Agenda Document Pack - Planning Committee - 25/11/2025
South Lanarkshire Council · 25 November 2025
Back to Planning Committee — 25 November 2025 and its agenda
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Council Offices, Almada Street Hamilton, ML3 0AA Monday, 17 November 2025 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, 25 November 2025 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), Joe Fagan (ex officio), Alex Allison, Ralph Barker, Archie Buchanan, Ross Clark, Margaret Cowie, Maureen Devlin, Colin Dewar, Mary Donnelly, Alistair Fulton, Celine Handibode, Graeme Horne, Cal Johnston-Dempsey, Ross Lambie, Martin Lennon, Lesley McDonald, Davie McLachlan, Norman Rae, John Ross, Graham Scott, David Shearer, Helen Toner, David Watson Substitutes Walter Brogan, Robert Brown, Mathew Buchanan, Margaret Cooper, Poppy Corbett, Allan Falconer, Grant Ferguson, Gladys Ferguson-Miller, Richard Lockhart, Julia Marrs, Ian McAllan, Kenny McCreary, Bert Thomson 1
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BUSINESS 1 Declaration of Interests 2 Minutes of Previous Meeting Minutes of the meeting of the Planning Committee held on 28 October 2025 submitted for approval as a correct record. (Copy attached) 3 - 8 Item(s) for Decision 3 Application P/25/0408 for Change of Use of Farm Steading to Form 2 Dwellings, Restoration of Farmhouse to Form 1 Dwelling, Erection of 3 Houses and Associated Access Improvements (Further Application to Amend Layout, Siting, and Design of 1 of the Houses Approved Under Planning Consent P/24/0297) at Orchard Farm, Waygateshaw Road, Carluke Report dated 17 November 2025 by the Executive Director (Community and Enterprise Resources). (Copy attached) 9 - 22 4 Application P/25/0479 for Erection of Storage and Distribution Warehouse with Ancillary Office and Canteen (Class 6), Formation of Hardstanding and Vehicular Access and Land Engineering Operations Including Retaining Walls at Dumfries Road, Elvanfoot, Biggar Report dated 17 November 2025 by the Executive Director (Community and Enterprise Resources). (Copy attached) 23 - 34 5 Application P/25/1031 for Erection of Restaurant with Ancillary Takeaway, New Vehicular Access, Parking and Associated Works at Land at Former Petrol Station, 235 Stonelaw Road, Rutherglen Report dated 17 November 2025 by the Executive Director (Community and Enterprise Resources). (Copy attached) 35 - 46 6 Application P/25/1121 for Subdivision and Use of Former Nursery as 3 Class 1A Premises and Associated Works at 51 Machan Road, Larkhall Report dated 17 November 2025 by the Executive Director (Community and Enterprise Resources). (Copy attached) 47 - 54 Urgent Business 7 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 28 October 2025 Chair: Councillor Richard Nelson Councillors Present: Councillor Alex Allison, Councillor Ralph Barker, Councillor Archie Buchanan, Councillor Ross Clark, Councillor Gerry Convery (Depute), Councillor Margaret Cowie, Councillor Maureen Devlin, Councillor Colin Dewar, Councillor Mary Donnelly, Councillor Alistair Fulton, Councillor Celine Handibode, Councillor Ross Lambie, Councillor Ian McAllan (substitute for Councillor John Ross), Councillor Lesley McDonald, Councillor Davie McLachlan, Councillor Norman Rae, Councillor Graham Scott, Councillor David Shearer, Councillor Helen Toner, Councillor David Watson Councillors' Apologies: Councillor Joe Fagan (ex officio), Councillor Graeme Horne, Councillor Cal Johnston-Dempsey, Councillor Martin Lennon, Councillor John Ross Attending: Community and Enterprise Resources F Carlin, Head of Planning and Regulatory Services; B Darroch, Planning Area Manager (East Team); T Finn, Planning and Building Standards Manager (Headquarters); F Jack, Team Leader, Development Management Team, Roads, Transportation and Fleet Services; D Russell, Planning Area Manager (West Team) Finance and Corporate Resources S Jessup, Administration Assistant; S McLeod, Administration Officer 1 Declaration of Interests Councillor(s) Clark Item(s) Application P/25/0018 for Section 36 Consultation – Development of 98MW Solar Farm, 100MW Battery Energy Storage System (BESS) with Associated Infrastructure and Landscaping at Land at Rogerhill Farm, Kirkmuirhill/Blackwood Nature of Interest(s) Discussed application with his employer who had submitted representations Rae Application P/25/0367 for Construction and Operation of Battery Energy Storage System (BESS) with a Capacity of 40MW and Associated Infrastructure and Landscaping at Land 290 Metres West Southwest of Gilbertfield Farm, Gilbertfield Road, Cambuslang Discussed application with an objector who was known to him 2 Minutes of Previous Meeting The minutes of the meeting of the Planning Committee held on 16 September 2025 were submitted for approval as a correct record. The Committee decided: that the minutes be approved as a correct record. 2 3
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3 Planning Appeal Decisions - 1 April to 30 September 2025 A report dated 20 October 2025 by the Executive Director (Community and Enterprise Resources) was submitted on planning application appeal decisions issued by the Scottish Government’s Planning and Environmental Appeals Division during the period 1 April to 30 September 2025. The Committee decided: that the decisions issued by the Scottish Government’s Planning and Environmental Appeals Division in relation to South Lanarkshire Council, during the period 1 April to 30 September 2025, be noted. 4 Application P/24/1561 for Erection of Residential Development Comprising of 64 Detached Houses, Access Roads, Landscaping, Land Engineering Operations and Associated Work, Including Demolition of House at Land 100 Metres North of Beechfield Manor, Meikle Earnock Road, Hamilton A report dated 20 October 2025 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/24/1561 by Miller Homes Limited and K Selfridge for the erection of a residential development comprising of 64 detached houses, access roads, landscaping, land engineering operations and associated work, including the demolition of a house at land 100 metres north of Beechfield Manor, 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. The Committee decided: that planning application P/24/1561 by Miller Homes Limited and K Selfridge for the erection of a residential development comprising of 64 detached houses, access roads, landscaping, land engineering operations and associated work, including the demolition of a house at land 100 metres north of Beechfield Manor, Meikle Earnock Road, Hamilton be granted subject to:- the conditions specified in the Executive Director’s report the conclusion of a Section 75 and/or other appropriate agreement between the Council, site owner(s) and the applicant [Reference: Minutes of 7 July 2015 (Paragraph 15)] 5 Application P/25/0018 for Section 36 Consultation - Development of 98MW Solar Farm, 100MW Battery Energy Storage System (BESS) with Associated Infrastructure and Landscaping at Land at Rogerhill Farm, Kirkmuirhill/Blackwood A report dated 20 October 2025 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0018 by Green Switch Capital for a Section 36 consultation – development of a 98MW solar farm, 100MW battery energy storage system (BESS) with associated infrastructure and landscaping at land at Rogerhill Farm, Kirkmuirhill/Blackwood. 4
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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 acceptable on the basis that it accorded with the relevant policies in the National Planning Framework 4 and adopted South Lanarkshire Local Development Plan 2. Following discussion, during which officers responded to members’ questions on various aspects of the report, Councillor Nelson seconded by Councillor Convery, moved the recommendation in the report. Councillor Lambie, seconded by Councillor Barker, moved that the Council objected to the granting of planning consent on the grounds of visual impact and impact on residential amenity. On a vote being taken using the electronic voting system, 8 members voted for the amendment and 11 for the motion which was declared carried. The Committee decided: (1) that the Scottish Government be informed that South Lanarkshire Council had no objections to planning application P/25/0018 by Green Switch Capital for a Section 36 consultation – development of a 98MW solar farm, 100MW battery energy storage system (BESS) with associated infrastructure and landscaping at land at Rogerhill Farm, Kirkmuirhill/Blackwood subject to:- the conditions specified in the Executive Director’s report the conclusion of a legal agreement to secure community contribution payments the conclusion of a Section 96 legal agreement (2) that the Head of Planning and Regulatory Services be authorised to undertake any discussions in relation to further agreements on the proposed conditions, if required, with the Scottish Government. [Reference: Minutes of 7 July 2015 (Paragraph 15)] Councillor Clark, having declared an interest in this item, withdrew from the meeting during its consideration 6 Application P/25/0367 for Construction and Operation of Battery Energy Storage System (BESS) with a Capacity of 40MW and Associated Infrastructure and Landscaping at Land 290 Metres West Southwest of Gilbertfield Farm, Gilbertfield Road, Cambuslang A report dated 20 October 2025 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0367 by GPC 678 Limited for the construction and operation of a battery energy storage system (BESS) with a capacity of 40MW and associated infrastructure and landscaping at land 290 metres west southwest of Gilbertfield Farm, Gilbertfield Road, Cambuslang. There followed a discussion on the application during which an officer responded to a member’s question on an aspect of the report. 5
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The Committee decided: that planning application P/25/0367 by GPC 678 Limited for the construction and operation of a battery energy storage system (BESS) with a capacity of 40MW and associated infrastructure and landscaping at land 290 metres west southwest of Gilbertfield Farm, Gilbertfield Road, Cambuslang be refused for the reasons detailed in the Executive Director’s report. Councillor Rae, having declared an interest in this item, withdrew from the meeting during its consideration 7 Application P/25/0492 for Construction and Operation of the Hagshaw Energy Cluster, Western Expansion Comprising 18 Wind Turbines, Solar Voltaic Panels, Short Duration Battery Energy Storage System (BESS) and Long Duration BESS and Associated Infrastructure (Consultation from Scottish Ministers Under Section 36 of the Electricity Act 1989) at Land at Dungavel Forest (South Lanarkshire) and Burnfoot/Linburn Farm, North of Muirkirk (East Ayrshire) A report dated 20 October 2025 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0492 by Spirebush Limited (a 3R Energy Solutions (3R Energy) group company) for the construction and operation of the Hagshaw Energy Cluster, western expansion comprising 18 wind turbines, solar voltaic panels, short duration battery energy storage system (BESS) and long duration BESS and associated infrastructure (consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) at land at Dungavel Forest (South Lanarkshire) and Burnfoot/Linburn Farm, North of Muirkirk (East Ayrshire). 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 acceptable on the basis that it accorded with the relevant policies in the National Planning Framework 4 and adopted South Lanarkshire Local Development Plan 2. There followed a discussion on the application during which an officer responded to members’ questions on aspects of the report. The Committee decided: (1) that the Scottish Government be informed that South Lanarkshire Council had no objections to planning application P/25/0492 by Spirebush Limited (a 3R Energy Solutions (3R Energy) group company) for the construction and operation of the Hagshaw Energy Cluster, western expansion comprising 18 wind turbines, solar voltaic panels, short duration battery energy storage system (BESS) and long duration BESS and associated infrastructure (consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) at land at Dungavel Forest (South Lanarkshire) and Burnfoot/Linburn Farm, North of Muirkirk (East Ayrshire) subject to:- the conditions specified in the Executive Director’s report the conclusion of a legal agreement to secure community contribution payments the conclusion of a Section 96 legal agreement (2) that the Head of Planning and Regulatory Services be authorised to undertake any discussions in relation to further agreements on the proposed conditions, if required, with the Scottish Government. 6
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[Reference: Minutes of 7 July 2015 (Paragraph 15)] 8 Application P/25/0643 for Construction of Battery Energy Storage System (BESS) with Generating Capacity of up to 502.5MW and Associated Infrastructure (Consultation from Scottish Ministers Under Section 36 of the Electricity Act 1989) at Land at High Netherfauld House Farm, Near Douglas, Lanark A report dated 20 October 2025 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/24/0643 by Scottish Power Energy Networks (SPEN) for the construction of a battery energy storage system (BESS) with generating capacity of up to 502.5MW and associated infrastructure (consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) at land at High Netherfauld House Farm, near Douglas, Lanark. 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 acceptable on the basis that it accorded with the relevant policies in the National Planning Framework 4 and adopted South Lanarkshire Local Development Plan 2. The Committee decided: (1) that the Scottish Government be informed that South Lanarkshire Council had no objections to planning application P/24/0643 by Scottish Power Energy Networks (SPEN) for the construction of a battery energy storage system (BESS) with generating capacity of up to 502.5MW and associated infrastructure (consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) at land at High Netherfauld House Farm, near Douglas, Lanark subject to:- the conditions specified in the Executive Director’s report the conclusion of a legal agreement to secure community contribution payments the conclusion of a Section 96 legal agreement (2) that the Head of Planning and Regulatory Services be authorised to undertake any discussions in relation to further agreements on the proposed conditions, if required, with the Scottish Government. [Reference: Minutes of 7 July 2015 (Paragraph 15)] 9 Application P/25/0724 for Construction of Long Duration Electricity Storage System (LDES) with Generating Capacity of up to 500MW and Associated Infrastructure (Consultation from Scottish Ministers Under Section 36 of the Electricity Act 1989) at Land at M74 Heat and Power Park (Conexus West), West of Junction 11 of the M74, Coalburn, Lanark A report dated 20 October 2025 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0724 by Hagshaw LDES Limited (part of the 3R Energy Group of companies) for the construction of a long duration electricity storage system (LDES) with generating capacity of up to 500MW and associated infrastructure (consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) at land at M74 Heat and Power Park (Conexus West), West of Junction 11 of the M74, Coalburn, 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 acceptable on the basis that it accorded with the relevant policies in the National Planning Framework 4 and adopted South Lanarkshire Local Development Plan 2. 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: (1) that the Scottish Government be informed that South Lanarkshire Council had no objections to planning application P/25/0724 by Hagshaw LDES Limited (part of the 3R Energy Group of companies) for the construction of a long duration electricity storage system (LDES) with generating capacity of up to 500MW and associated infrastructure (consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) at land at M74 Heat and Power Park (Conexus West), West of Junction 11 of the M74, Coalburn, Lanark subject to:- the conditions specified in the Executive Director’s report the conclusion of a legal agreement to secure community contribution payments (2) that the Head of Planning and Regulatory Services be authorised to undertake any discussions in relation to further agreements on the proposed conditions, if required, with the Scottish Government. [Reference: Minutes of 7 July 2015 (Paragraph 15) and 3 November 2020 (Paragraph 5)] 10 Application P/25/0869 for Erection of 2 Houses, Formation of New Vehicular Access and Associated Works at Rowan House, Manse Road, Stonehouse A report dated 20 October 2025 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0869 by A Hamilton for the erection of 2 houses, formation of a new vehicular access and associated works at Rowan House, Manse Road, Stonehouse. The Committee decided: that planning application P/25/0869 by A Hamilton for the erection of 2 houses, formation of a new vehicular access and associated works at Rowan House, Manse Road, Stonehouse be refused for the reasons detailed in the Executive Director’s report. 11 Urgent Business There were no items of urgent business. 8
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Report Agenda Item Report to: Planning Committee Date of Meeting: 25 November 2025 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0408 Proposal: Change of use of farm steading to form two dwellings, restoration of farmhouse to form one dwelling, erection of three dwelling houses and associated access improvements (further application to amend layout, siting, and design of one of the dwelling houses approved under consent P/24/0297) Site Address: Orchard Farm Waygateshaw Road Carluke Applicant: Mr and Mrs Steven and Dorothy Paterson Agent: Antonine Design Ward: 01 Clydesdale West Application Type: Full Planning Permission Advert Date: Lanark Gazette 11 June 2025 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 3 9
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1. Reason for Report 1.1. This application requires to be presented to the Planning Committee for determination as it has received more than 5 objections, as detailed in paragraph 3.5 (b) of the approved South Lanarkshire Council Scheme of Delegation 2024. 2. Site Description 2.1. The application site is situated between Crossford and Braidwood on a small plateau above the River Clyde. It is enclosed by mature woodland and sloping ground to the south and east, whilst to the west, the land falls to the River Clyde floodplain. To the south-west of the farm steading are the Listed Buildings of the Italian Garden and Orchard House Nursing Home. These properties are screened from the steading buildings by the nature of the local topography and mature woodland. 2.2. Access to the steading is taken from the unclassified Waygateshaw Road via an unsurfaced access track which continues down the north side of the steading to the orchards to the south and west of the farmhouse. A private driveway to Orchard House adjoins the site to the south. 3. Description of Proposed Development 3.1. The purpose of this application is to seek permission to change the design of the detached house at Plot 1 and relocate it further southwest of its current approved position and re-orientate the house alignment so it faces at an angle towards the farm steading. 3.2. The application, however, does relate to the overall site and all six dwellings that would be developed on site (three as part of the listed building conversion and three detached dwellings to fund that conversion). 3.3. The original approved house on Plot 1 was to be a 2 storey, 5 bedroom house. It had a linear design, finished with stone walls and slate and was located along the northern boundary, facing Plot 2. The proposed house comprises single and two storey components, containing 5 bedrooms and integral garage. It is linear in form and would be finished in stone, render, metal and timber boarding – it is similar in mass, height, and floor area to the previously approved house. The position of the house would be relocated further to the south and would be orientated at an angle to face southeast towards the existing farm steading and access. The access from the public road would remain unchanged. 3.4. The plot boundaries will be defined by beech hedgerows and fruit trees will be planted along the eastern and southern boundaries. 4. Relevant Planning History 4.1. Planning permission (CL/12/00180) was granted on 1 April 2015 for the restoration and conversion of the farmhouse and steading and for the three new dwellings as enabling development. That consent was renewed by Planning Permission P/18/0374 in April 2019 and Planning Permission P/22/0345 in September 2023. The design and location for the approved house at Plot 2 was agreed through Planning Permission P/24/0297 in June 2024. The access road relating to P/24/0297 has been implemented and this consent is considered extant. 4.2. A report recommending the removal of the need for a Section 75 planning obligation and amendment to planning conditions which were proposed to be attached to the planning permission CL/12/0180 was approved by the Planning Committee in January 2015. 10
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4.3. Listed Building Consent CL/12/0292 for the restoration and alteration of the B-Listed farmhouse and steading was granted in August 2013 and after it expired another Listed Building Consent (Ref. P/22/0420), for the same proposal was granted in October 2022. Works internally have commenced on the listed building, and the relating consent remains extant. 5. Supporting Information 5.1. In support of the planning application, the applicant has submitted:- Planning Supporting Statement Justification for house orientation 6. Consultations 6.1. None 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement in the local press, a total of 6 objections have been received. The issues raised are summarised as follows:- Amenity The materials may be reminiscent of an outbuilding but it does not appear in a farm setting. It is built without reference to the existing buildings, field boundaries or landscape structure. The proposed dwelling would be prominent and visually dominate. The proposed placement of the building at an angle does not engage sympathetically with the farm steading. The house design, style and importantly the finish does not reflect that of the other properties close by. Does not respect the existing built form. Impact on Natural and Historic Environment No details with respect of maintaining and enhancing the landscape quality, ecological value or landscape framework. Roads Related Matters No details of road access or turning arrangements for Plot 1. Impact upon local single-track access. Other Matters Raised No details of previous application for Plot 2. The application description makes no reference to enablement. The local area infrastructure, roads, sewage and water systems will be overloaded with this additional development. The proposal varies significantly from that which was defined in the original Orchard Farm Planning Application (Ref. P/24/0297). 7.2. Other non-material planning comments were included in representations. These points relate to:- 11
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There has been a failure to maintain the landscape character of the adjacent house development in Gillfoot Nursery. The application may be seen as an attempt to leverage further access to land for future planning application. 7.3. The above issues are considered in the assessment below. These letters are available on the planning portal. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the Development Plan, unless material considerations indicate otherwise. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places and productive places. National Planning Framework 4 policies NPF4: Policy 1 Tackling the climate and nature crises NPF4: Policy 2 Climate mitigation and adaptation NPF4: Policy 3 Biodiversity NPF4: Policy 4 Natural places NPF4: Policy 7 Historic assets and places NPF4: Policy 8 Green belts NPF4: Policy 14 Design, quality and place 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:- SLLDP2 Volume 1 Policies Policy 2: Climate Change Policy 4: Green Belt and Rural Area Policy 5: Development Management and Placemaking Policy 14: Natural and Historic Development SLLDP2 Volume 2 Policies Policy GBRA1: Rural Design and Development Policy GBRA4: Conversion and Re-use of Existing Buildings Policy DM8: Enabling Development Policy NHE3: Listed Buildings Policy NHE16: Landscape 9. Guidance 9.1. None 10. Assessment and Discussion 10.1. Principle of Development The site is located within the Green Belt. NPF4 Policy 8 – Green Belts states that development proposals will only be supported within green belts in certain 12
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circumstances which includes the re-use and rehabilitation of historic environment assets. Any development in the green belt must also demonstrate that the location is essential, does not undermine the purpose of the greenbelt, is compatible with the surrounding area, is of an appropriate design and would not have a detrimental impact on the environmental quality of the area. 10.2. Policy 4 - Green Belt and Rural Area of the adopted SLLDP2 states that the purpose of the green belt is to: direct development to the most appropriate locations and support regeneration, protect and enhance the character, landscape setting and identity of the settlement, protect and provide access to open space. Development which does not require to locate in the countryside would be expected to be accommodated within the settlements identified on the proposals map. There are several instances where small scale residential developments could be acceptable as set out in SLLDP2, including enabling development and conversion and reuse of existing buildings. 10.3. The proposal involves the re-use and rehabilitation of an important B-Listed building. NPF4 Policy 7 Historic assets and places supports enabling development under part (n) where it is essential to secure the future of an historic asset which is at risk and is the minimum necessary and outcomes will be ensured by condition. It is also supported in the local development plan where SLLDP2 Policy DM8 - Enabling Development advises that proposals for single houses or small-scale housing shall be considered where it is required to fund works to a Listed Building or other significant historical asset. 10.4. The proposal relates to three detached new build dwellings to support and fund the conversion of the listed building to three dwellings. In this instance, the long-term future of an important historic asset within the green belt cannot be secured without enabling development in the same location to contribute to the significant costs of the listed building refurbishment. 10.5. The retention of this heritage asset, and the means to bring that retention about, are therefore considered to enhance the landscape character and long-term environmental quality of the green belt at this location. The character of the established countryside and landscape would not be adversely affected, the new build element has been appropriately designed and sited, the restoration works, and planting scheme would enhance environmental quality, and the purpose of the green belt would not be undermined. 10.6. The current application relates primarily to a design change and relocation of the approved dwelling at plot 1. However, it also relates to the overall development of six dwellings. The granting of this permission would not undermine policy objectives or contradict the previous planning approval. 10.7. It has already been established through the previous renewal, Listed Building Consent and Planning Permission and structural survey (submitted as supporting information with the original planning application), inspections and protective works undertaken to date, that the conversion and alterations proposed are appropriate. The current application relates primarily to design alterations at Plot 1 and does not affect the approved conversion of the farmhouse and steading. 10.8. Conditions to control phasing and the works to the listed building would be applied in the event approval is granted. Further conditions to allow an alternative design at Plot 3 have been imposed, in recognition that the initial plans were first approved in 2012. In consideration, the proposed development is suitable in principle and complies with 13
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NPF4 Policy 8 Green Belt, NPF4 Policy 7 Historic Assets, Policies 4 - Green Belt and Rural Area, GBRA4 – Conversion and Re-use of Existing Buildings and DM8 – Enabling Development of the adopted Local Plan. 10.9. Climate Change NPF4 Policies 1 and 2 and SLLDP2 Policy 2 aim to ensure that proposals for new development must, where possible, seek to minimise and mitigate against the effects of climate change. 10.10. The site is not at risk of flooding. If planning permission is granted, conditions would be attached requiring the submission and approval of details for a tree planting scheme, protection measures for retained trees and the installation of an electric vehicle charging point. The proposed house has been orientated to maximise natural daylight. Part of the proposal involves the re-use of a vacant building which ties in with the objectives of sustainability. In consideration, the proposals would not undermine the objectives of Policy 2. 10.11. Layout, Siting and Design NPF4 Policy 14 Design, quality and place and SLLDP2 Policies 5 Development Management and Placemaking and GBRA1 Rural Design and Development aim to ensure well designed development that makes for successful places and considers the impact on residential amenity and the appropriateness of the development to a rural setting. 10.12. The previous Planning Permission P/24/0297 for the conversion of the Listed Building and erection of three bespoke designed dwellings, linked to enabling development, confirmed compliance with relevant policies. The assessment of this application is primarily focused on the appropriateness of the proposed amended design and house position for the new build property at Plot 1. 10.13. Although contemporary, the design is respectful of its surroundings and reflects the scale, mass, and form of rural farm architecture. The proposal would have linear form, with two and single storey components, set back a reasonable distance from the original historic steading, allowing a cohesive grouping. The design concept, with mixed palette, is similar to that approved at Plot 2. The orientation replicates the angled position of the approved house at Plot 2 whilst improving privacy to the residents of Gillfoot Nursery. Treated timber cladding gives reference to the neighbouring woodland. By affording clear views from the house frontage to the entrance, security will be enhanced. The proposed house is more suited to the setting than the previously approved house. Landscaping will include beech hedgerows, fruit trees, perennial planting and bulbs, creating seasonal interest and colour. 10.14. Previous approvals had already comprehensively considered all relevant issues including impacts upon infrastructure, road network, traffic safety, residential amenity, landscape, and biodiversity, concluding that there would be no adverse impacts. The current proposal does not introduce any material changes necessitating a reappraisal of assessments applying to the said previous consents. In response to points made by objectors, plans were updated to show details of the access arrangements and indicative landscape framework. The proposal is therefore satisfactory in terms of NFP4 Policy 14 and SLLDP2 Policies 5 and GBRA1. 10.15. Natural and Historic Heritage NPF4 Policy 3 Biodiversity states that development proposals should contribute to the enhancement of biodiversity, including where relevant, restoring degraded habitats, and building and strengthening nature networks and the connections between them. 14
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10.16. The original application (CL/12/0180) was supported by an ecological assessment which contained recommendations relating to the protection and enhancement of wildlife, habitats, and flora. A protected species survey was also carried out prior to the determination of the original application in July 2012 which made various recommendations, and the permission included a condition requiring an update to the ecology report. That condition would be replicated on any subsequent permission and would include a requirement for any mitigation measures proposed in the report to be implemented. Biodiversity would be further enhanced by a proposed tree and hedgerow planting scheme. No trees or habitat important to biodiversity are affected by the proposed changes to Plot 2. The proposal is considered to comply with the objectives of this policy subject to compliance with relevant conditions, and the implementation of the recommendations contained within an updated ecological assessment. 10.17. NPF4 Policy 4 – Natural Places, SLLDP2 Policies 14 – Natural and Historic Environment and NHE16 – Landscape emphasises that development proposals within Special Landscape Areas will only be permitted where they can be accommodated without having an unacceptable significant adverse effect on the landscape character, scenic interest and special qualities and features for which the area has been designated. 10.18. The site is reasonably self-contained, and the new house would not be noticeably prominent in the setting of the wider landscape. The backdrop of the existing farm steading, the residential development at Gillfoot Nursery, and undulating topography along with tree planting should ensure visual containment of the proposals in the surrounding landscape and, as such, the proposal would not have an adverse impact upon the qualities and character of the designated Special Landscape Area. 10.19. NPF4 Policy 7 Historic assets, SLLDP2 Policies 14 and NHE3 – Listed Buildings supports the sensitive restoration of listed buildings. The layout, design, materials, scale, siting and use of any development shall be sensitive to and respect the character and appearance of the Listed Building and its setting. Further, NPF4 Policy 7 justifies enabling development for historic environment assets or places that would otherwise be unacceptable in planning terms, in instances where the enabling development is essential to secure the future of an historic environment asset or place which is at risk of serious deterioration or loss. 10.20. The previous planning permission P/24/0297 accepted that three new dwellings were justified as enablement to secure the satisfactory restoration and long-term future of the B-Listed Orchard Farmhouse and steading. In the case of Orchard Farm, a full assessment of the proposal to convert it into three dwellings has been carried out through the associated Listed Building Consent (P/22/0420), granted October 2022 which concluded that the principle of conversion is acceptable. Conditions are recommended to ensure: that the funds from the sale of the plots will be invested into the restoration of the Listed Building; approval of phasing details prior to the commencement of development and; approval of external finishes/colours. 10.21. Restoring a Listed Building and saving it from dilapidation is a positive outcome which would enhance the character of the local area. Assessment of details associated with the conversion works to the listed buildings is acceptable and are subject of Listed Building Consent P/22/0420. The proposed house at Plot 1 would remain a respectable distance back from the Listed Building and the new build would introduce contrast and variety whilst complementing the original building group, reflective of how rural steadings have evolved and expanded over the years. 15
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10.22. In considering the above assessment, the setting and character of the Listed Building and Special Landscape Area would not be adversely affected. Therefore, the proposal complies with NPF4 Policies 4 and 7 and SLLDP2 Policies 14, NHE3 and NHE16. 10.23. Conclusion The principle of converting the Listed Building into residential units and erection of three new dwellings has already been established. The application specifically relates to alterations to the design and relocation of the new house within the confines of plot 1. These revisions are sensitive to the rural character and the setting of the Listed Building and have resulted in marked improvements to the initial house design. In view of the above, the proposal is an appropriate form of development for the site and complies with the relevant policies contained in the development plan. 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 the funds from that sale of the first plot shall cover the cost of servicing the plots and that the remaining balance shall then be invested in the listed building, starting with work to renew the roof of the Listed Building. The quantifying expenditure shall be submitted to the Council as Planning Authority for verification before any further works on site commence. The funds from the second Plot sold shall be further invested into the Listed Building. Work shall continue to be spent on the roof and on completion, any remaining funds shall be spent on the inside of the Listed Building starting with the windows. The quantifying expenditure shall be submitted to the Council as Planning Authority for verification prior to the third plot being released for sale. Once verification has been agreed the third plot can be released for sale and funds from that sale shall be directed towards the completion of the conversion and restoration of the Listed Building. Reason: To ensure the proper and timeous restoration and conversion of the Listed Building and to retain effective planning control. 03. That within 6 months of the date of this permission a further application shall be submitted for the dwelling sited at Plot 2, as shown on the approved plan, to the Council as Planning Authority for erection of an individual dwellinghouse and such plans shall include:- (a) Plans, sections and elevations of the proposed building together with the colour and type of materials to be used externally on walls and roof; and (b) Sections through the site, existing and proposed ground levels and finished floor levels. Reason: These details have not been provided and to regularise works undertaken at Plot 2. 16
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04. That prior to any commencement of work on any dwelling sited at Plot 3, as shown on approved plan, a further application shall be submitted to the Council as Planning Authority for erection of individual dwellinghouse and such plans shall include:- (a) Plans, sections and elevations of the proposed building together with the colour and type of materials to be used externally on walls and roof; (b) Sections through the site, existing and proposed ground levels and finished floor levels; (c) Boundary treatment; (d) Sustainable Urban Drainage Details; (e) Scheme of protection for retained trees; (f) Landscaping and maintenance details; and (g) a detailed plan of public access across the site (existing, during construction and upon completion). Reason: To ensure that these matters are given full consideration. 05. Not earlier than 6 months prior to works commencing on site, the Ecology survey (JDC ecology, July 2012) shall be updated and submitted for the written approval of the Council as Planning Authority. All mitigation measures proposed therein including where necessary bat licence, installation of bat boxes, 30 metre exclusion zone around any identified badger sett within the application site, badger method statement and nesting bird method statement shall be implemented in full, in accordance with the approved details. Reason: In the interests of nature conservation. 06. 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 Council as 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 Council as Planning Authority in agreement with the West of Scotland Archaeology Service. Reason: In order to safeguard any archaeological items of interest or finds. 07. Works shall not commence on a dwelling until a scheme for the protection of the retained trees, in accordance with BS 5837:2012, including a tree protection plan(s) (TPP) and an arboricultural method statement (AMS) relative to the curtilage of that proposed dwelling has been submitted and approved in writing by the Council as Planning Authority. Reason: To ensure that the trees to be retained will not be damaged during demolition or construction and to protect and enhance the appearance and character of the site and locality. 08. Works shall not commence on a dwelling until a scheme of landscaping relative to that dwelling has been submitted and approved in writing by the Council as Planning Authority. The approved landscaping scheme relative to each dwelling shall then be carried out in the planting season following occupation of the associated dwelling and thereafter maintained. 17
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Reason: In the interests of the visual amenity of the area. 09. Works shall not commence on a dwelling until materials details and samples of all materials to be used as external finishes on that dwelling have been submitted to and approved by the Council as Planning Authority. Reason: In the interests of amenity and in order to retain effective planning control. 10. Works shall not commence on a dwelling until details of all boundary treatments relative to that dwelling have been submitted to and approved by the Council as Planning Authority. Reason: These details have not been submitted or approved. 11. That notwithstanding the terms of the Town and Country Planning (General Permitted Development)(Scotland) Amendment Order 2011 (or any such order revoking or re- enacting that order), no fences, walls or other means of enclosure shall be erected on the site other than post and wire fences up to 1 metre in height or those expressly authorised by this permission without the submission of a further planning application to the Council as Planning Authority. For the avoidance of doubt, no consent is granted for the physical sub-division of any part of the courtyard within Orchard Farm, and at all times the courtyard shall be kept free of walls, fences or other means of boundary definition, all to the satisfaction of the Council as Planning Authority. Reason: In the interests of amenity and in order to retain effective planning control. 12. That before any of the dwellinghouses hereby approved are brought into use, a 6 metre wide dropped kerb verge crossing, with the kerb laid to delineate the edge of the public road and hard surfaced for the first 6 metres behind the edge of the public road, shall be constructed in accordance with the specification and to the satisfaction of the Council as Roads and Planning Authority. Reason: In the interest of public safety. 13. Visibility splays of 2.4 metres by 100 metres measured from the road channel shall be provided and retained on both sides of the vehicular access and everything exceeding 1.05 metres in height above the road channel level shall be removed from the sight line areas and thereafter nothing exceeding 1.05 metres in height shall be planted, placed or erected within these sight lines. Reason: In the interest of road safety. 14. That before occupation of the last dwellinghouse hereby approved, a drainage system capable of preventing any flow of water from the site onto the public road or neighbouring land, or into the site from surrounding land shall be provided and maintained to the satisfaction of the Council as Roads and Planning Authority. Reason: To ensure the provision of a satisfactory drainage system. 15. Works shall not commence on a dwelling until a comprehensive site investigation in relation to that dwelling has been submitted and approved in writing by the Council as Planning Authority. 18
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The comprehensive site investigation shall be carried out to the appropriate Phase level. The investigation shall be completed in accordance with the advice given in the following:- (i) Planning Advice Note 33 (2000) and Part IIA of the Environmental Protection Act 1990 (as inserted by section 57 of the Environment Act 1995); (ii) Contaminated Land Report 11 - 'Model Procedures for the Management of Land Contamination (CLR 11) - issued by DEFRA and the Environment Agency; (iii) BS 10175:2001 - British Standards institution 'The Investigation of Potentially Contaminated Sites - Code of Practice'. (a) If the Phase 1 investigation indicates any potential pollution linkages, a Conceptual Site Model must be formulated and these linkages must be subjected to risk assessment. If a Phase 2 investigation is required, then a risk assessment of all relevant pollution linkages using site specific assessment criteria will require to be submitted. (b) If the risk assessment identifies any unacceptable risks, a detailed remediation strategy will be submitted to and approved in writing by the Council as Planning Authority. No works other than investigative works shall be carried out on site prior to receipt of the Council's written approval of the remediation plan. Reason: To avoid unacceptable risks to human health and the environment, to ensure that the land is remediated and made suitable for its proposed use. 16. Any remediation required by Condition 16 shall be carried out in accordance with the approved remediation plan prior to the dwelling that remediation relates to being brought into use. Any amendments to the approved remediation plan shall not be implemented unless approved in writing by the Council as Planning Authority. (a) On completion of the remediation works, the developer shall submit a completion report to the Council as Planning Authority, confirming that the works have been carried out in accordance with the approved remediation plan and that the works have successfully reduced these risks to acceptable levels. (b) Any previously unsuspected contamination which becomes evident during the development of the site shall be brought to the attention of the Council as Planning Authority within one week or earlier of it being identified. A more detailed site investigation to determine the extent and nature of the contaminant(s) and a site- specific risk assessment of any associated pollutant linkages, shall then require to be submitted to and approved in writing by the Council as Planning Authority. Reason: To avoid unacceptable risks to human health and the environment, to ensure that the land is remediated and made suitable for its proposed use. 17. No development shall commence at Plot 3 until:- a) a scheme of intrusive investigations has been carried out on site to establish the risks posed to the development by past coal mining activity; and b) any remediation works and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been implemented on site in full in order to ensure that the site is made safe and stable for the development proposed. 19
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The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. Reason: To ensure safe development and mitigate against ground instability on site for the lifetime of the development. 18. Prior to the occupation of the dwelling house at Plot 3, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted to the Local Planning Authority for approval in writing. This document shall confirm the methods and findings of the intrusive site investigations and the completion of any remedial works and/or mitigation necessary to address the risks posed by past coal mining activity. Reason: To ensure safe development and mitigate against ground instability on site for the lifetime of the development. 19. Works shall not commence on a dwelling until details of drainage in relation to that dwelling have been submitted and approved in writing by the Council as Planning Authority. The drainage details require to comply with the principles of sustainable urban drainage systems and with the Council's Sustainable Drainage Design Criteria and shall include signed appendices as required. The SUDS shall be designed to ensure that contaminants present on the site are not mobilised and that pollution pathways are not created. The related dwelling 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. 12. Reason for Decision 12.1. The proposal will not adversely impact on visual amenity, landscape quality, raises no road safety concerns, conserves an important B-Listed Building and the application site is self-contained. In addition, the proposal accords with Policies 1, 2, 3, 4, 7, 8 and 14 of National Planning Framework 4 and Policies 2, 4, 5, 14, GBRA1, GBRA4, DM8, NHE3 and NHE16 of the South Lanarkshire Local Development Plan 2. David Booth Executive Director (Community and Enterprise Resources) Date: 17 November 2025 Background Papers Further information relating to the application can be found online:- Change of use of farm steading to form two dwellings, restoration of farmhouse to form one dwelling, erection of three dwelling houses and associated access improvements (Further application to amend layout, siting, and design of one of the dwellinghouses approved under consent P/24/0297) 20
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Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- Tel: 01698 454867 E-mail: planning@southlanarkshire.gov.uk 21
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Report Agenda Item Report to: Planning Committee Date of Meeting: 25 November 2025 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0479 Proposal: Erection of storage and distribution warehouse with ancillary office and canteen (Class 6), formation of hardstanding and vehicular access and land engineering operations including retaining walls Site Address: Dumfries Road Elvanfoot Biggar Applicant: Windtranz Ltd Agent: Gray Planning and Development Ltd Ward: 03 Clydesdale East Application Type: Detailed Planning Permission Advert : Lanark Gazette 12.06.2025 Development Plan Compliance: Yes Departures: No Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 4 23
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1. Reason for Report 1.1. The application is required to be determined by the Planning Committee within the context of the approved South Lanarkshire Scheme of Delegation (2024) as more than 5 objections have been submitted in relation to the proposal. 2. Site Description 2.1. The site (1.99 ha) is situated in the rural area, 1.2km to the north of Elvanfoot and 1.3km to the south of Crawford. It comprises relatively level grassland with a small number of trees along the southern boundary. There is a small area of hardstanding in the southwestern corner. 2.2. To the south the site adjoins a car and truck depot, to the west by the main west coast railway line, to the north by open grassland and to the east by the A702 and beyond by agricultural grassland. The River Clyde is nearby, 200m to the southeast and the junction slipway to the M74 is 230m to the north. 3. Description of Proposed Development 3.1. Planning permission is sought for a storage and distribution warehouse (3,375m2), to be used as a logistic hub for servicing and maintaining wind farms in the area. Also included will be an ancillary staff canteen, toilets and office. It will be used as a base for storing and transporting wind turbine components. A hard standing area will be formed for parking, vehicle manoeuvring and outside storage. 3.2. The building will be aligned along an east/west axis with the side gable facing the road and the front elevation facing into a hardstanding yard (9,746m2). The dimensions of the warehouse are 75m in length, 45m in width and 15m in height. Externally it will be finished in metal corrugated panelling. 3.3. Access will be taken from the A702, and the entrance will be wide enough to accommodate long axle heavy goods vehicles. SUDS and a sewerage treatment system will be installed. Landscaping will be established around the site perimeter. 3.4. Engineering excavations will be required to create a level area, and this will necessitate retaining walls, 1-2m in height, along the southern, northern and western boundaries. A three-metre-high palisade security fence will be installed around the site perimeter. 4. Relevant Planning History 4.1. Planning Permission CL/00/0318 was refused, in November 2001, for a car and truck service area. Planning Permission CL/02/0711 was refused, in March 2003, for a car and truck stop building. 5. Supporting Information 5.1. In support of the planning application, the applicant has submitted:- ⧫ Archaeology Assessment ⧫ Landscape Analysis ⧫ Planning Statement ⧫ Transport Statement ⧫ Ecology Report ⧫ Drainage Strategy 24
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6. Consultations 6.1. Historic Environment Scotland – Whilst it is noted that the proposal has the potential to affect the Collins Burn enclosure Scheduled Ancient Monument (SAM), they have no comment to make on the proposal. Response: Noted. Due to distance involved and being at a lower height, along with the intervening railway and open hillside, it is concluded that the new development will have a negligible impact upon the setting of the Collins Burn enclosure SAM. 6.2. Scottish Water - There is sufficient capacity in the Daer Water Treatment Works however there is no public wastewater infrastructure within the vicinity of the site. Response: The development will be serviced by a private sewerage treatment plant. 6.3. Roads, Transportation and Fleet Services – No objection subject to conditions covering access, hard surfacing, visibility, verge provision and drainage. Response: Noted. Suitable conditions would be attached to any consent issued. 6.4. Environmental Services – No objection subject to conditions covering noise emissions and floodlighting. Response: Noted. Should planning permission be approved appropriate conditions would be attached to any decision issued. 6.5. West of Scotland Archaeology Service (WOSAS) – There are three potentially significant features – an enclosure, a possible house platform and a cairn. Two of these features would be directly affected. The Archaeological Assessment, submitted by the applicant, recommends archaeological investigations to identify and record the character and condition of sites identified and any others that may survive as buried features. That approach is acceptable and therefore it is recommended that a condition requiring a programme of archaeological works is attached to any permission. Response: If consent is granted the recommended condition will be attached. 6.6. Network Rail – No comment/objection to this application as it will have no impact on railway infrastructure. Response: Noted. 6.7. Transport Scotland – No objection. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement in the local press, a total of 60 objections have been received. The issues raised are summarised as follows: - Amenity The proposed building will overshadow everything in Elvanfoot. ⧫ The area is being turned into an industrial landscape. ⧫ Loss of a greenfield site. ⧫ Disruption to the greenbelt. ⧫ There are no similar developments of this height or capacity nearby. ⧫ An urban scale development in a non-industrial setting. ⧫ The proposed building would be double the height of the building next door. ⧫ The building would be painted anthracite grey. 25
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Impact on Natural and Historic Environment ⧫ Disruption to surrounding wildlife. ⧫ Concern about archaeology that will be affected. ⧫ A Roman Road runs across the site. ⧫ Historical significance of the site and the surrounding Lowther Hills. ⧫ Elvanfoot falls within a Special Landscape Character Area. ⧫ Will destroy local moorland and turn it into a concrete wasteland. Roads Related Matters ⧫ Volume of traffic on this road is unacceptable and dangerous. ⧫ Roads in the area are in a poor state. ⧫ Increased danger to pedestrians. ⧫ Impact upon cyclists and pedestrians. Other Matters Raised ⧫ The site is inadequate for the proposed development. ⧫ Benefits will not spread to local people. ⧫ There is a need for further investigation to any potential long-term damage to the area. ⧫ Object to proposal in an area of incredible natural beauty. ⧫ Affects an important route of access to Dumfries and Galloway. ⧫ The legal supposition that this is “essential infrastructure’’ is flawed. ⧫ Toxins from mining activity will be released into the air during excavations. ⧫ This site has never been used or associated with anything related to wind farm development. ⧫ This development will not allow for continuing natural restoration of a degraded environment, it will stop it and begin new forms of landscape degradation. ⧫ Does not meet the requirement to be considered as brownfield development. ⧫ The development will lead to light pollution. ⧫ The development will result in substantial earthworks. ⧫ Visualisations have not been provided to show the impact on the landscape. ⧫ There are numerous brownfield sites in the central belt which are more suitable for these purposes. ⧫ Land is suitable for food production as it can be used for livestock production. 7.2. A range of non-material planning comments were also included in representations and these are set out for inspection on the planning portal. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the Development Plan, unless material considerations indicate otherwise. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 7 - Historic assets and places Policy 14 - Design, quality and place 26
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Policy 26 - Business and industry 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 14 - Natural and Historic Development SLLDP2 Volume 2 Policies Policy GBRA1 - Rural Design and Development Policy GBRA2 - Business Proposals within Green Belt and Rural Area Policy NHE2 - Archaeological Sites and Monuments 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. The determining issues in the consideration of this application are its compliance with National Planning Framework 4 (NPF4) and adopted South Lanarkshire Local Development Plan 2 (SLLDP2). 10.2. Climate Change NFP4 Policies 1 and 2 and SLLDP2 Policy 2 aim to ensure that proposals for new development must, where possible, seek to minimise and mitigate against the effects of climate change. 10.3. The proposal is directly linked to the servicing and maintenance of windfarms in the area which nationally contribute to renewable energy output. The applicant is currently based in Ireland necessitating long journey times to and from wind farms. Creating a logistics hub, closer to the wind farms will result in a significant reduction in vehicle journey times. The landscaping scheme includes native tree and hedgerow around the site periphery. If permission is granted a condition will be attached requiring electrical vehicle charging points. 10.4. The site is not at risk of flooding. There is identified surface water flooding along the road frontage, however, the proposed building and yard will sit at a higher level and would be set back from that source. Surface water runoff will be managed through appropriate drainage measures. 10.5. Overall, the proposal does not compromise the objectives of NPF4 Policies 1 and 2 and SLLDP2 Policy 2. 10.6. Principle of Development The proposed development involves the erection of a new building in the rural area that would be used as a logistic hub for servicing and maintaining wind farms in the area. NPF4 Policy 29 – Rural development seeks to encourage rural economic activity, innovation and diversification whilst ensuring that the distinctive character of the rural area and the service function of small towns, natural assets and cultural 27
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heritage are safeguarded and enhanced. Proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy will be supported, including those relating to essential infrastructure. Development proposals should be suitably scaled, sited and designed to be in keeping with the character of the area. This will consider how the development will contribute towards local living and take into account the transport needs of the development as appropriate for a rural area. NPF4 Policy 26 – Business and industry states that proposals for industrial use outwith identified areas will only be supported where there are no suitable alternative locations and the nature and scale of the activity will be compatible with the surrounding area. 10.7. SLLDP2 Policy 4 ‘Green Belt and Rural Area’ of the adopted South Lanarkshire Local Development Plan 2 specifies that within the rural area, the aim is to protect the amenity of the countryside while at the same time, supporting small scale development in the right places that is appropriate in land use terms and is of a high environmental quality that will support the needs of communities. It functions primarily for agriculture, forestry, recreation, and other uses appropriate to the countryside. 10.8. SLLDP2 Policy GBRA2 ‘Business Proposals within the Greenbelt and Rural Area’ states that where it is shown that appropriate buildings are not available to accommodate the needs of business, new development may be acceptable where it is shown to integrate within an established building group, or it involves redevelopment of previously developed land. The policy lists types of development considered appropriate in the rural area including extensions to existing rural business, subject to provision of a reasoned justification for expansion. In exceptional circumstances, proposals for larger scale business development that generate strategic or locally important employment opportunities, can be supported where wider economic benefits and a specific locational need can be demonstrated, and satisfactory mitigation of any adverse impacts can be achieved. 10.9. The business, located at the proposed depot, will assist with the transport, installation and maintenance of wind farms. Essential infrastructure is defined in NPF4 as including all forms of renewable, low-carbon and zero emission technologies for electricity generation and distribution and transmission electricity grid networks and primary sub stations. It is considered that the ancillary servicing of wind farms falls within the wider meaning of essential infrastructure. 10.10. The site is located within proximity to numerous operational wind farms and other schemes that are under construction or have an extant planning permission. The applicant has submitted information on the specific needs of the business and has set out alternative sites that have been considered, including sites allocated for employment use in SLLDP2. This concluded that these locations are too distant from the windfarms the business would serve and, in some cases, would be in urban locations where amenity issues would arise. The bespoke nature of the activity proposed also means the conversion of existing buildings could not be easily carried out. A location close to windfarm development and close to the motorway network is therefore the optimum solution. In view of this it is considered a specific locational need has been established. 10.11. Ten full time jobs will be created, important in the remote rural area where there are limited employment opportunities. In addition, the scale and mass of the proposed building is acceptable given the context of the surrounding area. The site adjoins a car and truck depot and the site is effectively enclosed by the main west coast railway line and M74 motorway. There is no scope for further expansion of rural development in this locality. 28
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10.12. On the hillsides are established wind farms and blocks of coniferous commercial forestry plantations. Other structures include mobile mast, overhead masts, substation and commercial yard. Through excavations to create an even platform, the building has a floor level which has been set as low as possible. Screen planting will further minimise visual impacts. Ease of access and closeness to the M74 and the wider road network is a factor in the applicant wanting to establish a depot at this location. It is estimated that there will only be 10 to 12 vehicle movements a week. The route between the site and the windfarms to be serviced, does not pass through any villages. This proposal cannot be accommodated on any alternative site and there is a site-specific justification for this development. 10.13. In view of the above compliance with NPF4 Policy 29 and SLLDP2 Policies 4 and GBRA2 can be demonstrated. 10.14. Natural and Historic Environment NPF4 Policy 3 relates to biodiversity and details that all local development shall include appropriate measures to conserve, restore and enhance biodiversity. 10.15. Native trees, hedgerows and wildflower grasslands will be established around the site perimeter. Existing trees and shrubs will be protected during the construction phase. As the site consists of vacant former agricultural land, the proposal will not have a significant impact on landscape features, protected habitats, or species. If permission is granted a condition will be attached requiring a nesting bird check if construction commences during the nesting season. Therefore, the proposal accords with NPF4 Policy 3. 10.16. NPF4 Policy 7 – Historic assets and places and SLLDP2 Policies 14 - Natural and Historic Development and NHE2 - Archaeological Sites and Monuments advise that development will only be supported where significant adverse impacts on Scheduled Ancient Monuments (SAM) are avoided. Non-designated historic environment assets, places and their setting should be protected and preserved in situ wherever feasible. Where it has been demonstrated that avoidance or retention is not possible, excavation, recording, analysis, archiving, publication and activities to provide public benefit may be required through the use of conditions. 10.17. The nearest SAM, the Collins Burn enclosure is located 368m to the northwest of the site. In considering the intervening distance, the SAM being on higher ground, topographical screening and viewed in the context of existing and alongside other modern infrastructure, the impact upon the setting of the SAM is assessed to be negligible. 10.18. In terms of undesignated heritage assets, on site there is a possible platform settlement, circular banked enclosures and a field clearance cairn. There is no evidence of a Roman Road crossing the site. The platform settlement and enclosures will be directly impacted whilst the clearance cairn would be unaffected. The Archaeology Report states trial trench evaluations will be undertaken to identify and record the character and condition of identified sites and any others that may survive as buried features. That approach is acceptable to WOSAS. In consideration the objectives of NPPF4 Policy 7 and SLLDP2 Policies 14 and NHE2 will not be compromised. 29
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10.19. Layout, Siting and Design NPF4 Policy 14 Design Quality and Place and SLLDP2 Policies 5 Development Management and Placemaking and GBRA1 Rural Design and Development, aim to ensure well designed development that makes for successful places and considers the impact on residential amenity and the appropriateness of the development to a rural setting. 10.20. The proposed development represents an ancillary logistic hub serving established wind farms in the area. The character of Southern Uplands along the M74 corridor has already been changed by the installation of tall turbines on the slopes of many of the hills. The proposed development should be seen as an element of the changed landscape characteristics. 10.21. The style and design of the building, albeit higher, is like the adjacent car and truck garage and that of large modern industrial scale agricultural buildings located throughout the rural area. The colour finish on the elevations will be a graduation from light blue to white to match the sky and help merge with the wider countryside. Reprofiling, reducing ground levels and aligning the building so the side elevation faces the road will help reduce visual impacts. Mitigation measures will include new planting to provide screening and positive new biodiversity enhancement. 10.22. The site which comprises rough pasture is not located within a Special Landscape Area. No designated habitats or important landscape features are affected. The business will generate low traffic movements and noise emissions. The nearest residential property is approximately 549m to the south, therefore residential amenity impacts are not anticipated. Roads, Transportation and Fleet Services and Transport Scotland have not raised any traffic or public safety issues. Environmental Services have not objected subject to a condition restricting noise emissions and a requirement for the prior approval of flood lighting details. The proposal is therefore satisfactory in terms of NPF4 Policy 14 and SLLDP2 Policies 5 and GBRA1. 10.23. Conclusion In summary, it is considered that the proposed development is acceptable given its location with good access links to the wind farms, and to the motorway network which vehicles will use to bring turbine components to the site. Due to the special nature of the business, extensive searches for an alternative site have proved inconclusive. 10.24. The proposed development can be integrated into its setting without adverse impact upon biodiversity, landscape character, the historic environment or residential amenity. The proposal will create jobs and make a positive contribution to the local economy. Public and traffic safety will not be compromised. A significant reduction in overall vehicle journeys will enable the business to cut its carbon footprint. In view of the above, the proposal is an appropriate form of development for the site and complies with National and Local Development Plan policies. It is therefore recommended that planning permission is granted. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant 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. 30
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Reason: To comply with Section 58(1) of the Town and Country Planning (Scotland) Act 1997 (as amended). 02. That before any development commences on site or before any materials are ordered or brought to the site, details and samples of all materials to be used as external finishes on the development shall be submitted to and approved by the Planning Authority. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 03. All external colours shall be agreed in writing with the Planning Authority prior to the commencement of works. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 04. That the approved landscaping scheme, as shown on the Landscape Plan (Dr no: WW/L01 C), shall be completed to the satisfaction of the Planning Authority during the first available planting season following completion of the development. Reason: In the interests of landscape character and biodiversity. 05. That the proposed works shall be undertaken in accordance with the recommendations of the Preliminary Ecological Appraisal (S.A.P Ecology and Environmental Ltd, May 2025) at all times. Reason: To minimise impact upon wildlife and biodiversity. 06. 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: In order to safeguard any archaeological items of interest or finds. 07. That no development shall commence until signed appendices: C 'Sustainable Drainage Design Compliance certificate', D 'Sustainable Drainage Design Independent Check Certificate' and E 'Confirmation of Future Maintenance of Sustainable Drainage Apparatus' of Council's Developer Design Guidance (May 2020) have been submitted to and approved in writing by the Planning Authority The development shall not be occupied until the surface drainage works have been completed in accordance with the details submitted to and approved in writing by the 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. 31
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08. That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (or any such order revoking or re- enacting that order), the use of the building hereby approved shall be restricted to use as a storage and distribution warehouse serving windfarm development and for no other purpose within Class 6 as defined in the Schedule to the Town and Country Planning (Use Classes) (Scotland) Order 1997, without the prior written consent of the Council as Planning Authority. Reason: To ensure that the Council retains control over future developments on the site. 09. In the event that floodlighting is to be utilised, the applicant shall provide written details of the proposed floodlighting scheme to the Planning Authority prior to the development first coming into use. Submissions shall include, where appropriate:- A statement setting out why a lighting scheme is required, the proposed users, and the frequency and length of use in terms of hours of illumination The type of lights, performance, height and spacing of lighting columns A site survey showing the area to be lit relative to the surrounding area, the existing landscape features together with proposed landscaping features to mitigate the impacts of the proposed lighting The approved scheme shall be implemented prior to the development being brought into use and shall thereafter be operated in accordance with the approved scheme to the satisfaction of the Planning Authority. Reason: To minimise the risk of nuisance from light pollution to nearby occupants. 10. That before the development hereby approved is completed or brought into use, a visibility splay of 2.5 metres by 160 metres measured from the road channel shall be provided on both sides of the vehicular access and everything exceeding 1.050 metres in height above the road channel level shall be removed from the sight line areas and thereafter nothing exceeding 1.050 metres in height shall be planted, placed or erected within these sight lines. Reason: In the interests of traffic and public safety. 11. That before the development hereby approved is completed or brought into use, a 2 metre wide verge shall be formed along the frontage of the site. Reason: In the interests of public safety. 12. That at the proposed access point the existing drainage ditch shall be accommodated and piped. Reason; In the interests of drainage. 13. That before the development hereby approved is brought into use, a dropped kerb vehicle crossing to the site, wide enough to accommodate two-way vehicular movement of the largest vehicle likely to be using the site, shall be constructed in accordance with the specification and to the satisfaction of the Planning Authority. Reason: In the interests of traffic and public safety. 32
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14. That before the development hereby approved is completed or brought into use, the access shall be hard surfaced across its full width to prevent deleterious material being carried onto the road. Reason: To prevent deleterious material being carried onto the road. 15. That before the development is completed or brought into use, all the parking spaces shown on the approved plans shall be laid out, constructed and available for use. Reason: To ensure the provision of adequate parking facilities within the site. 16. That prior to the commencement of works, details and locations of two charging points for electrical cars shall be submitted for the written approval of the Council as Planning Authority. Prior to the completion of the development the approved charging points shall be installed and available for use. Reason: To ensure facilities for recharging electrical cars are available for the use of employees and visitors. 12. Reason for Decision 12.1. The proposal is appropriately designed and located. It is considered to be an acceptable form of development at this location since it complies with Policies 1, 2, 3, 7, 14, 26 and 29 of National Planning Framework 4 and Policies 2, 4, 5, 14, GBRA1, GBRA2 and NHE2 of the adopted South Lanarkshire Local Development Plan 2. David Booth Executive Director (Community and Enterprise Resources) Date: 17 November 2025 Background Papers Further information relating to the application can be found online:- Erection of storage and distribution warehouse with ancillary office and canteen (Class 6), formation of hardstanding and vehicular access and land engineering operations including retaining walls 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: planning@southlanarkshire.gov.uk 33
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Report Agenda Item Amended Report to: Planning Committee Date of Meeting: 25 November 2025 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1031 Proposal: Erection of restaurant with ancillary takeaway, new vehicular access, parking and associated works Site Address: Land at Former Petrol Station 235 Stonelaw Road Rutherglen G73 3RL Applicant: Messrs M N and M U Ayub and Rashid Agent: Lorne Consultants Ward: 11 Rutherglen South Application Type: Full Planning Permission Advert Date: Rutherglen Reformer – 08 October 2025 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 5 35
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1. Reason for Report 1.1. This application is required to be determined by Planning Committee under Section 17b) of the Scheme of Delegation as the proposal is being recommended for approval and is the subject of more than 5 letters of objection. 2. Site Description 2.1. The application site is the former petrol station site at 235 Stonelaw Road, Rutherglen. The site is located within a local centre as designated in the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). The site is currently vacant and has fencing around its perimeter with double gates facing onto Stonelaw Road. The ground within the site has become overgrown in recent years, however, the applicant has recently tidied up and secured the site following concerns from the community. All equipment associated with the site’s use as a petrol station were removed a number of years ago. 2.2. The site is bound to the north and east by the two flatted blocks collectively known as Stonelaw Towers. There is a 3-metre-high wall separating the site and the closest of the residential blocks to the east, which lies approximately 15m away from the wall. To the south is a Tesco food store, and to the west is Stonelaw Road and the junction with Viewpark Drive, with residential properties opposite. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of a restaurant with an ancillary takeaway, vehicular access, parking and associated works. This would comprise of a single storey building with a mono-pitch roof approximately 140 square metres in floor area. Internally this would provide a kitchen, servery, staff facilities, seating area, and takeaway waiting area. The proposed building would be finished in a mix of render, facing brick and full height glazing features to the front and side. A flue would be located on the roof of the building. A fenced area to the side of the building for bin storage is also proposed. 3.2. The remainder of the site would be utilised for parking which includes 6 spaces, including EV charging points, and 2 disabled parking spaces. The existing access from Stonelaw Road would be reconfigured to provide a single access and exit from the site. 4. Relevant Planning History 4.1. The site was originally a petrol filling station with associated shop. A number of applications have been granted at the site over the last 15 years which includes a temporary hand car wash, an office with ancillary external display and storage area, and permission in principle for a residential development. It is noted the latter two were never implemented. In September 2022, planning permission was granted for a similar development as currently proposed under application number P/22/0348. 5. Supporting Information 5.1. The following information was submitted by the applicant in support of the application:- Planning Statement Mineral Stability Risk Assessment 6. Consultations 6.1. Burnside Community Council – Support redevelopment of the site but queried the parking numbers, the position of the access and the refuse and recycling storage arrangements. Response: The issues raised are discussed in the assessment below. 36
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6.2. Environmental Services – No objections subject to the attachment of conditions and advisory notes in relation to ventilation, noise, dust mitigation and monitoring. Response: Noted. Appropriate conditions and advisories can be attached to any consent issued. 6.3. Mining Remediation Authority – No objections to the proposal subject to the attachment of conditions and advisory notes requiring further site investigations relating to past coal mining activity, including remediation/mitigation works, and confirmation from a qualified person that the site has been made safe. Response: Noted. Appropriate conditions and advisories can be attached to any consent issued. 6.4. Petroleum Officer – No objections to the proposed development. Response: Noted. 6.5. Roads Development Management – No objections to the proposed development, however, conditions recommended on parking standards, drainage and access arrangements. They have also requested the submission and approval of a Construction Traffic Management Plan to minimise the impact of any construction upon the surrounding area. Response: Noted. Appropriate conditions and advisories can be attached to any consent issued. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, 14 letters of objection, 24 letters of support, and 8 letters of comments have been received. The points raised can be summarised as follows:- Objections:- Parking and access issues Increased traffic congestion and impact on road safety Noise, disturbance and loss of privacy for residents Increased odours, littering and vermin No requirement for additional food outlet Site is currently unsecured Previous consent wasn’t implemented Support:- Contributes to local economy Additional service for local residents Visual improvement to the area Re-use of vacant site Healthy competition for existing businesses The above matters will be considered in the assessment below and full copies are available to view on the planning portal. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 37
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8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy. 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 9 – Brownfield, vacant and derelict land Policy 13 - Sustainable Transport Policy 14 - Design, quality and place Policy 15 - Local living and 20-minute neighbourhoods Policy 27 – City, town, local and commercial centres 8.3. South Lanarkshire Local Development Plan 2 (2021) For the purposes of determining planning applications the Council will also assess proposals against the policies contained within the adopted South Lanarkshire Local Development Plan (SLLDP2). In this regard the application site and associated proposals are affected by the following policies:- SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 3 - General Urban Areas Policy 5 - Development Management and Placemaking Policy 9 - Network of Centres and Retailing Policy 15 - Travel and Transport SLLDP2 Volume 2 Policies Policy DM1 - New Development Design Policy DM9 - Hot Food Shops Policy SDCC4 – Sustainable Transport 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development The site is located within a designated local centre therefore Policy 27 - City, town, local and commercial centres of NPF4 is applicable and advises local development plans should identify and support a network of centres that reflect the principles of the 20 minute neighbourhoods vision. Proposals that enhance local centres and increase the mix of uses will be supported. 10.2. Policy 9 – Network of Centres and Retailing of SLLDP2 advises that the Council seeks to support a network of Strategic, Town and Local Centres to provide retail and other local services to communities. Within local centres, any proposals for a change of use will be assessed with regard to the provision of an appropriate mix of uses that will meet economic and social need. A retail element should be retained to serve the needs of the local community. 38
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10.3. In this case, the proposal is to use the site for a restaurant with ancillary takeaway facility which is an acceptable use within a local centre. As the site is currently vacant, there would be no adverse impact on the retail mix within Burnside. It is therefore considered the proposal is consistent with Policy 27 of NPF4 and Policy 9 of SLLDP2. 10.4. As the site also sits adjacent to an established residential area, Policy 3 – General Urban Areas of SLLDP2 is applicable and advises that proposals within or adjacent to residential areas will be assessed on their individual merits, with particular regard to their effect on the amenity and character of the area. In terms of noise and disturbance from vehicles entering and exiting the car park, the site was previously a petrol station where there would have been significant traffic movement, therefore, it is not considered this proposal is unacceptable. 10.5. In terms of the impact of the proposed development on existing residents, a number of objections have raised concern in relation to noise, disturbance, loss of privacy and increase in anti-social behaviour. In this regard, it is not considered a restaurant with ancillary takeaway will result in an unacceptable noise level affecting nearby residents or result in anti-social behaviour. It is further noted that the existing 3-metre-high wall separating the site from the closest residential block at Stonelaw Towers will ensure no loss of privacy to adjacent properties. Whilst the applicant advises the intention is to retain the wall, should permission be granted, a condition would be attached to ensure this. 10.6. In terms of odours resulting from the proposed use as restaurant with takeaway, Environmental Services have been consulted as part of the application process and have not raised any concern in this regard. The proposal also includes a fenced off bin store for commercial waste. Provided waste is appropriately managed, it is not considered there would be any vermin issues. Should permission be granted, Environmental Services have requested the attachment of suitable conditions in relation to ventilation, storage of waste and dust mitigation. Given the above, it is considered the proposed development is consistent with Policy 3 of SLLDP2. 10.7. As the site was previously a petrol filling station, Policy 9 - Brownfield, vacant and derelict land and empty buildings of NPF4 is also relevant. This policy seeks to promote and facilitate the reuse of brownfield, vacant and derelict land and empty buildings, and to help reduce the need for greenfield development. As this proposed development would bring back into use a vacant site within a local centre, the proposal accords with the intentions of Policy 9 of NPF4. 10.8. Climate Change Policies 1 and 2 of NPF4, and Policy 2 of SLLDP2 seek to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. The proposed development is located within the settlement boundary at a designated local centre and is consistent with Policies 1 and 2 of NPF4 and Policy 2 of SLLDP2. 10.9. Layout, Siting and Design Policy 14 - Design, Quality and Place of NPF4 aims to encourage, promote, and facilitate well designed development that makes successful places by taking a design- led approach and applying the Place Principle. It sets out six qualities of successful places (Healthy, Pleasant, Connected, Distinctive, Sustainable, Adaptable). 39
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10.10. Policy 5 – Development Management and Placemaking of SLLDP2 advises that to ensure development takes account of the principles of sustainable development, all proposals require to be well designed and integrated with the local area. Proposals should have no significant adverse impacts on the local community and the environment. Policy DM1 – New Development Design of SLLDP2 also requires development to promote quality and sustainability in design and layout. 10.11. Policy DM9 – Hot Food Shops of SLLDP2 is also relevant and advises that where the proposal is located within a grouping of shops, it must be ensured that an adequate level of shopping provision is retained at the location and that there is no significant impact in terms of environmental, traffic and amenity considerations. All proposals for hot food shops must demonstrate that they have the ability to implement any ventilation system required. The proposed layout, design and materials, are acceptable and will integrate with the surrounding area. In terms of ventilation, initial details have been provided. Should permission be granted, a condition for further details to be submitted would be attached as requested by Environmental Services. 10.12. In response to the proposed development, a number of letters of support have been received, noting that the proposal would see the redevelopment of a site that has been vacant and unkempt for several years and subjected to substantial littering and graffiti. In addition, it is further noted that development would contribute to the local economy and would provide an additional choice of food outlet for local residents. 10.13. A number of concerns regarding inadequate parking and insufficient vehicular access to the site as a result of the proposed development have been raised in objection. However, the proposal has been reviewed by the Council’s Roads Development Management who have offered no objections on these grounds. They have requested the attachment of conditions in relation to parking space dimensions, site drainage and access arrangements. Should permission be granted, appropriate conditions can be attached to any consent issued. The proposal is therefore also considered to comply with Policy 14 of NPF4, and Policies 5, DM1 and DM9 of SLLDP2. 10.14. Policy 15 - Local Living and 20-minute neighbourhoods of NPF4 seeks to create connected and compact neighbourhoods where people can meet the majority of their daily needs within a reasonable distance of their home, preferably by walking, wheeling or cycling, or using sustainable transport options. In this case, the proposed development is located within a local centre adjacent to a number of existing commercial properties. The site is accessible on foot, as well as public transport and as noted above, bicycle parking provision would be provided within the site. The proposal is therefore considered to be consistent with Policy 15 of NPF4. 10.15. Travel and Transport Policy 15 - Travel and Transport of SLLDP2 requires all new development proposals to consider the resulting impacts of traffic growth as well as promoting opportunities for sustainable travel options. Some of the concerns raised through objections refer to increased traffic and road safety impacts as a result of the proposed development and the potential for the existing vehicular access into Stonelaw Towers to be impeded. The Council’s Roads Development Management have offered no objections in this regard. In addition, the previous access into the site along the northern boundary will be fenced off. Notwithstanding the above, it is the responsibility of all road users to obey any road markings and parking restrictions imposed. The proposal is therefore considered to comply with Policy 15 of SLLDP2. 40
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10.16. Policy 13 - Sustainable Transport of NPF4 and Policy SDCC4 – Sustainable Transport of SLLDP2 aim to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport or everyday travel and reduce the need to travel unsustainably. As a new development, car parking requires to be provided. However, the proposal also incorporates EV parking spaces and is in close proximity to existing bus and train routes. The proposal therefore complies with Policy 13 of NPF4 and Policy SDCC4 of SLLDP2. 10.17. Other Matters A number of other matters have been raised in objection to the proposal. Loss of business to other food outlets has been raised, however, this is not a material consideration. Concerns have been raised in relation to the impact of potential illuminated signage associated with the development. However, any proposed signage would be subject to a separate application for Advertisement Consent. 10.18. In addition, several letters of comments received in respect of the proposal have suggested that, should planning permission be granted, a restrictive condition should be imposed requiring the applicant to implement the development within a year to ensure the site doesn’t fall into further disrepair. Whilst these comments are noted, in this case a 1 year time period is not appropriate with regards to Section 58(3A)(b) of the Town and Country Planning (Scotland) Act 1997 (As Amended). 10.19. Conclusion In conclusion, a full assessment of the proposal against the development plan has been carried out above. It is considered that the proposal will not result in any significant adverse amenity, environmental or safety impacts, and therefore complies with the relevant policies of the adopted National Planning Framework 4 and the adopted South Lanarkshire Local Development Plan 2. It is therefore considered appropriate for planning permission to be granted subject to the attached conditions. 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 before any development commences on site or before any materials are ordered or brought to the site, details and samples of all materials to be used as external finishes on the development shall be submitted to and approved by the Council as Planning Authority. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 03. That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (or any such order revoking or re-enacting that order), the use of the unit hereby approved shall be restricted to use as a restaurant with ancillary takeaway and for no other purpose within Class 3 as defined in the Schedule to the Town and Country Planning (Use 41
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Classes) (Scotland) Order 1997, without the prior written consent of the Council as Planning Authority. Reason: To ensure that the Council retains control over future developments on the site. 04. Before the development is brought into use, the proposed method of ventilation shall be submitted to and approved in writing by the Council as Planning Authority. The proposed development shall not be brought into use until the ventilation systems are operational in accordance with the approved details. All odours, fumes and vapours generated on the premises shall be controlled by best practicable means to prevent them causing nuisance to occupants of nearby dwellings or premises. The ventilation system shall:- a) Incorporate systems to reduce the emission of odours and pollutants and shall thereafter be maintained as necessary. b) Be constructed by employing best practical means to minimise noise and vibration transmission via plant and the building structure. c) Noise associated with the business shall not give rise to a noise level, assessed with the windows open, within any dwelling or noise sensitive building, in excess of the equivalent to Noise Rating Curve 35, between 07:00 and 20:00 hours, and Noise Rating Curve 25 at all other times. Reason: To minimise the risk of nuisance from smells, fumes, vapours and noise to nearby occupants. 05. Prior to development commencing on site, a scheme for the control and mitigation of dust shall be submitted to and approved in writing by the Council as Planning Authority. No changes to the approved scheme shall take place unless agreed in writing by the Council as Planning Authority. The scheme shall thereafter be implemented in accordance with a programme to be agreed in writing with the Council as Planning Authority. Reason: To minimise the risk of nuisance from dust to nearby occupants. 06. Prior to development commencing on site, a dust management and monitoring scheme shall be submitted to and approved in writing by the Council as Planning Authority. The scheme shall thereafter be implemented in accordance with a programme to be agreed in writing with the Council as Planning Authority. Monitoring results shall be readily available to Officers of the Council investigating adverse comments. Reason: To minimise the risk of nuisance from dust to nearby occupants. 07. No above ground development shall commence until:- a) a scheme of intrusive investigations has been carried out on site to establish the risks posed to the development by past shallow coal mining activity; and b) any remediation works and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been implemented on site in full in order to ensure that the site is made safe and stable for the development proposed. 42
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The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. Reason: This detail has not been submitted or approved. 08. Prior to the occupation of the development, or it being taken into beneficial use, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted to the Local Planning Authority for approval in writing. This document shall confirm the methods and findings of the intrusive site investigation. Reason: This detail has not been submitted or approved. 09. That before the development hereby approved is brought into use, details of the storage and collection of waste arising from the development shall be submitted to and approved by the Council as Planning Authority. The storage and waste collection scheme shall be implemented before the development is brought into use and shall thereafter be maintained to the satisfaction of the Council as Planning Authority. Reason: To minimise nuisance, littering and pest problems to nearby occupants. 10. That the existing rear wall separating the application site from Stonelaw Towers shall be retained and thereafter maintained at its current height to the satisfaction of the Council as Planning Authority. Reason: In the interests of amenity. 11. That before the development herby 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 on both sides of the vehicular access and everything exceeding 0.9 metres in height above the road channel level shall be removed from the sightline areas. Thereafter nothing exceeding 0.9 metres in height shall be planted, placed or erected within these sight lines. Reason: In the interests of traffic and public safety 12. That before the development hereby approved is completed or brought into use, all of the parking spaces shown in Drawing PL01B of the approved plans shall be laid out and constructed as per the approved plan. Reason: To ensure the provision of adequate parking facilities within the site. 13. That before the development hereby approved is completed or brought into use, the entire access road and footpath network serving the development as shown in Drawing PL01B shall be laid out and constructed as per the approved plan. Reason: To ensure the provision of satisfactory vehicular and pedestrian access to the development. 43
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14. The applicant shall provide internal drainage arrangements to mitigate against water/debris from discharging onto Stonelaw Road and Stonelaw Towers. Reason: To address potential flooding on adjacent roads. 15. That prior to the commencement of development, a Construction Transport Management Plan shall be submitted to and approved in writing by the planning authority. This plan should provide details of; access and parking provision for staff and visitors; intended working hours; and of how deliveries of materials will be managed and stored. Reasons: In the interests of traffic and public safety and in the interests of amenity. 16. The hours of operation of the use hereby approved are 8am until 11pm, 7 days a week. Reason: In the interests of amenity. 12. Reason for Decision 12.1. The proposal will have no significant adverse impact upon residential or visual amenity, and complies with Policies 1, 2, 9, 13, 14, 15 and 27 of the adopted National Planning Framework 4 and Policies 2, 3, 5, 9, 15, DM1, DM9 and SDCC4 of the adopted South Lanarkshire Local Development Plan 2 (2021). David Booth Executive Director (Community and Enterprise Resources) Date: 17 November 2025 Background Papers Further information relating to the application can be found online:- P/25/1031 Erection of restaurant with ancillary takeaway, new vehicular access, parking and associated works 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 44
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Report Agenda Item CHECKED Report to: Planning Committee Date of Meeting: 25 November 2025 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1121 Proposal: Subdivision and use of former nursery as 3no. Class 1A premises and associated works Site Address: 51 Machan Road Larkhall ML9 1HX Applicant: Mr Sikandar Cheema Agent: Scott Francis Allan Architectural Design Ward: 20 – Larkhall Application Type: Full Planning Permission Advert Date: N/A Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 6 47
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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 more than 5 letters of representation both in support and objecting to the proposal. 2. Site Description 2.1. The site relates to a vacant commercial building at 51 Machan Road, Larkhall which is adjacent to an area of open space. The site is within the settlement of Larkhall as defined in the South Lanarkshire Local Development Plan 2. 2.2. The building was formerly occupied by Big Bird Nursery (Class 10). It has a total footprint of 324m2, with a two-storey element of 149m2. The single-storey section has a flat roof, while the upper storey has a gabled pitched roof. The building is finished externally in render with some stone detailing. 2.3. The rectangular site is approximately 0.13ha, including 560m2 of public open space currently in Council ownership. Any transfer of ownership would require the appropriate process to be undertaken separately from the consideration of this planning application. The site lies adjacent to a church, with the surrounding area primarily comprising residential properties. Machan Road forms part of the B7078, the main thoroughfare through Larkhall, and the site is located approximately 0.5 miles south of the town centre. 3. Description of Proposed Development 3.1. The proposal is for the change of use of the building to 3 retail/professional service units (Class 1A). The proposed floor areas are approximately: 1 unit at 156m² on the ground floor with 120m² of storage and office space above, and 2 ground floor only units at 50m² each. The development includes access alterations, car parking, window and door changes, and rear fencing to create bin stores. Pedestrian access through the site between Machan Road and Manseview would be maintained. 4. Relevant Planning History 4.1. A planning application (Ref. P/24/0852) was withdrawn prior to determination at this location and sought permission to form retail units on the ground floor with a house in multiple occupation (HMO) on the upper floor. 5. Supporting Information 5.1. Information submitted in support of the application includes:- Supporting statement Transportation report Parking survey 6. Consultations 6.1. Roads Development Management - The proposed access arrangements and parking provision are acceptable. Response: Noted 6.2. Environmental Services - No adverse comments or objections. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification, a total of 14 representations have been received (8 objection, 6 support). The issues raised are summarised as follows:- 48
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Principle of Development Not the right location for shops Amenity Noise Waste Privacy Pollution Loss of green/open space Access Road safety Increased traffic Insufficient parking In support of the proposal the following matters were raised:- There is a need for more essential conveniences Provides more space for small businesses Provides employment 7.2. The above matters are considered in the assessment below and a full copy of the representations 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. The development plan comprises the South Lanarkshire Local Development Plan 2 and National Planning Framework 4. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 Tackling the climate and nature crises Policy 2 Climate mitigation and adaptation Policy 3 Biodiversity Policy 9 Brownfield, vacant and derelict land and empty buildings Policy 12 Zero waste Policy 13 Sustainable transport Policy 14 Design, quality and place Policy 15 Local living and 20 minute neighbourhoods Policy 16 Quality homes Policy 28 Retail 8.3. South Lanarkshire Local Development Plan 2 (2021) For the purposes of determining planning applications the Council will, therefore, also assess proposals against the policies contained within the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). In this regard the application site and associated proposals are affected by the following policies contained in the SLLDP2. 49
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SLLDP2 Volume 1 Policies Policy 2 Climate Change Policy 3 General Urban Areas and Settlements Policy 5 Development Management and Placemaking Policy 10 New Retail/Commercial Proposals 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development Policies 9 and 12 of NPF4 aim to encourage and facilitate the sustainable reuse of vacant and empty buildings to reduce the reliance on greenfield development and minimise waste. The building is currently vacant, therefore a proposal to bring the building into use aligns with the intention of these policies. 10.2. Policy 15 of NPF4 aims to create well-connected, compact, and mixed-used neighbourhoods which enable residents to meet their daily needs within a reasonable distance from home, preferably by walking, cycling, or using sustainable transport. Policy 28 of NPF4 applies a 'town centre first' principle but supports small-scale neighbourhood retail outside town centres. The proposal totals under 270m² of retail floorspace, it is in a largely residential area with limited retail provision nearby, and benefits from pedestrian links. As such, it would serve a legitimate neighbourhood function. Comments regarding the shops on Keir Hardie Street are noted, however, these are also three small units which offer different pedestrian permeability to the application site. 10.3. Policy 10 of the SLLDP2 sets out a town centre first approach to retail proposals and requires retail assessments. Unlike NPF4, there is no exception for small neighbourhood shops. However, per section 24(3) of the Town and Country Planning (Scotland) Act 1997, where there are inconsistencies in policies then NPF4 takes precedence. Furthermore, retail assessments are typically only required for proposals over 1,000sq.m and not for smaller proposals. Consequently, the terms of Policy 10 of the SLLDP2 are not considered reasons for the proposal to be viewed as contrary to the development plan. 10.4. Layout, Siting and Design Policy 14 of NPF4 and Policies 5 and GBRA1 of the SLLDP2 address placemaking, and design quality. Policy 14 states that all development should enhance the area’s quality and reflect the six qualities of a successful place: healthy, pleasant, connected, distinctive, sustainable, and adaptable. Policy 5 requires development to respond to the local context and built form, and to avoid adverse impacts on amenity or neighbouring properties. 10.5. The existing building is suitable for re-use and, with the proposed alterations, would accommodate a small group of retail units in a way that integrates with the area’s character. The property currently appears run-down, with boarded-up windows and evidence of vandalism; bringing it back into use would enhance the streetscape. The site has a long-established commercial history, and small retail premises are a common and appropriate feature in residential areas, generally with limited amenity impact. 50
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10.6. While concerns have been raised about the loss of open space, this area offers limited amenity value beyond its visual contribution. Landscaping is proposed around the new car park to mitigate visual impact, and the existing footpath to the larger open space at the rear would be retained. 10.7. Access and Transport Policy 13 of NPF4 aims to encourage developments prioritising sustainable travel methods, such as walking, cycling, and public transport, while minimising unsustainable travel. It emphasises factors like safe and accessible connections to local facilities, integration of transport modes, and provision of cycle parking. Additionally, Policy 5 of SLLDP2 requires developments to have suitable access arrangements, including parking. 10.8. The site is ideally located to serve as a neighbourhood shop which can be accessed by sustainable means. Objections were received regarding limited parking availability and road safety concerns. The proposed car park meets the recommended parking standard for the scale of development and the Roads Authority have confirmed that they find the proposal acceptable. Furthermore, a neighbourhood shop can help reduce vehicle movements in the area as residents have more opportunity to meet some daily needs without using a car. Overall, it is considered that the proposal is conducive to the aims of Policy 13 of NPF4 and Policy 5 of the SLLDP2. 10.9. Sustainability Policies 1 and 2 of NPF4 and Policy 2 of SLLDP2 require development to minimise climate impacts. The scale of the proposal limits any substantial intervention via planning, but sustainability would be promoted through the Building Standards Service. 10.10. Policy 3 of NPF4 requires development proposals to enhance the biodiversity value of the site. While biodiversity gains are limited due to the reuse of an existing building, landscaping and planting associated with the car park could offer modest enhancement. 10.11. Technical Matters Policy 12 of NPF4 requires appropriate waste storage and separation. Suitably scaled bin stores for each unit are shown on the plans, which are located out of the streetscape, ensuring minimal impact on neighbouring amenity. 10.12. Concerns were raised about potential use as an HMO, public house, or hot-food takeaway. However, this application relates solely to Class 1A uses, which do not include flatted dwellings, public houses, or hot-food takeaways. Any such change would require a separate planning application. The larger unit is intended as a convenience store, while the smaller units would be marketed. 10.13. Conclusion The proposal for small-scale retail units aligns with the principles of the development plan and would bring a vacant building back into use in a way that enhances the streetscape. As such, the proposal is considered to accord with the relevant provisions of the South Lanarkshire Local Development Plan 2 and National Planning Framework 4. 51
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11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to 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. No works shall commence until a Construction Phase Traffic Management Plan (CPTMP) has been submitted to and approved in writing by the Planning Authority. Thereafter, the works shall be carried out in full accordance with the approved details. The CPTMP shall include the following details:- a) Proposed delivery route for HGV traffic and construction vehicles. b) Location and specification for wheel wash equipment to prevent mud, detritus and surface water being deposited on the public road and/or the existing public car park. c) Arrangement of construction compound(s) and contractor/staff car parking on site to ensure that no vehicles are parked on the public road. d) Location and layout of delivery area and turning area within the site to ensure that all construction delivery vehicles can enter and exit site in a forward gear. Road dilapidation surveys – to be agreed in line with delivery route. Reason: In the interest of road safety during construction works. 03. The development hereby approved shall not be brought into use until the car park and access arrangements detailed in the approved plans have been laid out, constructed, and made available for use. Reason: To ensure the provision of adequate off-street parking spaces and suitable access to the development. 12. Reason for Decision 12.1. The proposal for small-scale retail units aligns with the principles of the development plan and would bring a vacant building back into use in a way that enhances the streetscape. As such, the proposal accords with the relevant provisions of the South Lanarkshire Local Development Plan 2 and NPF4. David Booth Executive Director (Community and Enterprise Resources) Date: 17 November 2025 Background Papers Further information relating to the application can be found online:- P/25/1121 | Subdivision and use of former nursery as 3no. Class 1A premises and associated works | 51 Machan Road Larkhall ML9 1HX 52
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Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- planning@southlanarkshire.gov.uk 53
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