Agenda Document Pack - Planning Committee - 24/03/2026
South Lanarkshire Council · 24 March 2026
Back to Planning Committee — 24 March 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Council Offices, Almada Street Hamilton, ML3 0AA Monday, 16 March 2026 Dear Councillor Planning Committee The Members listed below are requested to attend a meeting of the above Committee to be held as follows:- Date: Tuesday, 24 March 2026 Time: 10:00 Venue: Hybrid - Council Chamber, Council Offices, Almada Street, Hamilton, ML3 0AA The business to be considered at the meeting is listed overleaf. Yours sincerely Paul Manning Chief Executive Members Richard Nelson (Chair), Gerry Convery (Depute Chair), 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 24 February 2026 submitted for approval as a correct record. (Copy attached) 5 - 10 Item(s) for Noting 3 Introduction of Discretionary Fees for Planning Applications and Advice Services Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 11 - 18 4 South Lanarkshire Council National Planning Improvement Framework 2025 Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 19 - 22 Item(s) for Decision 5 Application P/25/0584 for Erection of 1.5 Storey House with Associated Works at Land 50 Metres East of Gainerhill Lodge, Muirkirk Road, Strathaven Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 23 - 30 6 Application P/25/0782 for Construction of Battery Energy Storage System (BESS) 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 Muttonhole Road, Hamilton Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 31 - 46 7 Application P/25/0887 for Construction of Solar Photovoltaic Array with Generating Capacity of up to 85MW and Associated Infrastructure at Land East of Calderside Road, Blantyre Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 47 - 64 8 Application P/25/0951 for Erection of Residential Development Comprising 101 Houses and 32 Flats, Formation of Access, Internal Road Network, Parking, Drainage, Landscaping and Associated Works at Land 135 Metres Northwest of Millbrae House, Redwood Drive, East Kilbride Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 65 - 80 2
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9 Application P/25/1083 for Residential Development of 18 Units Comprising 10 Houses and 2 Blocks of Cottage Flats (8 Units), Formation of SUDS Drainage, Vehicular Access, Parking, Landscaping and Associated Works at Land Adjacent to Woodpark Primary School, Priory Road, Lesmahagow Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 81 - 92 10 Application P/25/1381 for Erection of 151 Houses with Associated Engineering, Landscape and Infrastructure Works (Regulation 11 Application Relating to Planning Permission P/21/1517) at Land 142 Metres East Northeast of 43 Clyde Avenue, Clyde Avenue, Ferniegair, Hamilton Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 93 - 106 11 Application P/25/1387 for Redevelopment of Town Centre Land to Provide a Residential-led Mixed Use Development Including Ancillary Retail, Professional Services and Healthcare (Class 1A), Food and Drink (Class 3), Business (Class 4), Non-residential Institutions (Class 10), Assembly and Leisure (Class 11) Floorspace with New Public Realm and Associated Landscaping, Car Parking, Access etc (Planning Permission in Principle) at Centre West Development Site, Rothesay Street, East Kilbride Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 107 - 126 12 Application P/26/0008 for Erection of 12 Flats and Associated Works Including the Formation of Access, Car Parking and Landscaping at Site of Former Ballgreen Hall, Glasgow Road, Strathaven Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 127 - 138 13 Application P/26/0024 for Erection of House and Associated Works at Newark Farm, Whitecraigs Highway, Glassford, Strathaven Report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 139 - 146 Urgent Business 14 Urgent Business Any other items of business which the Chair decides are urgent. For further information, please contact:- Clerk Name: Stuart McLeod Clerk Telephone: 07385 370 117 Clerk Email: stuart.mcleod@southlanarkshire.gov.uk 3
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PLANNING COMMITTEE Minutes of meeting held via Confero and in the Council Chamber, Council Offices, Almada Street, Hamilton on 24 February 2026 Chair: Councillor Richard Nelson Councillors Present: Councillor Alex Allison, Councillor Ralph Barker, Councillor Archie Buchanan, Councillor Ross Clark, Councillor Gerry Convery (Depute), Councillor Margaret Cowie, Councillor Maureen Devlin, Councillor Colin Dewar, Councillor Mary Donnelly, Councillor Celine Handibode, Councillor Graeme Horne, Councillor Davie McLachlan, Councillor Norman Rae, Councillor John Ross, Councillor Graham Scott, Councillor David Shearer, Councillor David Watson Councillors' Apologies: Councillor Joe Fagan (ex officio), Councillor Alistair Fulton, Councillor Cal Johnston-Dempsey, Councillor Ross Lambie, Councillor Martin Lennon, Councillor Lesley McDonald, Councillor Helen Toner 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 No interests were declared. 2 Minutes of Previous Meeting The minutes of the meeting of the Planning Committee held on 27 January 2026 were submitted for approval as a correct record. The Committee decided: that the minutes be approved as a correct record. 3 Electricity Infrastructure Consents A report dated 13 February 2026 by the Executive Director (Community and Enterprise Resources) was submitted:- informing members of the changes introduced by the Planning and Infrastructure Act 2025 in relation to the role of Scottish Planning Authorities as consultees on applications made under Sections 36 and 37 of the Electricity Act 1989 for large scale renewable energy projects on the response to a consultation by the Scottish Government on increasing the threshold for making applications under the Electricity Act 1989 2 5
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The Scottish Government had powers to determine applications to develop new, or replace/extend existing electricity infrastructure in Scotland involving generating stations with a capacity of over 50 megawatts (MW), under Sections 36 and 37 of the Electricity Act 1989, and network projects involving the construction or replacement of overhead lines. Applications made under Sections 36 and 37 of the Act were determined by the Energy Consents Unit (ECU) on behalf of Scottish Ministers. The ECU was responsible for the administrative arrangements for applications, including carrying out appropriate consultation. The Council, as Planning Authority, was a statutory consultee for applications determined by the ECU and, whilst it was not the decision-making body, it could decide to support or object to such applications. Planning and Regulatory Services carried out its own internal consultation with relevant Council services whilst the ECU consulted with relevant agencies such as NatureScot, SEPA and the National Air Traffic Control Service (NATS). The Council was responsible for the discharge of conditions attached to any consents granted within its boundary by the ECU, as well as monitoring developments as they were carried out. The Council received half of each application fee in relation to applications determined by the ECU. The Planning and Infrastructure Act 2025 had received Royal Assent on 18 December 2025 and, whilst the majority of the Act focused on changes to the planning system and delivering new infrastructure in England and Wales, Sections 19 to 25 of the Act modified the procedure for dealing with applications made under the Electricity Act 1989. Details of the changes, which included the introduction of a new “Reporter led examination process” in circumstances where a Planning Authority objected to an application and that objection was not withdrawn or could not be resolved by conditions or modifications, and the implications for the Council were provided in the report. The Act also introduced several other changes that would be enacted through the publication of regulations by the Scottish Government and consultation on additional measures, also detailed in the report, would be carried out later in 2026. The Scottish Government had issued a consultation, titled onshore electricity generation - Electricity Act threshold, which had invited views on whether the current 50MW threshold for onshore electricity generating stations being determined by Scottish Ministers or the relevant planning authority should be increased and, if so, if the threshold should be increased to 100MW or 150MW. The Council’s Planning and Regulatory Services had experience of dealing with a range of large-scale development proposals and had the required skills to effectively project manage applications of a larger scale and complexity. Some additional consultation with key agencies and other external organisations would be required and the Council would be responsible for procedural matters such as neighbour notification and publicity, however, those tasks would not create an unreasonable burden for Planning and Regulatory Services. It had, therefore, been recommended that the Council’s response to the consultation should support increasing the threshold to 150MW as it would lead to greater local autonomy and community involvement in decision-making, by allowing the Planning Authority to become the decision-maker on a greater range of proposals that impacted on local communities and the wider environment within South Lanarkshire. Following a discussion on the application, the Head of Planning and Regulatory Services undertook to include a recommendation within the consultation response that the Council would continue to receive the full fee for applications determined by the Council and half of the fee for applications determined by the ECU. 6
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The Committee decided: (1) that the changes to the consenting regime for large scale renewable energy projects in Scotland, introduced by the Planning and Infrastructure Act 2025, and the implications for the Council be noted; and (2) that the Council’s proposed response to the Scottish Government consultation, titled onshore electricity generation - Electricity Act threshold, in support of increasing the threshold for applications made under the Electricity Act 1989 from 50MW to 150MW, be approved. [Reference: Minutes of 3 December 2024 (Paragraph 3)] 4 Application P/24/1507 for Erection and Operation of Wind Farm Consisting of 4 Turbines with a Maximum Height to Blade Tip of 200 Metres, with Associated Infrastructure and Access at Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven A report dated 16 February 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/24/1507 by Wind Power North Three Limited for the erection and operation of a wind farm consisting of 4 turbines with a maximum height to blade tip of 200 metres, with associated infrastructure and access at Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven. The Head of Planning and Regulatory Services referred to a recent judgement made by the Court of Session, in relation to a similar planning application, and recommended that consideration of this planning application be deferred to allow for further assessment of any potential implications arising from the Court of Session’s judgement. The Committee decided: that planning application P/24/1507 by Wind Power North Three Limited for the erection and operation of a wind farm consisting of 4 turbines with a maximum height to blade tip of 200 metres, with associated infrastructure and access at Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven be deferred to a future meeting of the Committee to allow officers to assess whether the judgement made by the Court of Session had any implications for the determination of this planning application. 5 Application P/25/0758 for Installation of 40MW Battery Energy Storage System (BESS) Facility with Associated Infrastructure at Land 310 Metres Northeast of Newhouse Farm, Westburn Road, Cambuslang A report dated 16 February 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0758 by GPC 676 Limited for the installation of a 40MW battery energy storage system (BESS) facility with associated infrastructure at land 310 metres northeast of Newhouse Farm, Westburn Road, Cambuslang. 7
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The Committee decided: that planning application P/25/0758 by GPC 676 Limited for the installation of a 40MW battery energy storage system (BESS) facility with associated infrastructure at land 310 metres northeast of Newhouse Farm, Westburn Road, Cambuslang be refused for the reasons detailed in the Executive Director’s report. [Reference: Minutes of 5 November 2024 (Paragraph 5)] 6 Application P/25/0799 for Construction of Battery Energy Storage System (BESS) with Generating Capacity of up to 500MW and Associated Infrastructure (Consultation from Scottish Ministers Under Section 36 of the Electricity Act 1989) at Land Lying to the North of Muttonhole Road, Hamilton A report dated 16 February 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0799 by Advanced Grid Solutions Limited for the construction of a battery energy storage system (BESS) with generating capacity of up to 500MW and associated infrastructure (consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) at land lying to the north of Muttonhole Road, Hamilton. 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 50 megawatts (MW). 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/25/0799 by Advanced Grid Solutions Limited for the construction of a battery energy storage system (BESS) with generating capacity of up to 500MW and associated infrastructure (consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) at land lying to the north of Muttonhole Road, Hamilton, subject to the conditions specified in the Executive Director’s report; and (2) that the Head of Planning and Regulatory Services be authorised to undertake any discussions in relation to agreements on the proposed conditions, if required, with the Scottish Government Energy Consents Unit. 7 Application P/25/0918 for Change of Use of the Rear Yard to Create an Outdoor Seating Area, Including the Siting of a Mobile Snack Van for a Temporary Period of 5 Years (Retrospective) at 136 Union Street, Larkhall A report dated 16 February 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0918 by Station Bistro Limited/Town Bistro Larkhall for the change of use of the rear yard to create an outdoor seating area, including the siting of a mobile snack van for a temporary period of 5 years (retrospective) at 136 Union Street, Larkhall. 8
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The Committee decided: that planning application P/25/0918 by Station Bistro Limited/Town Bistro Larkhall for the change of use of the rear yard to create an outdoor seating area, including the siting of a mobile snack van for a temporary period of 5 years (retrospective) at 136 Union Street, Larkhall be granted subject to the conditions specified in the Executive Director’s report. 8 Application P/25/1228 for Re-profiling of Slope and Construction of Hardstanding on Land Adjacent to Highway to Enable Delivery of Wind Turbines to Mill Rig Wind Farm at Land Opposite 54 and 56 Stonehouse Road (A71), Strathaven A report dated 16 February 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1228 by OnPath Energy for the re- profiling of a slope and construction of hardstanding on land adjacent to highway to enable delivery of wind turbines to Mill Rig Wind Farm at land opposite 54 and 56 Stonehouse Road (A71), Strathaven. The Committee decided: that planning application P/25/1228 by Onpath Energy for the re-profiling of a slope and construction of hardstanding on land adjacent to highway to enable delivery of wind turbines to Mill Rig Wind Farm at land opposite 54 and 56 Stonehouse Road (A71), Strathaven be granted subject to the conditions specified in the Executive Director’s report. 9 Application P/25/1450 for Erection of House, Stable Block and Associated Works at Caravan Storage Yard, Whiteshawgate Highway, Strathaven A report dated 16 February 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1450 by S Platt for the erection of a house, stable block and associated works at caravan storage yard, Whiteshawgate Highway, Strathaven. The Committee decided: that planning application P/25/1450 by S Platt for the erection of a house, stable block and associated works at caravan storage yard, Whiteshawgate Highway, Strathaven be refused for the reasons detailed in the Executive Director’s report. 10 Application P/25/1455 for Erection of Battery Energy Storage System (Application Under Section 42 of the Act to Vary Condition 6 of Planning Consent P/23/1116) at Land at Carlisle Road (B7078), Lesmahagow A report dated 16 February 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1455 by Zenobe Coalburn Limited for the erection of a battery energy storage system (application under Section 42 of the Town and Country Planning (Scotland) Act 1997 to vary condition 6 of planning consent P/23/1116) at land at Carlisle Road (B7078), Lesmahagow. 9
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At its meeting on 24 September 2024, the Committee agreed to inform the Scottish Government that South Lanarkshire Council had no objections to planning application P/23/1116 by Zenobe Energy Limited for the installation of a battery storage facility (consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) at land north of Cairnhouses Road, Lesmahagow (B7078), subject to the conditions specified in the Executive Director’s report. Condition 6 of planning consent P/23/1116 stated that “Except as otherwise required by the terms and conditions of this consent and deemed planning permission, including Condition 5 of the consent, development shall be undertaken in accordance with the application, the planning drawings and all environmental mitigation detailed in the documentation lodged by the Company or its appointed agents in support of the application.” The applicant had now requested that condition 6 be varied to state that “Notwithstanding the details shown on the approved plans attached to this consent and deemed planning permission, and except as otherwise required by this consent including Condition 5, all infrastructure may be micro-sited within the application boundary in any direction unless otherwise agreed in writing by the Planning Authority. Any micro-siting or changes to the number of equipment units must not result in greater environmental or amenity effects than those identified and assessed at the application stage, be outwith the original red line boundary, or be otherwise considered unacceptable by the Planning Authority or its consultees. An updated layout plan reflecting any changes shall be submitted to the Planning Authority prior to commencement of development.” The Committee decided: that planning application P/25/1455 by Zenobe Coalburn Limited for the erection of a battery energy storage system (application under Section 42 of the Town and Country Planning (Scotland) Act 1997 to vary condition 6 of planning consent P/23/1116) at land at Carlisle Road (B7078), Lesmahagow be granted subject to the conditions specified in the Executive Director’s report. [Reference: Minutes of 24 September 2024 (Paragraph 3)] 11 Application P/25/1545 for Use of House as Dental Practice (Class 1A) and Associated External Alterations at 13 Whitemoss Road, East Kilbride A report dated 16 February 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1545 by Avondale Dental for the use of a house as a dental practice (Class 1A) and associated external alterations at 13 Whitemoss Road, East Kilbride. The Committee decided: that planning application P/25/1545 by Avondale Dental for the use of a house as a dental practice (Class 1A) and associated external alterations at 13 Whitemoss Road, East Kilbride be granted subject to the conditions specified in the Executive Director’s report. 12 Urgent Business There were no items of urgent business. 10
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Report Agenda Item Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Subject: Introduction of Discretionary Fees for Planning Applications and Advice Services 1. Purpose of Report 1.1. The purpose of the report is to:- [purpose] update members of the Planning Committee on the introduction of discretionary fees for a range of Planning application and advice services 2. Recommendation(s) 2.1. The Committee is asked to approve the following recommendation(s):- (1) that the introduction of discretionary fees for the Discharge of Planning Conditions, Surcharges for Retrospective Applications and Pre-application Advice Enquiries, as approved by South Lanarkshire Council on 25 February 2026, be noted. 3. Background 3.1. At the Council meeting on 25 February 2026, the approved budget position set out cost savings for Planning and Regulatory Services which would be generated by additional income through increased planning fees and the introduction of discretionary charges for planning services. 3.2. This decision taken by Council noted that within Planning and Regulatory Services, charges will be introduced for a range of new discretionary advice and support services from 1 April 2026 for Planning and Building Standards. 3.3. These pre-application advice services will be tailored in the form of tiered packages dependent on scale and complexity of the proposed development based largely on the statutory Hierarchy of Development as defined in legislation and aligning with our adopted Scheme of Delegation. The different packages will include combinations of written responses, meetings and site visits. This approach is considered appropriate to provide income for the pre-application enquiry service, which is currently provided free of charge. 3.4. The pre application advice will cover requests for advice and support for minor household development through to major applications and charges will range from £0.001m to £0.010m dependant on the level of advice sought. Service Level commitments will be prepared so that potential developers are aware of the charges and the extent to which access would be provided to Council Officers. It is anticipated 3 11
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that additional income of £0.100 million will be generated through these new
commercial charges.
3.5. Following this approval, the Planning Service is now looking to implement such
discretionary charges through an approach that is in line with recent legislation
amendments to the Planning Fee Regulations.
3.6. Fees for planning applications made are prescribed under the Town and Country
Planning (Fees for Applications) (Scotland) Amendment Regulations 2025, a further
update to these regulations will be presented to the Scottish Parliament for
implementation in April which will see a further increase in the statutory fees that are
charged for planning applications and related consents.
3.7. The amendment regulations also allow for Local Planning Authorities to apply
discretionary charging for some services including:-
the variation, discharge or approval of conditions attached to a grant of planning
permission;
discussions undertaken in advance of the submission of an application - known
as pre-application enquiries;
the preparation of a processing agreement;
the recovery of costs relating to Masterplan Consent Area Schemes;
a non-material variation of a planning consent; and
a surcharge for applications where development has already taken place
("retrospective applications").
3.8. Currently, the Planning Service applies the discretionary charge for non-material
variations (£238 per request). The Service undertook significant benchmarking with
other authorities and reviewed potential service provision processes and standards to
enable us to introduce fees for conditions, retrospective surcharges and pre-
application enquiries as permitted under the above Regulations.
3.9. The aim of introducing discretionary fees is to provide income for services which are
currently offered at no cost but are resource intensive. As an example of this,
discharging conditions requires considerable review and response(s) by the Planning
Case Officer, as well as consultee input, administrative tasks and engagement with
customers.
3.10. Introducing surcharges on applications that are submitted in retrospect would also
deter unauthorised development, and recover costs associated with the enforcement
duties that often arise from development that has proceeded without the prior consent
of the Planning Authority.
3.11. With regard to pre-application advice, the current uptake for this is relatively low for
proposals that relate to householder and minor applications but significantly higher for
complex local, major or national proposals. Introducing charges would not reduce the
demand for pre-application advice.
3.12. However, it would provide an income that recognises the high-quality service that is
provided by Council Officers and to some extent may deter speculative or poorly
prepared proposals, leading to more meaningful engagement.
3.13. Effective pre-application advice can also support delivery of development by leading
to a smoother application process and enhancing customer service.
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4. Updates and Next Steps 4.1. It is proposed that following a period of review to allow processes and procedures to be implemented, discretionary fees will be introduced for:- condition discharge retrospective application surcharge pre-application enquiries 4.2. Administrative processes that are necessary to introduce these charges are currently being progressed but as a first phase, the Planning Service would apply charges to the discharge of conditions and a surcharge to retrospective applications. The Regulations set out the specific fees for condition discharge at £119 per request, and retrospective applications at a 25% surcharge of the fee. 4.3. Pre-application advice services will include tailored advice in the form of tiered packages dependent on scale and complexity of the proposed development based largely on the Hierarchy of Development as defined in legislation, aligning with our adopted Scheme of Delegation. The scale of fees associated with this is outlined in Appendix 1. 4.4. Members are advised that the ongoing work to apply discretionary fees forms part of South Lanarkshire Council’s National Planning Improvement Framework Action Plan. It is therefore considered a priority project under the Service and Resource Plan going forward. It is also considered as a saving in the budget preparation and is in line with the relevant legislation for planning fees. 4.5. Members are therefore asked to note the proposed phased approach to introducing fees. Members will be regularly informed of any significant updates to service provision relating to this. 5. Employee Implications 5.1. At this stage, there are no employee implications in terms of the content of this report. 6. Financial Implications 6.1. Once introduced, the additional fees will generate income to support cost recovery and has been considered in the forthcoming budgets. 7. Climate Change, Sustainability and Environmental Implications 7.1. There are no climate change, sustainability, or environmental implications in terms of the content of this report. 8. Other Implications 8.1. The additional fees that would be introduced are discretionary. 9. Integrated Impact Assessment and Consultation Requirements 9.1. An integrated impact assessment has been prepared for this project which considers such implications. There is no statutory requirement to consult on the introduction of discretionary fees by a Planning Authority. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 13
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Link(s) to Council Values/Priorities/Outcomes Accountable, effective, fair, efficient, and transparent Fair, open and sustainable Previous References South Lanarkshire Council - 25 February 2026 List of Background Papers The Town and Country Planning (Fees for Applications) (Scotland) Amendment Regulations 2025 Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- Fraser Carlin, Head of Planning and Regulatory Services fraser.carlin@southlanarkshire.gov.uk 14
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Appendix 1: Discretionary Fees for Planning Applications and Advice Services PHASE 1 SERVICE FEE What's Included Condition Discharge £119 Figure set by National Regulations and allows a charge to be applied for the discharge of Conditions attached to a Planning Consent. Retrospective Surcharge 25% of application fee Additional charge to the normal planning fee to encourage applicants to seek consent in advance. High Hedge Increase fee to £600 Introduce fee for the initial site visit - take the £600 fee initially and return £500 if not a hedge, so effectively £100 for the initial site visit. 15
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PHASE 2 SERVICE FEE What's Included Prior Notification Pre-application 50% of application fee Written Response. This can relate to Agricultural Buildings, Telecoms Masts and a range of small scale forms of development. Householder Pre-application £100 Written Response Local Housing 1-4 Units Pre-application £500 Written Response Case Officer/Team Leader Meeting Unaccompanied Site Visit Local Housing 5 or More Pre-application £2,500 Written Response Case Officer/Team Leader Meeting* Planning and Council Consultee Meeting** Unaccompanied Site Visit Local Energy Pre-application 50% of application fee Written Response Case Officer/Team Leader Meeting* Planning and Council Consultee Meeting** Unaccompanied Site Visit All Other Local Development Pre- application £1,500 Written Response Case Officer/Team Leader Meeting* Unaccompanied Site Visit Major/National Pre-application £10,000 Written Response Case Officer / Team Leader Meeting x3* Planning and Consultee Meeting** Accompanied Site Visit 16
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Major/National Energy Guidance £10,000 Written Response Case Officer / Team Leader Meeting x3* Planning and Consultee Meeting** Accompanied Site Visit ADDITIONAL SERVICE COSTS SERVICE FEE Additional Meeting Local - Case Officer/TL £500 Additional Meeting Local - Consultees £1,500 Additional Meeting Major - Case Officer/TL £1,000 Additional Meeting Major - Consultees £2,500 *Team Leader (TL) or Area Manager as available **Consultees as required 17
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Report Agenda Item Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Subject: South Lanarkshire Council National Planning Improvement Framework 2025 1. Purpose of Report 1.1. The purpose of the report is to:- [purpose] advise members of the processes followed and endorsement provided in relation to the Planning Performance Report and Action Plan for South Lanarkshire within the context of the National Planning Improvement Framework 2. Recommendation(s) 2.1. The Committee is asked to approve the following recommendation(s):- (1) that the content of the report be noted. 3. Background 3.1. The Planning (Scotland) Act 2019 introduced a new statutory requirement for planning authorities to annually report on their performance and prepare an improvement action plan known as the National Planning Improvement Framework (NPIF). 3.2. South Lanarkshire Council was involved in Cohort 3 of the National Planning Improvement Framework 2023/24 process. This involved preparing a self-assessed report of how the Planning Service performed against 12 attributes of a high-quality planning service, based upon 5 themes of people, culture, tools, engagement, and place; and a supporting improvement action plan. 3.3. This report replaced the previously submitted Planning Performance Framework, (last submitted for the year 2022/23). Both documents can be found on the Improvement Service website and on our Council webpage at: Planning and building standards - South Lanarkshire Council. 3.4. Undertaking the self-assessment enabled the Planning Service to review current practice, identify strengths and weaknesses giving nationally measured scores on performance, and establish actions for improvement to support delivery of a high- quality planning service. 3.5. The scores and action plans for continuous improvement were then discussed as part of a peer collaborative review workshop involving a range of stakeholders and customers engaged with the Planning Service in May 2025. Following this meeting, the report was submitted to the National Planning Improvement Champion for Scotland 4 19
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who has since endorsed this and the finalised action plan. This has also been shared with the Minister for Public Finance, who has responsibility for planning within Scottish Government, and it is published on the Improvement Service website. 3.6. As this set out proposed improvements for the year 2023-24 some initial actions have been met, with longer terms plans in progress. The status of the improvement actions was then reported on for the second NPIF update for the period of 2024-25. In this the Planning Service outlined significant project work which was undertaken to review and improve on the service provision including staff recruitment and skill development, digital technology improvements, enhanced customer engagement and supporting the delivery of quality places. 3.7. As an example, a case study of our improvement has been prepared demonstrating the success of appointing specialists to support continuous improvement within the Planning Service. These roles - including a Planning Performance Team Leader, Developer Obligations Officer, Data Analysts, and a Technical Support Officer are working towards delivering targeted improvements such as streamlined processes, enhanced data capability, better management of developer contributions, and strengthened digital tools. 3.8. Overall, the specialist roles intend to increase consistency, free up planning officer capacity, improve decision-making timescales, and foster a culture of continuous improvement. This is further supported by investment in IT infrastructure, with significant training underway on our Uniform systems and advancing GIS and PowerBI provision. 3.9. The Performance Report and Improvement Action Plan highlighted significant progress in strengthening customer engagement across the Planning Service. A comprehensive suite of engagement methods has been developed to ensure that all stakeholders involved in the Local Development Plan (LDP) process are reached effectively, including the embedding of the Place Standard Tool as a core element of the engagement framework. 3.10. These activities were presented to South Lanarkshire Council in December 2025 as part of the Evidence Report, demonstrating a more robust approach to identifying local place-based issues for consideration in the next LDP. 3.11. Further enhancements have been made through the expansion of digital engagement. The online “Let’s Talk Place” survey generated approximately 1,000 responses, providing valuable insights into community priorities. In addition, targeted communications through social media, direct email, and the Council website supported awareness-raising and consultation on topic papers. 3.12. Collectively, these efforts reflect the extensive engagement undertaken by the Planning Service in support of the preparation of the Evidence Report for LDP3, and how we continue to develop customer engagement. In line with continuous improvement surrounding engagement, a Developers Event will be held by the Planning Service later in the year attended by small, medium and large house builders to discuss call for sites and provide updates to processes and procedures going forward. 3.13. The National Planning Improvement Champion compiled a report on our improvement actions which can be found here: Planning and building standards - South Lanarkshire Council. This was endorsed in December 2025. 20
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4. Updates and Next Steps 4.1. Members are advised of this ongoing work as part of the National Improvement Framework and will be regularly informed of any significant updates to service provision. 4.2. Year 3 of the NPIF process will commence in September 2026, with updates to the action plan being the main focus of the next submission. The Planning Service continues to work on the improvement actions, with continuous improvement at the forefront of service delivery. 4.3. Members are asked to note the outcomes of the NPIF and support the action plan. 5. Employee Implications 5.1. There are no employee implications in terms of the content of this report. 6. Financial Implications 6.1. There are no financial implications in terms of the content of this report. 7. Climate Change, Sustainability and Environmental Implications 7.1. There are no climate change, sustainability, or environmental implications in terms of the content of this report. 8. Other Implications 8.1. To ensure that there is no risk of being in breach of legislative requirements and to ensure compliance with good governance principles, the political management arrangements supporting documentation require to be kept under review. 9. Integrated Impact Assessment and Consultation Requirements 9.1. This report does not introduce a new policy, function, or strategy, or recommend a change to an existing policy, function, or strategy and, therefore, no impact assessment is required. 9.2. Consultation was not required to be carried out, however, benchmarking with another Planning Authority has taken place. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 Link(s) to Council Values/Priorities/Outcomes Accountable, effective, fair, efficient, and transparent Fair, open and sustainable Previous References None List of Background Papers South Lanarkshire Council National Planning Improvement Framework Endorsed South Lanarkshire Council Improvement Action Plan Copy of Letter of Endorsement from National Planning Improvement Champion 21
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Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- Fraser Carlin, Chief Planning Officer E-mail: fraser.carlin@southlanarkshire.gov.uk 22
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Report Agenda Item Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0584 Proposal: Erection of 1.5 storey dwellinghouse with associated works Site Address: Land 50m East of Gainerhill Lodge Muirkirk Road Strathaven Applicant: L Simpson and I Clelland Agent: Moving Still Architecture 68 Bridge Street Dollar Ward: 05 Avondale and Stonehouse Application Type: Detailed Planning Permission Advert : East Kilbride News - 20 August 2025 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 5 23
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee under Section 4B(17)(e) of the adopted Scheme of Delegation 2024 as the Head of Planning and Regulatory Services, in consultation with the Chair of the Planning Committee, has determined it raises policy issues meriting consideration by the Planning Committee. 2. Site Description 2.1. The application site is located within the designated rural area approximately five kilometres south-west of Strathaven. The application site is accessed off Muirkirk Road and currently contains a temporary residential accommodation structure, stables, an arena and a storage shed. 2.2. The proposed 3-bedroom dwellinghouse and ancillary building would be located on relatively flat land on the east side of the site and the existing storage shed would require to be removed to accommodate this. The land surrounding the site is agricultural in nature. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of a 1.5 storey dwellinghouse, ancillary building and associated works on land 50m east of Gainerhill Lodge, Muirkirk Road, Strathaven. 3.2. The proposed 3-bedroom dwellinghouse and an ancillary building, the latter of which would accommodate an outdoor storage area and kitchen would utilize the existing access. The proposed materials would be stone walls, metal cladding and roof and in design terms the proposed dwellinghouse would incorporate relatively large dormer features. 4. Relevant Planning History 4.1. Planning consent (reference P/19/1113) was granted in July 2021 for the erection of a stables facility to include indoor arena, stables, office/welfare facilities and temporary residential accommodation. 4.2. At this time consent for the accommodation was issued for a two year period only and, as such, the consent expired in July 2023. The proposed stables and arena were never constructed and the temporary accommodation and stable building formed did not match the planning approval. 4.3. The applicant continued to reside at the property and in February 2024 sought planning permission to form a permanent dwelling at the site (reference P/24/0222). Further to advice from the Planning Service that this was unlikely to be considered acceptable in planning policy terms at the time, they withdrew the application. 4.4. Planning consent (Reference P/24/0305) was granted in July 2024 for the use of a modular building as temporary residential accommodation associated with an equine business for a temporary period of 2 years. 4.5. It should be noted that the current planning application was presented to the Planning Committee on 27 January 2026 and the decision was deferred to allow consideration of additional information. 24
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5. Supporting Information 5.1. The agent has submitted the following information to support the application:- Planning and Design Supporting Statement Business Plan Labour Report Supplementary Information/Business Accounts 6. Consultations 6.1. Environmental Services – No objection subject to the imposition of standard advisory notes relating to noise and septic tank. 6.2. Roads, Transportation and Fleet Services – No objection subject to the imposition of planning conditions relating to parking and electric vehicle charging points. 6.3. Scottish Water – No objection. 7. Representations 7.1. Following statutory neighbour notification and advertisement in the local press in respect of non-notification of neighbours, no letters of representation were received. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 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 14 - Design, quality and place Policy 17 - Rural homes Policy 29 - Rural development 8.3. South Lanarkshire Local Development Plan 2 (SLLDP2) (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking SLLDP2 Volume 2 Policies Policy DM1 – New Development Design Policy GBRA1 - Rural Design and Development Policy GBRA10 - Accommodation Associated with an Existing or Proposed Rural Business 25
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9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Introduction The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development, its layout, siting and design, and an assessment of technical matters. The policies contained within National Planning Framework 4 (NPF4) and the South Lanarkshire Local Development Plan 2 (SLLDP2) are the main considerations in this case, together with an assessment of any other material planning considerations. 10.2. Principle of Development NPF4 Policy 17 Rural Area is of particular relevance. In general terms it comments that development proposals for new homes in rural areas will be supported where the development is suitably scaled, sited and designed to be in keeping with the character of the area. Specifically, it comments that a new property can be supported if it is demonstrated to be necessary to support the sustainable management of a viable rural business and there is an essential need for a worker to live permanently at or near their place of work. It is noted that a business plan and labour report have both been submitted in support of the proposal. 10.3. Similarly, Policy 4 – Green Belt and Rural Area of SLLDP2, together with Policy GBRA10 - Accommodation Associated with an Existing or Proposed Rural Business, requires proposed developments in green belt locations to be for agricultural, forestry, recreation or other uses generally appropriate to the countryside and resist isolated and sporadic development. In respect of the provision of a permanent dwellinghouse, Policy GBRA10 requires that the business has been established on site for at least two years and that a new dwellinghouse should be commensurate with the functional requirements of the business operation. 10.4. It is acknowledged that it would appear that some form of equine business has been operating from the site for over 2 years. The initial information that was submitted in relation to how long the business has been operating, and the previous revenue did not appear to match what is publicly available, nor does that business plan accord with the income and costings detailed in the submitted accounts. 10.5. Subsequently, additional information including accounts for previous years of the business have been provided. Several points in the multiple years of accounts are not consistently included or vary significantly (i.e. insurance costs, shareholder dividends, rental income). The income and staff costs are however included in every set of accounts provided. 10.6. Based on the information submitted it is noted that in 2023 there was a £1,000 net profit, in 2024 a £16,129 net profit and in 2025 a net profit of £4,409. In a series of partial accounts for 2025/2026 the submitted information is showing a profit of £13,456 for the first 9 months of the financial year. Comparing the profits to staff costs, it is noted that in the 2023 accounts there were no staff costs, in 2024 staff costs were £9,417 and that this rose to £40,220 in 2025 (the year that profits dropped). The partial accounts for the 2025/2026 tax year again show reduced staff costs of £5,800 (with partial profits increasing again). 10.7. The figures submitted appear to illustrate a business which only generates significant profit if a reduced salary is taken by the owner/employees. Using the 2025 salary amount for both 2023 and 2024 would have resulted in a net loss in both those years. 26
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It is therefore considered that the business has failed to demonstrate profitability for the two years preceding the application. The submitted information does not demonstrate that the business will become viable in the long-term and, on balance, it is considered that the existing business at this stage would be unlikely to fund the construction of a permanent dwellinghouse. 10.8. It is also considered that the labour report figures that have previously been presented do not appear to be based on any official document (in fact the content contradicts the financial account details provided subsequently) and it is noted that the total number of horses and stables is relatively low in relation to both what is quoted in the submitted business plan and what would be required to necessitate a full-time employee to live on site. 10.9. As such, based on all the submitted information, it cannot be satisfactorily demonstrated at this time that the business necessitates the provision of a permanent dwelling house for a key worker at this location as required by Policy 17 of NPF4 and Policy 4 and GBRA10 of SLLDP2. As a result, the proposed development would represent isolated and sporadic development within the rural area and the principle of the proposed development is therefore unacceptable in planning policy terms. 10.10. The application site is located within the rural area and the proposed dwellinghouse fails to meet any of the appropriate criteria. No specific locational need for a detached dwelling house and ancillary building has been demonstrated. It is sporadic development which does not result in significant visual and environmental benefits to the area. Therefore, the proposal is considered to be contrary to Policy 17 of NPF4 and Policy 4 of South Lanarkshire Local Development Plan 2. 10.11. Siting and Design With regard to siting and design considerations, Policy 17 of NPF4 requires proposed developments within the rural area to be designed to ensure they are of an appropriate scale, massing and external appearance and to be compatible with the surrounding established countryside and landscape character. Policy 14 of NPF4 relates to liveable places. 10.12. Policy 14 sets out that all development should be designed to improve the quality of an area and be consistent with the six qualities of a successful place: healthy, pleasant, connected, distinctive, sustainable, and adaptable. Development proposals that are poorly designed, detrimental to the amenity of the surrounding area or inconsistent with the six qualities of successful places, will not be supported. 10.13. Policies 5, DM1 and GBRA1 of SLLDP2 require proposed developments to be appropriately designed and scaled in the context of the location in which they are to be sited. While the proposed individual house type design could arguably be considered to be partly reflective of the immediate area, the proposed development would result in a suburban development in the rural area which is considered to negatively affect the landscape character and setting of the area as a result. Overall, this would be unacceptable in terms of layout, siting and design and it is considered that the proposal is not consistent with Policies 5, DM1 and GBRA1 of the South Lanarkshire local development plan. 10.14. Climate Change and Biodiversity 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 development is proposed in an isolated location and appropriate 27
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justification has not been provided for the siting of the development at this location. The proposed development is therefore considered to be an unsuitable proposal in an unsustainable location and fails to comply with the provisions of Policies 1 and 2 of NPF4 or Policy 2 of SLLDP2. 10.15. Conclusion Given the above, it is considered that the proposed development has not been appropriately justified in policy terms with regards to its rural area location and that there is therefore no justification for a new dwellinghouse at this site. The proposal would have an adverse impact upon the wider amenity of the area, being an unjustified rural area development. The proposal would also be unsustainable in the rural area, failing to address climate concerns and generating increased private car trips and their associated greenhouse gasses and emissions. As such, the proposal would not comply with the relevant policies of the adopted development plan (NPF4 and SLLDP2) and it is therefore recommended that planning consent is refused. 10.16. The proposed development fails to adhere to the provisions of National Planning Framework 4, with specific regard to Policy 17 and additionally, the proposal also fails to comply with the South Lanarkshire Local Development Plan 2, with specific regard to Policies 4, 5, DM1, GBRA1 and GBRA10. As such, it is recommended that the application is refused. 11. Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- Refuse for the following reasons:- 01. The proposal would be contrary to Policy 17 – Rural Homes of National Planning Framework 4 (2023) as it has not been satisfactorily demonstrated that the proposals comply with the criteria contained within the policy relating to the provision of a new dwellinghouse in the countryside and, as such, would not facilitate the provision of an appropriate rural dwelling house. 02. The proposal would be contrary to Policy 4 - Green Belt and Rural Areas and Policy GBRA10 - Accommodation Associated with an Existing or Proposed Rural Business of the South Lanarkshire Local Development Plan 2 (2021) as it relates to isolated, sporadic development in the countryside and it has not been appropriately justified in terms of being development which would require to be located within the green belt. 03. The proposal would be contrary to Policy 5 - Development Management and Placemaking, Policy DM1 - New Development Design, Policy GBRA1 - Rural Design and Development and Policy GBRA10 - Accommodation Associated with an Existing or Proposed Rural Business of the South Lanarkshire Local Development Plan 2 (2021) as it would result in suburban development and would not be commensurate with the functional requirements of an agricultural worker's dwelling house. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 28
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Background Papers Further information relating to the application can be found online:- P/25/0584 | Erection of 1.5 storey dwellinghouse with associated works | Land 50M East Of Gainerhill Lodge Muirkirk Road Strathaven ML10 6RE 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 29
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Report Agenda Item Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0782 Proposal: Construction of Battery Energy Storage System (BESS) with generating capacity of up to 500MW and associated infrastructure (Consultation from Scottish Ministers under Section 36 of the Electricity Act 1989) Site Address: Land at Muttonhole Road, Hamilton Applicant: Cadzow Energy Storage Limited Agent: AECOM Ward: 18 – Hamilton West and Earnock Application Type: Section 36 Consultation Advert Type: Not applicable Development Plan Compliance: Yes Departures: N/A Recommendation: 1. That the Scottish Government Energy Consents Unit is informed that South Lanarkshire Council has no objection to the granting of consent under Section 36 of the Electricity Act 1989; and 2. That the Head of Planning and Regulatory Services be authorised to undertake any discussions with the Scottish Government Energy Consents Unit, if required, including in relation to conditions to be attached to the consent. Legal Agreement: None Direction to Scottish Ministers N/A 6 31
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1. Reason for Report 1.1. This report relates to a consultation on an application that has been made to the Scottish Government under Section 36 of the Electricity Act 1989 and which in the opinion of the Head of Planning and Regulatory Services raises issues that have policy implications that are worthy of consideration by the Planning Committee 2. Site Description 2.1. The application site is located on the northern side of Muttonhole Road approximately 1km to the south side of the built-up area of Hamilton. The nearest residential properties comprise a group of seven houses (together with a caravan storage facility and a cattery) that lie around 250m to the southeast of the site on the opposite side of Muttonhole Road. 2.2. Strathaven Electricity Substation is approximately 1.5km to the northwest of the site. There are overhead power lines immediately to the north of the site which feed into the substation. A single wind turbine is found 400m to the southeast of the site while Blantyre Muir windfarm is located 3km to the west. 2.3. The site lies within an area of agricultural land within Cornhills Farm. The land is open in nature and is adjacent to the Limekiln Burn to the east. There is a designated core path/right of way which runs approximately 250m to the west along an existing access and field boundary before it connects with a path along the existing access to Cornhills Farm. There is a small mature woodland directly opposite the site. 3. Description of Proposed Development 3.1. An application has been made to the Energy Consents Unit (ECU) within the Scottish Government under Section 36 of the Electricity Act 1989. The application will be determined by Scottish Ministers and the Council is a statutory consultee in this process. 3.2. The proposed development comprises a Battery Energy Storage System (BESS) and ancillary infrastructure with a generating capacity of 500MW. The development would store and release energy to the local distribution network when required by the National Grid at times of peak demand. It comprises the following main elements:- 286 x battery storage containers approximately 2.8m in height 143 x medium voltage transformer units approximately 3m in height 10 x medium voltage switch rooms approximately 3.5m in height 400kV substation 3 x static water tanks drainage detention basin CCTV, lighting columns and gated access site control room 2.4m security fencing 3.3. The proposed development lies on a shallow slope which runs from south to north and, as a result, a limited amount of cut and fill will be required to create a series of level platforms; they would terraced down the slope with the connecting access tracks. The general surface of the main site will be unbound stone, type 1 or similar. 3.4. The site has been designed to be impermeable and would have the potential to store all water runoff in the event of a fire. A detention basin is located in the northeast corner of the site. 32
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3.5. Access to the site would be via the A723 that is located 500m to the east and then directly from a new access point onto Muttonhole Road. A secondary emergency access connecting to the existing farm access would be provided. 3.6. The grid connection element of the proposed development comprises of an underground electrical cable connection to the national electricity transmission system operated by SP Transmission at Strathaven substation. The cable circuit would run in a north-westerly direction over agricultural land adjacent to Muttonhole Road, before heading north and extending into the site of the substation. 4. Relevant Planning History 4.1. None 5. Supporting Information 5.1. The applicants have submitted several supporting documents with the application as set out below:- Historic Environment Desk Based Assessment Landscape and Visual Appraisal (LVA) Noise Impact Assessment Pre-Application Consultation Report Planning Statement Transportation Assessment Ecological Impact Assessment Drainage Strategy Outline Landscape Plan 6. Consultations 6.1. The Council is a consultee in the Section 36 application process. The views of other services have been sought and they are summarised below. 6.2. West of Scotland Archaeology Service (WoSAS) – No objection subject to conditions. Response: The suggested wording for these conditions can be seen in section 11 of the report. 6.3. Roads Development Management Team – No objection subject to conditions in relation to sightlines, the submission of a Construction Phase Traffic Management Plan and Roads Dilapidation Survey and the Bridge Assessment along the delivery route. A Section 96 agreement will also be required to ensure any damage to the road network is addressed by the developer. Response: Noted. The suggested wording for these conditions can be seen in section 11 of the report. 6.4. Environmental Services – Have advised that an up-dated Noise Impact Assessment will be required to show standard noise limits can be achieved. Response: Noted. Conditions to address noise impact arising from the proposed development can be seen in section 11 of the report. It may be that the ECU will seek to address this matter before determining the application. 7. Representations 7.1. The ECU is responsible for carrying out publicity on the application. Any representations are sent directly to the ECU for consideration in its assessment of the Section 36 application. The Energy Consents Unit website indicates no representations have been submitted in respect of the proposed development. 33
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8. Development Plan 8.1. The application has been submitted to the Scottish Government under Section 36 of the Electricity Act 1989. A planning application is required to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. However, for Section 36 applications the Development Plan has the status of a material consideration which is required to be taken into account by the Scottish Ministers in the determination of the application. 8.2. The Council has been consulted in its role as the Planning Authority for the area in which the application site is located and therefore the Council’s response to the consultation request is required to be informed by an assessment against the provisions of the Development Plan. Other material considerations pertinent to the application may also be considered. The Development Plan comprises the South Lanarkshire Local Development Plan 2 adopted in April 2021 and National Planning Framework 4 adopted by the Scottish Government in February 2023 8.3. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 4 - Natural places Policy 7 - Historic assets and places Policy 8 – Green belt Policy 11 - Energy Policy 22 - Flood risk and water management Policy 29 - Rural development 8.4. South Lanarkshire Local Development Plan 2 (2021) The application site and associated proposals are affected by the following policies contained in the South Lanarkshire Local Development Plan 2 (SLLDP2):- SLLDP2 Volume 1 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking Policy 8 – Employment Policy 14 - Natural and Historic Environment Policy 15 - Travel and Transport Policy 16 - Water Environment and Flooding Policy 18 - Renewable Energy Policy ICD1 – Strategic Investment Locations 9. Guidance 9.1. South Lanarkshire Council (SLC) Supporting Planning Guidance Renewable Energy (January 2021). 34
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10. Assessment and Discussion 10.1. This application has been submitted to the Scottish Government under Section 36 of the Electricity Act 1989 as it is development with a generating capacity of over 50MW. In this instance, South Lanarkshire Council is a consultee to the application process and is not the Consenting Authority. 10.2. Climate Change In terms of the adopted National Planning Framework 4, Policies 1 and 2 seek to encourage, promote, and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. Policy 2 ‘Climate Change’ of the SLLDP2 states that proposals for new development must, where possible, seek to minimise and mitigate against the effects of climate change. The proposals are for a form of renewable energy development and, therefore, intrinsically support minimising the effects of climate change through greener energy generation. It is, therefore, considered that the principle of the development accords with Policies 1 and 2 of NPF4 and SLLDP2 Policy 2. 10.3. Principle of Development The site is located within the designated green belt. Policy 8 - Green Belts in NPF4 sets out the types of development that would be supported in the green belt and this includes essential infrastructure. In turn this is defined in NPF4 as including all forms of renewable, low-carbon and zero emission technologies for electricity generation and distribution and transmission electricity grid networks and primary sub stations. The general principle of this proposal is therefore acceptable when assessed against green belt policy. 10.4. The policy also requires that developments should meet the following requirements:- reasons are provided as to why a green belt location is essential and why it cannot be located on an alternative site out with the green belt; the purpose of the green belt at that location is not undermined; the proposal is compatible with the surrounding established countryside and landscape character; the proposal has been designed to ensure it is of an appropriate scale, massing and external appearance, and uses materials that minimise visual impact on the green belt as far as possible; and, there will be no significant long-term impacts on the environmental quality of the green belt. 10.5. The proposals would contribute to the wider energy network and reflect the vision of the Scottish Governments Draft Energy Strategy and Just Transition Plan which supports a range of technologies which provide sufficient generation and interconnection to meet energy demand, including solar farms and battery storage. The development plan also provides support for all form of renewable energy infrastructure. Nevertheless, this general policy support is qualified by the detailed criteria set out above and therefore each proposal must be considered on its merits to ensure the location and design of the development is acceptable. 10.6. SLLDP2 Policy 4 - Green Belt and Rural Area states that the purpose of the green belt is to direct development to the most appropriate locations and support regeneration, protect and enhance the character, landscape setting and identity of the settlement, and protect and provide access to open space. Policy GBRA2 sets out uses that are considered appropriate in the green belt and they include renewable energy proposals where they accord with Policy 18. 35
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10.7. Policy 11 – Energy of NPF4 states that development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. This includes energy generation through wind farm development, solar arrays and energy storage (such as battery storage). Detailed criteria that should be considered when designing projects are set out. When considering these impacts, significant weight will be placed on the contribution of the proposal to renewable energy generation targets and on greenhouse gas emissions reduction targets. In terms of the matters that are within the remit of the Council as a consultee on the application, these include:- impacts on communities and individual dwellings, including residential amenity, visual impact and noise significant landscape and visual impacts public access, including impact on long distance walking and cycling routes and scenic routes impacts on road traffic and on adjacent trunk roads, including during construction cumulative impact 10.8. In terms of the adopted South Lanarkshire Local Development Plan 2, Policy 18: Renewable Energy states that applications for renewable energy infrastructure developments will be supported subject to an assessment against the relevant criteria and requirements set out in the Assessment Checklist for Renewable Energy Proposals found in Policy RE1 Renewable Energy. Renewable energy proposals should also take into account the considerations, criteria and guidance contained within the Supporting Planning Guidance (SPG) on Renewable Energy. These are broadly similar to the criteria in NPF4 Policy 11. The SPG recognises that BESS systems can be co-located alongside wind or solar farms in the countryside, or in urban areas close to grid supply points. Proposals will be assessed on their merits against the relevant policies of the development plan and any relevant criteria in the renewable energy assessment checklist. 10.9. An assessment against all of the criteria described above is set out as follows. 10.10. Locational Need As noted above, the proposal represents essential infrastructure which is an appropriate use in a green belt location. The applicants have advised that a detailed site selection process was undertaken for this proposal, from initial conception through to final design seeking planning permission. A significant consideration was gaining access to the local electricity grid. In that respect the proximity to the nearby Strathaven substation with capacity to support the BESS was a key factor in site selection. It is also of an appropriate size to accommodate drainage infrastructure and landscape screening. The host landscape has no designation and there are no designated heritage assets within or surrounding the site. It is considered this shows the identification of the site is a logical culmination of the site selection process. 10.11. Visual Amenity and Residential Amenity The proposal would not be visible from the nearest built-up area in Hamilton to the north due to the intervening topography and existing landscaping. There are a small number of properties in the local vicinity, and they have been included in the Landscape and Visual Impact Assessment (LVIA) submitted with the application. During construction visual effects are judged to be Major Adverse for the nearby properties, however, in the longer term this impact would be mitigated by the proposed landscaping enhancement submitted with the application. 36
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10.12. The proposed development is set within a wider landscape context of existing powerlines, wind turbines and Strathaven substation. As a result, it would not be out of keeping with the local landscape character. The siting of the structures has been designed to minimise their intrusion on the surrounding environment. Proposed planting including dense areas of trees and woodland around the boundary of the site would provide long term visual screening. Views from within the wider study area would be relatively localised and limited in some instances by the presence of intervening landform and vegetation. 10.13. The A723 runs from north to south between Hamilton and Strathaven and is the main arterial road within the landscape. This transport corridor lies to the east of the site and is obscured slightly by the elevated land directly adjacent to the site. However, the views experienced by road users typically comprise open vistas across the rolling agricultural landscape to the site and beyond. Nevertheless, the lowest point of the site is at the northwest corner where it slopes away towards Muttonhole Road. The site is flanked by pockets of scrub vegetation and intermittent hedgerows. In addition, the landscape views from the A723 are dominated by the overhead power lines. The proposal would be viewed by passing motorists. However, the impact would be very limited in time while, as noted earlier, the character of the area is already marked by other energy infrastructure. There is a core path within the vicinity however the proposed mitigation would limit the impact on walkers on this route. Overall, it is concluded there would not be a significant long term visual impact. 10.14. Landscape Character and Impact on the Natural Environment The impacts of the proposed development on the natural environment and landscape character of the area have been assessed in full through the LVIA. The wider landscape is characterised by a landform context of gently undulating agricultural land with small field patterns with some intact tree belts and the visual influence of urban areas to the north. The character of the surrounding area is however influenced by human intervention which includes the other renewable energy infrastructure and overhead lines referenced earlier. 10.15. The application site is not located in any local or national landscape designations. The National Landscape Character Types published in 2019 by NatureScot shows the site as being within a Plateau Farmland Landscape Character Type (LCT). Characteristics of the LCT include extensive, open, flat or gently undulating landform; the dominance of pastoral farming; medium-scale fields with distinct patterns due to hedging; overhead power lines and wind farms; and tree belts and hedgerow boundaries. The application site and the local surrounding area strongly reflect these characteristics, however, the presence of the Strathaven substation, related infrastructure, and the gradual urban extensions on the outskirts of Hamilton have significantly altered the landscape. 10.16. The LVA submitted in support of the application concludes that while some effects would be medium in magnitude within the site and its vicinity, these effects are relatively localised and that there is capacity for this low or low-medium sensitivity landscape to accommodate the proposed development without causing unacceptable landscape or visual harm to the wider surrounding landscape, this being assessed within the context of the existing substation and overhead power lines which are present within the landscape which immediately surrounds the site. The physical reprofiling of the site will be a permanent alteration, although not unique to the historic land use of the area. The mix of rural and urban uses will be increased with the addition of the proposed BESS but overall, it is not considered that this would significantly degrade the character of the LCT. 37
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10.17. Having assessed this aspect of the proposed development, it is on balance considered that these impacts are of a localised nature and that, as such, subject to appropriate conditions relating to the proposed landscaping of the site, the proposed development can be reasonably justified against this aspect of Policy 11. 10.18. In considering these various issues, while it is accepted that the proposed development lies within an area of green belt and urban fringe and would increase the extent of the built form within the area, this is not considered to be a significant issue given the relatively small-scale nature of the proposed development which will not adversely impact upon the existing pattern of development in the wider area or the setting of Hamilton. The proposed development is relatively well screened by existing mature vegetation and whilst visible, it would not demonstrably alter the existing views into and across the area and it is not therefore considered that the development would present itself as a visually dominant feature in the surrounding landscape. 10.19. In conclusion, the landscape assessment which has been undertaken in support of the application has identified that there would be limited non-significant landscape and visual effects within a localised area surrounding the proposed development site. Furthermore, the proposed development will be viewed alongside large-scale energy infrastructure features already in the wider landscape and has been assessed against the degraded baseline. As such, it is not considered that the proposed development will give rise to any significant or adverse landscape or visual impacts. Any impacts would be mitigated to a large extent by the new planting once it is established. In addition, it is considered the proposals are acceptable in terms of its impact on the function of the green belt in this area. 10.20. Road Safety Roads, Transportation and Fleet Services have not objected to the proposed development and are satisfied that any outstanding matters can be addressed by condition, the suggested wording for which can be seen in section 11 of the report. 10.21. Biodiversity An Ecological Impact Assessment has been carried out and submitted with the application. It concludes that there would be no adverse impacts on biodiversity as a result of the proposal. In addition, it shows how the design of the proposed layout has been informed by the conclusions of this assessment and proposes a range of nature- based solutions to mitigate the proposal and enhance biodiversity through the provision of woodland and hedgerows. Once the reinstated hedgerow and woodland planting is established, the apparent scale of the proposed development would become less noticeable within the landscape with the woodland block and hedgerow planting reinforcing the pattern of landscape elements present within the immediate and wider landscape. In addition, it is noted NatureScot have no objections to the proposal. 10.22. Water and Flood Risk The proposed development is not considered to give rise to any water related or flood risk issues and, as such, the proposed development is considered to comply with the LDP policies covering this topic area. 10.23. Design It is considered that the proposed development represents a sustainable development which has been appropriately informed by all relevant technical and environmental constraints, and which also considers all criteria for sustainable design, where relevant to the nature of the proposed development. It has been shown there would be an appropriate alignment with regards to landscape and visual impacts, including the 38
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provision of appropriate landscape mitigation and biodiversity enhancement and, on balance, is compliant with the relevant LDP policies. 10.24. Conclusion In conclusion, the proposal supports renewable energy development and therefore acts as a logical extension to the existing energy infrastructure located near to the site without introducing an adverse cumulative impact. The site is in close proximity to the point of connection and other electrical infrastructure. The associated landscape and visual impacts from the proposed development would be insignificant. It is considered that the proposed development complies with the relevant policies of both the adopted National Planning Framework 4 and the adopted South Lanarkshire Local Development Plan 2. In particular, it is considered that it would not undermine the principles of the green belt in this location. It is recommended that the Scottish Government be notified that the Council has no objections to the application, subject to the conditions set out below and the conclusion of a legal agreement. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- 01. That the Scottish Government Energy Consents Unit is informed that South Lanarkshire Council has no objection to the granting of consent under Section 36 of the Electricity Act 1989 subject to the conditions listed below; and 02. That the Head of Planning and Regulatory Services be authorised to undertake any discussions with the Scottish Government Energy Consents Unit, if required, including in relation to conditions to be attached to the consent. Conditions 01. The development must be begun not later than the expiration of five years beginning with the date of this consent. Reason: To comply with section 58 of the Town and Country Planning (Scotland) Act 1997. 02. Written confirmation of the intended date of Commencement of Development shall be provided to the Planning Authority no later than one calendar month before that date. Reason: To allow the Planning Authority to monitor compliance with conditions and obligations attached to this planning permission as appropriate. 03. Except as otherwise required by the terms of this planning permission, the development shall be undertaken in accordance with the application, the planning drawings and all relevant documentation lodged by the applicant or their appointed agents in support of the application. For avoidance of doubt this includes any recommended or proposed measure to avoid, minimise or offset any identified potential impact of the development which is committed to or recommended in the application and its constituent assessments. Reason: To ensure that the development is carried out in accordance with the approved details. 39
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04. The applicant shall supply to the Planning Authority an annual written report confirming that the battery energy storage facility is importing and exporting electricity to the grid. If the battery storage facility fails to import or export electricity to the grid for a continuous period of 12 months, then unless otherwise agreed in writing with the Planning Authority, the applicant shall no later than one year after the last day of this 12-month period submit the site Decommissioning, Restoration and Aftercare Plan to the Planning Authority for approval and subsequent implementation. Reason: To ensure that if the development or part thereof becomes redundant the equipment is removed from the site, in the interests of safety, amenity and environmental protection. 05. The development will disconnect from the grid and cease to import or export electricity no later than the date falling 40 years from the date of Final Commissioning. The total period for decommissioning and restoration of the site in accordance with this condition shall not exceed 24 months after the date of cessation of electricity generation by the development without prior written approval of the Planning Authority. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 06. No development shall commence until a Decommissioning, Restoration and Aftercare Strategy has been submitted to and approved in writing by the Planning Authority. The Strategy shall include measures for the decommissioning of the development, restoration and aftercare of the site and will include, without limitation, proposals for:- a) The removal of the above ground elements of the development; b) The treatment of ground surfaces (including access tracks and hard standing areas and any sub surface elements including cabling to restore the site to its former condition, or other such condition as agreed; c) The phasing and timing of works, including any environmental management provisions; and d) Details relating to how the Strategy will be reviewed. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 07. No later than one year prior to decommissioning of the development or the expiration of the consent (whichever is the earlier) a detailed Decommissioning, Restoration and Aftercare Plan, based upon the principles of the approved Decommissioning Strategy, shall be submitted to the Planning Authority for written approval. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 40
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08. The detailed Decommissioning, Restoration and Aftercare Plan shall include (but not be limited to) provisions in respect of the following matters:- (a) a site waste management plan (dealing with all aspects of waste produced during the decommissioning, restoration, and aftercare phases); (b) details of the formation of new features required to facilitate the decommissioning and restoration including but not limited to the construction compound, welfare facilities, any areas of hardstanding, turning areas, internal access tracks, car parking, material stockpiles, oil storage, lighting columns, and any construction compound boundary fencing; (c) a dust management plan; (d) details of measures to be taken to prevent loose or deleterious material being deposited on the road network including wheel cleaning and lorry sheeting facilities and measures to clean the site entrances and the adjacent local road network; (e) a pollution prevention and control method statement, including arrangements for the storage and management of oil and fuel on the site; (f) soil storage and management; (g) a surface water and groundwater management and treatment plan, including details of the separation of clean and dirty water drains, and location of settlement lagoons for silt laden water; (h) sewage disposal and treatment; (i) temporary site illumination; and (j) the construction of any temporary access into the site and the creation and maintenance of associated visibility splays. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 09. The development shall be decommissioned, the site restored, and aftercare thereafter undertaken in accordance with the approved plan unless otherwise agreed in writing by the Planning Authority in advance. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 10. The development shall not commence until a bond or other form of financial guarantee in terms which secures the cost of performance of all decommissioning, restoration and aftercare obligations has been entered into between the applicant and the Planning Authority. Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the applicant. 41
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11. The value of the financial guarantee shall be agreed between the applicant and the Planning Authority or, failing agreement, determined (on application by either party) by a suitably qualified independent professional as being sufficient to meet the costs of all decommissioning, restoration and aftercare obligations. Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the applicant. 12. The financial guarantee shall be maintained in favour of the Planning Authority until the completion of all decommissioning, restoration and aftercare obligations. Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the applicant. 13. The value of the financial guarantee shall be increased (but not decreased) to take account of any variation in costs of compliance with decommissioning, restoration and aftercare obligations and best practice prevailing at the time of each review. Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the applicant. 14. The applicant should provide a Roads Dilapidation Survey of the construction traffic route on the non-classified roads. Each inspection shall be recorded in a report to include photographs, plans and descriptions of road conditions and this information shall be submitted to this Service for record purposes within 7 days of the survey being undertaken. The applicant will be responsible for repairing damage identified through the dilapidation surveys that are attributable to their operations and undertake all necessary repairs within timescales stipulated by the Council. Reason: To ensure that any damage to the local road network arising from the proposed development is repaired timeously and at no cost to the Council. 15. The entrance to this development should be via an access to the satisfaction of the Council. This should be of sufficient dimensions to ensure it can accommodate two HGV vehicles passing in opposite directions. The accesses to the site shall be of a bound material for a length of 15m to prevent loose material being brought onto the public road. Reason: To ensure that the proposed development is provided with a satisfactory means of access. 16. Within four months prior to abnormal loads being moved, the applicant shall submit, for the approval of the Council, reports covering Principal Inspections and Bridge assessments all undertaken in accordance with the Design Manual for Roads and Bridges for all local authority owned roads structures over which the abnormal loads may travel. Reason: To allow the Council to consider these matters in detail. 42
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17. Prior to the commencement of any works the applicant shall provide a Stage 1 road safety audit together with the Designer’s response, to support the permanent use of the site onto Muttonhole Road. Reason: To allow the Council to consider these matters in detail. 18. A visibility splay of 4.5m x 160m to the west is required and 4.5m x 120m to the east is required. Within these splays nothing over 1.05m (i.e. hedgerows, fences trees etc is permitted). Reason: In the interests of road traffic safety. 19. A detailed Construction Phase Traffic Management Plan (CPTMP) be submitted and approved, in writing by the Council, prior to work commencing. The CPTMP will require the following details:- 1) Proposed delivery route for HGV and construction vehicles. It is indicated that Muttonhole Road and the A723 will be used for the construction route, however, this is required to be confirmed. 2) The delivery route is required indicating all the structures the abnormal load delivery vehicles will pass over to allow the Structures Team to confirm, with regards to the abnormal loading of the vehicles, that the proposed delivery route is achievable. 3) Swept path analysis of the delivery route for the largest vehicle to be used on all roads which are adopted by South Lanarkshire Council (SLC). 4) Where vehicles will park during the construction stage. Reason: To allow the Council to consider these matters in detail. 20. The development shall not commence unless and until a detailed Construction and Environmental Management Plan (CEMP) containing site specific details of all on-site construction works, post-construction reinstatement, drainage and mitigation, together with details of their timetabling, has been submitted to, and approved in writing by, the Planning Authority. The CEMP shall contain a Pollution Prevention Plan (PPP) and details of:- a) site construction traffic routes and management; b) working hours; c) dust suppression measures; d) noise control measures; e) surface water run-off control measures to protect the active raised bog habitat from any dust during construction; f) measures to minimise any site run-off; g) measures to protect and monitor the water quality within the Black Burn; and h) all heavy construction work and all construction related lighting and vehicular movements within 750m of the Black Burn should be restricted to 2 hours before sunset and 2 hours after sunrise during the non-breeding period August to April inclusive. The CEMP and PPP shall be in line with SEPA standard guidance. The development shall be implemented in accordance with the approved CEMP and PPP unless otherwise approved in advance in writing by the Planning Authority in consultation with NatureScot. 43
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Reason: To ensure that all construction operations are carried out in a manner that minimises their impact on road safety, amenity and the environment, and that the mitigation measures contained in the application, or as otherwise agreed, are fully implemented. 21. No development shall commence until an updated Noise Impact Assessment, demonstrating that the noise limits set out in Conditions 22 and 23 can be achieved, has been submitted to the Council for their written approval. Reason: To protect the amenity and environment of the surrounding area and any potentially affected residential properties. 22. Between the hours of 08:00 and 20:00 the measured noise rating level emitted from the development (LAr,1hr) shall not exceed the background noise level (LA90,15 min) by more than 4dB within the curtilage of any pre-existing residential amenity area. This shall be measured in accordance with British Standard BS 4142:2014+A1:2019 - Method for Rating and Assessing Industrial and Commercial Sound. Reason: To protect the amenity and environment of the surrounding area and any potentially affected residential properties. 23. Between the hours of 20:00 and 08:00 the noise rating level emitted from the development (LAr,15 min) shall not exceed the background noise level (LA90,15min) by more than 4dB within the curtilage of any pre-existing residential amenity area. This shall be measured in accordance with BS 4142:2014+A1:2019 Method for Rating and Assessing Industrial and Commercial Sound. Reason: To protect the amenity and environment of the surrounding area and any potentially affected residential properties. 24. The external noise levels resultant from the development as they affect any pre- existing residential property shall comply with BS 8233:2014 Guidance on sound insulation and noise reduction for buildings as follows:- a) An LAeq,16hr of 55dB during daytime (07:00 – 23:00) in any garden amenity areas, when measured free-field. b) An LAeq,8hr of 45dB during night-time (23:00 – 07:00) in any garden amenity areas, when measured free-field. Reason: To protect the amenity and environment of the surrounding area and any potentially affected residential properties. 25. Internal Noise Rating Values from the installed services, shall not exceed NR25 between 23.00hrs and 07.00hrs, and NR35 between 07.00hrs and 23.00hrs. Reason: To protect the amenity and environment of the surrounding area and any potentially affected residential properties. 26. Before development commences on site, full details of the proposed landscaping scheme, which shall include provision for additional screen bunding along the eastern and western boundaries of the site, shall be submitted to the Council for their written approval. 44
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Reason: To allow the Council to consider these matters in detail. 27. No development shall take place within the development site as outlined in red on the approved plans until the developer has secured the implementation of a programme of archaeological works in accordance with a scheme of written investigation which has been submitted by the applicant, agreed with the West of Scotland Archaeological Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority, in discussion with WoSAS. Reason: To ensure that any unrecorded archaeological remains within the site are properly investigated and recorded. 12. Reasons for Decision 12.1. The proposed BESS is not considered to have any significant, adverse impact within the surrounding area; and accords with National Policy and the relevant provisions of the Development Plan and, therefore, allows a consultation response of no objection being made to the Scottish Government subject to the imposition of the attached, recommended environmental and transportation conditions. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 Background Papers Further information relating to the application can be found online:- https://publicaccess.southlanarkshire.gov.uk/online- applications/applicationDetails.do?activeTab=documents&keyVal=SYRLA0OP08N00 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 45
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Report Agenda Item Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0887 Proposal: Construction of Solar Photovoltaic Array with generating capacity of up to 85MW and associated infrastructure Site Address: Land East of Calderside Road, Blantyre, G72 9UF Applicant: Advanced Grid Solutions Limited Agent: Sustainability Unlimited LLP Ward: Ward 10 – East Kilbride East Ward 18 – Hamilton West and Earnock Application Type: Section 36 Consultation Advert Type: Not applicable Development Plan Compliance: Yes Departures: N/A Recommendation: 1. That the Scottish Government Energy Consents Unit is informed that South Lanarkshire Council has no objection, to the granting of consent under Section 36 of the Electricity Act 1989; and 2. That the Head of Planning and Regulatory Services be authorised to undertake any discussions with the Scottish Government Energy Consents Unit, if required, including in relation to conditions to be attached to the consent. Legal Agreement: The Scottish Government is also advised that any approval issued in respect of this application should be subject to the conclusion of a legal agreement(s) covering:- 1. Community Contributions Direction to Scottish Ministers N/A 7 47
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1. Reason for Report 1.1. This report relates to a consultation on an application that has been made to the Scottish Government under Section 36 of the Electricity Act 1989 and which in the opinion of the Head of Planning and Regulatory Services raises issues that have policy implications that are worthy of consideration by the Planning Committee. 2. Site Description 2.1. The application site comprises two separate areas of land covering a total area of approximately 80.6 hectares. The land is currently in agricultural use and forms part of the urban fringe between the eastern edge of East Kilbride and the western part of Hamilton. The established residential area of Calderwood is situated 1km west of the site while the western edge of the built-up area of Hamilton is approximately 1.3 km to the east of the site at its closest point (Hamilton International Technology Park) with the nearest housing around 1.6km distant. The immediate surrounding area is marked by scattered residential properties. 2.2. The largest of the two sections of the site is bounded to the north by the A725 East Kilbride Expressway, Calderside road to the west, Auchentibber Farm to the south and Sydes Brae to the east. A smaller area (the western boundary again formed by Calderside Road) is located to the south of the majority site with a separation distance of around 250m between them. 2.3. Ground levels vary between 112m and 199m above ordnance datum (AOD). An overhead power line traverses the entire site in a north-south direction. Strathaven substation on Muttonhole Road is approximately 3km to the east of the site while Blantyre Muir windfarm comprising 6 turbines is a similar distance to the south east. 2.4. The Rotten Calder lies halfway between the site and Calderwood and this corridor is marked by extensive established mature woodland. Several additional areas of woodland are found within the vicinity of the site together with established boundary hedgerows. Calderglen Country Park is around 750m to the south of the closest part of the application site. 3. Description of Proposed Development 3.1. An application has been made to the Energy Consents Unit (ECU) within the Scottish Government under Section 36 of the Electricity Act 1989. The application will be determined by Scottish Ministers and the Council is a statutory consultee in this process. 3.2. The proposed development comprises the installation of a ground-mounted Solar Photovoltaic (PV) Array with an importing-and-exporting capacity of up to 85 MW. The development will comprise approximately 114,000 Solar PV modules mounted on frames with a maximum height above ground level of 3.2m and arranged in east-west aligned rows. 3.3. Other elements of the proposal include inverter and transformer stations, two 33 kV substations (including one for the Distribution Network Operator), internal access tracks (with a typical width of 4m) and areas of hard-standing, 2.4m high security fencing and pole-mounted CCTV cameras. The outer development boundary would be enclosed by a 2.0m high deer fence to allow continued sheep-grazing. 3.4. All construction traffic will travel via East Kilbride Expressway and Sydes Brae before turning right into Calderside Road. Six separate access points would be used to enter the sites. When leaving the sites vehicles will travel via Auchentibber Road then turn 48
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left onto Parkneuk Road/Sydes Road before rejoining EK Expressway; or exit via Calderside Road, onto Newhousemill Road, Parkneuk Road/Sydes Road before rejoining EK Expressway. During operation the solar-farm will remain unmanned, with activity limited to 20 to 40 Light Goods Vehicle (LGV) visits per year for quarterly inspection and landscape and SuDS maintenance. 3.5. The proposals include a range of mitigation measures comprising a 5m ecological buffer between the solar array and existing hedgerows and a 10-metre standoff from watercourses. New planting was proposed including a native hedgerow mix on all new field margins; supplementary scrub blocks and standard oak, rowan and field-maple trees to strengthen the buffer to Lodgehill Moss and Calderglen Country Park; and species-specific features such as bat and bird boxes, hedgehog houses, and invertebrate hotels. Existing perimeter vegetation will be retained and managed under the Landscape and Ecology Management Plan (LEMP) submitted with the application. 3.6. The on-site construction period would last approximately 9 to 12 months with working hours proposed to be 07:00 to 19:00 Monday to Friday, and 08:00 to 16:00 on Saturdays, with no construction activity planned for Sundays or public holidays. 4. Relevant Planning History 4.1. None. 5. Supporting Information 5.1. The applicants have submitted several supporting documents with the application to the Energy Consents Unit as set out below:- Planning, Design and Access Statement (including Pre-application Consultation (PAC) Report) Construction Traffic Management Plan Ecological Impact Assessment Cultural Heritage Impact Statement Glint and Glare Report Landscape and Visual Impact Assessment (LVIA) Noise Impact Assessment Outline Construction Environmental Management Plan Peat Report Sequential Assessment and Green Belt Assessment 6. Consultations 6.1. The Council is a consultee in the Section 36 application process. The views of other Council services have been sought and they are summarised below. 6.2. Roads Development Management Team – No objection subject to conditions relating to the submission of a Construction Phase Traffic Management Plan, sightline requirements, and the carrying out of a Roads Dilapidation Survey before and during construction. In addition, an agreement under Section 96 of the Roads Act will be required. Response: Noted. The suggested wording for these conditions can be seen in section 11 of the report. The requirement for a Section 96 agreement is a matter outwith the scope of the planning system. 49
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6.3. Environmental Services – No objection subject to conditions relating to noise levels during construction. Response: Noted. The suggested wording for these conditions can be seen in section 11 of the report. 6.4. The ECU are responsible for carrying out other statutory consultation. None of the parties who have been consulted directly by the ECU (including SEPA, Scottish Water and Nature Scot) have offered any objection to the proposed development. 7. Representations 7.1. The ECU is responsible for arranging publicity on the application. Any representations are sent directly to the ECU for consideration in its assessment of the Section 36 application. The Energy Consents Unit website indicates 235 objections have been submitted in respect of the proposed development. A link to the ECU webpage where the representations can be viewed can be found in the background papers at the end of the report. 8. Development Plan 8.1. The application has been submitted to the Scottish Government under Section 36 of the Electricity Act 1989. A planning application is required to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. However, for Section 36 applications the Development Plan has the status of a material consideration which is required to be taken into account by the Scottish Ministers in the determination of the application. 8.2. The Council has been consulted in its role as the Planning Authority for the area in which the application site is located and therefore the Council’s response to the consultation request is required to be informed by an assessment against the provisions of the Development Plan. Other material considerations pertinent to the application may also be considered. The Development Plan comprises the South Lanarkshire Local Development Plan 2 adopted in April 2021 and National Planning Framework 4 adopted by the Scottish Government in February 2023. 8.3. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 4 - Natural places Policy 7 - Historic assets and places Policy 8 - Green belts Policy 11 - Energy Policy 22 - Flood risk and water management Policy 29 - Rural development 8.4. South Lanarkshire Local Development Plan 2 (2021) The application site and associated proposals are affected by the following policies contained in the South Lanarkshire Local Development Plan 2 (SLLDP2):- 50
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SLLDP2 Volume 1 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking Policy 8 – Employment Policy 14 - Natural and Historic Environment Policy 15 - Travel and Transport Policy 16 - Water Environment and Flooding Policy 18 - Renewable Energy 9. Guidance 9.1. South Lanarkshire Council (SLC) Supporting Planning Guidance Renewable Energy (January 2021) 10. Assessment and Discussion 10.1. This application has been submitted to the Scottish Government under Section 36 of the Electricity Act 1989 as it is development with a generating capacity of over 50MW. In this instance, South Lanarkshire Council is a consultee to the application process and is not the Consenting Authority. 10.2. Climate Change In terms of the adopted National Planning Framework 4, Policies 1 and 2 seek to encourage, promote, and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. Policy 2 ‘Climate Change’ of the SLLDP2 states that proposals for new development must, where possible, seek to minimise and mitigate against the effects of climate change. The proposals are for a form of renewable energy development and, therefore, intrinsically support minimising the effects of climate change through greener energy generation. It is, therefore, considered that the principle of the development accords with Policies 1 and 2 of NPF4 and SLLDP2 Policy 2. 10.3. Principle of Development In terms of the principle of the development the site is located within the designated green belt. Policy 8 - Green belts in NPF4 sets out the types of development that would be supported in the green belt and this includes essential infrastructure. In turn this is defined in NPF4 as including all forms of renewable, low-carbon and zero emission technologies for electricity generation and distribution and transmission electricity grid networks and primary sub stations. The general principle of this proposal in a green belt location is therefore acceptable. 10.4. The policy also requires that developments should meet the following requirements:- reasons are provided as to why a green belt location is essential and why it cannot be located on an alternative site out with the green belt; the purpose of the green belt at that location is not undermined; the proposal is compatible with the surrounding established countryside and landscape character; the proposal has been designed to ensure it is of an appropriate scale, massing and external appearance, and uses materials that minimise visual impact on the green belt as far as possible; and, 51
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there will be no significant long-term impacts on the environmental quality of the green belt. 10.5. SLLDP2 Policy 4 - Green Belt and Rural Area states that the purpose of the green belt is to direct development to the most appropriate locations and support regeneration, protect and enhance the character, landscape setting and identity of the settlement, and protect and provide access to open space. Policy GBRA2 sets out uses that are considered appropriate in the green belt and they include renewable energy proposals where they accord with Policy 18 – Renewable Energy. 10.6. Policy 11 – Energy of NPF4 states that development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. This includes energy generation through wind farm development, solar arrays and energy storage (such as battery storage). Detailed criteria that should be considered when designing projects are set out. When considering these impacts, significant weight will be placed on the contribution of the proposal to renewable energy generation targets and on greenhouse gas emissions reduction targets. In terms of the matters that are within the remit of the Council as a consultee on the application, these include:- impacts on communities and individual dwellings, including residential amenity, visual impact and noise significant landscape and visual impacts public access, including impact on long distance walking and cycling routes and scenic routes impacts on road traffic and on adjacent trunk roads, including during construction cumulative impact 10.7. In terms of the adopted South Lanarkshire Local Development Plan 2, Policy 18: Renewable Energy states that applications for renewable energy infrastructure developments will be supported subject to an assessment against the relevant criteria and requirements set out in the Assessment Checklist for Renewable Energy Proposals found in Policy RE1 Renewable Energy. Renewable energy proposals should also take into account the considerations, criteria and guidance contained within the Supporting Planning Guidance (SPG) on Renewable Energy. These are broadly similar to the criteria in NPF4 Policy 11. Proposals will be assessed on their merits against the relevant policies of the development plan and any relevant criteria in the renewable energy assessment checklist. 10.8. In view of the above it is considered that the proposals would contribute to the wider energy network and reflect the vision of the Scottish Governments Draft Energy Strategy and Just Transition Plan which supports a range of technologies which provide sufficient generation and interconnection to meet energy demand, including solar farms and battery storage. The development plan also provides support for all form of renewable energy infrastructure. 10.9. Nevertheless, this general policy support is qualified by the detailed criteria set out above and therefore each proposal must be considered on its merits to ensure the location and design of the development is acceptable. An assessment against the relevant criteria is set out as follows. 52
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10.10. Locational Need As noted above, the proposal represents essential infrastructure which is an appropriate use in a green belt location. The applicants have advised that a detailed site selection process was undertaken for this proposal, from initial conception through to final design seeking planning permission. A key was gaining access to the local electricity grid. A grid offer at the nearby Strathaven substation on Muttonhole Road with capacity to support the solar farm was a key consideration. In addition, the site’s location in relation to local and environmental designations, and the nearby A725 as well as physical constraints were assessed in the selection process. The site has a suitable distance of over 750m from the nearest residential receptor, it is of a size that can accommodate drainage infrastructure, landscape screening and biodiversity enhancements. The host landscape itself has no designation and there are no designated heritage assets within or surrounding the site. It is considered this shows the identification of the site is a logical outcome of the site selection process. 10.11. Impacts on Visual Amenity and Residential Amenity A Landscape and Visual Impact Assessment (LVIA) has been carried out which includes a review of the visual effects of the proposal on local residents, and road users. The majority of residential dwellings in the immediate environment of the proposed development are located in the Calderwood area of East Kilbride to the west of the site. These established areas are a minimum of 750m from the nearest part of the site. A significant proportion of these houses would have no direct views of the solar panels due to their location relative to the topography of the site and the extensive existing intervening woodland and planting. 10.12. There would be intermittent glimpses of the structures from properties sitting at a higher elevation however the visual impact is limited by the orientation of the solar panels and screening by existing tree and vegetation. These views would be transient and not a focal point of the view for the visual receptors within the area. The proposed development will be viewed as a stark contrast to the built environment from which it is viewed and will not be perceived as an extension of the settlement edge. Once operational and following mitigation, the proposed landscape enhancements would mitigate any short-term impacts. 10.13. The LVIA concludes that any visual impact for road users (including recreational users) will be relatively limited and largely confined to routes that pass through the site rather than those that are outwith such as Newhousemill Road and Muttonhole Road. Visual change will be noticeable and may result in a degree of harm however the landscape plan seeks to visually enhance these routes and to integrate the site and its surroundings into the broader urban fringe. 10.14. A Glint and Glare Assessment that considers the potential impacts on ground-based receptors such as roads and residential dwellings has also been carried out. The solar panels will face south and will be inclined at an angle of between 10 and 30 degrees and at a height of 3.2m above ground level. The southern facing aspect means they will not be directly facing housing areas in Calderwood. The assessment concludes that solar reflection is possible at 43 of the 77 Residential Receptors assessed within the study area with the initial impact judged as high at 17 of them. A further review of the visibility of the receptors resulted in only 2 receptors having a high impact of glare. In addition, initial impacts were High at 19 road receptors, but this was reduced to eight once further assessment was carried out. The landscaping proposals have taken account of these outcomes and once implemented will remove any impact. 53
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10.15. Landscape Character and Impact on the Natural Environment The impacts of the proposed development on the natural environment and landscape character of the area have been assessed in the LVIA. The site falls within the Plateau Farmland Landscape Character Type in Nature Scot’s National Landscape Character Assessment. Agricultural land use characterises this landscape type and in this location the site comprises pastoral farming consisting mostly of sheep farming. The landform is uniform and consists of large, rectilinear and evenly spaced fields. There are wide open views across this Landscape Character Type (LCT) but specific focal viewpoints within the site are limited. The LCT has evolved through a combination of natural processes and recent human activity including overhead power lines and wind turbines. 10.16. From a spatial perspective, the proposed development will occupy a large extent of farmland and result in a significant visual change to the countryside between East Kilbride and Hamilton. This would be more apparent from the A725 however an area of land adjacent to this major route has been deleted from the layout so that views from this route will not be possible. The experience of change in the landscape character will therefore be confined to those routes within the site as described in 10.13 above while proposed planting along the eastern boundary will reinforce a sense of separation between the settlements by effectively screening the panels. 10.17. The landscape is adjacent to an area of high value for amenity and recreation because of its heritage settings and pockets of ecological habitats along the river corridor. This includes the Calderglen Country Park to the south where existing topography and landscape features mean there would be no intervisibility for users of the park. A range of mitigation to enhance the natural environment and recreational use are proposed including the provision of what are described as Recreation Fingers which would connect to the Country Park; a Wildlife Corridor along the watercourse; a Green Buffer proposed to the eastern boundary. These measures will help reflect the historic field structure while integrating the scheme into the wider landscape. 10.18. Whilst occupying a large area of land, the proposed solar array would represent a small/medium scale development within the wider LCT. The LCT is already greatly influenced by the existing urban area and utility infrastructure, and it is considered that the proposed solar array would not be out of context with the overall character of the wider area. In terms of character, the proposals represent a minor further degradation of the agricultural profile through the physical alteration of land and loss of natural features. The mix of rural and urban areas will be increased with the addition of the proposed solar array but overall, it is not considered that this would significantly degrade the character of the LCT. The overall effect is considered to be low with a minor significance of effect due to the low sensitivity of the LCT. 10.19. In conclusion, the landscape assessment which has been undertaken in support of the application has identified that there would be limited non-significant landscape and visual effects within a localised area surrounding the proposed development site and these conclusions are considered to be reasonable and acceptable. As such, it is not considered that the proposed development will give rise to any significant or adverse landscape or visual impacts and that any effects would be localised. As a result, subject to appropriate conditions relating to the proposed landscaping of the site, the proposed development can be reasonably justified against this aspect of Policy 11. 54
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10.20. Road Safety Roads, Transportation and Fleet Services have not raised any objections to the proposals subject to standard conditions requiring the submission of a Construction Traffic Management Plan and a Roads Dilapidation Survey to ensure the construction period does not have an adverse impact on the road network and road users. It is noted the deliveries will be from the A725 and then along several lightly trafficked local roads. 10.21. Water and Flood Risk The proposed development is not considered to give rise to any water related or flood risk issues and, as such, the proposed development is considered to comply with the local development plan (LDP) policies covering this topic area. 10.22. Design It is considered that the proposed development represents a sustainable development which has been appropriately informed by all relevant technical and environmental constraints, and which also considers all criteria for sustainable design, where relevant to the nature of the proposed development. 10.23. The proposed development has demonstrated an appropriate alignment with regards to landscape and visual impacts, including the provision of appropriate landscape mitigation and biodiversity enhancement and, on balance, is compliant with the relevant LDP policies. 10.24. Biodiversity An Ecological Impact Assessment has been submitted with the application. Within 20km there are three internationally designated sites (two Special Areas of Conservation (SACs) and one Special Protection Area (SPA)) with five Sites of Special Scientific Interest (SSSIs) and 13 Local Nature Reserves (LNRs) within 5km. There are no non-statutory designated sites within 2km of the site. The assessment has concluded that the proposals will not result in any adverse effects on any designated nature conservation site. The report recommends that further pre-commencement surveys are carried out and a range of mitigation measures implemented and concludes there will be no significant negative effects upon protected or notable species during the construction phase. The proposed habitat creation and enhancement measures centred on planting native species-diverse hedges, trees and vegetation will increase the potential of the local area to support wildlife. 10.25. Conclusion In conclusion, the proposal supports renewable energy development and therefore acts as a logical extension to the existing energy infrastructure located near to the site without introducing an adverse cumulative impact. The site is in close proximity to the point of connection and other electrical infrastructure. The associated landscape and visual impacts from the proposed development would be insignificant. It is considered that the proposed development complies with the relevant policies of both the adopted National Planning Framework 4 and the adopted South Lanarkshire Local Development Plan 2. In particular, it is considered that it would not undermine the principles of the green belt in this location. It is recommended that the Scottish Government be notified that the Council has no objections to the application, subject to the conditions set out below and the conclusion of a legal agreement. 55
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11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- 01. That the Scottish Government Energy Consents Unit is informed that South Lanarkshire Council has no objection to the granting of consent under Section 36 of the Electricity Act 1989; and 02. That the Head of Planning and Regulatory Services be authorised to undertake any discussions with the Scottish Government Energy Consents Unit, if required, including in relation to conditions to be attached to the consent. The Scottish Government is also advised that the approval should be subject to the conditions listed below and conclusion of a legal agreement(s) covering:- 1. Community Contributions Conditions 01. The development must be begun not later than the expiration of five years beginning with the date of this consent. Reason: To comply with section 58 of the Town and Country Planning (Scotland) Act 1997. 02. Written confirmation of the intended date of Commencement of Development shall be provided to the Planning Authority no later than one calendar month before that date. Reason: To allow the Planning Authority to monitor compliance with conditions and obligations attached to this planning permission as appropriate. 03. Except as otherwise required by the terms of this planning permission, the development shall be undertaken in accordance with the application, the planning drawings and all relevant documentation lodged by the applicant or their appointed agents in support of the application. For avoidance of doubt this includes any recommended or proposed measure to avoid, minimise or offset any identified potential impact of the development which is committed to or recommended in the application and its constituent assessments. Reason: To ensure that the development is carried out in accordance with the approved details. 04. The applicant shall supply to the Planning Authority an annual written report confirming that the solar energy facility is exporting electricity to the grid. If the solar energy facility fails to import or export electricity to the grid for a continuous period of 12 months, then unless otherwise agreed in writing with the Planning Authority, the applicant shall no later than one year after the last day of this 12- month period submit the site Decommissioning, Restoration and Aftercare Plan to the Planning Authority for approval and subsequent implementation. Reason: To ensure that if the development or part thereof becomes redundant the equipment is removed from the site, in the interests of safety, amenity and environmental protection. 56
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05. The development will disconnect from the grid and cease to export electricity no later than the date falling 40 years from the date of Final Commissioning. The total period for decommissioning and restoration of the site in accordance with this condition shall not exceed 24 months after the date of cessation of electricity generation by the development without prior written approval of the Planning Authority. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 06. No development shall commence until a Decommissioning, Restoration and Aftercare Strategy has been submitted to and approved in writing by the Planning Authority. The Strategy shall include measures for the decommissioning of the development, restoration and aftercare of the site and will include, without limitation, proposals for:- a) The removal of the above ground elements of the development; b) The treatment of ground surfaces (including access tracks and hard standing areas and any sub surface elements including cabling to restore the site to its former condition, or other such condition as agreed; c) The phasing and timing of works, including any environmental management provisions; and d) Details relating to how the Strategy will be reviewed. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 07. No later than one year prior to decommissioning of the development or the expiration of the consent (whichever is the earlier) a detailed Decommissioning, Restoration and Aftercare Plan, based upon the principles of the approved Decommissioning Strategy, shall be submitted to the Planning Authority for written approval. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 08. The detailed Decommissioning, Restoration and Aftercare Plan shall include (but not be limited to) provisions in respect of the following matters:- (a) a site waste management plan (dealing with all aspects of waste produced during the decommissioning, restoration, and aftercare phases); (b) details of the formation of new features required to facilitate the decommissioning and restoration including but not limited to the construction compound, welfare facilities, any areas of hardstanding, turning areas, internal access tracks, car parking, material stockpiles, oil storage, lighting columns, and any construction compound boundary fencing; 57
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(c) a dust management plan; (d) details of measures to be taken to prevent loose or deleterious material being deposited on the road network including wheel cleaning and lorry sheeting facilities and measures to clean the site entrances and the adjacent local road network; (e) a pollution prevention and control method statement, including arrangements for the storage and management of oil and fuel on the site; (f) soil storage and management; (g) a surface water and groundwater management and treatment plan, including details of the separation of clean and dirty water drains, and location of settlement lagoons for silt laden water; (h) sewage disposal and treatment; (i) temporary site illumination; and (j) the construction of any temporary access into the site and the creation and maintenance of associated visibility splays. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 09. The development shall be decommissioned, the site restored, and aftercare thereafter undertaken in accordance with the approved plan unless otherwise agreed in writing by the Planning Authority in advance. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interest of safety, amenity and environmental protection. 10. The development shall not commence until a bond or other form of financial guarantee in terms which secures the cost of performance of all decommissioning, restoration and aftercare obligations has been entered into between the applicant and the Planning Authority. Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the applicant. 11. The value of the financial guarantee shall be agreed between the applicant and the Planning Authority or, failing agreement, determined (on application by either party) by a suitably qualified independent professional as being sufficient to meet the costs of all decommissioning, restoration and aftercare obligations. Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the applicant. 12. The financial guarantee shall be maintained in favour of the Planning Authority until the completion of all decommissioning, restoration and aftercare obligations. 58
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Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the applicant. 13. The value of the financial guarantee shall be increased (but not decreased) to take account of any variation in costs of compliance with decommissioning, restoration and aftercare obligations and best practice prevailing at the time of each review. Reason: To ensure that there are sufficient funds to secure performance of the decommissioning, restoration and aftercare conditions attached to this deemed planning permission in the event of default by the applicant. 14. (1) Prior to the Commencement of Development, the developer shall undertake a condition survey (photographic and video surveys) of the affected public routes (except Trunk Routes), used for construction traffic associated with the proposed development (including abnormal loads) jointly with representatives of the Council and a written and photographic record (including video footage) of the survey findings shall be submitted to the Council by the developer within 28 days of the survey taking place. (2) Condition surveys shall be repeated at intervals agreed between the developer and the Council for the duration of the construction period and upon conclusion of the construction period, a record (including photographs and videos) of the survey findings and recommendations for any remedial works shall be submitted to the Planning Authority within 28 days of each survey having occurred. (3) Should any condition survey find that the public road or any structures along it have deteriorated because of the development construction traffic and require remedial action, the developer shall agree the scope of works required with the Council and shall thereafter undertake such remedial works within a timetable agreed with the Council. Reason: To ensure that an accurate record of the public road is available and to ensure that any damage to the road is recorded and rectified in an appropriate timescale, in the interests of road safety. 15. The access to the site shall be of a bound material for a length of 15m from its connection to the public road network. Reason: To prevent loose material from being carried onto the public road network. 16. Within four months prior to any abnormal loads being moved, the applicant shall submit, for the approval of the Council, reports covering Principal Inspections and Bridge Assessments all undertaken in accordance with the Design Manual for Roads and Bridges for all local authority owned roads structures over which the abnormal loads may travel. Reason: To allow the Council to consider these matters in detail. 59
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17. Visibility splays of 2.4m x 90m shall be provided at both entrances to the proposed development. Within these splays nothing over 1.05m in height (i.e. hedgerows, fences, trees etc) is permitted. Reason: In the interests of road traffic safety. 18. A detailed Construction Phase Traffic Management Plan (CPTMP) shall be submitted and approved, in writing by the Council, prior to work commencing. The CPTMP will require the following details:- 1) Proposed delivery route for HGV and construction vehicles. 2) The delivery route is required indicating all the structures the abnormal load delivery vehicles will pass over to allow the Council’s Road Structures Team to confirm, with regards to the abnormal loading of the vehicles, that the proposed delivery route is achievable. 3) Swept path analysis of the delivery route for the largest vehicle to be used on all roads which are adopted by the Council. 4) Where vehicles will park during the construction stage. Reason: To allow the Council to consider these matters in detail. 19. The development shall not commence unless and until a detailed Construction and Environmental Management Plan (CEMP) containing site specific details of all on-site construction works, post-construction reinstatement, drainage and mitigation, together with details of their timetabling, has been submitted to, and approved in writing by, the Planning Authority. The CEMP shall contain a Pollution Prevention Plan (PPP) and details of:- a) site construction traffic routes and management; b) working hours; c) dust suppression measures d) noise control measures; e) surface water run-off control measures; f) measures to protect the active raised bog habitat from any dust during construction; g) measures to minimise any site run-off; and h) measures to protect and monitor the water quality. The CEMP and PPP shall be in line with SEPA standard guidance. The development shall be implemented in accordance with the approved CEMP and PPP unless otherwise approved in advance in writing by the Planning Authority. Reason: To ensure that all construction operations are carried out in a manner that minimises their impact on road safety, amenity and the environment, and that the mitigation measures contained in the application, or as otherwise agreed, are fully implemented. 20. All works on site must be carried out in accordance with the current BS5228: Noise control on construction and open sites. Any audible construction activities shall be limited to Monday to Friday 08.00 to 19.00, Saturday 08.00 to 13.00 with there being no audible activities on Sundays. 60
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Reason: In the interest of the general amenity of the surrounding area. 21. In the event of complaints regarding noise, lighting, odour and/or dust (including bioaerosols) being received by the Council from any sensitive receptor, and thereafter notified to the site operator, a full assessment of the complaint shall be undertake by the site operator. A report of the findings of any assessment, with proposals for removing, reducing or mitigating any identified adverse effects arising from the site operations, along with a programme for the implementation of remedial measures and works to be undertaken shall be submitted to the planning authority no later than 10 working days from the date of the complaint being notified to the operator, unless a later date is otherwise agreed in writing with the Planning Authority. Reason: To allow the Planning Authority to resolve any complaints in a timely manner. 22. Before development commences on site, full details of the proposed landscaping/biodiversity enhancement scheme shall be submitted to the Council for their written approval. Reason: To allow the Council to consider these matters in detail. 23. No development shall take place within the development site as outlined in red on the approved plans until the developer has secured the implementation of a programme of archaeological works in accordance with a scheme of written investigation which has been submitted by the applicant, agreed with the West of Scotland Archaeological Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority, in discussion with the West of Scotland Archaeological Service. Reason: To ensure that any unrecorded archaeological remains within the site are properly investigated and recorded. 12. Reasons for Decision 12.1. The proposed BESS is not considered to have any significant, adverse impact within the surrounding area; and accords with National Policy and the relevant provisions of the Development Plan, and therefore allows a consultation response of no objection being made to the Scottish Government subject to the imposition of the attached recommended conditions. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 61
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Background Papers Further information relating to the application can be found online:- P/25/0887 | Installation of Solar Array (PV) with ancillary substations and associated infrastructure (Section 36 Consultation). | Land At Blantyre North Of Calderside Road Blantyre G72 9UF Scottish Government - Energy Consents Unit - Application Details 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 62
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Report Agenda Item Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/0951 Proposal: Erection of residential development comprising 101 dwellinghouses and 32 flats, formation of access, internal road network, parking, drainage, landscaping and associated works Site Address: Land 135M Northwest of Millbrae House Redwood Drive East Kilbride Applicant: Mr Graeme Kerr Bellway Homes Ltd and Allan Craig Agent: Mr George Buchanan George Buchanan Architects Ltd Ward: 09 East Kilbride West Application Type: Detailed Planning Permission Advert: East Kilbride News – 3 September 2025 Development Plan Compliance: Yes Departures: No Recommendation: Grant (subject to conditions and the conclusion of a Section 75 legal agreement) Legal Agreement: Yes Direction to Scottish Ministers N/A 8 65
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee under Section 4B(17) of the adopted Scheme of Delegation 2024 as it constitutes a major planning application under The Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009 and all major applications are determined by the Planning Committee. 2 Site Description 2.1. The application site is located at Thornton Farm, extends to approximately 6.2 hectares and is located at the western side of East Kilbride. The site is bounded by the A726 to the west and the railway line to the south. The site is accessed from Redwood Drive and on the opposite side of this to the east is the relocated Hairmyres Station and Park and Ride facility. The current application site is designated as a Residential Masterplan site in the South Lanarkshire Local Development Plan 2. 3. Description of Proposed Development 3.1. Detailed planning permission is sought for the erection of a residential development comprising 101 dwellinghouses and 32 flats, formation of access, internal road network, parking, drainage, landscaping and associated works on land 135m Northwest of Millbrae House, Redwood Drive, East Kilbride. 3.2. Access to and from the site would be provided via a new access off Redwood Drive, opposite the existing signalised junction into the Hairmyres Station Park and Ride car park. 3.3. The proposal is for 101 dwellings and 32 flats (private and affordable housing) which includes a variety of house types finished in modern materials. Parking levels would vary depending upon the size of dwelling with the majority of car parking located to the front of the houses. 4. Relevant Planning History 4.1. None. 5. Supporting Information 5.1. The agent has submitted the following information to support the application:- Design and Access Statement Biodiversity Design and Access Statement Farm noise impact assessment Ecological appraisal Pre-application consultation (PAC) report Air quality assessment Archaeological assessment Site investigation Tree survey Waste management presentation Flood Risk Assessment Traffic Assessment 66
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6. Consultations 6.1. Community Services - have no objections to the application subject to the applicant agreeing to a financial contribution towards community assets in the vicinity. Response: This would be secured through the Section 75 legal agreement. 6.2. Education Resources - have no objections to the application subject to the applicant agreeing to a financial contribution towards educational accommodation to address requirements in secondary accommodation. Response: This would be secured through the Section 75 legal agreement. 6.3. Environmental Services – have no objection subject to the imposition of planning conditions relating to noise, contamination, radon gas risk assessment, noise, dust, waste control and solar panels. Response: Noted. Should planning permission be approved, appropriate conditions could be attached to any decision. 6.4. Housing and Technical Resources - have no objections subject to provision of affordable / social housing to be secured through a Section 75 agreement. Response: The current proposal would accommodate 22 affordable housing units out of the proposed 133, approximately 16.5%. It is proposed to provide an additional contribution managed through the Section 75 legal agreement as the minimum provision should be 25%. Should the on-site delivery of the affordable homes not proceed as envisaged, the Section 75 agreement would also contain a cascade of measures to secure alternative provision in line with Council policy. 6.5. Roads, Transportation and Fleet Services (Development Management) – No objection subject to the imposition of planning conditions relating to parking provision to ensure that each space provided achieves the required standards, along with conditions on the design of the new junction, a Traffic Management Plan and the design of the proposed traffic calming. Response: Noted. Should planning permission be approved, appropriate conditions could be attached to any decision. 6.6. Roads Flood Risk Management - No objection subject to appropriate conditions attached to any decision issued pertaining to sustainable drainage design details. Response: Noted. 6.8. Scottish Power - No response to date. Response: Noted. 6.9. Scottish Water - No objection. Response: Noted. 6.10. SGN - No objection. Response: Noted. 6.11. Transport Scotland - No objection subject to the imposition of planning conditions relating to the provision of a trespass proof fence and details of changes to ground levels. 67
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Response: Noted. Should planning permission be approved, appropriate conditions could be attached to any decision. 6.12. West of Scotland Archaeology Service (WOSAS) - No objection subject to the imposition of a planning condition requiring the developer to appoint an archaeological contractor to undertake a programme of evaluation after the principle of the development has been determined. Response: Noted. Should planning permission be approved, appropriate conditions could be attached to any decision. 7. Representations 7.1. Following the statutory neighbour notification which, due to the location of the site only involved advertisement in the local press, no letters of representation have been received. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and 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 14 - Design, quality and place Policy 15 - Local living and 20-minute neighbourhoods Policy 16 - Quality homes Policy 22 - Flood risk and water management 8.3. South Lanarkshire Local Development Plan 2 (SLLDP2) (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 11 – Housing Land Policy 5 - Development Management and Placemaking Policy 7 – Community Infrastructure Policy 12 - Affordable Housing Policy 13 – Green Network and Greenspace Policy 15 - Travel and Transport Policy 16 - Water Environment and Flooding SLLDP2 Volume 2 Policies Policy SDCC2 – Flood Risk Policy SDCC3 – Sustainable Drainage Systems Policy SDCC4 – Sustainable Transport Policy DM1 – New Development Design 68
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9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Introduction The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development, its layout, siting and design, and an assessment of technical matters. The policies contained within National Planning Framework 4 (NPF4) and the South Lanarkshire Local Development Plan 2 (SLLDP2) are the main considerations in this case, together with an assessment of any other material planning considerations. 10.2. Principle of Development The application site is located within the settlement boundary and is allocated in the SLLDP2 as housing land as part of a residential masterplan site. As such, subject to detailed layout and design considerations, the principle of residential development at this site is considered acceptable. 10.3. 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 dwellinghouses incorporate measures to improve the sustainability of the development and mitigate against climate change by being compliant with Building Regulations, thus ensuring that the dwellings are energy efficient and take cognisance of the climate emergency. It is therefore considered that the proposal is generally consistent with Policy 1 and Policy 2 of the NPF4. 10.4. NPF4 Policy 3 - Biodiversity aims to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. In this regard, a planted buffer along the northern boundary is proposed to offer both screening and ecological value, while a larger landscaped zone is positioned along the southern boundary to enhance the ecological function of the watercourse. This southern area will be planted with a varied palette of native grasses, wildflowers, hedgerows, and meadow species to encourage habitat diversity and strengthen ecological networks. Biodiversity gains are proposed via a range of biodiversity measures, including insect hotels, distributed throughout the development, alongside planting schemes designed to attract pollinators and support a variety of wildlife species. The overall landscape strategy aims to enhance the site’s character, establish a continuous green corridor that improves ecological connectivity, and create a welcoming and environmentally sensitive entrance to the development. On balance, the proposal is considered to be generally compliant with the requirements of Policy 3 of NPF4. 10.5. Layout, Siting and Design NPF4 Policy 14 - Design, Quality and Place aims to encourage, promote and facilitate well designed development that makes successful places by taking a design-led approach and applying the Place Principle. It sets out six qualities of successful places. Policy 5 – Development Management and Placemaking of SLLDP2 advises that to ensure development takes account of the principles of sustainable development, all proposals require to be well designed and integrated with the local area. Where appropriate, proposals should include measures to enhance the environment. Policy DM1 – New Development Design of SLLDP2 also requires development to promote quality and sustainability in design and layout. 69
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10.6. The proposal is for 101 dwellings and 32 flats (private and affordable housing) which includes a variety of house types finished in modern materials. The current proposed mix of house sizes, the external materials and development layout are generally considered to be acceptable and would not have a detrimental impact on the character of the area. It is also noted that WOSAS have no objection subject to the imposition of a planning condition as detailed previously. 10.7. There is a mixture of house types across the proposal. Each property has a suitable provision of garden ground and there is a significant level of open space provision – both formal and informal that will be communal to the wider development. Given the proposed layout and the distances/juxtaposition to neighbouring properties it is considered that, on balance, the proposed dwellinghouses would have no significant adverse impact in respect of overshadowing, privacy or daylight. The proposal is therefore considered to comply with Policies 5 and DM1 of SLLDP2. 10.8. NPF4 Policy 15 Local Living and 20 Minute Neighbourhoods aims to encourage, promote and facilitate the application of the Place Principle and create connected and compact neighbourhoods. As set out above, the proposed residential development is located within a reasonable distance of existing community and retail facilities in East Kilbride, with public transport provided in the wider area. The proposal is therefore considered to be consistent with Policy 15 of the NPF4. 10.9. NPF4 Policy 16 Quality Homes aims to encourage, promote, and facilitate the delivery of more high quality, affordable and sustainable homes, in the right locations, providing choice across tenures that meets the diverse housing needs of people and communities. It states that development proposals for new homes on land allocated for housing in LDPs will be supported. As set out above, the site is located within the existing settlement within a residential masterplan site. The proposed development is of a high-quality design and materials with a range of housing sizes. The proposal is therefore considered to be consistent with NPF4 Policy 16. 10.10. SLLDP2 Policy 7 - Community Infrastructure Assessment advises that a financial contribution from the developer will be sought where it is considered that a development requires capital or other works or facilities to enable the development to proceed. Following an assessment of the proposals, it is considered that contributions would be required in terms of the impact on educational and community facilities. This would be achieved through the completion of a Section 75 legal agreement. 10.11. The Council also requires new development to contribute to meeting affordable housing needs across South Lanarkshire. SLLDP2 Policy 12 - Affordable Housing and Housing Choice is applicable. The applicant would provide the on-site affordable housing as detailed in their amended site layout and in accordance with South Lanarkshire Council planning policy which would be secured through legal agreement. The Section 75 legal agreement would contain a cascade of measures should the on- site delivery of the affordable homes not proceed as envisaged. 10.12. A summary Heads of Terms for the legal agreement is set out as an Addendum to this report and while the completion of this process will follow the decision of the Committee, this ensures that the proposal complies with Policies 7 and 12 of SLLDP2. In addition, as required by Policy 18 of NPF4, the impact of the proposal can be positively mitigated through developer obligations in relation to community infrastructure. 70
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10.13. Policy 13 – Green Network and Greenspace of SLLDP2 states that development proposals should safeguard the local green network and identify opportunities for enhancement. As detailed above, the proposed development would retain some areas of hedgerow/tree planting and further native planting would be provided to supplement this and try to create green infrastructure with ecological connectivity through the site and linked to the surrounding habitat. 10.14. Generally, it is considered that the design and layout of the residential development would assist in increasing the sense of place in the immediate area. Any consent granted would be conditioned to ensure the submission of a landscaping scheme for the Council’s further approval which would incorporate the use of native species to ensure continued opportunities for biodiversity and leisure within the site and the surrounding area. Given all of the above, it is considered that the proposal generally meets the aims of Policy 13 of SLLDP2. 10.15. Technical Matters NPF4 Policy 22 aims to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. The proposal includes the provision of a new Sustainable Drainage Systems (SuDS) basin located at the natural low point of the site, in the southwest corner. This basin will provide treatment of the run-off before discharging it - at an attenuated rate - into the existing adopted surface water network. Planning conditions to secure these details are recommended. Taking the above into account, it is considered that the proposal is acceptable with regard to the requirements of Policy 22 of NPF4. 10.16. SLLDP2 Policy 16 – Water Environment and Flooding is also relevant and advises any development that has an unacceptable impact on the water environment will not be permitted. In determining proposals, consideration shall be given to water levels, flows, quality, features, flood risk and biodiversity within the water environment. Policies SDCC2 – Flood Risk and SDCC3 – Sustainable Drainage Systems also expand on this. A flood risk assessment has been submitted by the applicant and, as detailed previously, Roads (Flooding) have no objection to the proposal. As such, it is considered that the proposal is acceptable with regard to the requirements of Policies 16, SDCC2 and SDCC3 of the SLLDP2. 10.17. SLLDP2 Policy 15 - Travel and Transport requires all new development proposals to consider the resulting impacts of traffic growth. The proposal has been fully assessed by Roads, Transportation and Fleet Services who have commented that the parking provision is generally acceptable subject to conditions to address garage and driveway parking space dimensions. 10.18. The proposal is for an allocated housing site, the design and layout is generally considered to be acceptable. No specific road and pedestrian safety concerns have been raised, and the site is within close proximity of the relatively new Hairmyres Station and Park and Ride facility. The proposal can therefore be considered to generally comply with Policy 15 of the adopted SLLDP2. 10.19. Local Development Plan Policy SDCC4 and NPF4 Policy 13 - Sustainable Transport 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. The development is sustainably located in close proximity to both rail and bus services. On balance it is therefore considered that the proposal generally complies with Policy 13 of NPF4 and Policy SDCC4 of SLLDP2. 71
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10.20. Developer Contributions / Community Infrastructure This application has been determined in line with the SLLDP2 Supporting Planning Guidance (SPG) in relation to Community Infrastructure Assessment. This SPG requires the Council to ensure that developers provide the appropriate infrastructure for development and in this instance, subject to the conclusion of a formal legal agreement the developers will, if they choose to proceed with the development, provide financial contributions for educational infrastructure, affordable housing and community facilities. 10.21. If the Planning Committee is minded to approve this application, the decision notice should be withheld until a Planning Obligation in respect of a financial contribution for the matters set out in the Addendum to this report has been agreed. All reasonable legal costs incurred by the Council in association with the above Section 75 Obligation shall be borne by the developers. Details of the obligations are included in the attached addendum. 10.22. In accordance with agreed procedure, should there be no significant progress, on behalf of the applicant, towards the conclusion of the Planning Obligation within 6 months of the date of the Committee, the proposed development may be refused on the basis that, without the planning control/developer contribution which would be secured by the Planning Obligation, the proposed development would be unacceptable. 10.23. In conclusion, it is noted that the site is specifically allocated in the Development Plan for residential development and that the proposed development is generally in compliance with the provisions of the relevant policies of both the adopted South Lanarkshire Local Development Plan 2 and National Planning Framework 4. It is therefore considered appropriate for planning permission to be granted for the proposal, subject to the attached conditions and the successful conclusion of a Section 75 legal agreement. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to the following conditions and a Section 75 Legal Agreement:- 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 in connection with the development approved shall commence until a Phasing Plan is submitted to, and approved in writing by, the Planning Authority. The Phasing Plan shall detail the timescales of construction for each part of the site and set out what specific phases of residential development and associated landscaping/open space will be completed at the same time. Thereafter, all work shall be carried out in accordance with the approved phasing plan. Reason: In the interests of residential amenity and to ensure that appropriate planning control is retained. 72
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03. No works in connection with the development hereby approved shall commence unless a scheme of hard and soft landscaping works has been submitted to and approved in writing by the Planning Authority. Details of the scheme shall include:- a) Existing landscape features and vegetation to be retained. b) Protection measures for the landscape features to be retained. c) Existing and proposed finished levels. d) A Biodiversity Enhancement Plan (BEP) demonstrating how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be maintained for the lifetime of the development. e) The location of new trees, shrubs, hedges, grassed areas and water features and soft landscaping. f) A schedule of planting to comprise species, plant sizes and proposed numbers and density. g) The location, design and materials of all hard landscaping works including walls, fences, gates, bollards street furniture, exercise infrastructure and play features. h) An indication of existing trees, shrubs and hedges to be removed. i) A programme for the implementation, completion and subsequent management of both the proposed landscaping and any trees and vegetation to be retained. All soft and hard landscaping proposals shall be carried out in accordance with the approved planting scheme and management programme. Any planting which within a period of 5-years from the completion of the development is, in the opinion of the Planning Authority, dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. Reason: To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area. 04. That no development shall take place within the development site as outlined in red on the approved plan until the developer has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority in agreement with the West of Scotland Archaeology Service. Reason: In order to safeguard any archaeological items of interest or finds. 05. That the proposed development shall ensure that the internal levels with windows open (or under exceptional circumstances closed) do not exceed:- a) An LAeq,16hr of 40dB daytime (07:00-23:00) and an LAeq,8hr of 30dB night-time (23:00-07:00). b) The internal LAmax shall not exceed 45dB night-time (23:00-07:00). c) The external levels shall not exceed an LAeq,16hr of 50dB daytime in any rear garden areas, when measured free-field. d) 45dB LAFmax internal maximum single event level from train pass by. 73
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Reason: In the interests of residential amenity. 06. That the recommendations and requirements of the July 2025 Envirocentre Noise Impact Assessment submitted with this application must be adhered to and the alternative glazing and ventilation systems identified in the Mitigation section of the document should be used to meet internal ambient noise level targets whilst providing adequate background ventilation. Reason: In the interests of residential amenity. 07. That prior to the commencement of works on site, a Site Investigation Action Plan shall be submitted to and approved in writing by the Planning Authority. The Site Investigation Action Plan will guide staff in the event that any contamination is encountered during construction and will require that the Planning Authority are advised immediately if contamination is suspected. 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. Reason: To ensure that risks from the development being adversely affected by contamination are minimised. 08. (a) That prior to commencement of any works on site, a comprehensive risk assessment for radon gas shall be submitted to and approved in writing by the Council as Planning Authority. Whilst radon is specifically excluded from Part IIA of the Environmental Protection Act 1990 the investigation should follow:- Planning Advice Note 33 (2000) and Part IIA of the Environmental Protection Act 1990 (as inserted by section 57 of the Environment Act 1995) (b) If the risk assessment identifies unacceptable risks posed by radon gas 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. The remediation plan will consider guidance contained in:- BRE 376 Radon: Guidance on protective measures for new dwellings in Scotland (1999), with supplementary guidance given in: BRE 211 (2007) Radon: Guidance on protective measures for new buildings (including supplementary advice for extensions, conversions and refurbishment). (England and Wales). Reason: To ensure that risks from the development being adversely affected by an elevated risk of naturally occurring radon are minimised. 09. That prior to the commencement of development on site, a drainage strategy setting out details of the Sustainable Urban Drainage System (SUDS) and its maintenance following installation shall be submitted to and approved by the Planning Authority. The SUDS shall be designed to ensure that contaminants present on the site are not mobilised and that pollution pathways are not created. The Sustainable Urban Drainage System shall thereafter be implemented in accordance with the approved strategy. 74
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Reason: To ensure that no contaminated material leaves the site untreated in order to protect public health, the water environment and to ensure that the site is fit for its intended use. 10. That none of the dwellinghouses hereby approved shall be occupied until surface water drainage works for that phase of development, as identified in Condition 2, have been completed in accordance with the details approved under the terms of Condition 9 above. 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. 11. That no development shall commence on site until the applicant provides written confirmation from Scottish Water to the Council as Planning Authority that the site can be satisfactorily served by a sewerage scheme designed in accordance with Scottish Water's standards. Reason: To ensure the provision of a satisfactory sewerage system. 12. The applicant must provide a suitable trespass proof fence of at least 1.8 metres in height adjacent to Network Rail’s boundary and provision for the fence’s future maintenance and renewal should be made. Details of the proposed fencing shall be submitted to the Planning Authority for approval before development is commenced and the development shall be carried out only in full accordance with such approved details. Reason: In the interests of public safety. 13. That prior to commencement of the development, details of the fencing / barrier proposals, along the A726 Glasgow Southern Orbital boundary shall be submitted to, and approved by, the Planning Authority, after consultation with Transport Scotland, and thereafter implemented prior to commencement of operation. The fencing / barrier proposals shall be located such that they can be erected and maintained from within the development without requiring access to the A726 Glasgow Southern Orbital. Reason: To minimise the risk of pedestrians and animals gaining uncontrolled access to the A726 Glasgow Southern Orbital, with the consequential risk of accidents. 14. 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. For each identified phase of development, he storage and waste collection scheme shall be implemented before the residential properties are occupied and shall thereafter be maintained as per the approved details. Reason: To minimise nuisance, littering and pest problems to nearby occupants. 15. 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. 75
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Reason: To minimise the risk of nuisance from dust to nearby occupants. 16. That the mitigation measures of the Ecological Appraisal (Cairn Ecology) April 2025, shall be undertaken prior to and during the development process where applicable. Reason: To define the consent. 17. The distribution of house types approved under this permission for 101 dwellinghouses and 32 flats as shown on Drawing TF-SK-01– Site Plan – Submitted February 2026. The Housing mix is as follows:- 14 No. Kinloch 5 No. Erinvale 8 No. Rosedale 8 No. Sherwood 9 No. Oakmont 6 No. Moray 11 No. Victoria 3 No. Pinehurst 7 No. Avondale 8 No. Aberfoyle 32 flats 22 affordable homes Reason: In the interests of retaining effective planning control. 18. That Prior to the commencement of works on site, alternative plot layouts for the Sherwood and Aberfoyle house types (Plots 2,5,8,10,17,23,35,36,38,53,56,58,63,65, 74 and 75 on drawing Site Plan – TF/SK/01 - O) that achieve the required parking provision within the development shall be submitted to and approved in writing by the planning authority. Reason: In the interests of traffic and pedestrian safety. 19. A Traffic Management Plan (TMP), that includes details of the traffic routes of construction vehicles, site compound, shows where all vehicles and deliveries will be located, on-site parking and wheel washing facilities/road cleaning systems. No work shall commence until the TMP has been approved in writing by the Council as Planning Authority. Reason: In the interests of road and public safety. 20. Prior to commencement of works, the proposed access arrangements onto Redwood Drive shall be revised to conform with the requirements of ‘Cycling By Design’ for a signalised junction. It will also be necessary to review and adjust the traffic signal timings. The revised junction proposals shall be submitted to and approved in writing by the planning authority and shall thereafter be constructed to the satisfaction of the Council as planning authority. Reason: In the interests of public safety. 21. That before each phase of the development hereby approved is completed or brought into use, all traffic calming should be in accordance with the National Roads Development Guide. All shared surfaces should be constructed in mono block. Reason: In the interests of public safety. 76
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22. That before any of the dwellinghouses hereby approved are occupied, the surface of the first 2m of the associated driveway shall be so trapped and finished in hardstanding to discourage surface water or deleterious material running onto or entering the road. Reason: In the interests of traffic safety. 12. Reasons for Decision 12.1. The proposal would have no significant adverse impact on amenity, public safety or the local environment that would merit refusal of the application and generally complies with the provisions of Policies 1, 2, 3, 14, 15, 16, and 22 of the National Planning Framework 4 and Policies SDCC2, SDCC3, SDCC4 and DM1 of the adopted South Lanarkshire Local Development Plan 2 (2021). Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 Background Papers Further information relating to the application can be found online:- P/25/0951 | Erection of residential development comprising 101 dwellinghouses and 32 flats, formation of access, internal road network, parking, drainage, landscaping and associated works | Land 135M Northwest Of Millbrae House Redwood Drive East Kilbride Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- Tel: 01698 454867 E-mail: planning@southlanarkshire.gov.uk 77
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Addendum Specifying Heads of Terms in relation to an agreement under Section 75 of the Town and Country Planning (Scotland) Act 1997. Planning Application No. P/25/0951 Development Description Erection of residential development comprising 101 dwellinghouses and 32 flats, formation of access, internal road network, parking, drainage, landscaping and associated works Site Address Land 135M Northwest of Millbrae House Redwood Drive East Kilbride Applicant Bellway Homes Date of Committee 24 March 2026 Type of obligation Section 75 Obligations Resource Summary of Required Contributions Community Contributions towards a number of community assets in this area ranging from leisure centres, libraries, halls, outdoor recreation, and play facilities, specifically, investment would be directed in James Hamilton Heritage Park water sports facilities and play park. Education Contributions towards education requirements at the following school:- St Andrews and St Brides High Housing On site affordable housing as detailed in applicant’s amended drawings and an additional contribution because the minimum provision should be 25%. The Section 75 will contain a cascade of measures should the on-site delivery of the affordable homes not proceed as envisaged. 79
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Report Agenda Item Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1083 Proposal: Residential development of 18 units comprising 10 dwellinghouses and two blocks of cottage flats (8 units), formation of SUDS drainage, vehicular access, parking, landscaping and associated works Site Address: Land Adjacent to Woodpark Primary School Priory Road Lesmahagow ML11 0AD Applicant: South Lanarkshire Council Agent: Housing and Technical Resources, South Lanarkshire Council Ward: 04 Clydesdale South Application Type: Full Planning Permission Advert Type: Carluke Gazette, 26 November 2026 Development Plan Compliance: Yes Departures: No Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 9 81
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1. Reason for Report 1.1. This application is required to be determined by Planning Committee under Section 4B(17)(b) of the South Lanarkshire Council Scheme of Delegation (2024) as the proposal is being recommended for approval and is the subject of more than 5 letters of objection. 2. Site Description 2.1. The application site is an area of vacant land located immediately north of Woodpark Primary School, Priory Road, Lesmahagow. It is bound by Priory Road to the east, by Priory Avenue and a small, landscaped area of land adjacent to Priory Lane to the north, and by the rear gardens of existing houses in Priory Lane to the west. 2.2. Land at the east of the site is fairly level, however, the ground drops to the west of the site. The site is currently vacant save for some unkempt landscaping and a metal boundary fence. With the exception of the school, the other surrounding land uses are residential. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of a residential development of 18 units, comprising of ten dwellinghouses and two blocks of cottage flats (8 flats in total), together with the formation of a new vehicular access, drainage, landscaping and associated works. 3.2. The proposed development would take vehicular access from a new junction formed onto Priory Road, and it would consist of ten semi-detached dwellings and the two blocks of cottage flats, all of which would be two-storey in height and finished with pitched roofs. The proposed homes would share a similar design style and choice of external finishing materials, facing brick and render. 3.3. The proposed cottage flats would comprise of two-bedroom units, with the upper flats accessed from enclosed side staircases. The majority of the proposed dwellings would be three-bedroom in size, with two dwellings proposed to be of a larger four- bedroom design. This larger variant allows for a ground floor bedroom and WC to be provided, together with three upper floor bedrooms. 3.4. The proposed site layout includes internal access roads, driveway parking for each of the dwellings, parking spaces which could be utilised by residents of the cottage flats, the required sprinkler tank and pump (enclosed by fencing), a SUDS drainage area and associated landscaping. Each property would have its own private garden ground, with space to store recycling and refuse bins. 4. Relevant Planning History 4.1. The application site formally contained the main buildings of Woodpark Primary School. However, a replacement school was constructed on land to the south of the site in 2009/2010 (CL/08/0698) as part of the Councils wider Schools Modernisation Programme. 4.2. The school buildings were retained for some time after the new school had been completed and opened, serving as temporary accommodation for other schools whilst their buildings were similarly rebuilt under the Schools Modernisation Programme. The buildings were demolished in late 2016/early 2017 and the site has since been vacant. 82
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5. Supporting Information 5.1. In addition to the submitted planning drawings, the applicant has provided supporting information regarding the proposed drainage system serving the site, the proposed sprinkler tank and pump station, landscaping details, and fencing information. 6. Consultations 6.1. Roads Development Management – have raised no objections to the proposal, subject to conditions. This followed the original site layout being amended to include space for a third vehicle within the driveways of the 4-bedroom properties. Conditions on visibility splays, the provision of all identified parking spaces, the provision of the vehicular access, and agreement of a Construction Traffic Management Plan are also recommended to be imposed. Response: Noted. The applicant has amended the proposal to include the additional spaces requested at the larger properties, and appropriate conditions can be imposed on the decision notice to address the other matters, as appropriate. 6.2. Environmental Services – have raised no objections to the proposal subject to conditions regarding piling methods and a radon gas risk assessment, and the inclusion of relevant advisory notes Response: Noted. These matters can be addressed on the decision notice as appropriate. 6.3. Scottish Water –have offered no objections to the proposal, but notes that this does not confirm that the proposed development can currently be serviced. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, a total of seven representations (seven objections) have been received. The issues raised are summarised as follows:- Concerns regarding overlooking, loss of privacy and overshadowing, particularly in relation to the properties in Priory Lane. Concerns that the new houses would be visually dominant and overbearing from Priory Lane, due to their height and the different ground levels. Concerns that the proposal represents overdevelopment of the site, provides inadequate open space and is positioned too close to neighbouring houses. Concerns regarding a potential increase in noise levels. Concerns regarding drainage and that the SUDS strategy is unsuitable. Concerns regarding an increase in traffic in the area, and road safety concerns, with a view that the existing Primary School adjacent to the site already generates congestion. Concerns that the development may involve the loss of habitats for wildlife. Concerns that local services cannot absorb an increased population. Concerns about future maintenance. Concerns that the proposal allows no right of access to residents of Priory Lane to maintain their rear boundaries (fences, trees and shrubs). Concerns that the construction of this development would lead to noise, debris and dust issues. 7.2. Copies of all representations are available to view on the Planning Portal and the issues raised are addressed in the assessment below in the assessment and discussion section below. 83
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8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the Climate and Nature Crises Policy 2 - Climate Mitigation and Adaptation Policy 3 - Biodiversity Policy 13 - Sustainable Transport Policy 14 - Design, Quality and Place Policy 15 - Local Living and 20 Minute Neighbourhoods Policy 16 - Quality Homes Policy 22 – Flood Risk and Water Management 8.3. South Lanarkshire Local Development Plan 2 (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 3 - General Urban Areas and Settlements Policy 5 - Development Management and Placemaking Policy 15 - Travel and Transport Policy 16 - Water Environment and Flooding SLLDP2 Volume 2 Policies Policy DM1 - New Development Design Policy SDCC3 - Sustainable Drainage Systems Policy SDCC4 - Sustainable Transport 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Introduction The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development, its layout, siting and design, and an assessment of technical matters. The policies contained within National Planning Framework 4 and the South Lanarkshire Local Development Plan 2 are the main consideration in this case, together with an assessment of any other material planning considerations. 10.2. Principle of Development The application site is located within the established settlement, and the surrounding land uses are predominantly residential. SLLDP2 Policy 3 confirms that residential developments on appropriate sites within established settlements will be generally acceptable, with proposals for uses ancillary to residential areas assessed on their individual merits. Consideration will be given to the likely impacts upon amenity. 84
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10.3. NPF4 Policy 16 – Quality Homes seeks to encourage, promote and facilitate the delivery of high-quality homes, in the right locations, providing choice across tenures. Proposals for homes on land not specifically allocated for housing within established settlements, such as this, can be considered where the proposal is supported by an agreed timescale for build-out and it is otherwise consistent with the plan spatial strategy. It is considered that the principle of the development is acceptable. The site is located within an established settlement where residential development is the main land use. The applicant is the Council who have investment plans and funding sources to be able to deliver housing on the site, subject to receiving the required permission. 10.4. The site has been allocated in the Strategic Housing Investment Plan for South Lanarkshire (2026-2031) and, as such, is considered to be consistent with the plan spatial strategy. In addition, the design of the proposed homes would improve the availability and types of Council housing in this area, to accommodate a wider range of people and families. 10.5. NPF4 Policy 15 - Local living and 20-minute neighbourhoods seeks to create connected and compact neighbourhoods where people can meet the majority of their daily needs within a reasonable distance of their home, preferably by walking, wheeling and using sustainable transport options. There are a range of local services including shops close to the site, reducing the need to travel long distances to meet everyday needs. The proposal is considered to comply with SLLDP2 Policy 3 and with NPF4 Policies 15 and 16. 10.6. Some of the representations received in connection with this application assert that there was previously a commitment that the site would be used as a ‘community area’. The source of this perceived commitment is not specified, and the Planning Service is required to assess planning applications as they are submitted. In this instance, the use of the site for a residential development is acceptable in principle. 10.7. Climate Change With regards to the impact upon the local environment and sustainability, NPF4 Policy 1 and SLLDP2 Policy 2 require that when considering all development proposals significant weight will be given to the global climate and nature crises. NPF4 Policy 2 Climate Change and Mitigation expands on this, requiring all new developments to be sited and designed (1) to minimise lifecycle greenhouse gas emissions as far as possible and (2) to adapt the current and future risks from climate change. NPF4 Policy 3 – Biodiversity also requires development proposals to contribute to the enhancement of biodiversity in the local area. 10.8. The site is currently vacant but does not offer much in terms of natural habitat. The redevelopment of the site will include landscaping, which would be maintained by the Council and residents. In addition, the redevelopment of the site would include appropriate drainage, and it would increase the number of homes located sustainably within the existing settlement. The proposal is therefore considered to comply with NPF4 Policies 1, 2 and 3 and with SLLDP2 Policy 2. 10.9. Layout, Siting and Design In terms of the more detailed design, SLLDP2 Policy 5 - Development Management and Placemaking - seeks to ensure proposals take account of the principles of sustainable development, avoid significant adverse impact on the local area and include suitable access. SLLDP2 Policy DM1 seeks to ensure proposals promote quality and sustainability in design, layout and enhance or make a positive contribution to the surrounding area. NPF4 Policy 14 – Design, Quality and Place supports proposals that are consistent with the six qualities of successful places. 85
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10.10. It is considered that the proposed development is acceptable in terms of its impact upon residential and visual amenity. The proposed semi-detached dwellings and cottage flats are not out of character in terms of their size, scale or design in relation to neighbouring residential properties, and the proposal does not represent overdevelopment of the site compared to the overall scale, mass and location of the former school buildings and associated school grounds and car park. The proposed homes have sufficient private amenity space, and it is considered that the proposed parking layout is sufficient for the number and type of homes proposed. The design also incorporates an appropriate vehicular access, pedestrian access, and sufficient landscaping to appropriately screen the site and help integrate it with its surroundings. The final choices of external finishing materials can be controlled by condition. 10.11. With regards to privacy, overshadowing and related matters, it is recognised that the site levels do fall to the west of the site and, therefore, the proposed houses along the western edge of the site would sit at a higher level than those properties to the west of the site, in Priory Lane. This has not been reflected in the 3D visualisations of the site submitted by the applicant, but this matter has been appropriately assessed through a site visit, consideration of the existing ground levels and setting, and reviewing the details of the proposed drawings. The proposed dwellings would be positioned further from the western boundary than the closest of the former school buildings. Whilst is it recognised that this former building was single storey in design, its position on site required significant under-build, increasing its height and visual impact in relation to those properties to the west of the site. 10.12. The proposed dwellings along the western edge of the application site would be set back at least 9 metres from the site boundary, and the layout positions each pair of semi-detached dwellings sufficiently far apart to allow for driveways to be formed between them. In addition, it is noted that the existing dwellings along this section of Priory Lane benefit from sizeable rear gardens, with the rear building line of the houses generally around 15m from the rear boundary. The result of the proposed design is that the proposed dwellings would comfortably achieve minimum window-to-window distances, and the limited height of the buildings and gaps between them ensure that there would be no significant levels of overshadowing or loss of light to these properties or gardens as a result of this proposed development, despite the noted level differences. 10.13. Similarly, the other proposed houses within the site would not result in any significant additional overshadowing, loss of light or loss of privacy to any other neighbouring property. The school to the south of the site would not be adversely impacted by the proposed development. As such, the proposal is considered to comply with NPF4 Policy 14 and with SLLDP2 Policies 5 and DM1. 10.14. Technical and Other Matters The site is not located on land which has an identified flooding risk, however, sustainable drainage requires to be considered in relation to this proposal. NPF4 Policy 22 requires development proposals to not increase the risk of surface water flooding, or itself be at risk, to manage all rain and surface water through sustainable urban drainage systems (SUDS) and to seek to minimise the impermeable area. SLLDP2 Policy 16 does not permit development proposals which will have an unacceptable impact on the water environment whilst SLLDP2 Policy SDCC3 requires SUDS to be considered as an integral part of any development. 86
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10.15. The applicant has incorporated a suitable SUDS scheme as part of the proposal, which would manage water on site, retain it, and only thereafter release manageable levels of surface water to the combined sewerage system. This form of SUDS is considered to be acceptable on a previously developed urban site, subject to its acceptance by Scottish Water. This can be added as a condition on the decision notice to ensure that development does not commence until this SUDS scheme is formally agreed and can be delivered. On this basis, the proposal is considered to comply with NPF4 Policy 22 and with SLLDP2 Policies 16 and SDCC3. 10.16. With regards to transport, NPF4 Policy 13 supports development proposals that demonstrate that transport requirements have been considered in line with sustainable travel and investment hierarchies and, where appropriate, integrate sustainable transport infrastructure. Similarly, SLLDP2 Policies 15 and SDCC4 view active travel and the availability of public transport facilities to be fundamental elements of new development. New developments require to recognise the needs of cyclists, pedestrians and people with disabilities and should, where possible, safeguard and enhance cycle parking and storage. The Council will seek the inclusion of EV charging points within new developments. 10.17. The proposal is sustainably sited within the existing settlement, where everyday needs can be met by active travel, and where there are public transport options. The proposed development accommodates sufficient car parking, but also private gardens where cycles can be stored securely. A condition can be imposed on the decision as appropriate to ensure that suitable EV charging is provided. The vehicular and pedestrian access to the site is considered to be acceptable and the impact upon the wider road network and upon traffic volume is not considered to be significant. It is understood that the area is busy during school drop-off and collection times, as is common around many schools, but this proposed development would not significantly contribute to traffic levels in the area. As such, the proposal is considered to comply with NPF4 Policy 13 and with SLLDP2 Policies 15 and SDCC4. 10.18. In reference to other matters raised in the representations, noise and disruption as a result of construction activity is not a material planning consideration. Such activity is commonplace to any construction project and can be managed by other legislation and standards, as required. In addition, land ownership and rights of access are not material planning considerations and instead are civil matters to be agreed between the relevant landowners. 10.19. Conclusion Given the above, it is considered that the redevelopment of this vacant site to provide a residential development of 18 units will have no significant adverse impact upon the amenity of neighbouring residents, upon the overall character and visual amenity of the area, upon road or public safety, or upon the environment and biodiversity. The proposal complies with the relevant policies of the development plan, and it is therefore recommended that planning permission be granted, subject to conditions. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to conditions:- 01. The development to which this permission relates shall be begun no later than the expiration of three years beginning with the date of grant of this decision notice. 87
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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/or 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 the landscaping scheme as shown on drawings 64142-IFL-XX-DR-C-10- 003-P01 (Revision P02) and 64142-IFL-XX-DR-C-70-001-P01, or any replacement landscaping scheme agreed in writing, shall be completed on site to the satisfaction of the Council as Planning Authority during the first available planting season following occupation of the dwellings on site, and shall thereafter be maintained and replaced where necessary to the satisfaction of the Council. Reason: In the interests of the visual amenity of the area. 04. That, unless otherwise agreed in writing, before any of the dwellings situated on the site upon which a fence is to be erected is occupied, the boundary fence as shown on drawing 64142-IFL-XX-DR-C-60-002-P01 shall be erected and thereafter maintained to the satisfaction of the Council as Planning Authority. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 05. That the surface water from the site shall be treated in accordance with the principles of the Sustainable Urban Drainage Systems Design Manual for Scotland and Northern Ireland and with the Council's Sustainable Drainage Design Criteria (or any subsequent updated version of this guidance), and no works shall commence on site until an approved drainage system has been agreed in writing with the Council as Planning Authority, in consultation with SEPA. 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. 06. That no development shall commence on site until the applicant provides written confirmation from Scottish Water to the Council as Planning Authority that the site can be satisfactorily served by a sewerage scheme designed in accordance with Scottish Water's standards. Reason: In order to retain effective planning control. 07. That before the development hereby approved is completed or any of the dwellings occupied, all of the parking spaces/driveways shown on the approved site plan shall be laid out, constructed and thereafter maintained to the satisfaction of the Council as Planning Authority. 88
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Reason: To ensure the provision of adequate parking facilities to serve these dwellings. 08. That before the development hereby approved is completed or brought into use, a visibility splay of 2.4 metres by 43 metres measured from the road channel shall be provided on both sides of the vehicular access to the site and everything exceeding 0.9 metres in height above the road channel level shall be removed from the sight line areas and thereafter nothing exceeding 0.9 metres in height shall be planted, placed or erected within these sight lines. Reason: In the interests of traffic and public safety. 09. That no development shall commence until a Construction Phase Traffic Management Plan (CPTMP) has been submitted to and approved in writing by the Council as Planning Authority, in consultation with Roads, Transportation and Fleet Services. The Plan shall include details of the following and all construction works shall be undertaken in accordance with the approved CPTMP:- The proposed delivery route for HGV traffic and construction vehicles. The wheel washing facilities to prevent detritus being deposited on the public road. The arrangement of construction compound(s) and contractor/staff car parking on site to ensure that no vehicles are parked on the public road. The location and layout of the delivery area and turning area within the site to ensure that all construction delivery vehicles can enter and exit site in a forward gear. Prior to agreement with the Council as Roads Authority, an identification of the construction traffic route for which the required road dilapidation survey will be undertaken. The CPTMP shall also take account of school times with regards to delivery schedules, given the proximity of the site to Woodpark Primary School. Reason: In the interests of road safety. 12. Reason for Decision 12.1. The proposal would have no significant adverse impact on amenity, public safety or the local environment that would merit refusal of the application and generally complies with the provisions of Policies 1, 2, 3, 13, 14, 15, 16, and 22 of the National Planning Framework 4 and Policies 2, 3, 5, 15, 16, SDCC3, SDCC4 and DM1 of the adopted South Lanarkshire Local Development Plan 2 (2021). Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 Background Papers Further information relating to the application can be found online:- P/25/1083 | Residential development of 18 units comprising 10 dwellinghouses and two blocks of cottage flats (8 units), formation of SUDS drainage, vehicular access, parking, landscaping and associated works | Land Adjacent To Woodpark Primary School Priory Road Lesmahagow ML11 0AD 89
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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 90
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Report Agenda Item CHECKED Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1381 Proposal: Erection of 151 dwellinghouses with associated engineering, landscape and infrastructure works (Regulation 11 application relating to planning permission P/21/1517) Site Address: Land 142M East Northeast of 43 Clyde Avenue Clyde Avenue Ferniegair Hamilton ML3 7TY Applicant: Persimmon Agent: N/A Ward: 17 – Hamilton North and East Application Type: Further Application for Full Planning Permission Advert Date: Hamilton Advertiser 15 January 2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: Yes – Section 75 Agreement registered 16 July 2025 Direction to Scottish Ministers No 10 93
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1. Reason for Report 1.1. The application requires determination by the Planning Committee in accordance with the South Lanarkshire Council Scheme of Delegation as it constitutes a major development. 2. Site Description 2.1. The application site comprises approximately 8.5 hectares of land located on the eastern edge of Ferniegair, between Clyde Avenue and the M74 motorway. The site is allocated for housing within the South Lanarkshire Local Development Plan 2. An extant planning permission (Reference P/21/1517) exists for 151 dwellinghouses on the site. 2.2. Ferniegair is predominantly residential in character. Local facilities are located on Carlisle Road (A72), including small-scale retail provision and the vehicular entrance to Chatelherault Country Park. The settlement also benefits from a railway station providing connections to Hamilton and Larkhall. 2.3. Vehicular access to the site is proposed via Valleyfield Crescent. Pedestrian connections are proposed to Valleyfield Crescent, Fairholm Avenue and Capercaillie Crescent. 3. Description of Proposed Development 3.1. The proposal seeks planning permission for the erection of 151 two-storey dwellinghouses together with associated infrastructure and landscaping. Works include the formation of an adoptable road network, footpaths, landscaped open space, a children’s play area, boundary treatments including acoustic fencing, an electricity substation, a Sustainable Urban Drainage System (SUDS) basin and swale, and a temporary sewage pumping station. 3.2. The development comprises 11 house types including detached, semi-detached and terraced properties. The mix comprises 81 three-bedroom units, 61 four-bedroom units and 9 five-bedroom units. External finishes comprise 106 units finished predominantly in render with brick detailing and 45 units in buff brick, all with concrete slate-effect roof tiles and white uPVC windows and doors. 3.3. A footpath connection is proposed to Fairholm Avenue. New gravel paths would link to the existing path network around the SUDS pond to the north of Capercaillie Crescent. A centrally accessible play area is proposed within the south-west of the site. Areas of open space would be landscaped and incorporate paving and seating. 3.4. An acoustic barrier is proposed along the boundary with the M74, ranging in height between approximately 4.5 metres and 5.5 metres. Additional acoustic fencing is proposed along the southern boundary, ranging between approximately 2 metres and 2.4 metres in height. Rear garden boundaries would be bounded by fencing between approximately 0.9 metres and 1.8 metres in height, with feature masonry posts where boundaries front the public realm. 3.5. The proposed substation would be of brick construction to complement the proposed dwellings. The SUDS basin would be located at the easternmost part of the site adjacent to the M74. A temporary pumping station is proposed to connect to the existing Ferniegair Wastewater Treatment Works. It is anticipated that following upgrades to Carbarns Wastewater Treatment Works, the development would be capable of gravity connection to that facility and the Ferniegair works would be decommissioned. 94
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4. Relevant Planning History 4.1. Planning permission (P/21/1517) for 151 dwellinghouses was approved by the Planning Committee on 29 March 2022. The decision notice was issued in July 2025 following the completion and registration of a Section 75 legal agreement. That agreement applies to any subsequent application proposing the same number of units on the site. 4.2. The current application proposes the same number of units in a broadly similar layout, amended to reflect the applicant’s house types and design approach. 5. Supporting Information 5.1. The application is supported by the following documentation:- Community Benefit Statement Cover Letter Ecology and Biodiversity Standards Noise Impact Assessment Parking Allocation Schedule Pre-Application Consultation Report 5.2. As this is a further application under Regulation 11, it is not necessary for all supporting documentation previously assessed by the Planning Authority to be resubmitted, including a Design and Access Statement. 6. Consultations 6.1. Roads Development Management – No objection subject to conditions. Response: Noted. 6.2. Environmental Services – No objection subject to appropriate conditions relating to noise mitigation from the M74 and waste water treatment works. Response: Relevant conditions would be attached to any permission. 6.3. West of Scotland Archaeological Service - Advise that the archaeological condition imposed under Condition 21 of planning permission P/21/1517 should be reapplied. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, a total of 3 valid representations were received (2 objections, 1 comment). The matters raised are summarised as follows:- Amenity Traffic noise Headlight glare Loss of view Access Increase in traffic volume Road safety concerns Condition and suitability of existing roads Sustainable transport provision 95
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Drainage Surface water drainage Wastewater drainage Flood risk 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 crisis Policy 2 Climate mitigation and adaptation Policy 3 Biodiversity Policy 13 Sustainable transport Policy 14 Design, quality and place Policy 15 Local living and 20 minute neighbourhoods Policy 16 Quality homes Policy 21 Play, recreation and sport Policy 22 Flood risk and water management Policy 23 Health and safety 8.3. South Lanarkshire Local Development Plan 2 (2021) For the purposes of determining planning applications the Council will, therefore, also assess proposals against the policies contained within the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). In this regard the application site and associated proposals are affected by the following policies contained in the SLLDP2. SLLDP2 Volume 1 Policies Policy 2 Climate Change Policy 5 Development Management and Placemaking Policy 11 Housing Land Policy 12 Affordable Housing Policy 15 Travel and Transport SLLDP2 Volume 2 Policies Policy SDCC3 Sustainable Drainage Systems Policy SDCC4 Sustainable Transport Policy SDCC7 Low and Carbon Emissions from New Buildings Policy DM1 New Development Design Policy DM15 Water Supply Policy DM16 Foul Drainage/Sewerage Provision 96
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South Lanarkshire Council (SLC) Supporting Planning Guidance Electric Vehicle Charging Point Supporting Guidance 2022 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development Policy 16 of NPF4 supports the delivery of high-quality, sustainable homes in appropriate locations and, together with Policy 11 of the SLLDP2, supports residential development on allocated housing sites where a range of house size and type appropriate to the local community and demands of the housing market is provided. Policy 16 of NPF4 and Policy 12 of the SLLDP2 requires the provision of affordable housing for the proposed scale of development. 10.2. The proposal is located within an allocated housing site, and the mix of housing is considered appropriate to the suburban character of Ferniegair. Accordingly, the principle of development is acceptable, subject to compliance with other relevant provisions of the Development Plan, which are assessed below. 10.3. Sustainability Policies 1 and 2 of NPF4 and Policies 2 and SDCC7 of the SLLDP2 address the global climate and nature crises and require all development to actively reduce emissions and minimise carbon footprints. The site is located within an established settlement with access to public transport and local facilities. Most would incorporate an electric vehicle charging point, and each dwelling is expected to meet low-carbon design standards set out in national Building Standards. Furthermore, tree planting and landscaping are proposed throughout the site. 10.4. Biodiversity Policy 3 of NPF4 requires development to enhance biodiversity. The application is supported by ecology information and a detailed landscaping strategy. The proposal introduces structural planting, habitat creation and open space. Subject to the implementation of the approved landscaping and biodiversity measures, the proposal is considered to deliver an overall enhancement in biodiversity value. 10.5. Sustainable Transport and Local Living Policies 13 and 15 of NPF4 and Policies 15 and SDCC4 of the SLLDP2 promote sustainable, walkable neighbourhoods and seek to prioritise active and public transport. Ferniegair has a local shop and public house, and extensive access to outdoor recreation thanks to Chatelherault Country Park. It benefits from rail services, bus provision, and National Cycle Route 74 for sustainable connections to Hamilton and Larkhall. The proposed footpath connections and internal layout support permeability and active travel. The development is therefore considered to align with the objectives of sustainable transport and local living policies. 10.6. Layout, Siting and Design Policy 14 of NPF4 and Policies 5 and DM1 of SLLDP2 seek high-quality design that responds to local character and that development has no significant adverse impact on residential amenity. Six qualities of successful places which development should be consistent with are: healthy, pleasant, connected, distinctive, sustainable, and adaptable. Policy 21 of NPF4 aims to provide quality recreation areas within developments that allow children to move and play safely and independently within a neighbourhood. 97
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10.7. The proposed dwellings are part of Persimmon’s standard portfolio of suburban villas. The external materials have been selected as a mix of two-thirds fully cream rendered with brick detailing, and a third as fully buff brick. Traditional housing in the area was constructed of blonde sandstone and latterly finished in render. It is considered that the proposed materials are a good economical substitute for these materials which can maintain the distinctiveness of the locale. This approach has been applied to other recent housing developments in Ferniegair. The substation is located centrally in the development but will have a minimal impact on the surrounding area. 10.8. The site layout ensures that houses interact with the street, and there are ample opportunities for outdoor recreation, including open space landscaped as community gardens, a playground suitable for children of all ages, and a traffic free walking path. Footpath connections are also proposed to allow people, including children, to move through the settlement via lower trafficked routes. 10.9. The proposed layout also safeguards amenity, as existing and proposed houses should not be affected by adverse levels of overshadowing or overlooking. The proposed use is compatible with surrounding residential properties and noise is not expected to be significant. However, low level fences are proposed on side boundaries between rear gardens, making them semi-private rather than private. Full height fencing will be required by condition in the interests of amenity. 10.10. Drainage and Flood Risk Policy 22 of NPF4 and Policies DM15, DM16 and SDCC3 of SLLDP2 relate to water management and drainage. The site is not identified as being at risk of flooding. A SUDS basin and associated drainage infrastructure are proposed at the lowest part of the site to manage surface water. Landscaping is proposed throughout and permeable surfacing could be secured to parking courts and driveways to limit run-off. 10.11. A temporary pumping station is proposed in order to send foul waste to Ferniegair Wastewater Treatment Works pending a gravity feed to Carbarns Wastewater Treatment Works following network upgrades. 10.12. Noise The site is adjacent to the M74 which generates noise that can be disturbing to residential use. Policy 23 of NPF4 applies the agent of change principle which puts the onus on the proposed development not to be impacted by existing noise. The application is accompanied by a noise impact assessment which has informed mitigation measures such as acoustic fencing along site edges to minimise disturbance to future residents. 10.13. Roads and Access Policy 5 of SLLDP2 requires development to provide suitable access and parking. The road has been designed to an adoptable standard, and each dwelling would facilitate an appropriate level of off-street parking relative to its size, as confirmed by the Roads Authority. Furthermore, a sum to improve the cycle connection with National Cycle Route 74 has been agreed and registered in the Section 75 agreement. 10.14. Representations have expressed that Valleyfield Crescent is a cul-de-sac that is unsuitable as the access into the proposed development, and that the road network in Ferniegair is not suitable for the proposed development. The site was allocated for housing alongside the land now occupied by Valleyfield Cresent. It was always intended that Valleyfield Cresent would be extended, and its road is designed to the appropriate standard. 98
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10.15. In order to minimise disruption during the construction phase, conditions are proposed concerning the phasing of the development and the requirement to submit a Construction Traffic Management Plan. This document would require all construction traffic to enter the site via Valleyfield Crescent and also covers such matters as the site compound and staff parking. 10.16. Conclusion In summary, the site is an allocated housing site where the principal of development is acceptable and where a Section 75 legal agreement is already registered. The layout, siting, and design is consistent with the qualities of place and the proposal will provide quality public realm and biodiversity. Technical matters have also been addressed. Accordingly, subject to conditions, the proposal is considered to accord with the considerations of the South Lanarkshire Local Development Plan 2 and National Planning Framework 4. 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 development shall commence until a phasing scheme for the development has been submitted to and approved in writing by the Planning Authority. The phasing scheme shall identify the number and location of dwellinghouses within each phase and the timing and delivery of:- Roads, footpaths and accesses within each phase The SUDS basin and associated drainage infrastructure The temporary foul water pumping station The play area Acoustic fencing Landscaping within each phase The phasing scheme shall also identify the phase within which each item of infrastructure is to be delivered. Thereafter, the development shall be carried out in accordance with the approved phasing scheme unless otherwise agreed in writing by the Planning Authority. Reason: To ensure the coordinated delivery of infrastructure, drainage, open space and mitigation in the interests of residential amenity, road safety and environmental protection in accordance with Policies 2, 5, 15, SDCC3, SDCC4, DM1, DM16 of the South Lanarkshire Local Development Plan 2 and Policies 14, 21, 22 and 23 of National Planning Framework 4. 03. No dwellinghouse within any approved phase shall be occupied until the vehicular and pedestrian accesses serving that phase have been constructed in accordance with the approved plans and the approved phasing scheme. 99
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Reason: In the interests of road safety and to ensure appropriate access arrangements are in place prior to occupation, in accordance with Policy 5 and Policy 15 of the South Lanarkshire Local Development Plan 2 and Policy 13 of National Planning Framework 4. 04. No development shall commence until an amended landscaping scheme reflecting the approved development layout has been submitted to and approved in writing by the Planning Authority. The scheme shall include full details of all soft and hard landscaping within the site, including planting schedules, species, sizes and densities, areas of turf to rear gardens, and a programme for implementation. For the avoidance of doubt, rear gardens shall be laid with turf unless otherwise agreed in writing by the Planning Authority. No hedging shall be planted along the boundary between the application site and the private access road off Clyde Avenue. Thereafter, the approved landscaping within each phase shall be implemented in accordance with the approved programme and the approved phasing scheme. Reason: In the interests of visual amenity, biodiversity enhancement and to ensure a satisfactory standard of development in accordance with Policy 3 and Policy 14 of National Planning Framework 4 and Policies 5 and DM1 of the South Lanarkshire Local Development Plan 2. 05. The play area shall be implemented in accordance with the approved plans and the approved phasing scheme, unless otherwise agreed in writing by the Planning Authority. The play area shall be fully installed and available for use prior to the occupation of the final dwellinghouse within the phase in which it is located and shall thereafter be retained for recreational use. Reason: To ensure the timely provision of recreational facilities in the interests of residential amenity and to accord with Policy 21 of National Planning Framework 4 and Policies 5 and DM1 of the South Lanarkshire Local Development Plan 2. 06. No development shall commence until full details of the proposed acoustic bund and fencing have been submitted to and approved in writing by the Planning Authority. The details shall include the height, length, position, external appearance, materials and elevations of all acoustic barriers. Thereafter, the approved acoustic bund and fencing shall be implemented in accordance with the approved phasing scheme and prior to the occupation of the dwellinghouses it is intended to serve, and retained as such unless otherwise agreed in writing by the Planning Authority. Reason: To ensure adequate noise mitigation in the interests of residential amenity and to accord with Policy 23 of National Planning Framework 4 and Policy DM1 of the South Lanarkshire Local Development Plan 2. 07. The mitigation measures identified within the Noise Impact Assessment prepared by EnviroCentre Limited, document reference 15167 dated June 2025, and associated supplementary reports, shall be implemented in full, unless otherwise agreed in writing by the Planning Authority. The approved mitigation measures shall be implemented in accordance with the approved phasing scheme and shall be in place prior to the occupation of the dwellinghouses to which they relate and shall thereafter be retained. 100
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Reason: To ensure that appropriate noise mitigation is provided in the interests of residential amenity and to accord with Policy 23 of National Planning Framework 4 and Policy DM1 of the South Lanarkshire Local Development Plan 2. 08. No dwellinghouse shall be brought into use until an electric vehicle charging point with a minimum power output of 7kW has been installed and made available for use within the curtilage of that dwellinghouse. For dwellinghouses served by parking courts, no development of the relevant phase shall commence until details of the proposed electric vehicle charging infrastructure for that phase have been submitted to and approved in writing by the Planning Authority. Such details shall include the specification and location of charging posts and the routing of cabling, including any cabling beneath footpaths or other shared surfaces. The approved infrastructure shall be installed prior to the occupation of the dwellinghouses it serves. Reason: To reduce emissions from transport and to accord with the adopted Electric Vehicle Charging Point Supporting Guidance 2022, Policy 2 of the South Lanarkshire Local Development Plan 2 and Policies 1, 2, and 13 of National Planning Framework 4. 09. No development shall commence until details of the proposed driveway and parking court surfacing have been submitted to and approved in writing by the Planning Authority. The approved surfacing shall comprise monoblock paving unless otherwise agreed in writing by the Planning Authority. Thereafter, the approved surfacing shall be implemented prior to the occupation of the relevant dwellinghouse and retained as such. Reason: In the interests of visual amenity, surface water management and to ensure a satisfactory standard of development in accordance with Policy 5 of the South Lanarkshire Local Development Plan 2 and Policies 14 and 22(c)(iii) of National Planning Framework 4. 10. No development shall commence until details of all boundary treatments within the site have been submitted to and approved in writing by the Planning Authority. For the avoidance of doubt, this shall include details of all fences, walls, retaining walls and gates, including those to individual plots, the SUDS basin and the site boundaries. Thereafter, the approved boundary treatments shall be implemented prior to the occupation of the relevant dwellinghouse or the bringing into use of the relevant part of the development and retained as such. Reason: In the interests of visual amenity, residential amenity and to ensure a satisfactory standard of development in accordance with Policy 5 and Policy DM1 of the South Lanarkshire Local Development Plan 2 and Policy 14 of National Planning Framework 4. 11. No development shall commence until details of the proposed finished ground levels across the site, finished floor levels of all buildings, proposed road levels and the height and position of any retaining walls have been submitted to and approved in writing by the Planning Authority. Thereafter, the development shall be carried out in accordance with the approved levels and no changes shall take place unless otherwise agreed in writing by the Planning Authority. 101
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Reason: To ensure a satisfactory relationship with adjoining land and buildings, to safeguard residential amenity and in the interests of visual amenity, in accordance with Policy 5 and Policy DM1 of the South Lanarkshire Local Development Plan 2 and Policy 14 of National Planning Framework 4. 12. No development shall commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Planning Authority. The plan shall include, but not be limited to:- Formation and location of the site compound Contractor parking arrangements On-site storage of materials Wheel washing facilities Measures to prevent debris on the public road Confirmation that all construction access shall be taken via Valleyfield Crescent only Thereafter, all construction works shall be carried out in accordance with the approved Construction Traffic Management Plan. Reason: In the interests of road safety and residential amenity and to accord with Policy 5 of the South Lanarkshire Local Development Plan 2. 13. No development shall commence until a dilapidation survey of the public roads between Carlisle Road and the site access at Valleyfield Crescent has been submitted to and approved in writing by the Planning Authority. The survey shall record the existing condition of the carriageway, footways, kerbing and drainage infrastructure. Any damage identified as arising from construction traffic associated with the development shall be made good at the developer’s expense to the satisfaction of the Planning Authority. Reason: In the interests of road safety and to protect the integrity of the public road network in accordance with Policy 5 of the South Lanarkshire Local Development Plan 2. 14. Prior to the occupation of the first dwellinghouse, the existing field gates and associated fencing along the boundary between the application site and the private access road off Clyde Avenue shall be removed in their entirety and the boundary made good in accordance with details to be submitted to and approved in writing by the Planning Authority. Reason: In the interests of visual amenity and to ensure a satisfactory relationship between the development and adjoining land in accordance with Policy 5 and Policy DM1 of the South Lanarkshire Local Development Plan 2 and Policy 14 of National Planning Framework 4. 15. No dwellinghouse shall be occupied until the parking provision serving that dwellinghouse has been formed in accordance with the approved plans and the following minimum standards:- Two parking spaces for dwellinghouses of up to three bedrooms Three parking spaces for dwellinghouses of four or more bedrooms 102
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All driveways and parking courts shall be constructed with a gradient not exceeding 10 per cent. Reason: To ensure adequate off-street parking provision and appropriate driveway gradients in the interests of road safety and to accord with Policy 5 of the South Lanarkshire Local Development Plan 2. 16. No dwellinghouse shall be occupied until visibility splays of 2.4 metres by 43 metres have been formed and maintained free from obstruction at all new road junctions within the development hereby approved. In addition, forward visibility of 15 metres shall be provided and maintained at all traffic calming speed bends within the development, in accordance with the approved plans. For the avoidance of doubt, no walls, fences, hedging, landscaping or other obstruction exceeding 1.05 metres in height above the adjacent carriageway level shall be permitted within the required visibility splays or forward visibility envelopes. Reason: In the interests of road safety and to accord with Policy 5 of the South Lanarkshire Local Development Plan 2. 17. The external materials and finishes of the dwellinghouses hereby approved shall accord with the approved plans, unless otherwise agreed in writing by the Planning Authority. Reason: To ensure a satisfactory appearance in the interests of visual amenity and to accord with Policy 14 of National Planning Framework 4 and Policies 5 and DM1 of the South Lanarkshire Local Development Plan 2. 18. The external materials and finishes of the electricity substation hereby approved shall match those of the dwellinghouses within the development, unless otherwise agreed in writing by the Planning Authority. Reason: To ensure a satisfactory appearance in the interests of visual amenity and to accord with Policy 14 of National Planning Framework 4 and Policies 5 and DM1 of the South Lanarkshire Local Development Plan 2. 19. No development shall take place within the application site as outlined in red on the approved plans until the developer has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation. The written scheme of investigation shall be submitted by the applicant, agreed in writing by the West of Scotland Archaeological Service, and approved in writing 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 site is undertaken to the satisfaction of the Planning Authority, in consultation with the West of Scotland Archaeological Service. Reason: To safeguard archaeological resources in accordance with Policy 7 of National Planning Framework 4 and Policy 14 of the South Lanarkshire Local Development Plan 2. 20. That the integrity of the existing fencing along the M74 trunk road boundary shall be maintained and protected. Reason: To minimise the risk of pedestrians and animals gaining uncontrolled access to the trunk road with the consequential risk of accidents. 103
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12. Reasons for Recommendation 12.1. The proposal is for housing on an allocated site where the layout, siting, and design is consistent with the qualities of place and will provide quality public realm and biodiversity, and safeguard amenity. Technical matters have also been addressed. Accordingly, subject to conditions, the proposal is considered to accord with Policies 2, 5, 11 12, 15, SDCC3, SDCC4, SDCC7, DM1, DM15, and DM16 of the South Lanarkshire Local Development Plans 2 and Policies 1, 2, 3, 13, 14, 15, 16, 21, 22, and 23 of National Planning Framework 4. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 Background Papers Further information relating to the application can be found online:- P/25/1381 | Erection of 151 dwellinghouses with associated engineering, landscape and infrastructure works (Regulation 11 application relating to planning permission P/21/1517) | Land 142M ENE Of 43 Clyde Avenue Clyde Avenue Ferniegair Hamilton ML3 7TY 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 104
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Report Agenda Item Amended Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1387 Proposal: Redevelopment of town-centre land to provide a residential-led mixed use development including ancillary retail, professional services and healthcare (Class 1A), food and drink (Class 3), business (Class 4), non-residential institutions (Class 10), assembly and leisure (Class 11) floorspace with new public realm and associated landscaping, car parking, access and servicing arrangements, infrastructure, and ancillary works (Planning Permission in Principle) Site Address: Centre West Development Site Rothesay Street East Kilbride G74 1LL Applicant: South Lanarkshire Council Agent: Savills (UK) Ltd Ward: 08 East Kilbride Central North Application Type: Permission in Principle Advert Type: East Kilbride News – 17.12.2025 Development Plan Compliance: Yes Departures: No Recommendation: Grant (subject to conditions and the conclusion of a Section 75 legal agreement) Legal Agreement: The Planning Committee is also advised that approval should be subject to the conclusion of a legal agreement(s) covering:- 1. Education Contribution Payments 2. On-site Affordable Housing Provision Direction to Scottish Ministers N/A 11 107
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee under Section 4B(17) of the adopted Scheme of Delegation 2024 as it constitutes a major planning application under The Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009 and all major applications are determined by the Planning Committee. 2. Site Description 2.1. The application site is located within East Kilbride Town Centre which comprises of a series of connected malls. This application relates specifically to the western and newest section of the shopping centre known as Centre West. The site boundary extends to approximately 3.7 hectares and is designated as Strategic and Town Centre in the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). 2.2. The existing site currently comprises of the shopping centre building which is now vacant, and a multistorey car park. This also includes an external parking area and associated internal road network as well as the external road network. The site includes some small parcels of landscaping and tree planting. Vehicular access to the site is via Cornwall Street to the north, and Rothesay Street to the south and west. There are a number of pedestrian links to the site with bus stops nearby. 2.3. The site is bound to the north by a public park which incorporates the Dollan Aqua Centre, a youth centre and skate park. To the east is the adjoining shopping mall. To the south and south-west is the Queensway dual carriageway, Righead Roundabout, and an established residential area. To the west is Cornwall Street and another established residential area. 3. Description of Proposed Development 3.1. Planning permission in principle is sought to provide a residential-led mixed use development including ancillary retail, professional services and healthcare (Class 1A), food and drink (Class 3), business (Class 4), non-residential institutions (Class 10), assembly and leisure (Class 11) floorspace with new public realm and associated landscaping, car parking, access and servicing arrangements, infrastructure, and ancillary works. 3.2. The application is for planning permission in principle and therefore detailed plans have not been submitted, nor are required at this stage. However, a number of documents to address technical matters such as environmental impacts, drainage, flood risk, transport and ecology have been provided. In addition, an indicative site layout has been provided to establish site capacity in relation to scale, mass and density. 3.3. A Design Code has also been developed to establish parameters and design principles that future Approval of Matters Specified in Conditions (AMSiC) applications would require to adhere to. This proposal seeks permission in principle to redevelop the site for:- Between 229 to 270 residential units Approximately 890 square metres commercial floorspace accommodating Class 1A (retail, professional services and healthcare), Class 3 (food and drink), Class 10 (non-residential institutions) and Class 11 (assembly and leisure) Approximately 7000 square metres for a new civic building 108
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4. Relevant Planning History 4.1. The planning application that facilitated the development of Centre West was granted in 2000 as an extension to other parts of the shopping centre and completed in 2003. Since then, there have been a number of minor applications for internal works. It is noted that the shopping centre entered administration in 2022 where administrators were appointed and earlier this year, ownership passed to South Lanarkshire Council. 4.2. A Proposal of Application Notice (PAN) for the proposed development was submitted in May 2025 under application P/25/0013/PAN. The submission provided details of pre-application public consultation events, details of which local members and local groups were being consulted, and details of how the agent could be contacted in line with the legislation. 5. Supporting Information 5.1. The following information was submitted by the applicant in support of the application:- Air Quality Assessment Community Benefit Statement Design and Access Statement Design Code Drainage Strategy Ecological Reports Energy Strategy Assessment Flood Risk Assessment Geo Environmental Report Noise Impact Assessment Planning Statement Pre-Application Consultation (PAC) Report Socio Economic Assessment Transport Assessment Utility Review 6. Consultations 6.1. East Mains Community Council – Acknowledge the need for housing and welcome the retention of a civic hub within the town centre. It is queried whether residents will require to travel to other areas for retail needs. Response: Noted. This application relates to the area occupied by Centre West only and therefore the other malls within the East Kilbride Shopping Centre do not form part of this proposal. 6.2. Education Services – No objections subject to the provision of appropriate education contributions by the developers to ensure the provision of nursery, primary and secondary education capacity to serve the development. Response: Noted. These matters would be addressed through a legal agreement forming part of any consent to be issued. 6.3. Environmental Services – no objections subject to the attachment of conditions and advisory notes in relation to ventilation and noise. Response: Noted. Appropriate conditions and advisories can be attached to any consent issued. 109
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6.4. Housing Services – No objections to the proposal and support the provision of on-site affordable housing. Response: Noted. These matters would be addressed through a legal agreement forming part of any consent to be issued. 6.5. Roads Development Management – No objections subject to the inclusion of conditions relating to access, parking, servicing, sustainable transport and traffic management. Response: Noted. Appropriate conditions and advisories can be attached to any consent issued. 6.6. Roads Flood Risk Management – No objections to the proposal subject to the attachment of conditions in relation to provision of a sustainable drainage system, and completion of the appendices within the Council’s Developer Guidance. Response: Noted. An appropriate condition can be attached to any consent issued. 6.7. Scottish Power – No objections to the proposed development. Response: Noted. 6.8. Scottish Water – No objections to the proposed development. Response: Noted. 6.9. Strathclyde Partnership for Transport (SPT) – No objections to the proposed development but request that details of any proposed bus stop closures should be discussed with SPT. Response: Noted. An appropriate condition can be attached to any consent issued. 6.10. Transport Scotland – No objections to the proposed development subject to the attachment of conditions relating to a number of matters including lighting, landscaping and fencing/barriers adjacent to trunk road, drainage and signage. Response: Noted. Appropriate conditions and advisories can be attached to any consent issued. 6.11. West of Scotland Archaeology Service (WOSAS) – No objections to the proposed development. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, no representations have been received. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy. 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. 110
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National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 9 – Brownfield, vacant and derelict land 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 21 – Play, recreation and sport Policy 22 – Flood risk and water management Policy 25 – Community wealth building Policy 27 – City, town, local and commercial centres Policy 28 – Retail 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 1 – Spatial Strategy Policy 2 - Climate Change Policy 3 - General Urban Areas Policy 5 - Development Management and Placemaking Policy 7 – Community Infrastructure Policy 9 - Network of Centres and Retailing Policy 10 – New Retail/Commercial Proposals Policy 11 – Housing Policy 12 – Affordable Housing Policy 14 – Natural and Historic Environment Policy 15 - Travel and Transport Policy 16 – Water Environment and Flooding SLLDP2 Volume 2 Policies Policy DM1 - New Development Design Policy DM20 – Supporting Information Policy NHE9 – Protected Species Policy SDCC2 – Flood Risk Policy SDCC3 – Sustainable Drainage Systems Policy SDCC4 – Sustainable Transport 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development The key consideration of this application is the acceptability of the principle of the proposed development and an assessment of the associated technical matters. The site is located within a Strategic Town Centre therefore Policy 27 - City, town, local and commercial centres of NPF4 is applicable. This policy aims to encourage, 111
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promote and facilitate development in town centres to enhance and improve their viability and reflect the principles of the 20 minute neighbourhoods vision. This policy supports town centre living including new build residential development advising that such proposals should ensure residential amenity for new residents. Policy 28 – Retail of NPF4 supports new retail development in town centres. 10.2. Policy 1 – Spatial Strategy of SLLDP2 encourages economic growth and regeneration within Strategic and Town Centres with East Kilbride Town Centre listed as a spatial strategy development priority. 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 Strategic and Town Centres, a mix of uses will be supported including retail, business, leisure, community, civic and residential uses. Policy 10 – New Retail/Commercial Proposals lists a number of criteria that proposals of this nature require to comply with. 10.3. In this case the proposal is for a residential-led mixed use development including ancillary retail, professional services and healthcare (Class 1A), food and drink (Class 3), business (Class 4), non-residential institutions (Class 10), assembly and leisure (Class 11) floorspace with new public realm and associated works. As this application is for permission in principle, detailed plans have not been submitted at this stage and will come forward as a series of future AMSiC applications. However, as town centre living is supported and the proposed uses listed above are also appropriate for a town centre location, it is considered the proposal complies with the intentions of Policies 27 and 28 of NPF4 and Policies1, 9 and 10 of SLLDP2. 10.4. The site is opposite established residential areas therefore Policy 3 – General Urban Areas of SLLDP2 is applicable and advises proposals within or adjacent to residential areas will be assessed with regard to their effect on the amenity and character of the area. Developments which would be detrimental to the amenity of residents or to the character of the surrounding area will not be permitted. In terms of the impact of the proposed development on existing residents, no detailed design layouts have been submitted at this stage due to the nature of the application, however, it is considered that an appropriately designed development which takes cognisance of the Design Codes document developed as a masterplan for future development of the site, will ensure no adverse impact on adjacent residents. The Council’s Environmental Services were consulted as part of the application and offered no objections subject to further noise information submitted as part of future applications at the site. The proposal is considered to comply with the intentions of Policy 3 of SLLDP2. 10.5. The proposal involves redevelopment of an existing site therefore Policy 9 - Brownfield, vacant and derelict land and empty buildings of NPF4 is 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. This further states that demolition is only supported when appropriate justification can be provided. As outlined within the supporting information, the shopping centre has seen a significant decline in usage over recent years due to changes in customer shopping habits. 10.6. Whilst the documents submitted explain that re-use of the existing building has been investigated, this has been shown to be economically unviable due to the costs of refurbishment to make the building fit for purpose and the works that would need to be undertaken to meet sustainability requirements. In this case the proposal is considered to comply with the intentions of Policy 9 of NPF4. A future AMSiC would require the submission of a detailed Waste Strategy in line with Policy 12 – Zero Waste of NPF4. 112
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10.7. Climate Change Policies 1 – Tackling the climate and nature crises and 2 – Climate mitigation and adaptation of NPF4, and Policy 2 – Climate Change of SLLDP2 seek to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. The application submission includes an Energy Strategy Assessment which provides an evaluation of various low and zero carbon technologies suitable for the development which could be implemented within any future applications at the site. Notwithstanding this, the proposed development will incorporate electrical vehicle charging and bicycle parking provision. It is therefore considered that the proposal is consistent with the intentions of Policies 1 and 2 of NPF4 and Policy 2 of SLLDP2. 10.8. Biodiversity Policy 3 – Biodiversity of NPF4 aims to protect and reverse biodiversity loss, deliver positive effects from development, and strengthen nature networks. Policy 14 – Natural and Historic Environment of SLLDP2 assesses all development proposals in terms of their effect on the character and amenity of the natural and built environment. Policy NHE9 – Protected Species of SLLDP2 seeks to ensure consideration is given to European Protected Species. 10.9. The applicant has provided ecological surveys to identify the presence of bat activity and roosts within the site. Following preliminary surveys, further survey work was required which has concluded that the proposed development is considered to present a low risk of impacting bat roosts. Whilst no further surveys are required, the ecology reports include a number of recommendations and enhancements that could be incorporated into future development. Should permission be granted, a condition would be attached requiring all recommendations of the surveys to be carried out. Given this, the proposal is considered to be compliant with the requirements of Policy 3 of NPF4 and Policies 14 and NHE9 of SLLDP2. 10.10. Layout, Siting and Design Policy 14 - Design, Quality and Place of NPF4 aims to encourage, promote and facilitate well designed development that makes successful places by taking a design- led approach and applying the Place Principle. It sets out six qualities of successful places. Policy 5 – Development Management and Placemaking of SLLDP2 advises that to ensure development takes account of the principles of sustainable development, all proposals require to be well designed and integrated with the local area. Proposals should have no significant adverse impacts on the local community and the environment. Where appropriate, proposals should include measures to enhance the environment. Policy DM1 – New Development Design of SLLDP2 also requires development to promote quality and sustainability in design and layout. 10.11. In this case, the application is for planning permission in principle and therefore there are no detailed plans at this stage. However, the indicative layout along with the design principles and parameters set out in the Design Codes document have been reviewed and the scale of development is considered to be appropriate. It is considered sufficient detail has been provided to address technical matters and the indicative design layout demonstrates an appropriate site capacity in terms of scale, mass and density. As noted above, detailed plans will be assessed in the subsequent AMSiC applications which would require the submission of various supporting information and strategies in relation to matters including access, servicing, parking, sustainable transport, construction traffic, waste, active travel, landscaping and lighting. 113
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10.12. 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 East Kilbride town centre adjacent to various existing commercial and community facilities with public transportation links. In addition, the proposal includes the creation of a new civic hub which has the potential to incorporate a number of functions such as a public hall, theatre, community centre, library and offices. The proposal is therefore considered to be consistent with Policy 15 of NPF4. 10.13. Policy 16 – Quality homes of NPF4 seeks to encourage, promote and facilitate the delivery of more high quality, affordable and sustainable homes, in the right locations, providing choice across tenures that meets the diverse housing needs of people and communities across Scotland. Policy 11 - Housing and Policy 12 – Affordable Housing of SLLDP2 require that developers provide a range of house sizes and types to give greater choice in meeting the needs of the local community, with Policy 12 specifically requiring the Council’s affordable housing requirements to be met as part of proposed developments. It is considered that this proposed development has the potential to provide up to 270 residential properties in a sustainable location, while also making appropriate on-site provisions in respect of affordable housing. As such, the proposals are considered to meet the aims of Policy 16 of NPF4 and Policies 11 and 12 of SLLDP2. 10.14. Policy 7 – Community Infrastructure Assessment of SLLDP2 states that, in cases where development proposals would require capital or other works or facilities to enable the development to proceed, financial contributions towards their implementation will be required. In this case, contributions in respect of appropriate education, non-affordable units, and community facility provision would be sought as part of a Section 75 legal agreement forming part of any consent granted in respect of the site. Through this process, the proposal would meet the aims of Policy 7 of SLLDP2. The applicant has also submitted a Statement of Community Benefit in support of the proposal. 10.15. Policy 21 – Play, recreation and sport of NPF4 seeks to encourage, promote and facilitate spaces and opportunities for play, recreation and sport. As outlined above, the proposal includes a new civic hub that would incorporate recreational facilities. In addition, given the proposal is residential led, an informal children’s play area for residents would be incorporated into a future layout. The proposal is therefore considered to comply with the intentions of Policy 21 of NPF4. 10.16. Technical Matters Policy 22 - Flood Risk and Management of NPF4 aims to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. Policy 16 – Water Environment and Flooding of SLLDP2 is also relevant and advises any development that has an unacceptable impact on the water environment will not be permitted. In determining proposals, consideration shall be given to water levels, flows, quality, features, flood risk and biodiversity within the water environment. Policies SDCC2 – Flood Risk and SDCC3 – Sustainable Drainage Systems also expand on this. 10.17. The applicant has submitted a Flood Risk Assessment and Drainage Strategy report. The Council’s Flood Risk Management Team have advised that they have no objections to the proposed development subject to conditions in relation to the provision of further details on the implementation of a Sustainable Drainage Design which is independently checked in accordance with the Council’s SUDS Design 114
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Criteria Guidance. It is therefore considered the proposal is consistent with Policy 22 of NPF4 and Policies 16, SDCC2 and SDCC3 of SLLDP2. 10.18. Policy 15 - Travel and Transport of SLLDP2 requires all new development proposals to consider the resulting impacts of traffic growth as well as promoting opportunities for sustainable travel options. A Transport Assessment has been submitted as part of this application. The Council’s Roads Development Management have reviewed the proposal in respect of access, traffic, parking and road safety considerations and note they would have no objection to the proposal subject to the attachment of appropriate conditions. The proposal is therefore considered to comply with the principles of Policy 15 of SLLDP2. 10.19. Policy 13 - Sustainable Transport of NPF4 and Policy SDCC4 – Sustainable Transport of SLLDP2 aims to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport or everyday travel and reduce the need to travel unsustainably. As a new development, car parking requires to be provided. However, the proposal also incorporates EV parking spaces, bicycle storage provision 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. 10.20. Conclusion In conclusion, a full assessment of the proposal against the development plan has been carried out above. It is considered that the proposal will not result in any significant adverse amenity, environmental or safety impacts, and therefore complies with the relevant policies of the adopted National Planning Framework 4 and the adopted South Lanarkshire Local Development Plan 2. It is therefore considered appropriate for planning permission in principle to be granted subject to the attached conditions. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant planning permission in principle subject to the following conditions and a Section 75 Legal Agreement:- 01. Details of the specified matters listed below shall be submitted for consideration by the Planning Authority, in accordance with the timescales and other limitations in section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). For each identified phase of development, no development shall begin on the site unless all of the details listed in this condition have been submitted to and approved in writing by the Planning Authority. Thereafter the development shall be carried out in complete accordance with the details approved in relation to this condition. Specified matters:- a) Details of the layout of the site including all proposed means of access, roads, footways, visibility splays and parking areas; b) Details of the siting, design and external appearance of all buildings and any other structures, including plans and elevations showing dimensions and finishing materials; c) Details of all open spaces and landscaping in a landscaping scheme which demonstrates how it meets the requirements of the Landscaping Strategy submitted and approved as part of Condition 14 below; 115
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d) A detailed levels survey of the site and cross sections showing proposed finished ground and floor levels relative to existing ground levels and a fixed ordnance datum point; e) Details of the proposed means of disposal of foul and surface water from the development; f) Details of the provision of street furniture, street lighting, public realm and public art within the proposed development; g) Details of the provisions in respect of biodiversity, species protection and habitat management within the site, including the submission of an up-to-date protected species survey in respect of the site; h) A scheme for the control and mitigation of dust that shall thereafter be implemented in accordance with a programme to be agreed in writing with the Council as Planning Authority; i) A noise assessment with each phase; i) Details of refuse and recycling proposals that accord with the approved waste strategy; k) Details of drainage and surface water management proposals that accord with the approved drainage strategy; l) A design statement which meets the requirements of Condition 27 below; m) Details of how each phase of development will comply with the approved Construction Traffic Management Plan; and n) Details of how each phase of development will accord with the approved Lighting Strategy. Reason: Permission for the development has been granted in principle only and subsequent approval is required for these matters in accordance with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). 02. That the first application for the approval of matters specified in the conditions in relation to Site Zone A as defined in drawing No. 24036A-PL-008 of the consent hereby approved shall include the submission of the following details for consideration by the Planning Authority, in accordance with the timescales and other limitations in Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). No development shall begin on the site unless all of the details listed in this condition have been submitted to and approved in writing by the Planning Authority:- Zone A Parking Strategy (Condition 6) Zone A Access Strategy (Condition 7) Zone A Servicing Strategy (Condition 8) Zone A Sustainable Transport Strategy (Condition 9) Zone A Active Travel Strategy (Condition 10) Transport Assessment (Condition 11) Zone A Construction Traffic Management Plan (Condition 12) Zone A Drainage Strategy (Condition 13) Zone A Landscaping Strategy (Condition 14) Residential Waste Strategy (Condition 15) Zone A Lighting Strategy (Condition 16) Noise Assessment Methodology Statement (Condition 17) Affordable Housing Statement (Condition 34) Reason: In the interests of road and public safety. 116
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03. That the first application for the approval of matters specified in the conditions in relation to Site Zone B as defined in drawing No. 24036A-PL-008 of the consent hereby approved shall include the submission of the following details for consideration by the Planning Authority, in accordance with the timescales and other limitations in Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). No development shall begin on the site unless all of the details listed in this condition have been submitted to and approved in writing by the Planning Authority:- Transport Assessment (Condition 11) Zone B Parking Strategy (Condition 18) Zone B Access Strategy (Condition 19) Zone B Servicing Strategy (Condition 20) Zone B Sustainable Transport Strategy (Condition 21) Zone B Active Travel Strategy (Condition 22) Zone B Construction Traffic Management Strategy (Condition 23) Zone B Drainage Strategy (Condition 24) Zone B Landscaping Strategy (Condition 25) Zone B Lighting Strategy (Condition 26). 04. In accordance with Conditions 1 and 2, a Phasing Plan covering the entire application site shall be submitted to and approved in writing with the Council as Planning Authority. The Phasing plan shall include:- a) The sequence of development across the entire site b) The timing of delivery of all infrastructure works Following approval of the Phasing Plan, the development shall be implemented in accordance with the approved scheme, unless otherwise agreed by the Planning Authority. Reason: To ensure the satisfactory phasing of the development and the timeous delivery of infrastructure to serve the development. 05. The development to which this permission in principle relates shall be begun no later than the expiration of ten years beginning with the date of grant of this decision notice. Reason: To comply with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). 06. That the Zone A Parking Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of the parking provision levels to be achieved within the development b) Details of the provisions in respect of electric vehicle charging (EVC) facilities c) Details of the provisions in respect of accessible parking d) Details of the provision of cycle parking e) Details in respect of pedestrian provisions associated with the development f) Details of the future management of parking provision within the development Reason: In the interests of road and public safety. 07. That the Zone A Access Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- 117
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a) Details of all proposed points of access to the site b) Details of all pedestrian, cycle and vehicular routes proposed to and throughout the site c) Details of proposed provisions for disabled users including accessible parking bays, charging points and dropped kerbs d) Details of links to existing public transport and rights of way For each phase of development, the access information submitted to discharge Condition 1 shall accord with the approved Zone A Access Strategy. Reason: To ensure the provision of an inclusive and accessible development. 08. That the Zone A Servicing Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of refuse provisions in respect of non-residential and commercial units within the site b) Details of servicing in respect of all non-residential properties within the site - this includes confirmation of the acceptable servicing hours and vehicle sizes that can be accommodated in the development c) Details to confirm that all servicing will be undertaken within the site boundary Reason: In the interests of road and public safety. 09. That the Zone A Sustainable Transport Strategy required under the terms of Condition 2 of the consent hereby approved shall include measures to address the following matters to the satisfaction of the Council as Planning Authority:- a) Full details of measures to address pedestrian connectivity within and around the site b) Full details of measures to provide cycling connectivity within the site which connect and improve the wider cycle networks in the surrounding area c) Full details of public transport connections and infrastructure that will be available and details of how the occupiers and visitors to the site can be encouraged to utilise these elements d) Full details of the proposals in respect of any bus stops that require to be repositioned/relocated to facilitate the development Reason: In the interests of road and public safety. 10. That the Zone A Active Travel Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Full details of how the development will prioritise walking, cycling and wheeling b) Full details of the provisions of secure and covered public storage for cycles/electric bikes c) Full details of existing pedestrian and cycle networks including potential offsite improvements d) Details of how occupiers will be encouraged to utilise sustainable forms of transport Reason: To promote walking, cycling and wheeling to encourage healthier and more sustainable communities. 118
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11. That the Transport Assessment required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Full details in respect of junction assessments and improvements associated with the development b) Full details in respect of access arrangements associated with the development No works shall start on site until the above details have been submitted to and approved by the Council as Planning Authority, after consultation with Transport Scotland. Reason: In the interests of road and public safety. 12. That the Zone A Construction Traffic Management Plan required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of the route to and from the site for all construction traffic b) Details of car parking for staff and sub-contractors c) Details of drop-off and storage locations for materials d) Details of wheel washing facilities e) Details of times for deliveries f) Details of any temporary traffic management g) Details of how this will be managed including site contact details h) Details of construction compound locations and means of access Reason: In the interests of road and public safety. 13. That the Zone A Drainage Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Confirmation of the suitability, in regard to both condition and capacity, of existing drainage systems to receive site-wide surface water discharge from the development. b) Confirmation that there will be no connections to the trunk road drainage system. c) Details of the proposed Sustainable Drainage System (SuDS) proposed to serve the development, including construction, operation and maintenance details. Reason: To ensure that the disposal of surface water from the site is dealt with in a safe and sustainable manner, to return it to the natural water cycle with minimal adverse impact on people and the environment and to alleviate the potential for on- site and off-site flooding. 14. That the Zone A Landscaping Strategy required under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of all existing trees and hedgerows plus details of those to be retained and measures for their protection in the course of development; b) Details and specification of all trees, shrubs, grass mix, etc., including, where appropriate, the planting of fruit/apple trees; c) Details of any top-soiling or other treatment to the ground; d) Details including sections of any mounding, earthworks and hard landscaping; 119
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e) Details of the initial and future maintenance of the landscaped areas; f) Details of an informal play area to serve residential properties on site; g) Details of the phasing of these works; and h) Details of arrangements for the management and maintenance of all areas of open space and public realm. Reason: To ensure the appropriate provision of landscaping within the site and to ensure it can be installed and maintained from within the development. 15. That the Residential Waste Strategy specified under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of facilities for the storage of residential refuse and recycling within the proposed development, including the design, location and access for uplift. b) Details for the storage and the collection of commercial waste arising from the proposed development including litter bin provision for public use. The agreed details shall be in place prior to the development being brought into use. Reason: To safeguard the environmental amenity of the area. 16. That the Zone A Lighting Strategy specified under the terms of Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of all external lighting including streetlights, bollards, in-ground pathway markers, uplighters and illuminated street furniture; and b) Details of how the lighting strategy will be implemented with regard to the various construction phases and what processes will be in place to ensure consistent implementation of the strategy across the wider development. Reason: To ensure the provision of adequate lighting, minimise the risk of nuisance from light pollution to nearby occupants, to ensure there will no distraction to users of the trunk road, and to reduce impact on wildlife. 17. That the Noise Assessment Methodology Statement specified under Condition 2 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of baseline sound levels at the nearest noise-sensitive premises b) Details of all noise generating plant, equipment or machinery at the site boundaries c) Details of rating levels including acoustic feature corrections d) Details of proposed mitigation measures designed to ensure the rating level does not exceed the existing background noise level Thereafter any approved mitigation measures shall be implemented and maintained to the satisfaction of the Council as Planning Authority. Reason: To minimise noise disturbance to adjacent occupants. 18. That the Zone B Parking Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- 120
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a) Details of the parking provision levels to be achieved within the development b) Details of the provisions in respect of electric vehicle charging (EVC) facilities c) Details of the provisions in respect of accessible parking d) Details of the provision of cycle parking e) Details in respect of pedestrian provisions associated with the development f) Details of the future management of parking provision within the development Reason: In the interests of road and public safety. 19. That the Zone B Access Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of all proposed points of access to the site b) Details of all pedestrian, cycle and vehicular routes proposed to and throughout the site c) Details of proposed provisions for disabled users including accessible parking bays, charging points and dropped kerbs d) Details of links to existing public transport and rights of way For each phase of development, the access information submitted to discharge Condition 1 shall accord with the approved Access Strategy. Reason: To ensure the provision of an inclusive and accessible development. 20. That the Zone B Servicing Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of refuse provisions in respect of non-residential and commercial units within the site b) Details of servicing in respect of all non-residential properties within the site - this includes confirmation of the acceptable servicing hours and vehicle sizes that can be accommodated in the development c) Details to confirm that all servicing will be undertaken within the site boundary Reason: In the interests of road and public safety. 21. That the Zone B Sustainable Transport Strategy required under the terms of Condition 3 of the consent hereby approved shall include measures to address the following matters to the satisfaction of the Council as Planning Authority:- a) Full details of measures to address pedestrian connectivity within and around the site b) Full details of measures to provide cycling connectivity within the site which connect and improve the wider cycle networks in the surrounding area c) Full details of public transport connections and infrastructure that will be available and details of how the occupiers and visitors to the site can be encouraged to utilise these elements d) Full details of the proposals in respect of any bus stops that require to be repositioned/relocated to facilitate the development Reason: In the interests of road and public safety. 121
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22. That the Zone B Active Travel Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Full details of how the development will prioritise walking, cycling and wheeling b) Full details of the provisions of secure and covered public storage for cycles/electric bikes c) Full details of existing pedestrian and cycle networks including potential offsite improvements d) Details of how occupiers will be encouraged to utilise sustainable forms of transport Reason: To promote walking, cycling and wheeling to encourage healthier and more sustainable communities. 23. That the Zone B Construction Traffic Management Plan required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of the route to and from the site for all construction traffic b) Details of car parking for staff and sub-contractors c) Details of drop-off and storage locations for materials d) Details of wheel washing facilities e) Details of times for deliveries f) Details of any temporary traffic management g) Details of how this will be managed including site contact details h) Details of construction compound locations and means of access Reason: In the interests of road and public safety. 24. That the Zone B Drainage Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority, after consultation with Transport Scotland:- a) Confirmation of the suitability, in regard to both condition and capacity, of existing drainage systems to receive site-wide surface water discharge from the development. b) Confirmation that there will be no connections to the trunk road drainage system. c) Details of the proposed Sustainable Drainage System (SuDS) proposed to serve the development, including construction, operation and maintenance details. Reason: To ensure that the disposal of surface water from the site is dealt with in a safe and sustainable manner, to return it to the natural water cycle with minimal adverse impact on people and the environment and to alleviate the potential for on- site and off-site flooding. 25. That the Zone B Landscaping Strategy required under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority, after consultation with Transport Scotland:- 122
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a) Details of all existing trees and hedgerows plus details of those to be retained and measures for their protection in the course of development; b) Details and specification of all trees, shrubs, grass mix, etc., including, where appropriate, the planting of fruit/apple trees; c) Details of any top-soiling or other treatment to the ground; d) Details including sections of any mounding, earthworks and hard landscaping; e) Details of the initial and future maintenance of the landscaped areas; f) Details of an informal play area to serve residential properties on site; g) Details of the phasing of these works; and h) Details of arrangements for the management and maintenance of all areas of open space and public realm. Reason: To ensure the appropriate provision of landscaping within the site and to ensure it can be installed and maintained from within the development. 26. That the Zone B Lighting Strategy specified under the terms of Condition 3 of the consent hereby approved shall include the provision of the following details to the satisfaction of the Council as Planning Authority, after consultation with Transport Scotland:- a) Details of all external lighting including streetlights, bollards, in-ground pathway markers, uplighters and illuminated street furniture; and b) Details of how the lighting strategy will be implemented with regard to the various construction phases and what processes will be in place to ensure consistent implementation of the strategy across the wider development. Reason: To ensure the provision of adequate lighting, minimise the risk of nuisance from light pollution to nearby occupants, to ensure there will no distraction to users of the trunk road, and to reduce impact on wildlife. 27. That all subsequent applications for the approval of matters specified in the conditions of the consent hereby approved shall be designed in accordance with the parameters and design principles set out within the Threesixty Architecture Centre West, East Kilbride Design Codes document dated November 2025. Each application shall be accompanied by a detailed Design Statement which shall set out the design principles, justify the design solution and demonstrate how the proposed development conforms with the agreed parameters and design principles in the Design Codes document. Reason: To secure the satisfactory development of the site in accordance with the agreed principles and objectives to ensure a high-quality design. 28. That the subsequent application(s) for the approval of matters specified in the conditions of the consent hereby approved for the Civic Hub shall include the provision of the following details to the satisfaction of the Council as Planning Authority:- a) Details of the how the civic hub will operate, including specification of all proposed uses b) Details of its hours of operation c) Details of how the hub will be managed/maintained d) Details of the patron and staff car parking e) Details of street lighting and furniture associated with the civic hub f) Details of accessibility Reason: These details have not been submitted or approved. 123
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29. That the matters specified under the terms of Condition 1 of the consent hereby approved shall include the further survey work, recommendations and enhancements specified under the Babbity Environmental Ltd reports titled Preliminary Ecological Appraisal and Bat Re-entry Survey dated November 2025 and thereafter the further surveys, recommendations and enhancements shall be delivered to the satisfaction of the Council as Planning Authority. Reason: To ensure that any species are protected and suitable mitigation measures are put in place. 30. No part of the permission hereby granted includes the implementation of a new pedestrian/cycle crossing on the A726 Queensway between the Righead and Murray Roundabouts as detailed within the Dougall Baillie Associates Transport Assessment dated November 2025. Reason: This detail has not been approved and requires the submission of further assessment in consultation with Transport Scotland. 31. That, for the relevant phases, the matters specified under the terms of Condition 1 of the consent hereby approved shall include details of any proposed fencing/barrier along the boundary with the trunk road to be submitted to and approved by the Council as Planning Authority in consultation with Transport Scotland. Thereafter, the approved fencing/barrier shall be implemented and maintained to the satisfaction of the Council without requiring access to the trunk road. Reason: To minimise the risk of pedestrians and animals gaining uncontrolled access to the trunk road. 32. That prior to works commencing on site, full details of any proposed bus stop closures, temporary arrangements and details of any alternative routes shall be submitted to and agreed in writing with the Council as Planning Authority in consultation with SPT and thereafter implemented to the satisfaction of the Council. Reason: These details have not been submitted or approved. 33. A comprehensive Travel Plan that sets out proposals for reducing dependency on the private car and identifies measures to be implemented, the system of management, monitoring, review, reporting and the duration of the plan. Reason: In the interests of road and public safety. 34. That the Affordable Housing Statement required under the terms of Condition 2 of the consent hereby approved shall include details to demonstrate how the affordable housing will be delivered in respect of the proposed residential phases of the development, amounting to no less than 25% of the total number of residential units for which consent is sought within the site. The Affordable Housing Statement shall contain:- (a) Confirmation of the location of the affordable housing (b) Confirmation of the tenure mix of the affordable housing including an accommodation schedule (c) Confirmation of which phase(s) the affordable housing will come forward in (d) Details of which registered social landlord will be responsible for the delivery and ongoing maintenance of the affordable housing 124
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Reason: To ensure the provision of affordable housing within the site in accordance with Council requirements. 35. The maximum number of residential units and gross floorspace within the site area hereby approved shall not exceed:- a) Residential units – 270 b) Commercial floorspace – 890 sqm to accommodate local facilities including Class 1A, Class 3, Class 10 and Class 11 c) Civic Hub – 7000 sqm Reason: The above is considered appropriate in terms of the capacity of the consented development site. 12. Reason for Decision 12.1. The proposal would have no significant adverse impact on amenity, public safety or the local environment that would merit refusal of the application and, subject to relevant conditions, should generally comply with the provisions of Policies 1, 2, 3, 9, 12, 13, 14, 15, 16, 21, 22, 25, 27 and 28 of the National Planning Framework 4 and Policies 1, 2, 3, 5, 7, 9, 10, 11, 12, 14, 15, 16, DM1, DM20, NHE9, SDCC2, SDCC3 and SDCC4 of the adopted South Lanarkshire Local Development Plan 2 (2021). Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 Background Papers Further information relating to the application can be found online:- P/25/1387|Redevelopment of town-centre land to provide a residential-led mixed use development including ancillary retail, professional services and healthcare (Class 1A), food and drink (Class 3), business (Class 4), non-residential institutions (Class 10), assembly and leisure (Class 11) floorspace with new public realm and associated landscaping, car parking, access and servicing arrangements, infrastructure, and ancillary works (Planning Permission in Principle) 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 125
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Report Agenda Item Report to: Planning Committee Date of Meeting: Report by: 24 March 2026 Executive Director (Community and Enterprise Resources) Reference no: P/26/0008 Proposal: Erection of 12 flats and associated works including the formation of access, car parking and landscaping Site Address: Site of Former Ballgreen Hall Glasgow Road Strathaven ML10 6LZ Applicant: South Lanarkshire Council - Housing Agent: Mast Architects 51 St Vincent Crescent Glasgow Ward: 05 Avondale and Stonehouse Application Type: Detailed Planning Permission Advert Type: East Kilbride News – 28 January 2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 12 127
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1. Reason for Report 1.1. This application is required to be determined by Planning Committee under Section 4B(17)(b) of the South Lanarkshire Council Scheme of Delegation (2024) as the proposal is being recommended for approval and is the subject of more than 5 letters of objection. 2. Site Description 2.1. The application site, which previously occupied Ballgreen Community Hall fronts onto Glasgow Road in Strathaven. The site is bounded on both sides and to the rear by residential properties. The application site is located within the settlement boundary of Strathaven and within Strathaven Conservation Area. 2.2. The site formerly contained a flat roofed predominately brick built property containing a Community Hall and Library. Conservation Area Consent (P/23/1285) was granted for its demolition in December 2023 and the site has been cleared. 3. Description of Proposed Development 3.1. Planning permission is sought for the erection of 12 flats and associated works including the formation of access, car parking, landscaping and bin storage. The development would comprise a mix of 6 one-bedroom flats and 6 two-bedroom flats over 3 storeys. 3.2. Access to and from the site would be provided from Glasgow Road with a slight relocation of the existing junction location. Parking provision is set at 100% (12 spaces for 12 units). Two spaces are wheelchair-accessible and located adjacent to barrier- free entrances. A further space accessed directly off Glasgow Road is proposed to serve neighbouring property no.22 and allow the current parking situation for this property to continue as part of a separate agreement. 3.3. In terms of proposed landscaping, it would include mixed native species hedging to try and help integrate the development within the street scape. The existing mature rowan tree to the south corner of the site, would be retained and protected throughout the works. 3.4. The proposed materials would be light coloured roughcast render and Marley slate effect concrete tiles. Feature window surrounds are proposed in recon stone, referencing local traditional detailing. 4. Relevant Planning History 4.1. Conservation Area consent (P/23/1285) was granted for the demolition of Ballgreen Community Hall in December 2023, and it was subsequently demolished. 4.2. Planning application (P/25/0626) for the erection of 12 flats (over 4 storeys) and associated works including the formation of access, car parking and landscaping was withdrawn in January 2026. 5. Supporting Information 5.1. The agent has submitted the following information to support the application:- Design and Access Statement Ecology Appraisal Tree Survey Energy Statement 128
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6. Consultations 6.1. Environmental Services – No objection subject to the imposition of standard advisory notes relating to noise and contamination. Response: Noted. Should planning permission be approved appropriate advisory notes could be attached to any decision issued. 6.2. Roads, Transportation and Fleet Services (Development Management) – No objection subject to the imposition of planning conditions pertaining to access, visibility, car parking layout, EV charging provision and construction management. Response: Noted. Should planning permission be approved appropriate planning conditions could be attached to any decision issued. 6.3. Scottish Power – No objection in principle, however, it should be noted that SP Distribution plc has high voltage (HV) and low voltage (LV) underground cables within the vicinity of the proposals. Response: Noted. 6.4. Scottish Water – No objection. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, 18 letters of representation have been received. The issues raised are summarised as follows:- Insufficient car parking Road safety issues Strathaven has insufficient existing infrastructure Design, height, materials balconies out of character with neighbouring properties and Strathaven conservation area Overlooking/loss of privacy of existing residents Loss of sunlight/daylight/heat to existing residents 7.2. The above issues are considered in the assessment below. These letters are available for inspection on the planning portal. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 – Biodiversity Policy 7 - Historic assets and places Policy 9 - Brownfield, vacant and derelict land and empty buildings Policy 14 - Design, quality and place Policy 15 - Local living and 20-minute neighbourhoods Policy 16 - Quality homes Policy 22 - Flood risk and water management 129
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8.3. South Lanarkshire Local Development Plan 2 (SLLDP2) (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 3 - General Urban Areas and Settlements Policy 5 - Development Management and Placemaking Policy 14 Natural and Historic Development Policy 15 - Travel and Transport Policy 16 - Water Environment and Flooding SLLDP2 Volume 2 Policies Policy SDCC2 – Flood Risk Policy SDCC3 – Sustainable Drainage Systems Policy SDCC4 – Sustainable Transport Policy DM1 – New Development Design Policy DM7 - Demolition and Redevelopment for Residential Use Policy NHE6 - Conservation Areas 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Principle of Development The application site is a brownfield site located within the settlement boundary and is allocated in the Strategic Housing Investment Plan 2025-2030 as a high priority housing site. As such, subject to detailed layout and design considerations, the principle of residential development at this site is considered acceptable. 10.2. 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 flats incorporate measures to improve the sustainability of the development and mitigate against climate change by being compliant with Building Regulations, thus ensuring that the dwellings are energy efficient and take cognisance of the climate emergency. It is therefore considered that the proposal is generally consistent with Policy 1 and Policy 2 of the NPF4. 10.3. NPF4 Policy 3 - Biodiversity aims to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. In this regard, it is acknowledged that the application site previously occupied Ballgreen Hall and a car park. The submitted ecological appraisal comments that the ecological impacts from the proposal are minor. The imposition of a planning condition should ensure that the recommendations of the ecological assessment are undertaken pertaining to any nesting birds or bats. 10.4. Layout, Siting and Design The proposal is for 12 flatted dwellings (social housing) which includes 1- and 2- bedroom flats. The development would be constructed in modern materials and would have provision for amenity space, drying areas, bin storage and parking. It takes cognisance of the established building line and, on balance, the development layout 130
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is generally considered to be acceptable and would not have a significant detrimental impact on the character of Strathaven that would merit refusal of the application. 10.5. It is considered that the proposal would neither represent over development nor have a significant adverse impact on visual amenity to merit refusal of the application. It is also considered that the development would not be too close to be excessively overbearing in relation to neighbouring properties. Additionally, it is considered that the bespoke design and proposed materials are acceptable in this location. 10.6. The proposal will not result in a material loss of privacy that would merit refusal of the application. In this regard, it must be accepted that absolute privacy in an established residential area is difficult to achieve and that a degree of mutual overlooking is commonplace. Given the existing relationships between other properties in the surrounding area, it is considered that the proposal would not result in a significant material loss of privacy that would justify the refusal of the application. 10.7. Whilst it is acknowledged that the proposed 3 storey flats on a vacant site will impact on sunlight/daylight to neighbouring gardens, it is considered that given the proposed layout/distance/position of the neighbouring dwellings to the proposed development, and taking cognisance of the previous building that occupied the site, on balance there would not be a significant enough impact in terms of overshadowing/loss of sunlight/daylight that would justify refusal of this application. The proposal is therefore considered to generally comply with Policies 5 and DM1 of SLLDP2. 10.8. NPF4 Policy 16 Quality Homes aims to encourage, promote, and facilitate the delivery of more high quality, affordable and sustainable homes, in the right locations, providing choice across tenures that meets the diverse housing needs of people and communities. It states that development proposals for new homes on land allocated for housing in local development plans (LDPs) will be supported. As set out above, the site is located within the existing settlement and is allocated in the Strategic Housing Investment Plan 2025-2030 as a high priority housing site. The proposal is therefore considered to be consistent with NPF4 Policy 16. 10.9. Historic Environment Policy 7 of NPF4 relates to historic assets and places. The policy seeks to protect and enhance historic environment assets and does not support development proposals that would have an adverse impact on historic assets such as listed buildings and conservation areas. Similar policy regarding the historic environment is provided within SLLDP2. Policy 14 – Natural and Historic Environment seeks to resist developments that would have a significant adverse impact on the historic environment, while Policies NHE3 and NHE6 provide similar policy in respect of listed buildings and conservation areas respectively. General development management Policies 5 and DM1 of SLLDP2 also seek to protect historic environment assets. 10.10. In this case, it is noted that the proposed development would be located within the Strathaven Conservation Area. The designation of a Conservation Area does not mean that new development is prohibited, merely that when considering development special attention must be paid to its character and appearance in general and the impact of the proposal in particular. 10.11. It is acknowledged that the height and contemporary design of the proposal would contrast with the immediate surrounding area. It is also acknowledged that this is a brownfield site which previously occupied Ballgreen Hall, a building that was also larger than the surrounding context. 131
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10.12. In this instance, a floor has been removed from the proposal since the last application and building design amended to reflect the more traditional architectural forms of the area. On balance it is therefore considered that the proposal in this instance would not be significantly detrimental to the character of the Strathaven Conservation Area to an extent and degree that could justify the refusal of planning consent. 10.13. Technical Matters NPF4 Policy 22 aims to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. The proposal would connect to the public drainage and water network. Planning conditions to secure these details and to ensure that the proposed development would have a sustainable drainage system are recommended. Taking the above into account, it is considered that the proposal is acceptable with regard to the requirements of Policy 22 of NPF4. 10.14. SLLDP2 Policy 16 – Water Environment and Flooding is also relevant and advises any development that has an unacceptable impact on the water environment will not be permitted. In determining proposals, consideration shall be given to water levels, flows, quality, features, flood risk and biodiversity within the water environment. Policies SDCC2 – Flood Risk and SDCC3 – Sustainable Drainage Systems also expand on this. The imposition of planning conditions should ensure that any risk of surface water flooding is suitably mitigated. As such, it is considered that the proposal is acceptable with regard to the requirements of Policies 16, SDCC2 and SDCC3 of the SLLDP2. 10.15. Transportation SLLDP2 Policy 15 - Travel and Transport requires all new development proposals to consider the resulting impacts of traffic growth. The impact of the proposal on the local road network and in terms of parking provision has been fully assessed by Roads, Transportation and Fleet Services who have offered no objections, subject to conditions. The proposal can therefore be considered to comply with Policy 15 of the adopted SLLDP2. 10.16. Local Development Plan Policy SDCC4 and NPF4 Policy 13 - Sustainable Transport 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. The site is within relatively close proximity to the town centre, bus services and the wider settlement. The proposal therefore complies with Policy 13 of NPF4 and Policy SDCC4 of SLLDP2. 10.17. Other Issues Raised by Objectors The impact of the proposal pertaining to road/pedestrian/congestion safety and parking has been raised in objection. Roads, Transportation and Fleet Services have no objection to the proposed development. On balance it is considered that the provision of 12 flats/affordable housing would not have a significant impact on the existing infrastructure of Strathaven. 10.18. Conclusion It is noted that the site is specifically allocated in the Development Plan for residential development and on balance it is considered that the detailed design and layout of the proposal would not result in adverse amenity, environmental or safety impacts that would merit refusal of the application. It is considered that the proposed development is generally in compliance with the provisions of the relevant policies of both the adopted South Lanarkshire Local Development Plan 2 and National Planning 132
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Framework 4 and is therefore considered appropriate for planning permission to be granted for the proposal 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 work commences on the site, a scheme of landscaping shall be submitted to the Council as Planning Authority for written approval, and it shall include:- (a) an indication of all existing trees and hedgerows plus details of those to be retained and measures for their protection in the course of development. (b) details and specification of all trees, shrubs, grass mix, etc., including, where appropriate, the planting of fruit/apple trees. (c) details of any top-soiling or other treatment to the ground. (d) sections and other necessary details of any mounding, earthworks and hard landscaping. (e) proposals for the initial and future maintenance of the landscaped areas. (f) details of the phasing of these works; and no work shall be undertaken on the site until approval has been given to these details. Reason: To ensure the appropriate provision of landscaping within the site. 03. That the approved landscaping scheme shall be completed to the satisfaction of the Council as Planning Authority during the first available planting season following occupation of the building(s) or completion of the development hereby approved, whichever is the sooner, to the satisfaction of the Council. Reason: In the interests of the visual amenity of the area. 04. That before development starts, full details of the design and location of all fences and walls, including any retaining walls to be erected on the site shall be submitted to and approved by the Council as Planning Authority. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 05. That before any of the flats situated on the site upon which a fence is to be erected is occupied, the fence or wall for which the permission of the Council as Planning Authority has been obtained under the terms of Condition 4 shall be erected to the satisfaction of the Council. Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 133
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06. Prior to commencement of the development hereby approved, details of measures to facilitate the provision of full fibre broadband to serve the development, including details of appropriate digital infrastructure and a timescale for implementation, shall be submitted to and approved in writing by the Council as Planning Authority, unless otherwise agreed in writing with the applicant. The approved measures shall thereafter be carried out in accordance with the agreed implementation timescale. Reason: To ensure the provision of digital infrastructure to serve the development. 07. That no development shall commence on site until the applicant provides written confirmation from Scottish Water to the Council as Planning Authority that the site can be satisfactorily served by a sewerage scheme designed in accordance with Scottish Water's standards. Reason: To ensure the provision of a satisfactory sewerage system. 08. That no development shall commence until details of surface water drainage arrangements have been submitted to and approved in writing by the Council as Planning Authority; such drainage arrangements will require to comply with the principles of sustainable urban drainage systems and with the Council's Sustainable Drainage Design Criteria and requirements (Appendices C, D and E). 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. 09. That the development hereby approved shall not commence until surface water drainage works have been completed in accordance with the details submitted to and approved by the Council as Planning Authority, under the terms of Condition 8 above. 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. 10. That the recommendations of the Ecological Appraisal (Cairn Ecology) April 2025, in particular paragraphs 5.21 to 5.23 shall be undertaken prior to works commencing on site. Reason: To define the consent. 11. That before the development is completed or brought into use, the surface of the first 2m of the access and driveway associated with 22 Glasgow Road measured from the edge of the footway shall be so trapped and finished in hardstanding as to restrict surface water or deleterious material from running onto or entering the public road. Reason: In the interests of traffic safety and to restrict deleterious material entering the road. 12. That before the development is completed or brought into use the existing footway over the full length of the boundary of the site should be widened to 2m in width and surfaced / constructed to this Services specification. This will require the existing access to the north of the proposed access to be removed. 134
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Reason: In the interests of public safety. 13. That before the development is completed or brought into use, access to the parking court and the driveway associated with 22 Glasgow Road should be via a drop kerb vehicular crossing and should not have a gradient in excess of 1:10. Reason: In the interests of public safety. 14. That before the development hereby approved is completed or brought into use, a pedestrian visibility splay of 2.4 metres by 2.4 metres measured from the heel kerb of the footway shall be provided on both sides of the vehicular access and the driveway associated with 22 Glasgow Road and everything exceeding 1.05 metres in height above this height 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 interests of public safety. 15. That before the development hereby approved is completed or brought into use, a vehicular visibility splay of 2 metres x 35 metres, measured from the edge of the carriageway shall be provided on both sides of the vehicular access and the driveway associated with 22 Glasgow Road and everything exceeding 1.05 metres in height above this height 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 interests of public safety. 16. That prior to any works commencing on site the developer shall submit a Construction Phase Traffic Management Plan (CPTMP) detailing the key items listed below, all for the written approval of the Planning Authority and that once agreed all site operations shall be undertaken in accordance with the approved CPTMP. (i) Details of all temporary construction direction signage and route signage. (ii) Arrangements for notifying suppliers and contractors of designated access route to be agreed under item (i) above and arrangements for monitoring and enforcements. (iii) Provisions for emergency vehicle access. (iv) 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. (v) Arrangements for additional road sweeping visits as and when required by site activities and conditions or as requested by the Council’s Roads Inspector. (vi) Arrangement of construction compound(s) and contractor/staff car parking on site to ensure that no vehicles are parked on the public road. (vii) 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. (viii) Identification of a nominated person to whom any road safety issues can be referred. Reason: In the interest of road safety. 135
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12. Reason for Decision 12.1. The proposal would have no significant adverse impact on amenity, public safety or the local environment that would merit refusal of the application and generally complies with the provisions of Policies 1, 2, 3, 7, 9, 14, 15, 16, and 22 of the National Planning Framework 4 and Policies 1, 2, 3, 5, 14, 15, 16 7, SDCC2, SDCC3, SDCC4, DM1, DM7 and NHE6 of the adopted South Lanarkshire Local Development Plan 2 (2021). Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 Background Papers Further information relating to the application can be found online:- P/26/0008 | Erection of 12 flats and associated works including the formation of access, car parking and landscaping | Site Of Former Ballgreen Hall Glasgow Road Strathaven ML10 6LZ 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 136
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Report Agenda Item Report to: Planning Committee Date of Meeting: 24 March 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0024 Proposal: Erection of dwellinghouse and associated works Site Address: Newark Farm Whitecraigs Highway Glassford Strathaven ML10 6TX Applicant: Mr Thomas Miller Agent: Thomas Cochrane, Planning Services UK Ward: 05 Avondale and Stonehouse Application Type: Full Planning Permission Advert Type: N/A Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 13 139
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee under Section 4B(17)(e) of the approved South Lanarkshire Council Scheme of Delegation as the Head of Planning and Regulatory Services, in consultation with the Chair of the Planning Committee, has determined it raises policy issues meriting consideration by the Planning Committee. 2. Site Description 2.1. The application site is an agricultural field located within the designated Green Belt, approximately 0.6 kilometres west of Glassford and 1.3 kilometres northeast of Strathaven. The site forms part of the wider Newark Farm holding and is accessed via an existing private access road. The plot extends to approximately 0.3 hectares and is generally square in shape. The land is relatively flat in topography. It is bounded by mature trees to the east, the access road to the south, and agricultural land to the north and west. There are three other residential properties located within the wider vicinity of the site. The submitted location plan indicates that the applicant owns one of these properties, together with associated land extending to the north and substantially to the east of the application site. 3. Description of Proposed Development 3.1. The proposal seeks planning permission for the erection of a one and a half storey dwellinghouse comprising eight bedrooms and extending to approximately 1,200 square metres of gross internal floorspace. The dwelling would be formed in a U- shaped configuration. Access to the site would be taken via the existing private access road. Three parking spaces are proposed to the rear of the property. 3.2. The ground floor accommodation would comprise an open-plan kitchen, dining and living area, swimming pool, sauna, gymnasium, three bedrooms, an office, two bathrooms, two dressing rooms, a utility room, and an integrated double garage. The upper floor would provide five additional bedrooms, two bathrooms and a games room. 3.3. This accommodation would be formed within a continuous rear dormer projection extending along the full length of the roof slope. Supporting information submitted with the application indicates that the proposed external materials would comprise grey composite cladding to the front gable elevations and rear dormer, weathered sandstone to the remaining wall surfaces, and Spanish slate roof tiles. 4. Relevant Planning History 4.1. Planning history relating to the site within the applicant’s wider landholding:- P/24/1373 - Erection of dwellinghouse (refused 19.03.2025) AP/25/0008 – Appeal in relation to the Erection of dwellinghouse (dismissed 30.06.2025) 5. Supporting Information 5.1. The agent has submitted the following information to support the application:- Planning Supporting Statement 6. Consultations 6.1. Scottish Water – No objection. Have commented that there is no public wastewater infrastructure in the vicinity, therefore, the applicant should investigate a private treatment option. Response: Noted. 140
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6.2. Roads, Transportation and Fleet Services – No objection subject to the imposition of planning conditions relating to parking, electric vehicle charging points (EVCPs), and visibility splays. Response: Noted. 6.3. Environmental Services – No objection, subject to the inclusion of informatives on noise, demolition and foul water treatment systems. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, no representations have been received. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and 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 8 - Green belts Policy 14 - Design, quality and place Policy 17 - Rural homes 8.3. South Lanarkshire Local Development Plan 2 (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking SLLDP2 Volume 2 Policies Policy DM1 – New Development Design Policy GBRA1 - Rural Design and Development 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Introduction The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development, its layout, siting and design, and an assessment of technical matters. The policies contained within National Planning Framework 4 (NPF4) and the South Lanarkshire Local Development Plan 2 (SLLDP2) are the main considerations in this case, together with an assessment of any other material planning considerations. 141
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10.2. Principle of Development In terms of the principle of the development, the site is located within the green belt as designated by Policy 4 – Green Belt and Rural Area of SLLDP2. In addition, Policy 8 – Green Belts of NPF4 also provides policy with regard to proposed development proposals in green belt locations. 10.3. These policies set out the types of development that would be supported in the green belt and confirms that developments in these categories also require to demonstrate a specific locational need, that it would not undermine the purpose of the green belt, it is compatible with the surrounding established countryside and landscape character, has been designed to ensure it is of an appropriate scale that minimises visual impact, and there will be no significant long-term impacts on the environmental quality of the green belt. Similar policy provision is also set out in Policy 17 – Rural homes. 10.4. The proposed development is for the erection of a dwellinghouse and associated works, however, this proposal is not required for any of the purposes set out in Policy 8 or Policy 17. As such, there is no specific locational need for the dwellinghouse to be located in the green belt and the proposal is considered to be contrary to both Policies 8 and 17 of NPF4. 10.5. Similarly, Policy 4 – Green Belt and Rural Area of SLLDP2 supports development within the green belt only where it is required for agriculture, forestry, outdoor recreation, or other uses appropriate to a countryside location. The policy seeks to resist isolated and sporadic development that would undermine the character and purpose of the green belt. The proposed dwellinghouse does not fall within any category of development supported in principle. 10.6. Although the proposal site has been repositioned closer to three existing residential properties compared to the previous application, it would neither consolidate nor round off an established cluster of development. Nor would it represent a gap within an identifiable building group. Instead, the proposal would introduce sporadic residential development into the countryside without delivering any significant visual or environmental benefit. As such, the development does not meet the criteria for assessment under any of the other supporting green belt exceptions set out within SLLDP2 and is therefore contrary to Policy 4. 10.7. 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. While the site is located within reasonable proximity to some sustainable transport options, it remains within the green belt in a relatively isolated rural location. No justification has been provided to support the siting of a new dwellinghouse of this scale in this countryside location. The proposal would therefore contribute to an unsustainable pattern of development and would adversely impact upon climate objectives. As such, it fails to comply with Policies 1 and 2 of NPF4 and Policy 2 of SLLDP2. 10.8. Layout, Siting and Design With regard to siting and design considerations, Policy 8 of NPF4 requires proposed developments within the green belt to be designed to ensure they are of an appropriate scale, massing and external appearance and to be compatible with the surrounding established countryside and landscape character. Policy 14 of NPF4 relates to liveable places. Policy 14 sets out that all development should be designed to improve 142
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the quality of an area and be consistent with the six qualities of a successful place: healthy, pleasant, connected, distinctive, sustainable, and adaptable. 10.9. Development proposals that are poorly designed, detrimental to the amenity of the surrounding area or inconsistent with the six qualities of successful places, will not be supported. The site location, in the green belt and outwith a settlement, is not considered to be consistent with the qualities of either a sustainable or a connected place. 10.10. Policies 5, DM1 and GBRA1 of SLLDP2 require proposed developments to be appropriately designed and scaled in the context of the location in which they are to be sited. While the proposed U-shaped layout may draw limited reference to traditional farmstead forms, several key design elements are not characteristic of rural buildings. In particular, the continuous box dormer extending across the full rear roof slope, the deep plan form, the contemporary window arrangement, and the wide glazed gable elevations are more commonly associated with suburban house types than with traditional rural architecture. 10.11. These features collectively introduce an inappropriate suburban character into a green belt location, diminishing the established landscape setting and rural identity of the area. Overall, this would be unacceptable in terms of layout, siting and design and it is considered that the proposal is not consistent with Policies 5, DM1 and GBRA1 of the South Lanarkshire local development plan. 10.12. Conclusion Given the above, it is considered that the proposed development has not been appropriately justified in policy terms with regards to its green belt location and that there is therefore no justification for a new dwellinghouse at this site. The proposal would also have an adverse impact upon the wider amenity of the area, being an unjustified green belt development and sited and designed in a manner which does not reflect the rural character. The proposal would also be unsustainable in the green belt, failing to address climate concerns and generating increased private car trips and their associated greenhouse gasses and emissions. 10.13. As such, the proposal would not comply with the relevant policies of the adopted development plan (NPF4 and SLLDP2) and it is therefore recommended that planning consent is refused. 11. Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- Refuse for the following reasons:- 01. The proposal would be contrary to Policy 8 - Green Belts of the National Planning Framework 4 (2023) as it does not meet the criteria set out in the policy for green belt development and, as such, fails to encourage, promote and facilitate compact urban growth and use the land around our towns and cities sustainably. 02. The proposal would be contrary to Policy 17 – Rural Homes of National Planning Framework 4 (2023) as it has not been satisfactorily demonstrated that the proposals comply with the criteria contained within the policy relating to the provision of a new dwellinghouse in the countryside and, as such, would not facilitate the provision of appropriate rural dwellinghouses. 143
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03. The proposal would be contrary to Policy 4 - Green Belt of the South Lanarkshire Local Development Plan 2 (2021) as it relates to isolated, sporadic development in the countryside and it has not been appropriately justified in terms of being development which would require to be located within the green belt. 04. The proposal would be contrary to Policy 5 - Development Management and Placemaking, Policy DM1 - New Development Design and Policy GBRA1 - Rural Design and Development of the South Lanarkshire Local Development Plan 2 (2021) as it would result in a suburban development in the green belt which is considered to negatively affect the landscape character and setting of the area as a result. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 16 March 2026 Background Papers Further information relating to the application can be found online: P/26/0024 | Erection of dwellinghouse and associated works | Newark Farm Whitecraigs Highway Glassford Strathaven ML10 6TX 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 144
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