LAeq,8hr of 30dB night-time (23:00 - 07:00) c) The internal levels with windows open do not exceed an LAmax of 45dB night-time (23:00 - 07:00) d) The external levels shall not exceed an LAeq,16hr of 50dB daytime in any garden amenity areas, when measured free-field Part 3 The internal cumulative noise levels emitted from both the development and the existing Elvanfoot substation, as measured within any existing residential property, shall not exceed:- NR25 between 23.00hrs and 08.00hrs NR35 between 08.00hrs and 23.00hrs Reason: In the interests of amenity. 08. For the avoidance of doubt, following the construction of the approved development the Planning Authority can request that the developer appoint an independent consultant (whose appointment shall be approved by the Planning Authority) to provide a written evaluation of the level of noise emissions or light illuminance from the development. If the assessment identifies a breach of the noise limits conditioned, suitable mitigation shall be implemented within a timescale agreed to the satisfaction of the Council as Planning Authority. Reason: In the interests of amenity. 09. That prior to works commencing on site the applicant shall submit, for the written approval of the Council as Roads Authority, detailed proposals for formation of the site entrance with 7.3 metre wide access and 10.5 metre radii. The access shall have a bituminous surface for 15.0 metres measured from the nearside channel line, with the first 2.0 metres constructed to adoptable standards with a continuous flush kerb delineation to the rear. The works shall include resurfacing to the existing carriageway centreline of the B7040 over the extent of the bell mouth, with a system of drainage to prevent surface water discharging onto the public road. Site security gates shall be located a minimum of 15 metres back from the nearside road channel line and open inwards or be a sliding type of gate arrangement. The design shall be supported by a Stage 2 Road Safety Audit and be accompanied by a Designers Response. Reason: In the interests of traffic and public safety. 10. That the access works required by the terms of the above condition shall be implemented on site, prior to the commencement of any other construction activity. Reason: To ensure the provision of satisfactory vehicular access. 68
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11. That a 2.4 metre by 160 metre visibility splay shall be provided in both directions and that the visibility splay shall be free of obstructions exceeding 1.05metres in height measured relative to the adjacent road channel level of the B7040. This visibility splay shall remain in perpetuity for the lifetime of the development to the satisfaction of the Council as Planning and Roads Authority. Reason: In the interests of traffic safety. 12. That no works shall commence on site until a Construction Phase Traffic Management Plan (CPTMP) has been submitted to and approved in writing by the Council as Roads Authority. The CPTMP shall include details of the number and type of vehicles to be used during the construction phase including formation of access; swept path analysis for the longest delivery vehicles and the total weights and individual axle loads of any abnormal loads (if relevant), any temporary signage; and provisions for the reinstatement of or repair of road surfaces, verges or roadside features, by the operator, damaged by construction traffic. The CPTMP shall also include the following and all construction works shall be undertaken in accordance with the approved document:- a) Plan showing the intended transportation route to/from M74 motorway. b) Swept Path Analysis for the largest delivery vehicles (rigid and articulated). c) Where abnormal loads are required then these should be assessed separately to identify overrun areas and if necessary for abnormal loads by weight, then separate bridge inspections and assessments shall be submitted a minimum of 4-months before such loads are proposed to be moved. d) All temporary works including relocation of signs, advanced warning signing details, guardrails, bollards, street furniture and all temporary measures. e) Any alteration to the public road network. f) Details of the construction compound including staff car parking and turning area such that no construction or delivery vehicles shall park on the B7040. g) Details of proposed signage during the delivery and construction period. h) Emergency contact and nominated person for reporting of any road safety issues. i) Road cleaning systems to prevent mud/debris being deposited on the B7040. j) Arrangements for slinging of overhead cables across the B7040. k) A public relations strategy to inform the relevant communities of the programme of abnormal load deliveries. Reason: These details have not been submitted or approved. 13. That prior to any works commencing on site the applicant shall undertake a roads dilapidation survey, in the presence of a representative of the Council as Roads Authority. Interim and final surveys shall be undertaken as directed by the Council as Roads Authority. Each inspection shall be recorded in a report to include photographs, plans and a description of road condition, and be submitted for record purposes within timescales determined by the Council. The applicant shall be responsible for repairing damage attributable to their operations and undertake all necessary repairs within timescales stipulated by the Council as Planning and Roads Authority. Reason: These details have not been submitted or approved. 69
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14. Prior to the commencement of any works on site, a decommissioning and/or restoration scheme including details of the removal of all equipment and structures from the site, land remediation, landscaping and associated matters shall be submitted to, and subsequently be approved in writing by, the Council. Restoration of the site must be carried out in full accordance with the details set out in the approved scheme. Reason: To ensure that there is an appropriate decommissioning/restoration scheme for the site. 15. There shall be no Commencement of Development until a bond or other form of financial guarantee in terms which secures the cost of performance of all decommissioning, restoration and aftercare obligations referred to in condition 14 has been submitted to and approved in writing by the Planning Authority. The value of the financial guarantee shall be agreed between the Company and the Planning Authority or, failing agreement, determined (on application by either party) by a suitably qualified independent professional as being sufficient to meet the costs of all decommissioning, restoration and aftercare obligations referred to in condition 14. The financial guarantee shall be maintained in favour of the Planning Authority until the completion of all decommissioning, restoration and aftercare obligations referred to in condition 14. The value of the financial guarantee shall be reviewed by agreement between the applicant and the Planning Authority or, failing agreement, determined (on application by either party) by a suitably qualified independent professional not less than every five years, and at the time of the approval of the detailed decommissioning, restoration and aftercare plan approved under condition 14. The value of the financial guarantee shall be increased but not decreased to take account of any variation in costs of compliance with decommissioning, restoration and aftercare obligations and best practice prevailing at the time of each review. Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the Company. 16. There shall be no commencement of development until details for the provision of a water supply for use by the Scottish Fire and Rescue Service, have been submitted to and approved in writing by the Council. The development shall thereafter be carried out in full accordance with the approved details, unless otherwise agreed in writing by the Council. Reason: In the interests of fire safety and environmental protection. 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, 11 and 29 of the National Planning Framework 4 and raises no issues within the context of Policies 2, 4, 5 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. 70
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Kevin Carr Executive Director (Community and Enterprise Resources) Date: 31 August 2026 Background Papers Further information relating to the application can be found online:- P/26/0324 | Installation of a Battery Energy Storage System (BESS) facility and associated infrastructure | Land 190M Northwest Of 3 Leadhills Road Leadhills Road Elvanfoot Biggar South Lanarkshire 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 71
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