Agenda Document Pack - Planning Committee - 12/05/2026
South Lanarkshire Council · 12 May 2026
Back to Planning Committee — 12 May 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 Tuesday, 05 May 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, 12 May 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, 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 March 2026 submitted for approval as a correct record. (Copy attached) 5 - 12 Item(s) for Decision 3 South Lanarkshire Development Plan Scheme - Update on Local Development Plan 3 Report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 13 - 34 4 Application P/24/1277 for Erection of Workshop, Stable, Lodge/Caravan and 3 Tourist Accommodation Pods at Land 33 Metres East of Meadow Cottage, Access from Goremire Road to Green Towers Road, Formerly Old Lanark Road, Braidwood, Carluke Report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 35 - 44 5 Application P/24/1507 for Erection and Operation of Wind Farm Consisting of 4 Turbines with a Maximum Height to Blade Tip of 200 Metres, with Associated Infrastructure and Access at Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven Report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 45 - 70 6 Application P/24/1420 for Erection and Operation of Wind Farm Consisting of 5 Turbines with a Maximum Height to Blade Tip of 200 Metres, with Associated Infrastructure and Access at Land at Hawkwood Hill, B743 Kype Highway, Strathaven Report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 71 - 96 7 Application P/25/1301 for Use of Agricultural Field for Equestrian Stables and Grazing at Land 125 Metres East Southeast of Knowehead Farm, Blackburnmill Highway, Strathaven Report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 97 - 106 8 Application P/25/1323 for Erection of House with Access and Associated Works at Land 25 Metres North Northeast of Inver Cottage, Carmunnock Road, Clarkston Report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 107 - 116 9 Application P/25/1513 for Development of Community Growth Area, Comprising Housing, Neighbourhood Centre etc (Section 42 Application to Vary Conditions 2 and 3 of HM/10/0052 to Allow Further Applications) at Land at Strathaven Road, Meikle Earnock Road and Highstonehall Road, Hamilton Report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 117 - 126 2
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10 Application P/26/0029 for Erection of 2 Houses, the Formation of 2 New Vehicular Accesses and Associated Works at Land at Stoneside of Dripps Farm, Cartside Highway, Thorntonhall Report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 127 - 138 11 Application P/26/0229 for Residential Development of 18 Flatted Dwellings in a 3-Storey Building, Access Arrangements, Parking, Landscaping and Associated Works at Site of Former Lindsay House, 37 Kittoch Street, East Kilbride Report dated 5 May 2026 by the Executive Director (Community and Enterprise Resources). (Copy attached) 139 - 152 Urgent Business 12 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 March 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 Gladys Ferguson-Miller (substitute for Councillor Mary Donnelly), Councillor Alistair Fulton, Councillor Celine Handibode, Councillor Graeme Horne, Councillor Ross Lambie, Councillor Lesley McDonald, Councillor Davie McLachlan, Councillor Norman Rae, Councillor John Ross, Councillor Graham Scott, Councillor David Shearer, Councillor David Watson Councillors' Apologies: Councillor Mary Donnelly, Councillor Joe Fagan (ex officio), Councillor Cal Johnston-Dempsey, Councillor Martin Lennon, 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 24 February 2026 were submitted for approval as a correct record. The Committee decided: that the minutes be approved as a correct record. 3 Introduction of Discretionary Fees for Planning Applications and Advice Services A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted updating members on the introduction of discretionary fees for a range of planning application and advice services. The revenue budget approved by South Lanarkshire Council at its meeting held on 25 February 2026 included cost savings for Planning and Regulatory Services which would be generated by additional income through increased planning fees and the introduction of a range of new discretionary advice and support services, effective from 1 April 2026. 2 5
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Fees for planning applications were prescribed under the Town and Country Planning (Fees for Applications) (Scotland) Amendment Regulations 2025. A further update to the Regulations would be presented to the Scottish Parliament for implementation in April 2026 which would result in a further increase in the statutory fees that were charged for planning applications and related consents. The Regulations allowed for planning authorities to apply discretionary charging for certain services, of which Planning and Regulatory Services currently charged a fee of £238 per request for non-material variations. A benchmarking exercise had been undertaken with other local authorities and, following a review to implement the relevant processes and procedures, fees would also be introduced for:- discharge of planning conditions pre-application advice enquiries surcharges for retrospective applications The pre-application advice and support services would be tailored in the form of tiered packages dependent on the scale and complexity of the proposed development and would be largely based on the statutory Hierarchy of Development, as defined in legislation. Further details of the fees for planning applications and advice services were provided at Appendix 1 to the report. It was anticipated that the introduction of the discretionary fees would generate additional annual income of £0.100 million. There followed a discussion during which an officer responded to a member’s question on an aspect of the report. The Committee decided: 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. [Reference: Minutes of South Lanarkshire Council of 25 February 2026 (Paragraph 3)] 4 South Lanarkshire Council National Planning Improvement Framework 2025 A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted advising members on the planning performance report and action plan for South Lanarkshire Council within the context of the National Planning Improvement Framework. 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). South Lanarkshire Council had been included in Cohort 3 of the NPIF 2023/2024 process which involved producing a self-assessed report on how the Planning Service had performed against 12 attributes of a high-quality planning service, based upon 5 themes of people, culture, tools, engagement and place. A supporting improvement action plan had also been produced. Both documents had been published on the Improvement Service and Council websites and could be accessed via a link contained in the report. 6
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The self-assessment had enabled the Planning Service to review current practice and identify strengths and weaknesses, providing nationally measured scores on performance as well as establishing actions for improvement to support the delivery of a high-quality planning service. The scores from the self-assessment and action plan for continuous improvement had been 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 the workshop, the planning performance report and action plan had been submitted to the National Planning Improvement Champion for Scotland who had since endorsed them and had published a report on the Council’s improvement actions on the Improvement Service website. This document could also be accessed via a link contained in the report. The action plan had set out proposed improvements for 2023/2024 as well as longer term improvements that remained in progress. The status of the improvement actions had then been updated in the second NPIF update for 2024/2025 and some examples of improvements and progress that had been made, including improved stakeholder engagement in the Local Development Plan process, were provided in the report. Year 3 of the NPIF process would commence in September 2026, with the main focus being on progressing the action plan which would support the Planning Service’s commitment to keeping continuous improvement at the forefront of service delivery. The Committee decided: that the content of the report be noted. 5 Application P/25/0584 for Erection of 1½ Storey House with Associated Works at Land 50 Metres East of Gainerhill Lodge, Muirkirk Road, Strathaven A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0584 by L Simpson and I Clelland for the erection of a 1½ storey house with associated works at land 50 metres east of Gainerhill Lodge, Muirkirk Road, Strathaven. At its meeting on 27 January 2026, the Committee continued consideration of the application to a future meeting to allow consideration of additional information. The Chair reminded the members that only those who were present at the meeting held on 27 January 2026 were able to participate in this item. There followed a discussion on the application during which an officer responded to members’ questions on aspects of the report. The Committee decided: that planning application P/25/0584 by L Simpson and I Clelland for the erection of a 1½ storey house with associated works at land 50 metres east of Gainerhill Lodge, Muirkirk Road, Strathaven be refused for the reasons detailed in the Executive Director’s report. [Reference: Minutes of 27 January 2026 (Paragraph 4)] In terms of Standing Order No 40(c), Councillors Buchanan, McDonald and Watson were unable to participate in this item as they had not been present when this item was considered at a previous meeting 7
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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 A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0782 by Cadzow Energy Storage 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 at 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 and would not undermine the principles of the green belt. There followed a discussion on the application during which an officer responded to members’ questions on aspects of the report. The Committee decided: (1) that the Scottish Government be informed that South Lanarkshire Council had no objections to planning application P/25/0782 by Cadzow Energy Storage 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 at 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 further agreements on the proposed conditions, if required, with the Scottish Government. 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 A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0887 by Advanced Grid Solutions Limited for the construction of a solar photovoltaic array with generating capacity of up to 85MW and associated infrastructure at land east of Calderside Road, Blantyre. 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. Following discussion on aspects of the application, Councillor Nelson, seconded by Councillor Convery, moved that the Scottish Government be informed that the Council had no objection to the application, subject to the conditions specified in the Executive Director’s report and a suitable legal agreement. Councillor Scott, seconded by Councillor Watson, moved that the Scottish Government be informed that the Council objected to the application on the grounds that the application contravened Policies 1 and 2 of National Planning Framework 4 (NPF4), Policy 4 of South Lanarkshire Local Development Plan 2 (SLLDP2) and Policy 8 of the National 8
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Planning Policy Guidelines. On a vote being taken using the electronic voting system, 9 members voted for the motion, and 12 members voted for the amendment which was declared carried. The Committee decided: that the Scottish Government be informed that South Lanarkshire Council objected to planning application P/25/0887 by Advanced Grid Solutions Limited for the construction of a solar photovoltaic array with generating capacity of up to 85MW and associated infrastructure at land east of Calderside Road, Blantyre on the grounds that the application contravened the policies detailed above. In terms of Standing Order No 14, the Chair adjourned the meeting at 10.33am until 11.01am The Head of Planning and Regulatory Services undertook to include appropriate wording in the submission to the Scottish Government providing context to the reasons for the Council’s objection to planning application P/25/0887 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 A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/0951 by G Kerr, Bellway Homes Limited and A Craig for the erection of a residential development comprising of 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. At its meeting on 7 July 2015, the Committee had approved a procedure for processing planning applications which required completion of a Legal Agreement. If approved, the application would be subject to a Legal Agreement and/or other appropriate mechanism, and the approved procedure would apply. The Committee decided: that planning application P/25/0951 by G Kerr, Bellway Homes Limited and A Craig for the erection of a residential development comprising of 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 be granted subject to:- the conditions specified in the Executive Director’s report the conclusion of a Section 75 Agreement between the Council, site owner(s) and the applicant [Reference: Minutes of 7 July 2015 (Paragraph 15)] 9
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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 A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1083 by South Lanarkshire Council for a residential development of 18 units comprising of 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. The Committee decided: that planning application P/25/1083 by South Lanarkshire Council for a residential development of 18 units comprising of 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 be granted subject to the conditions specified in the Executive Director’s report. 10 Application P/25/1381 for Erection of 151 Houses with Associated Engineering, Landscape and Infrastructure Works (Regulation 11 Application Relating to Planning Consent P/21/1517) at Land 142 Metres East Northeast of 43 Clyde Avenue, Clyde Avenue, Ferniegair, Hamilton A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1381 by Persimmon Homes for the erection of 151 houses with associated engineering, landscape and infrastructure works (Regulation 11 application relating to planning consent P/21/1517) at land 142 metres east northeast of 43 Clyde Avenue, Clyde Avenue, Ferniegair, Hamilton. At its meeting on 29 March 2022, the Committee granted consent for planning application P/21/1517 subject to the conditions specified in the Executive Director’s report and the conclusion of a Section 75 Agreement and/or other appropriate agreement between the Council, site owner(s) and applicant. The decision notice for planning application P/21/1517 had subsequently been issued following the completion and registration of a Section 75 Agreement that also applied to any subsequent application proposing the same number of housing units on the site. This was a further application under Regulation 11 that proposed the same number of housing units in a broadly similar layout, amended to reflect the new applicant’s house types and design approach and, therefore, the previously agreed Section 75 Agreement also applied to this application. Following discussion, the Head of Planning and Regulatory Services undertook to advise the applicant that the description of the application address would be changed to land east of Valleyfield Crescent, Ferniegair, Hamilton to try and ensure that traffic accessed the development directly via Valleyfield Crescent. The Committee decided: that planning application P/25/1381 by Persimmon Homes for the erection of 151 houses with associated engineering, landscape and infrastructure works (Regulation 11 application relating to planning consent P/21/1517) at land east of Valleyfield Crescent, Ferniegair, Hamilton be granted subject to the conditions specified in the Executive Director’s report. 10
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[Reference: Minutes of 29 March 2022 (Paragraph 9)] 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 A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/25/1387 by South Lanarkshire Council for the 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) at the Centre West Development Site, Rothesay Street, East Kilbride. At its meeting on 7 July 2015, the Committee had approved a procedure for processing planning applications which required completion of a Legal Agreement. If approved, the application would be subject to a Legal Agreement and/or other appropriate mechanism, and the approved procedure would apply. The Committee decided: that planning application P/25/1387 by South Lanarkshire Council for the 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) at the Centre West Development Site, Rothesay Street, East Kilbride be granted subject to:- the conditions specified in the Executive Director’s report the conclusion of a Section 75 Agreement between the Council, site owner(s) and the applicant [Reference: Minutes of 7 July 2015 (Paragraph 15)] 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 A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0008 by South Lanarkshire Council for the erection of 12 flats and associated works including the formation of access, car parking and landscaping at the site of the former Ballgreen Hall, Glasgow Road, Strathaven. 11
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The Committee decided: that planning application P/26/0008 by South Lanarkshire Council for the erection of 12 flats and associated works including the formation of access, car parking and landscaping at the site of the former Ballgreen Hall, Glasgow Road, Strathaven be granted subject to the conditions specified in the Executive Director’s report. 13 Application P/26/0024 for Erection of House and Associated Works at Newark Farm, Whitecraigs Highway, Glassford, Strathaven A report dated 16 March 2026 by the Executive Director (Community and Enterprise Resources) was submitted on planning application P/26/0024 by T Miller for the erection of a house and associated works at Newark Farm, Whitecraigs Highway, Glassford, Strathaven. The Committee decided: that planning application P/26/0024 by T Miller for the erection of a house and associated works at Newark Farm, Whitecraigs Highway, Glassford, Strathaven be refused for the reasons detailed in the Executive Director’s report. [Reference: Minutes of 4 March 2025 (Paragraph 8)] 14 Urgent Business There were no items of urgent business. 12
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Report Agenda Item Checked Report to: Planning Committee Date of Meeting: 12 May 2026 Report by: Executive Director (Community and Enterprise Resources) Subject South Lanarkshire Development Plan Scheme - Update on Local Development Plan 3 1. Purpose of Report 1.1. The purpose of the report is to:- [purpose] seek approval for the South Lanarkshire Development Plan Scheme 2026-27 attached as Appendix 1 of the report update members on the progress that is being made in the preparation of South Lanarkshire Local Development Plan 3 (SLLDP3) 2. Recommendation 2.1. The Committee is asked to approve the following recommendation(s):- (1) that the South Lanarkshire Development Plan Scheme 2026-27, attached as Appendix 1 of the report, be approved; and (2) that the current position on the preparation of South Lanarkshire Local Development Plan 3 be noted 3. Development Plan Scheme 2026-2027 3.1. The Council has a statutory duty to prepare a Development Plan Scheme (DPS) annually which sets out the timetable for the preparation of the Local Development Plan (LDP). The Scheme itself must include:- an explanation of what the Local Development Plan is a timetable for the preparation of the next Local Development Plan (LDP3) details of community engagement in the planning process, and how and when relevant stakeholders, including residents can get involved 3.2. The Development Plan Scheme that is presented to members for approval reflects the work undertaken since preparation of LDP3 began in August 2023 and includes an updated timetable. 3.3. The key stages carried out so far, and the next steps, are summarised below. 3 13
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4. Local Development Plan 3 (LDP3) 4.1. In August 2023, South Lanarkshire Council agreed to prepare a Local Development Plan for all parts of its area which, along with National Planning Framework 4 (NPF4), will form the statutory development plan. 4.2. LDP3 will be a corporate document and a vehicle for the delivery of all the Council’s relevant strategies, plans, and the objectives of the Council Plan as well of those of its partners and other stakeholders. 4.3. Key agencies have been engaged in the work involved to date including NatureScot, SEPA, Scottish Water, Historic Environment Scotland, Scottish Enterprise, NHS Lanarkshire and the Regional Transport Partnership. There has also been extensive engagement with a prescribed range of groups including children and young people, disabled persons, Gypsies and Travellers and community councils, as well as other targeted groups. 4.4. The Participation Statement in the Development Plan Scheme (DPS) has been developed to reflect these requirements and demonstrate the work to be undertaken in the next 12 months. 5. Evidence Report and Gate Check 5.1. The Evidence Report has been the first stage in producing LDP3 and will be used to inform the development of the Council’s land use strategy and identify what the Proposed LDP3 should consider and address. It includes data and evidence which has been collated from an extensive range of sources which include the key agencies described above as well as internal Council Services, other stakeholders, local communities, and the public. 5.2. The Evidence Report was approved by South Lanarkshire Council at its meeting held on 10 December 2025 and submitted to Scottish Ministers on 23 December. It is currently undergoing a ‘Gate Check’ involving an assessment by a Reporter from the Division of Planning and Environmental Appeals (DPEA), on whether sufficient information has been gathered to prepare the Proposed LDP3, and whether appropriate engagement has been carried out. 5.3. The Council received notice on 21 April 2026 that the Reporter has found the Evidence Report sufficient to allow it to proceed to the preparation of the proposed plan. 6. Call for Ideas 6.1. As part of the proposed LDP3 preparation, the Council must carry out a Call for Ideas when the public, landowners, developers and others can suggest potential sites, policy content or other issues which they feel the proposed LDP3 should include or address. It is intended this will be carried out between June and September 2026. 6.2. In terms of proposals for new sites, the onus will be on those promoting sites to ensure that they provide sufficient ‘developability’ information in terms of infrastructure, physical considerations, capacity, density, phasing, transport impacts, flooding and so on. The Council has prepared a pro-forma which must accompany any submissions to ensure consistency and make the process simpler for developers and landowners. A detailed site assessment process will be carried out on each site submitted. 14
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7. Next Steps 7.1. The Development Plan Scheme is updated annually to reflect progress being made in the preparation of the Local Development Plan. It includes a timetable for each of the remaining stages. This anticipates seeking approval of the proposed plan by South Lanarkshire Council in Quarter 3 of 2027 followed by statutory consultation. Any representations that are received that are not addressed will be the subject of an examination in early 2028. It is currently estimated that LDP3 will be adopted in mid- 2028. 7.2. If approved, the DPS will be published on the Council website. 8. Employee Implications 8.1. None 9. Financial Implications 9.1. The costs of the preparation and production of the next Local Development Plan will be expected to be met from existing budgets. This includes the cost of the newly introduced Gate Check of the Council’s Evidence Report as well as the Examination of the Proposed Plan. 10. Climate Change, Sustainability and Environmental Implications 10.1. The themes of tackling the climate and nature crises, climate mitigation and adaptation and support for sustainable developments through the application of principles of local living and 20-minute neighbourhoods will be key to the spatial strategy of LDP3. A Strategic Environmental Assessment of the proposed plan will be carried out. 11. Other Implications 11.1. The preparation of the Local Development Plan is a statutory requirement for the Council. Failure to have up to date versions carries a reputational risk and the possibility of not attracting investment into the Council area. 12. Integrated Impact Assessment and Consultation Requirements 12.1. LDP3 will be subject to Integrated Impact Assessment and extensive engagement and consultation by the Council will be carried out as set out in the Development Plan Scheme at Appendix 1. Kevin Carr Executive Director (Community and Enterprise Resources) 5 May 2026 Link(s) to Council Values/Priorities/Outcomes Good quality, suitable and sustainable places to live Previous References Report to Planning Committee 1 April 2025 – Update on Local Development Plan 3 (LDP3), South Lanarkshire Development Plan Scheme 2025-6 and South Lanarkshire LDP2 Delivery Programme 2025 Report to South Lanarkshire Council 10 December 2025 – Approval of Evidence Report 15
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List of Background Papers Planning (Scotland) Act 2019 Town and Country Planning (Development Planning) (Scotland) Regulations 2023 Scottish Government Local Development planning guidance published May 2023 Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- Graeme Finlay, Planning Team Leader Tel: 07551 840251 E-mail: graeme.finlay@southlanarkshire.gov.uk 16
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Development Plan Scheme and Participation Statement 2026-27 (May 2026) If you need this information in another language or format, please contact us to discuss how we can best meet your needs. Phone 0303 123 1015 or email equalities@southlanarkshire.gov.uk Appendix 1 3 17
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CONTENTS 1. What is the Development Plan Scheme? 2. The current Development Plan for SLC – National Planning Framework 4 (NPF4) and Local Development Plan 2 (LDP2) 3. Local Development Plan 3 (LDP3) 4. LDP3 Timetable 5. Key Stages and Actions 6. Participation Statement 7. Mediation Annex 1 NPF4 and Council Plans/Strategies Links Annex 2 Matters to be addressed in the LDP3 Evidence Report Annex 3 Additional Assessments 18
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1. What is the Development Plan Scheme? A Development Plan Scheme (DPS) is required to be prepared and updated by the council every year setting out our programme for pre- paring and reviewing the Local Development Plan (LDP) for the area. It is to include the proposed timetabling; details of what is likely to be involved at each stage of preparation or review; and a participation statement of when and how consultation is likely to take place. The DPS for 2026-27 highlights the work that has been carried out to date on the preparation of the council’s next LDP3 and describes the projected timetable for delivery of the different stages of the plan making process, as well as an updated Participation Statement which explains how and when stakeholders including local communities and key agencies will be involved at future stages. 2. The Current Development Plan for SLC – National Planning Framework 4 (NPF4) And Local Development Plan 2 (LDP2) Development plans are important as they define how we use our land and what areas requires greater protection. They also provide policy which guides decisions on applications for planning permission. The statutory Development Plan is made up of the council’s Local Development Plan (LDP) and the National Planning Framework (NPF), which contains the Scottish Government's policies and proposals for the development and use of land, as shown in Figure 1 below. The current National Planning Framework is National Planning Framework 4 (NPF4), which was published and adopted by the Scottish Government on 13 February 2023. It sets out 33 national planning policies which represent the Scottish Government’s long term spatial strategy for Scotland. These policies are used to assess planning applications and provide the direction for what the council’s Local Development Plan should include. The current Local Development Plan is South Lanarkshire Local Development Plan 2 (LDP2), which was adopted in April 2021 and represents the council’s spatial policy for its area. It includes sites that are allocated for development as well as detailed policies on matters such as climate change, the green belt and rural area, housing, town centres and transport. It will set out how our places look in the future, where new houses and places of work will be built, how services and facilities such as schools and travel will be provided and identify places and buildings to be protected. It is accompanied by other documents including Supporting Planning Guidance covering Developer Contributions, Renewable Energy, and Development at a Dwellinghouse. The table in Annex 1 shows how these policies link to other national and the council’s own strategies and policies. 19
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Figure 1: Development Plan and associated plans Statutory Non-Statutory National Planning Framework Regional Spatial Strategy The Scottish Government's policies and proposals for the development and use of land. A planning authority, or authorities long-term spatial strategy for the strategic development of an area. Not part of the statutory development plan but have an important role informing future versions of the NPF and LDPs. Local Development Plan Local Place Plans Councils must prepare one or more LDP for their area, showing how local places will evolve in the future, including where development should and should not happen. It must take into account the NPF any registered Local Place Plans (LPPs) for the area the LDP covers. It should also have regard to any RSS and the Community Plan for the area it covers. Community-led plans prepared by community bodies setting out proposals for the development and use of land in their local area. Must have regard to the NPF, any LDP which covers the same area, and also any neighbourhood plan which covers the same area. Not part of the statutory development plan but have an important role to play in informing LDPs. 20
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3. Local Development Plan 3 (LDP3) The council formally agreed the preparation of the next Local Development Plan (to be known as LDP3) in summer 2023. The first stage involves the preparation of an Evidence Report. This includes qualitative and quantitative information and data that will inform the spatial strategy of LDP3 as well as the outcomes of extensive engagement that has been carried out. It was submitted to Scottish Ministers for a Gate Check in December 2025. The report and the associated documents can be viewed here Scottish Government - DPEA - Case Details.. The Gate Check process is an assessment by an independent Reporter of whether the evidence is sufficient to allow the start of the preparation of the Local Development Plan. It also assesses that sufficient engagement and consultation have been carried out. The Council received notice on 21 April 2026 that the Reporter has found the Evidence Report sufficient to allow it to proceed to the preparation of the proposed plan. A Call for Ideas will be carried out in Summer 2026 so that proposals for any part of the plan can be submitted. This includes suggestions on policy, views on which places or resources should be protected and the submission of proposals for new development sites. A site assessment process will be carried out on all proposals for new development that are sent to us to help decide which are allocated in the plan. Sites must generally be deliverable and free from constraints and be able to be served by the appropriate infrastructure and services. Information will be sought from developers, key agencies and any other relevant parties to evidence this. Undeveloped sites in LDP2 will be looked at again and may not be promoted through LDP3 if they are shown to be no longer deliverable or viable or do not accord with the policy direction in NPF4. There are some other key assessments that need to be developed alongside the LDP which help to inform decisions on the plan-making process and ensure that the plan meets other legislative requirements. A list of these is provided in Annex 2 There is currently no Regional Spatial Strategy (RSS) covering South Lanarkshire however the council is working with the other authorities who make up the Glasgow City Region to progress work on this. Regional Spatial Strategies will look at strategic development issues – in the case of South Lanarkshire across the Glasgow City Region. RSS are not part of the statutory development plan but have an important role informing future versions of the NPF and LDPs. Local Place Plans (LPP) are a new opportunity for communities to get involved in the planning system by setting out proposals for the development and use of land in their area. Once registered by the planning authority, they are required to be taken into account in the preparation of the next LDP, although they do not form part of the statutory development plan. Communities have been invited to prepare Local Place Plans 21
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and five have been registered to date; Lanark, Strathaven and Glassford, Stonehouse, Lesmahagow, and Blackwood, Kirkmuirhill and Boghead. For further information please refer to Planning circular 1/2022: Local Place Plans and the Register Local Place Plans. Once the Proposed LDP has been prepared there will be a formal consultation for a minimum period of 12 weeks. This will include neighbour notification for anyone who owns, or leases sites or neighbouring land affected. During this period anyone can make representations to the council either in support of the plan or if they wish to object. After the consultation period the Proposed Plan can be modified to take account of representations made to the council or consultation responses from key agencies. When modifications cannot be agreed then the representation is considered unresolved. When this happens, the Proposed Plan is submitted to Scottish Ministers for examination carried out by a reporter from the Planning and Environmental Appeals Division. Once the Examination is complete the Reporter will prepare a report setting out their recommendations and any modifications they require to be made. The report will be submitted to the council along with anyone who has made unresolved representations. The council are to make the modifications except in limited circumstances. After this process has been carried out the plan can be formally adopted. 22
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4. LDP3 Timetable 23
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5. Key Stages and Actions TIMELINE KEY STAGES ACTIONS Evidence Report COMPLETE Evidence gathering Includes: Local Place Plan register, Self-build register, Urban Capacity Study, Green Belt Review, Settlement Boundary Review, Play Sufficiency Assessment, Retail Studies, Town Centre appraisals, Vacant and Derelict Land Survey, Housing Land Audit, Employment Land Audit, Conservation Area Appraisals COMPLETE Early engagement Comprehensive early sense check on evidence gathering to identify areas of conflict or disagreement in terms of data interpretation. Engagement requires capturing hard to reach, young people, minority groups and place-based communities to ensure we capture the lived experience. COMPLETE Preparation of Evidence Report The evidence report will identify any gaps in the evidence required; our interpretation of the evidence gathered and the implications for the proposed plan; and a summary of any conflicting views on the evidence and lived experience. Approval of Full council required prior to submission for the Gate Check. COMPLETE Publish Approved Evidence Report and submit for Scottish Government Gate Check Submission of evidence report to Scottish Government who will appoint a Reporter to identify any unresolved issues and provide evidence base for developing strategy is robust. COMPLETE Gate Check approval Notice received on 21 April 2026 that the Reporter has found the Evidence Report sufficient to allow it to proceed to the preparation of the proposed plan. Proposed LDP3 Current Stage Strategy development for Proposed LDP3 Development of key strategies to support development of LDP, including Open Space Strategy, Local Housing Land Requirement and Employment Land review. 24
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TIMELINE KEY STAGES ACTIONS Q3 2026 Call for ideas and continuing engagement The call for ideas will be an invitation open to everyone to propose ideas for any aspect of the new local development plan including local policy/guidance and land allocations. Q3 2026 Development of LDP3 Policy and sites Development of Policies if required to supplement NPF4 policies or address new topics. Q3 2027 Publish Proposed Plan and consult Proposed Plan presented to Full council for approval. One approved statutory consultation of minimum 12 weeks to allow any representations from stakeholders, including the public, which seek to make changes to the plan. This stage will include targeted engagement with key stakeholders and communities most affected by the proposals. Modification of the Proposed Local Development Plan Modifications carried out to proposed plan. The Regulations state that there is no requirement to invite comment on the Modification Report. However, this depends on whether new information has been submitted that challenges the evidence position in terms of strategy development. Approval of Full council required for any modifications. Q1 2028 Examination Council submits Proposed LDP3 to Scottish Government for examination of any unresolved issues. DPEA issues Examination Report providing council with recommendations on how to resolve these issues. Adoption of LDP3 Q3 2028 Adopt and Publish LDP3 Modifications and any new material considerations incorporated into Proposed LDP and presented to council for adoption. Q3 2028 Publish Delivery Programme and Post-Adoption monitoring Monitoring and delivery programme for LDP established and updated regularly to identify any modifications or requirements to ensure delivery. 25
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6. Participation Statement As we develop Local Development Plan (LDP3), we have committed to actively asking for thoughts and ideas from local communities and stakeholders on how to create successful and enjoyable places within South Lanarkshire. The Participation Statement outlines the range of engagement which have been carried out and with whom. And how we will further consult and engage as the plan progresses. The aim is to engage with as many people as possible to collect the information needed to reflect the strengths and opportunities that can be built upon. If done well, LPD3 will embody everything learned from stakeholders and will provide local approaches to meet these identified needs. The Participation Statement recognises that everyone has the right and the ability to get involved, and by doing so will be making a valuable contribution to the improvement and wellbeing of their area. This is everybody’s plan, and it needs to embody your views and the diverse needs of communities within South Lanarkshire. To reflect these diverse needs, we have targeted engagement in specific communities and interest groups. Initiatives to reach underrepresented groups are included in this. Our Engagement Report, which describes the range of activity and outcomes during the preparation of the Evidence Report can be found here. The Participation Statement is a ‘living’ document that will be regularly updated to reflect good practice and changing circumstances. We will listen to feedback from experiences of engagement and will take steps to make improvements going forward. We hope the Participation Statement helps you to feel empowered, welcomed, and that your input and lived experience of South Lanarkshire is hugely valuable to us. What general principles will we follow? • The approach to engagement on LDP3 will be shaped by the principles highlighted in the National Standards for Community Engagement. • People with protected characteristics (including race, age, gender, sex, sexual orientation and disability) will not be discriminated against, and will be actively included in the engagement process. • The contents of the draft Effective community engagement in local development planning guidance: consultation (May 2023) will be used to shape engagement activities with local communities. • We will consult directly with the group that are identified in the Scottish Government’s Local Development Planning guidance. Our inclusive approach • We will encourage participation from as wide a range of stakeholders as possible throughout the LDP process. We want to make it as easy as possible for everyone with an interest to engage in its preparation. • Information will be provided in accessible formats to meet the needs of our varied stakeholders. We can exchange and gather information using graphics and audio to remove the barrier for those with vision impairment or literacy and numeracy challenges. We understand that using technology won’t always be the best method for everyone, and in these cases we will use alternative methods. In addition to English, we can provide the document in additional language formats. 26
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• Engagement with children and young people, older people, disabled people and Gypsy/Travellers is a statutory requirement. We will continue to work with the council’s Education Service and individual schools as well as organisations such as the Youth Panel, Seniors Together, the Access Panel, Lanarkshire Ethnic Minorities Action Group and Minority Ethnic Carers of People Project to develop appropriate methods to engage. • We will develop a programme with Voluntary Action South Lanarkshire to facilitate engagement with the many local voluntary groups across the council’s area. How will we publicise engagement opportunities and provide feedback? We propose to use: • Email and letter mailings. • Adverts in local newspapers and South Lanarkshire View. • Documents held at local libraries. • South Lanarkshire council website. • Social media. • Collaboration with Community Planning colleagues. • Posters and flyers. • For underrepresented groups we will use representative organisations to reach a wider audience. An emphasis on good communication • We will identify the method of engagement by asking those we want to hear from. For large groups we may focus on the method that is most preferred. • We will use the relationships that already exist within communities, in particular where there has already been extensive engagement to produce Neighbourhood Plans. • We won’t over consult, and we may focus on topics or issues that people are most interested in. • Where it would be advantageous to the stakeholder, we will facilitate other services to provide questionnaires on our behalf. • We will participate in other consultations being carried out by the council and its partners. • We will attend events within communities and work closely with colleagues in Community Planning who have already established strong links to communities. • We will ensure that the format of communication is led by accessibility and ease of use. • We want to involve communities who may be excluded from participating due to disadvantage relating to social or economic factors. Ways in which we will gather information and comments include: • Using the Place Standard Tool, including a simplified version for children and young people. • Holding Exhibitions and workshops. 27
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• Online surveys. • Work closely with our Community Planning Partnership partners to engage with people living in communities experiencing socio-economic difficulties to gain a better understanding of their place. • We will promote and facilitate the participation of children and young people under the age of 25 to seek views on their lived experience. Proposed methods of engagement will include the Place Standard Toolkits to support conversations between educators/teachers and children, and capture views about play needs and opportunities in their area, including likes and dislikes about their places. We will engage through South Lanarkshire Youth Council, Youth Parliament Representatives, student representatives in higher education and the council's Education Services. • We will seek the views of and engage with Gypsies and Travellers to help gain a perspective on their distinct planning needs. Positive engagement with Gypsies and Travelling People will be facilitated through dialogue with representative organisations and the council’s Gypsy/Traveller Liaison Officer. Attention will also be given to non-written and face-to-face on-site engagement. • We will work with groups and organisations representing disabled people and older people to establish the most suitable methods of engagement and multimedia formats to share and collect information. Who can participate? Participation in the preparation of Local Development Plan 3 is open to everyone and inclusion will be encouraged, including (this is not an exhaustive list): • South Lanarkshire residents and those with an interest in the area • Landowners, developers and housing providers • Business, industry, and tourism groups • Elected members • Underrepresented and minority groups • Religious bodies and organisations • Voluntary organisations • Neighbouring authorities • Rural communities Other key groups: • Children and young people • Disabled people • Gypsies and Travellers, and Travelling Showpeople • Community councils • Older people • Communities experiencing socio-economic disadvantage 28
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• Community bodies who have expressed an interest in, or have completed, a Local Place Plan Key Agencies: The key agencies are set out in the Town and Country Planning (Development Planning) (Scotland) Regulations 2023 as follows: • NatureScot • Scottish Environment Protection Agency (SEPA) • Scottish Water • Scottish Enterprise • Strathclyde Partnership for Transport (SPT) • NHS Lanarkshire • Historic Environment Scotland (HES) National and Regional agencies: • Transport Scotland • Scottish Forestry • SportScotland • Architecture and Design Scotland • Central Scotland Green Network Partnership A sample of topic interest groups: • Natural Environment and Climate • Historic Environment • Art, Leisure and Culture • Active travel and transport • Town centre and business groups • Food growing and local living 7. Mediation The use of mediation to help build bridges between stakeholders and explore, reduce or resolve issues of dispute in development planning is highlighted in the Scottish Government - Circular 2/2021: Guidance on the promotion and use of mediation in the Scottish Planning System. Mediation has the potential benefits of opening up communication, improving relationships and encouraging a way to move forward from disputes, however this does not guarantee dispute resolution or an agreement between parties. It is a voluntary process and can be facilitated by an impartial third party or through ‘informal mediation’ using a mediation-style/faciliatory approach in their work. Where the council has been requested to enter into mediation during the local development plan process, each case will be considered on its individual merits. 29
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Annex 1 – NPF4 and Council Plans/Strategies Links Sustainable Places NPF4 Policies Key Scottish Government links Council Plans/Strategies 1. Tackling the climate and nature crises 2. Climate mitigation and adaptation 3. Biodiversity 4. Natural places 5. Soils 6. Forestry, woodland and trees 7. Historic assets and places 8. Green belts 9. Brownfield land, vacant and derelict land and empty buildings 10. Coastal development 11. Energy 12. Zero waste 13. Sustainable transport • Land Use – getting the best from our land: strategy 2021 – 2026 • Making things last: a circular economy strategy for Scotland • Scotland’s Energy Strategy • Scotland’s Environment Strategy • Scotland’s Forestry Strategy • Scottish Biodiversity Strategy • Council Plan – Connect • Community Plan • Various neighbourhood plans • Sustainable Development and Climate Change Strategy • Carbon Management Plan • Biodiversity Strategy • Glasgow and Clyde Valley Forestry and Woodland Strategy • Local Transport Strategy • Park and Ride Strategy • Various active travel studies Liveable Places NPF4 Policies Key Scottish Government links Council Plans/Strategies 14. Design, quality and place 15. Local living and 20-minute neighbourhoods 16. Quality homes 17. Rural homes 18. Infrastructure first 19. Heat and cooling 20.Blue and green infrastructure • A Connected Scotland • A Healthier Future: Scotland’s diet and healthy weight delivery plan • Cleaner Air for Scotland 2 • Creating Places • Culture Strategy • Heat in Buildings Strategy Housing to 2040 • Local Housing Strategy • Food Strategy • Air Quality Strategy • Local Heat and Energy Efficiency Strategy • Estates Strategy (under preparation) 30
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NPF4 Policies Key Scottish Government links Council Plans/Strategies 21.Play, recreation and sport 22.Flood risk and water management 23.Health and Safety 24.Digital infrastructure • Learning Estate Strategy/Learning Estate Investment Programme • Public Health Priorities for Scotland • Remote, Rural and Islands Housing Action • Scotland’s Population Strategy Productive Places NPF4 Policies Key Scottish Government links Council Plans/Strategies 25. Community wealth building 26. Business and industry 27. City, town, local and commercial centres 28. Retail 29. Rural development 30. Tourism 31. Culture and creativity 32. Aquaculture 33. Minerals • National Strategy for Economic Transformation • Retail Strategy for Scotland • Report of the City Centre Recovery Taskforce • Scottish land rights and responsibilities statement • Town Centre Action Plan 2 • Economic Strategy • Community Wealth Building Strategy • Social Enterprise Strategy • Tourism Strategy • Various town centre strategies 31
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Annex 2 Matters addressed in the LDP3 Evidence Report • The principal physical, cultural, economic, social, built heritage and environmental characteristics of the district; • The principal purposes for which the land is used; • The size, composition, health and distribution of the population of the district; • The housing needs of the population of the area, including the needs of persons undertaking further and higher education, older people, disabled people; • The availability of land in the district for housing, including for older people and disabled people; • The desirability of allocating land for the purposes of resettlement; • The health needs of the population of the district and the likely effects of development and use of land on those health needs; • The education needs of the population of the district and the likely effects of development and use of land on those education needs; • The extent to which there are rural areas within the district in relation to which there has been a substantial decline in population; • The capacity of education services in the district; • The desirability of maintaining an appropriate number and range of cultural venues and facilities (including in particular, but not limited to, live music venues) in the district; • The infrastructure of the district (including communications, transport and drainage systems, systems for the supply of water and energy, and health care and education facilities); [the reference to energy includes land available for the development and use of facilities for renewable sources of energy. • How that infrastructure is used; and • Any change which the planning authority thinks may occur in relation to any of the matters mentioned above. The Evidence Report also sets out the following: • A summary of the action taken by the planning authority to support and promote the construction and adaptation of housing to meet the housing needs of older people and disabled people in the authority's area, and analysis of the extent to which the action has helped to meet those needs. • A summary of the action taken by the planning authority to meet the accommodation needs of Gypsy/Travellers in the authority’s area, and an analysis of the extent to which that action has helped to meet those needs. • How the authority has invited local communities to prepare LPPs, and what assistance they have provided. 32
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Annex 3 Additional Assessments Other impact assessments are required to be carried out alongside the plan preparation process. The assessments include: Strategic Environmental Assessment This is a statutory requirement to ensure the environment is a primary consideration when preparing the plan and that the environmental and sustainability implications of the emerging plan and its proposals are assessed. It allows a better understanding of the environmental context and sets out the steps to avoid, mitigate or reduce significant adverse impacts, or indeed enhance any positive ones. SEA will be based on the council’s State of the Environment report. A link to 2023 version is here, South Lanarkshire State of the Environment Report 2023. Scoping of the Evidence Report will be done in tandem with the scoping report for the SEA. Habitats Regulations Assessment This is a statutory requirement to consider the potential impacts of the proposed plan on internationally important wildlife sites. The HRA will be done as we consider the ideas presented to us during the preparation of the proposed plan. Any policy content in LDP3 will also be subject to HRA assessment. Integrated Impact Assessment The IIA process brings together a number of assessments within a single document ensuring that all relevant legal duties are addressed in terms of the impacts on different groups in the communities, at the same time within the one consistent process. Duties within the IIA are; • Equality Act 2010 protected characteristics • Socio-Economic • Human Rights • Children and Young People’s Rights • Armed Forces Duty • Consumer Duty • Sustainability Health Impact Assessment Health impact assessment (HIA) considers the potential, and sometimes unintended, effects a policy, strategy or service plan may have on the health of a population. It is particularly useful for considering effects on vulnerable or disadvantaged groups. HIA considers the socioeconomic determinants of health and how they influence health outcomes. Evidence from research, data and the experience of stakeholders is used to inform the assessment. 33
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Report Agenda Item Report to: Planning Committee Date of Meeting: 12 May 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/24/1277 Proposal: Erection of workshop, stable, lodge/caravan and 3 tourist accommodation pods Site Address: Land 33M East of Meadow Cottage Access from Goremire Road to Green Towers Road Formerly Old Lanark Road Braidwood Carluke ML8 4PP Applicant: Mr Allan Shelby Agent: Philip Landa Ward: 01 Clydesdale West Application Type: Full Planning Permission Advert Type: Lanark Gazette 14.05.2025 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 4 35
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee as the Head of Planning and Regulatory Services, in consultation with the Chair, has determined it raises policy issues meriting consideration by the Committee. 2. Site Description 2.1. The application site is located off an unadopted section of Old Lanark Road, between Goremire Road and Boghall Road, Braidwood. The site itself is a roughly triangular wedge of land, extending to approximately 1,650 square metres in area. It is currently overgrown and covered in vegetation, including a number of large trees. 2.2. Old Lanark Road is a single lane track from Goremire Road to the site and the continuation to Boghall Road becomes a narrow footpath. There are trees and a small burn running along Old Lanark Road. However, there is a break in the trees, where the watercourse is piped underground, at the proposed access to the site, suggesting it has been used previously as an access. The site is located in the green belt as designated in the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). 3. Description of Proposed Development 3.1. The proposal is for the erection of a workshop, stable, lodge/caravan and 3 tourist accommodation pods off Old Lanark Road, Braidwood to provide a tourism business offering bike and horse hire to explore the local countryside. The land on which the development is proposed is currently an overgrown field which has no obvious indication of any previous use. Buildings are shown on part of the site on historic ordnance survey maps from the 1960s. 3.2. The applicant proposes to erect a 16 metre long by 7 metre deep workshop to the northern side of the site for bicycle and site maintenance/repairs and an office. All other buildings will be located to the south western side of the site in a row along the boundary. This will include a lodge/caravan approximately 13.5 metres by 5.6 metres, which will provide accommodation for staff, and could be used as additional tourist accommodation if needed. It would have a private garden area which would accommodate a septic tank and soakaway and would also have two parking spaces. 3.3. Three further timber glamping pods of approximately 8 metres by 4 metres will be located beside the lodge/caravan, each with 2 parking spaces. On the south eastern part of the site, there would be an area of grass with a stable block extending to 9.7 metres by 4.2 metres which would accommodate two stables and a store. 4. Relevant Planning History 4.1. None 5. Supporting Information 5.1. In addition to the submitted planning drawings, the applicant has provided supporting information with the application:- Supporting Statement Biodiversity Statement Mining Risk Assessment 6. Consultations 6.1. Roads and Transportation Services (Development Management) – no objection to the proposal subject to the imposition of standard conditions relating to visibility, drainage, parking and access. Response: Noted 36
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6.2. The Coal Authority – no comment but have advised that the application site falls partly within the defined Development High Risk Area. However, the risk is non coal mining related and is associated with the ironstone mining legacy which falls outside the remit of the Coal Authority. They have highlighted that their records indicate that part of the access track lies in an area where underground ironstone mining has taken place at shallow depth and that voids and broken ground associated with such workings may pose a risk to ground stability and public safety but that it would be for the local authority to consider the risks of developing the site. Response: Noted 6.3. Environmental Services – have raised concerns in relation to the ironstone mining and have advised that a riding establishment licence would be required, and that a caravan site licence may also be required. If the application was to be approved, they would ask for a contamination survey to be carried out in relation to the ironstone mining works. Response: Noted 6.4. Scottish Water – no objection. 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 30 - Tourism 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 Policy 6 – Visitor Economy and Tourism 37
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SLLDP2 Volume 2 Policies Policy GBRA1 - Rural Design and Development Policy GBRA2 – Business Proposals within Green Belt and Rural Area Policy VET2 - Visitor Accommodation South Lanarkshire Council (SLC) Supporting Planning Guidance Electric Vehicle Charging Point Supporting Guidance 2022 9. Guidance 9.1. NatureScot Developing with Nature Guidance is relevant and provides advice and guidance on how to achieve Policy 3 Biodiversity of NPF4. 10. Assessment and Discussion 10.1. Principle of Development The site is located within the green belt and, as such, the policies relating to the green belt should be considered in the first instance as to establish the principle of development. Policy 8 of NPF4 and Policies 4 and GBRA2 of SLLDP2 relate to business development within the designated green belt. 10.2. NPF4 Policy 8 Green Belts seeks to encourage, promote and facilitate compact urban growth and use the land around our towns and cities sustainably. The policy is twofold, part (i) sets out circumstances where various types of development in the green belt can be considered acceptable. In this instance the proposal is for six new buildings in connection with a cycling and equestrian tourism business and the policy states that developments and opportunities for outdoor recreation, play and sport, or leisure and tourism uses could be acceptable. 10.3. However, part (ii) states that reasons must be provided as to why a green belt location is essential and why the proposal cannot be located on an alternative site outwith the green belt. Whilst the applicant has provided justification for the location of the proposal in their supporting statement in terms of the site having a close proximity to core paths, bridleways and national cycling routes, a greenbelt location is not considered essential and, as such, the proposal could be located on an alternative site. 10.4. This is not possible for the applicant as the land they own, and are therefore able to develop, is the application site. Additionally, while the applicant has advised that there are trains and buses that could be utilised to reach the site, it is considered that given the distance from Carluke to the site that most visitors would likely be dependent on the private car to get to the site and then travel around the surrounding area. Utilising a site where users would be reliant on the private car is at odds with the surrounding area and landscape and is considered to undermine the intent of the green belt at this location. As such, the proposal is contrary to Policy 8 of NPF4. 10.5. In terms of Local Development Plan (LDP) policy, the application site lies within the green belt and is subject to assessment against Policy 4 - Green Belt and Rural Area of the adopted SLLDP2. The policy states that the primary function of the green belt is for agriculture, forestry, recreation and other uses appropriate to the countryside. However, much like NPF4 Policy 8, the SLLDP2 states that development that does not require to be located in the green belt should be directed to more appropriate sites within the wider rural area or within settlements. It is considered that the business could be located in a more appropriate location and still have access to the local countryside. 38
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10.6. Additionally, SLLDP2 Policy GBRA2 Business Proposals within Green Belt and Rural Area states that it is preferable if existing buildings in the green belt are reused, converted or extended to accommodate business proposals and that, where this is not possible, new buildings may be acceptable where it is shown they integrate with an existing cluster of buildings. The applicant has shown that there were buildings on the site at one point, however, it is clear from the naturalised state of the site that there have not been any buildings on the site for decades. 10.7. The proposed new buildings are modular to make them removable and therefore lessen their impact on the landscape. However, there are no other buildings on the eastern side of Old Lanark Road and, as such, the proposal would not integrate with an existing cluster and would form a prominent new development outwith the settlement boundary. Given there is no essential need for the holiday accommodation to be located within the green belt it is considered that the proposal does not comply with the relevant local plan policies. 10.8. Policy 30 of NPF4 and Policies 6 and VET2 of the SLLDP2 relate to tourism. Policy 30 Tourism seeks to encourage, promote and facilitate sustainable tourism development which benefits local communities and places through economic, social and cultural benefits and inspires people to visit Scotland. The policy states that development proposals for new or extended tourist accommodation in locations identified in the LDP will be supported. The LDP does not identify the green belt as a suitable location for this type of development as better locations exist elsewhere and whilst the applicant has provided a supporting statement expressing why they believe the site to be ideal, it does not provide any information to indicate visitor demographic, financial viability or need for the proposal. 10.9. SLLDP2 Policy 6 Visitor Economy and Tourism and Policy VET2 Visitor Accommodation seek to ensure that any new visitor attractions, facilities, activities, infrastructure or accommodation are of a high quality and positively contribute towards the visitor economy. Additionally, proposals will be expected to demonstrate they are sustainable and viable by focussing on the visitor demographic attracted to the area, ensuring the development is visually well integrated with the surrounding area and showing how this has influenced the proposal. For countryside locations, all proposals should be of a scale, design and form consistent with green belt policies and guidance. In this regard, the applicant has submitted a supporting statement but, as noted above, it does not provide a business plan with specific local information on visitor demographics or financial viability which could justify the siting of the business. 10.10. As per the assessment above, it is considered that the applicant lacks sufficient information to demonstrate compliance with Policy 30 of NPF4 and Policies 6 and VET2 of the SLLDP2 in terms of the need for, impact on locality, and financial viability of the proposed tourist accommodation. As a result, the proposal also fails the terms of Policy GBRA2 of the SLLDP2. The principle of development is therefore not established for this site. 10.11. Climate Change NPF4 Policy 1 requires that when considering all development proposals, significant weight will be given to the global climate and nature crises. NPF4 Policy 2 Climate Change and Mitigation expands on this requiring all new developments to be sited and designed (1) to minimise lifecycle greenhouse gas emissions as far as possible and (2) to adapt to the current and future risks from climate change. The Chief Planner letter (4 February 2023) confirms that at this stage, quantitative assessments are not expected for all applications. In the absence of a methodology for measuring the emissions which would result from the proposed buildings, it is considered appropriate 39
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at this time to instead consider the general sustainability of the proposal in land-use planning terms (whether the use of this site as tourism accommodation with a cycling and equestrian business is supportable when assessed against other relevant policies in NPF4) and use that as an indicator in whether or not it is likely to minimise emissions and adapt to current and future impacts of climate change. It has been detailed above that the principle of development at this site is not established or appropriate. 10.12. Policy 2 Climate Change of SLLDP2 seeks to minimise and mitigate against the effects of climate change by considering various criteria including: being sustainably located; reuse of vacant and derelict land; avoidance of flood risk areas; incorporating low and zero carbon generating technologies; opportunities for active travel routes and trips by public transport; electrical vehicle recharging infrastructure and, where appropriate, connection to heat networks. 10.13. The proposal does not utilise vacant and derelict land, nor is there any detail of renewable energy sources or low/zero carbon technologies. 10.14. Layout, Siting and Design Given that the principle of development is not considered to be acceptable in this location, the design of the proposed development in terms of Policy 14 - Design, quality and place of NPF4, Policies 5 - Development Management and Place Making and GBRA1 - Rural Design and Development of SLLDP2 is not considered to be a determining factor in the assessment of this application. Policy 14 of NPF4 sets out that all development should be designed to improve the quality of an area and be consistent with the six qualities of a successful place: healthy, pleasant, connected, distinctive, sustainable, and adaptable. Policy 5 Development Management and Placemaking seeks to ensure no unacceptable adverse impact on amenity and suitable parking and access. Policy GBRA1 provides a framework that is applicable to all forms of residential and non-residential development within the countryside which includes criteria on scale, materials, visual impact, infrastructure etc. 10.15. The buildings are for the most part small scale and designed to be modular and simple in nature to make them easily removable. The site would need significant clearance of trees and vegetation to accommodate the buildings, and this would result in the proposal being of a scale, form and mass that is incongruous and at odds with the surrounding area. There is also a lack of information on visitor demographic, operational timings and servicing to make an overall assessment of the impact on residential amenity at Meadow Cottage, opposite, by way of noise and disturbance. 10.16. Biodiversity Policy 3 of NPF4 outlines that local developments should conserve, restore, and enhance the biodiversity value of a site. The applicant has submitted a biodiversity statement and further biodiversity measures could be agreed and imposed by condition if the proposal was deemed to be suitable. 10.17. Conclusion In summary, taking all the above into account, it is considered that the proposed development would constitute inappropriate development with regards to the green belt designation of the site and there are no exceptions to policy, in either NPF4 or SLLDP2, which would justify a workshop, stable, lodge/caravan and 3 tourist accommodation pods for a tourism business at this location. As such, the proposed development fails to adhere to the provisions of the development plan, with specific regard to Policies 8, 14 and 30 of National Planning Framework 4 (adopted 2023) and Policies 4, 5, 6, GBRA 1, GBRA2 and VET2 of the South Lanarkshire Local Development Plan 2 (adopted 2021) and there are no material considerations which 40
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would outweigh this variance with the development plan. In view of this, it is recommended that the application is refused planning permission. 11. Recommendation and Reasons 11.1. The Committee is asked to agree the following recommendation:- Refuse detailed planning permission for the reasons outlined below:- 01. The proposal would be contrary to Policy 4 - Green Belt and Rural Area of the South Lanarkshire Local Development Plan 2 as it would constitute an inappropriate form of development, that cannot be justified under policy GBRA2, and which adversely affects the character of the green belt at this location. 02. The proposal would be contrary to Policy VET2 - Visitor Accommodation of the South Lanarkshire Local Development Plan as it would constitute a form of development that does not respect the existing development pattern within the locality and would introduce an inappropriate form of dispersed development. 03. The proposal would be contrary to Policy 6 - Visitor Economy and Tourism of the South Lanarkshire Local Development Plan 2 as the application has not demonstrated that it would positively contribute to the visitor economy nor that it would be sustainable and viable in regard to the visitor demographic of the locality. 04. The proposal would be contrary to Policy GBRA2 - Business Proposals within Green Belt and Rural Areas of the South Lanarkshire Local Development Plan 2 as it does not meet the terms of Policy 6 of the South Lanarkshire Local Development Plan 2 as there are no existing buildings on the site to reuse, extend or convert and no other buildings nearby to form an acceptable cluster. 05. The proposal would be contrary to Policy 8 - Green belts of National Planning Framework 4 as it does not meet the criteria set out in the policy for green belt development and, as such, fails to encourage, promote and facilitate compact urban growth and use the land around our towns and cities sustainably. 06. The proposal would be contrary to Policy 30 - Tourism of National Planning Framework 4 as the proposal is not located within a site that is identified within SLLDP2 as being appropriate for tourism development. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 5 May 2026 Background Papers Further information relating to the application can be found online: P/24/1277 | Erection of workshop, stable, lodge/caravan and 3 tourist accommodation pods | Land 33M East Of Meadow Cottage Access From Goremire Road To Green Towers Road Formerly Old Lanark Road Braidwood Carluke ML8 4PP 41
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Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 42
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Report Agenda Item Report to: Planning Committee Date of Meeting: 12 May 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/24/1507 Proposal: Erection and operation of wind farm consisting of 4 turbines with a maximum height to blade tip of 200m, with associated infrastructure and access Site Address: Mossmulloch Wind Farm, C138 Hairshaw Highway, Strathaven Applicant: Wind Power North Three Limited Agent: SLR Consulting Ward: 5 Avondale and Stonehouse Application Type: Full Planning Permission Advert Date: East Kilbride News, 29/1/2025 and 25/3/2026 Edinburgh Gazette, 28/1/2025 and 24/3/2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant planning permission subject to conditions and the conclusion of a legal agreement Legal Agreement: The Committee should note that the planning permission, if granted, should not be issued until such times as the following matters have been concluded:- A Section 75 Agreement to secure:- 1: Community Contribution Payments Direction to Scottish Ministers N/A 5 45
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee under the South Lanarkshire Council Scheme of Delegation as it has received more than 5 objections. 2. Site Description 2.1. The application site is located on the eastern edge of Whitelee Forest, approximately 7km to the southwest of the town of Strathaven. The site extends to approximately 260ha in area and includes approximately 161.5ha of woodland (160.8ha of coniferous plantation and 0.7ha native broadleaf woodland) and approximately 98.5ha of open ground/rough grazing land. 2.2. The surrounding area is characterised by a mix of moorland and livestock grazing. Electricity pylons are sited to the west of the site. The landscape includes several large wind farms within proximity to the site on the northern side of the A71 including Calder Water (13 turbines with a height of 147m) and West Brown Castle (12 turbines with a height of 126.5m) 1.5km away to the north and west respectively while Whitelee windfarm is located 3.2km to the northwest. There are also several windfarms in the area to the south of the A71. 2.3. Ground levels generally decrease radially from a high point within the centre of the site, with elevations ranging from approximately 250m above ordnance datum (AOD) within the centre of the site to approximately 210m AOD along the eastern boundary, near the Calder Water and near the proposed point of access off the A71. 2.4. The site lies within the catchments of the Calder Water and Avon Water, with three watercourses, the Rotten Burn, Calder Water and Hall Burn, running through the site. There are no landscape, ecological or cultural heritage designations within the boundary of the site. 3. Description of Proposed Development 3.1. The planning application seeks detailed consent for a wind farm at the site. The proposals originally involved the erection of 5 turbines with a tip height of 200m with each turbine capable of generating up to 7.2MW. However, one of the turbines (T3) has been deleted from the proposals. 3.2. The other main elements of the proposed development comprise the following:- Turbine foundations and crane hardstanding’s plus laydown areas Up to 4.3km of new access tracks and 1.6km of upgraded access tracks Underground cabling along the access tracks On-site substation and associated compound area Four watercourse crossing points with further upgrading of an existing crossing Temporary construction compound Woodland clearance (approximately 130ha of coniferous plantation woodland) 3.3. Access to the site would be from the eastern boundary approximately 60m south of the Ardochrig junction. The turbines would be delivered via the M74 and A71. 3.4. It is estimated the windfarm would take 18 months to construct and would have an operational lifespan of 30 years when decommissioning would take place. 3.5. The application was the subject of a report to the Planning Committee on 24 February 2026 with a recommendation to grant planning permission. The Committee decided that the application should be deferred to a future meeting of the Committee to allow 46
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officers to assess whether a judgement made by the Court of Session in respect of a proposal for a windfarm in the Scottish Borders had any implications for the determination of this planning application. 3.6. Subsequent to this an additional Information Report to supplement the Environmental Impact Assessment report submitted with the application has been provided. This document states that the proposed windfarm would connect to the East Kilbride South substation via a 33kV underground cable within roadside verges along the existing public road network. 4. Relevant Planning History 4.1. The proposed development was the subject of a Proposal of Application Notice describing the formal pre-application consultation that would be carried out which was submitted in May 2024 (Reference P/24/0006/PAN). 5. Supporting Information 5.1. The applicants have submitted several supporting documents with the application as set out below:- Environmental Impact Assessment (EIA) Report and the Additional Information Report – Grid Connection Design and Access Statement Ecological Desk Top Report Planning Statement Pre-application Consultation (PAC) Report Economic Impact Report 6. Consultations 6.1. Roads Development Management – no objection subject to conditions in relation to the submission of a stage 2 Road Safety Audit, sightlines, construction details of the site access, the submission of an Abnormal Load Route Assessment, a Bridge Assessment and a Construction Phase Traffic Management Plan and the carrying out of a road dilapidation survey. A section 96 agreement will be required to cover unreasonable damage to the public road. Response: Noted. Appropriately worded conditions can be found in section 11 of the report. The conclusion for a section 96 agreement would be addressed in the wider section 75 legal agreement. 6.2. NATS – no objection to the proposed development, noting that required mitigation measures have been agreed with the applicant. Response: Noted. A suspensive condition requiring the mitigation to be in place before the windfarm is operational is included in section 11 of the report. 6.3. Environmental Services – no objections subject to conditions in relation to noise and shadow flicker. Response: Noted. Appropriately worded conditions can be found in section 11 of the report. 6.4. Glasgow Prestwick Airport – no objection. Response: Noted. 6.5. MOD – no objection. Response: Noted. 47
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6.6. Transport Scotland - no objection subject to conditions. Response: Noted. 6.7. Strathaven Airfield – objects to the proposed development on the grounds of the impact on the operation of the airfield. This includes the effect of turbulence generated by the turbines on aircraft, the impact on navigation, economic impact and the adverse effect on landscape. The response includes comment from the British Microlight Aircraft Association and the Scottish Flying Club. Response: Noted. The matters raised in the response are addressed in section 10 of the report. 6.8. Arqiva – no objection. Response: Noted. 6.9. Edinburgh Airport – no objection. Response: Noted. 6.10. Glasgow Airport - no objection. Response: Noted. 6.11. Sandford and Upper Avon Community Council – objects to the proposed development on grounds relating to cumulative impact, landscape impact, noise, shadow flicker and impact on local road network. Response: The points raised are assessed within Section 10 of this report. 6.12. SEPA – submitted a holding objection until further information has been submitted in respect of the impact of turbines T1-T3 on peat and details of the temporary storage of peat. They also suggest conditions relating to the creation of a 50m watercourse buffer and the design of any watercourse crossings. SEPA were further consulted on the Additional Information Report – Grid Connection. They have maintained their original holding objection while noting that no information has been provided in relation to the proximity of the connection route to private water supplies. Response: The holding objection is noted, however, it is considered these matters can be addressed by the suggested conditions in section 11 of the report. 6.13. NatureScot – no objection subject to the carrying out of post-construction monitoring in relation to the collision of bats with the turbines. Response: Noted. This matter is addressed by a condition in section 11 of the report. 6.14. Historic Environment Scotland – no objection. Response: Noted. 7. Representations 7.1. A total of 66 representations have been submitted in respect of the proposed development, 64 of which note an objection to the proposed development. This includes a petition with 386 signatures. Further publicity was carried out following the submission of the Additional Information Report – Grid Connection and no further representations have been received in response. 7.2. The matters raised within these letters of objection raise the following points:- Adverse cumulative impact Shadow flicker Adverse impact associated with aviation lighting Health and safety concerns Noise impact 48
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Adverse ecological impacts Adverse impacts on property values Impact on local road network Adverse impact upon adjacent consented wind farm development 7.3. The above issues are considered in the assessment below. These letters are available for inspection on the planning portal. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise 8.2. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 4 - Natural places Policy 7 - Historic assets and places Policy 11 - Energy Policy 22 - Flood risk and water management Policy 29 - Rural development 8.3. South Lanarkshire Local Development Plan 2 (2021) The application site and associated proposals are affected by the following policies contained in the South Lanarkshire Local Development Plan 2 (SLLDP2):- SLLDP2 Volume 1 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking Policy 14 - Natural and Historic Environment Policy 15 - Travel and Transport Policy 16 - Water Environment and Flooding Policy 18 - Renewable Energy 9. Guidance 9.1. South Lanarkshire Council (SLC) Supporting Planning Guidance Renewable Energy (January 2021) 10. Assessment and Discussion 10.1. Principle of development National Planning Framework 4 (NPF4) sets out the long-term vision for the development of Scotland through the National Spatial Strategy. NPF4 aims to meet and contribute to Scotland’s climate ambition which will require a rapid transformation across all sectors of the economy and society. The Scottish Government’s Onshore Wind Policy Statement sets a target for installed onshore wind generation of 20 gigawatts (GW) by 2030. 49
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10.2. NPF4 Policies 1 Tackling the Climate and Nature Crises and 2 Climate Mitigation and Adaptation seek to encourage, promote, and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. Policy 2 ‘Climate Change’ of the SLLDP2 states that proposals for new development must, where possible, seek to minimise and mitigate against the effects of climate change. The proposals in this case are for a renewable energy development and, therefore, intrinsically support minimising the effects of climate change through greener energy generation. 10.3. It is, therefore, considered that the principle of the development accords with Policies 1 and 2 of NPF4 and SLLDP Policy 2. 10.4. Policy 11 – Energy of NPF4 states that development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. This includes energy generation through wind farm development, solar arrays and energy storage (such as battery storage). Detailed criteria that should be considered when designing projects include:- impacts on communities and individual dwellings, including residential amenity, visual impact and noise significant landscape and visual impacts public access, including impact on long distance walking and cycling routes and scenic routes impacts on road traffic and on adjacent trunk roads, including during construction cumulative impact When considering these impacts, significant weight is to be placed on the contribution the proposal makes to renewable energy generation targets and on greenhouse gas emissions reduction targets. This proposal would deliver an installed capacity of up to 36 megawatts (MW) which would make a valuable contribution towards the UK and the Scottish Government’s energy targets, including the Scottish Ministers target to more than double Scotland’s onshore wind energy generating capacity from 9.6 GW (current installed capacity) to 20 GW by 2030. It would also result in a reduction of greenhouse gas emissions of approximately 27,809 tonnes of carbon dioxide per year through the displacement of electricity that would otherwise have included equivalent fossil fuel generated power. 10.5. In terms of the adopted South Lanarkshire Local Development Plan 2, Policy 18: Renewable Energy states that applications for renewable energy infrastructure developments will be supported subject to an assessment against the relevant criteria and requirements set out in the Assessment Checklist for Renewable Energy Proposals found in Policy RE1 Renewable Energy. Renewable energy proposals should also take into account the considerations, criteria and guidance contained within the Supporting Planning Guidance (SPG) on Renewable Energy. These are broadly similar to the criteria in NPF4 Policy 11. Proposals will be assessed on their merits against the relevant policies of the development plan and any relevant criteria in the renewable energy assessment checklist. 10.6. In view of the above, it is considered that the proposals would contribute to the wider energy network and reflect the vision of the Scottish Governments Draft Energy Strategy and Just Transition Plan which supports a range of technologies which provide sufficient generation and interconnection to meet future energy demand, including windfarms. The development plan also provides support for all form of renewable energy infrastructure. 50
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10.7. As the site lies within the Rural Area, Policy 29 – Rural Development in NPF4 is relevant. It states that development proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy will be supported. Appropriate uses include essential infrastructure. In turn, this is defined in NPF4 as including all forms of renewable, low-carbon and zero emission technologies for electricity generation and distribution and transmission electricity grid networks and primary sub stations. The general principle of this proposal is therefore acceptable when assessed against national policy on rural development. 10.8. Policy 4 Green Belt and Rural Area in SLLDP2 states that support will not be given for development proposals within the countryside, unless they relate to uses which require a countryside location. Policy 4 recognises that there are specific circumstances where proposals may require to be located within a rural area if it can be demonstrated that there is an established need for the proposed development. Policy GBRA2 - Business Proposals within Green Belt and Rural Area lists renewable energy as an appropriate use in the rural area subject to it conforming to SLLDP2 Policy 18: Renewable Energy. 10.9. As such, subject to consideration against Policy 18, the proposed development conforms with the requirements of Policy 4. 10.10. Policy 18: Renewable Energy of the SLLDP2 states applications for renewable energy infrastructure developments will be supported subject to an assessment against the relevant criteria and requirements set out in the Assessment Checklist for Renewable Energy Proposals contained within SLLDP2 Volume 2. 10.11. SLLDP2 Volume 2 Policy RE1 Renewable Energy supports Policy 18 and states that as well as the Checklist, renewable energy proposals should also consider the considerations, criteria and guidance contained within the Supporting Planning Guidance on Renewable Energy, Landscape Capacity Study for Wind Energy (2019 as amended) and other relevant policies in SLLDP2. Part of the Checklist includes an assessment of the criteria also referenced in NPF4 Policy 11, as well as SLLDP2 Policies 5 and 14 and their associated SLLDP2 Volume 2 Policies. 10.12. Together, NPF4 Policy 11 and SLLDP2 Policy 18 set out the criteria that are required to be addressed when determining applications of this scale and nature. A summary of the assessment of the proposals against these various matters is set out below. 10.13. Landscape and visual impacts including landscape capacity and cumulative developments The Council’s landscape technical studies provide a comprehensive baseline for the assessment of wind farm and wind turbine proposals in South Lanarkshire. In the first instance, it is noted that the site falls within an area which the 2016 Landscape Capacity Study identifies as having a high potential to accommodate turbines with a height of up to 250m. Consequently, it is considered that the proposed development would not generally conflict with this aspect of the study. 10.14. A Landscape and Visual Impact Assessment (LVIA) has been submitted with the application. The site is within the Plateau Moorland with Windfarms Landscape Character Type (LCT) the key characteristics of which include a large-scale landform, extensive windfarm development and a distinctive upland character formed by the plateau landform and moorland vegetation. This LCT has generally a low value in landscape terms and does not form part of a designated landscape. The land use pattern that has emerged is largely man-made comprising of commercial forestry, windfarms and extensive moorland. The combination of the value of the landscape 51
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and its susceptibility to the proposals results in a low sensitivity rating to windfarm development of the scale proposed. 10.15. Across the majority of the LCT, the LVIA establishes that there would be limited theoretical visibility of the proposed development and hence no significant effects across the area. It does state that significant landscape character effects would occur within approximately 5km of the proposed turbine locations in those areas where there is existing wind farm development and commercial forestry. However, enclosure provided by forestry and/or intervening wind farm development would moderate this influence and therefore the landscape character effects would not be significant. 10.16. Outwith this landscape character type, the LVIA predicts that significant landscape effects would be confined to the closest parts of the ‘Upper River Valley – Glasgow and Clyde Valley’ and the ‘Plateau Moorlands – Glasgow and Clyde Valley’ landscape character types. Beyond these areas, any visibility of the proposed windfarm would generally be seen within the context of other existing wind farm clusters such as Whitelee or would be seen at a distance. As a result, no significant adverse effects on other landscape character types would occur. 10.17. The LVIA also considers the potential cumulative effects on landscape character as a result of the addition of the proposed development to other consented and proposed wind energy developments. While it would intensify the influence of wind farm developments on the southeastern part of the host LCT, the contribution of the proposal would be relatively modest and not significant given it would be situated adjacent to the consented Low Drumclog windfarm and would have a backdrop of Whitelee windfarm. 10.18. The site is located outwith and is distant from any areas of designated and recognised landscape value. Given the limited visibility and/or distance of views that would be experienced from such designated areas, there would be no significant impact on the special qualities of any National Parks, National Scenic Areas, wild land areas or Special Landscape Areas (SLAs). Whilst there would be more widespread theoretical visibility from the Uplands and Moorlands Local Landscape Area (LLA) in East Ayrshire, the turbines would be located in a separate landscape context that already has a strong influence from Whitelee windfarm, such that its addition would not contribute to any significant effects upon the LLA’s special qualities. 10.19. As noted above, there would be some localised significant effects within 5km from the site. The main significant effects would be confined to views from the closest residential properties to the site; on views experienced by residents from some central parts of the settlement of Drumclog and some southwestern parts of Strathaven; and on views experienced by road users along some of the closest sections of the A71. Significant effects are also predicted on views experienced by recreational users from the summit of Loudon Hill and on views from some Core Paths within the vicinity of the site. NPF4 Policy 11 states that significant landscape and visual impacts are to be considered acceptable where impacts are localised and/or appropriate design mitigation has been applied. 10.20. It is accepted that whilst the proposed development will present itself as a new man- made feature within the landscape, it has to be accepted that the development will be seen within the context of a large number of existing turbines which are present in the surrounding area, these existing turbines exerting a strong visual influence over the established landscape character of the area. Although higher than these existing turbines, the contribution of the proposals to any cumulative effects would be modest. Overall significant cumulative landscape and visual effects would be confined to some 52
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localised views within the southwestern part of Strathaven and to viewpoints in close proximity of the site. Such localised cumulative landscape and visual effects are considered to be acceptable. 10.21. Impacts on communities and individual dwellings, including visual impact, residential amenity, noise and shadow flicker There are several residential properties within the vicinity of the site which will be impacted visually by the proposed development. A Residential Visual Amenity Assessment (RVAA) has been submitted which considers the potential effects of the proposals on all properties within 1.6km from the proposed wind turbine locations. It predicts that no properties would reach the standard thresholds for concluding whether residential visual amenity would be exceeded and this is due to the limited horizontal extent of the turbines, the limited number of turbines and the screening provided by woodland and building. Overall, it is considered that the proposals would not adversely impact upon residential visual amenity to a significant and unacceptable degree. 10.22. In terms of potential noise impact, the consultation response which has been received from Environmental Services offers no objection to the proposed development subject to conditions covering both noise and shadow flicker. Subject to the imposition of these conditions it is considered that sufficient control will exist to ensure that no nuisance issues will arise in respect of either noise or shadow flicker. 10.23. Effect on the natural heritage and protected species NPF4 Policy 3 – Biodiversity requires development proposals to contribute towards the enhancement of biodiversity and should also integrate nature-based solutions, where possible. The Ecological Impact Assessment shows that protected species would not be affected by the proposals and NatureScot have not objected to the application. A draft Biodiversity Enhancement and Restoration Plan (BERP) has been submitted which shows the positive biodiversity improvements that would be provided. The agreement of a BERP by planning condition will ensure that a suitable level of positive biodiversity improvements are provided. 10.24. NPF4 Policy 4: Natural Places seeks to ensure that natural assets are protected, restored and enhanced. The site is not located within a designated nature conservation area. The ecological and ornithological impact assessments show that the proposed development would not have a significant effect on any existing or proposed European site (Special Area of Conservation or Special Protection Areas) nor would it have any significant effects on any Sites of Special Scientific Interest or National Nature Reserves. 10.25. NPF4 Policy 5: Soils aims to protect carbon-rich soils, restore peatlands and minimise disturbance to soils from development. SEPA has submitted a holding objection until further information has been submitted in respect of the impact of turbines T1-T3 on peat and details of the temporary storage of peat. They also suggest conditions relating to the creation of a 50m watercourse buffer and the design of any watercourse crossings. 10.26 An Outline Peat Management Plan (PMP) details how the location, positioning and orientation of the infrastructure of the proposed development avoids deep peat as far as possible. Where this is not possible, the Outline PMP identifies how impacts on peat will be minimised and mitigated, for example through the proposed use of floating roads, floating hardstandings and piling of infrastructure. The submitted Outline PMP will be updated with information obtained during detailed ground investigations to be undertaken and in accordance with the final detailed design. A condition requiring a 53
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finalised PMP to be submitted and approved prior to the commencement of development is included in section 11 of the report. Conditions are also proposed to address the need for the creation of a 50m watercourse buffer and the design of any watercourse crossings. 10.27. Impact on the historic environment The intent of NPF4 Policy 7 is to protect and enhance the historic environment assets and places, and to enable positive change as a catalyst for the regeneration of places. A cultural heritage assessment establishes that the proposals would not have any significant adverse effects on the historical environment, including Scheduled Monuments, Conservation Areas, Gardens and Designed Landscapes or Historic Battlefields. Whilst WoSAS has not provided a response in the application, in line with standard practice for developments of this type, a condition can be attached to any permission granted in respect of this application to secure the implementation of a programme of archaeological works in accordance with a written scheme of investigations. 10.28. Impacts on tourism and recreation As is noted above, it is acknowledged that the proposed development does have the potential to impact upon those views experienced by walkers using several Core Paths within the vicinity of the site. Whilst this is accepted, given the localised nature of these impacts, it is not considered that they are of sufficient significance to justify the potential refusal of the application. 10.29. It is also acknowledged that there are a number of equestrian businesses within the area which surrounds the site. In light of the consultation response received from the Council’s Environmental Services section, it is considered that sufficient control over the proposed development can be secured by way of conditions to ensure that any impacts associated with the proposed development will fall within acceptable limits. 10.30. Impacts on aviation and defence interests including seismology recording NATS, the MoD, Glasgow Prestwick Airport, Glasgow Airport and Edinburgh Airport have been consulted on the application and have offered no objection to the proposed development. A condition would be attached to any consent granted to ensure a Radar Mitigation Scheme is approved and implemented before any blades are fitted to the turbines. 10.31. An objection has been received from Strathaven Airfield, British Microlight Aircraft Association and the Scottish Flying Club on the basis that it would impact adversely upon their operational activities and aviation safety. They point to guidance published by the Civil Aviation Authority (CAA) on the impact of turbulence on the operation of aircraft. They make specific reference to an investigation by the Aircraft Accident Investigation Bureau on a fatal accident when an aircraft crashed around 1km from a windfarm near Fife Airport. The airfield had asked that a decision on the application be delayed until the investigation report has been published. They also highlight concerns about navigation in the airspace around the airfield. 10.32. In response, the EIA contains a technical appendix which reviews these matters. In addition a detailed response to the objection has been received from the applicant’s aviation consultant. As highlighted above none of statutory consultees has any objections to the proposals. 10.33. It should be noted that the CAA are a statutory consultee only on proposals that may affect the site of, or in the neighbourhood of, an aerodrome or a technical site. Strathaven Airfield does not fall within any of these categories. The CAA published 54
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updated policy and guidance on wind turbines (CAP 764) in December 2025 whereas the airfield’s representations refer to an earlier version of this document. The current version refers to published research that suggests a recommended distance of 8-12 rotor diameters (RD) downstream of the wind turbine is one at which turbulence effects are not expected to affect conventional aircraft flying whereas the airfield quote a distance of 20 RDs based on previous CAA guidance. The proposed turbines are a distance of 15.7 to 18.9 RDs from the 2km radius safeguarding zone around the airfield and therefore they are beyond the recommended distances (8-12 RDs) referred to in CAP 764. 10.34. The CAA guidance also highlights that there were no occurrence reports or aircraft accident reports related to wind turbines in the UK between 2000 and early 2022. The airfield has referred to an accident at Fife Airfield in 2024. An investigation has been carried out and an investigation report published in March 2026. It concludes that the accident was the result of water ingress in the fuel system. The investigation considered but largely discounted wind turbine wake effects due to the distance of the turbines from the airfield in that instance. As noted above the relationship of the proposed turbines at Mossmulloch with the airfield would exceed the parameters set out in the CAA guidance by a considerable extent. In view of the above it is considered the proposal would not impact on aviation safety. 10.35. Impact on road safety Following detailed discussions, the Council’s roads service has confirmed that they have no objection to the proposed development subject to conditions which should be imposed if planning permission is granted. 10.36. Grid connection As noted earlier in the report, the Planning Committee on 24 February 2026 agreed to defer consideration of a report recommending approval to allow officers to assess whether a judgement made by the Court of Session in respect of a proposal for a windfarm in the Scottish Borders had any implications for the determination of this planning application. The judgement found that the windfarm and the associated grid connection should be treated as a single project for the purposes of the Environmental Impact Assessment required rather than as separate entities. As the EIA had not given consideration to the environmental effects of the grid connection, the Court found there had been an error in law and therefore the decision to grant consent in this case was quashed. 10.37. Following discussion with the applicant, an Additional Information Report to supplement the Environmental Impact Assessment report submitted with the application has been provided. This document states that the proposed windfarm would connect to the East Kilbride South substation via a 33kV underground cable within roadside verges along the existing public road network. An assessment has concluded that there would be no likely environmental impacts associated with the grid connection. 10.38. Statutory publicity required in cases where supplementary information is provided has been carried out and no representations have been received. It is therefore concluded that the implications of the court judgement have been addressed. In addition, the proposed grid judgement would have no significant impact on the environment. 10.39. Conclusion In conclusion, a full assessment of the proposals against the development plan (consisting of both NPF4 and South Lanarkshire Local Development Plan 2) has been carried out. NPF4 Policy 1 directs decision makers to give significant weight to the 55
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global emergency crisis. Furthermore, Policy 11 states that proposals for renewable energy that contribute to renewable energy generation targets should be supported. However, this is not intended to introduce a blanket approach of granting planning permission for all renewable energy proposals but rather they should be directed to the right locations based on their scale and impact. Developers are required through their submissions to show how a range of criteria set out in Policy 11 and Policy 18 in SLLDP2, have been addressed through the project design and mitigation process. 10.40. In this instance, following a detailed assessment, it is considered that the proposed development can, subject to conditions, be suitably justified against the relevant provisions of the development plan and, as such, it is recommended that planning permission be granted in respect of this application. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to the attached conditions and the conclusion of a Legal Agreement The legal agreement shall cover the payment of community contributions. If the legal agreement is not agreed within six months of the decision of the Committee, the Planning Authority reserve the right to return to Committee to seek refusal of the application. Conditions 1. (1) The Development shall be commenced no later than 5 years from the date of this consent. (2) Written confirmation of the intended date of Commencement of Development shall be provided to the Planning Authority no later than one calendar month prior to the Commencement of Development. Reason: To comply with Section 58 of the Town and Country Planning (Scotland) Act 1997. 2. (1) This consent is granted for a temporary period comprising:- (a) a maximum operational period of 40 years from the date that electricity is exported from the final wind turbine, solar panel and battery unit forming part of the development to the electricity grid network (“Final Commissioning Date”), or 40 years from the date falling twelve months from the date electricity from any wind turbine, solar panel or battery unit is first exported to the electricity grid network (“First Commissioning Date”), whichever is the sooner. That sooner date is the “Deemed Commissioning Date” for the purposes of this consent; (b) a period for the decommissioning and restoration of the site which shall not exceed three years in duration, and (c) a three-year period of aftercare thereafter. (2) Written confirmation of the First Commissioning Date and of the Final Commissioning Date shall be provided to the Planning Authority no later than one calendar month after the occurrence of that date. 56
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Reason: To enable the Planning Authority and Scottish Ministers to calculate the date of expiry of the consent, reflecting the fact this is a time limited permission, in line with the provisions of Section 41(1)(b) of the Town and Country Planning (Scotland) Act 1997. 3. No consent is granted for Turbine 3 and its associated spur road and crane pad shown on Figure 2: Site Layout Plan (Drawing Number MM_03_01577). Reason: As agreed with the applicant, Turbine T3 no longer forms part of the development hereby approved. 4. SLR Chapter 9 – Noise, Mossmulloch Wind Farm EIA Report as presented within the Final Revision of 4 December 20024 (hereafter referred to as the Noise Impact Assessment (NIA)) the following noise emissions shall be adhered to. Cognisance shall be given to the supporting Technical Appendices:- SLR Technical Appendix 9.2 Baseline Noise Measurements - Report 4 December 2024 SLR Technical Appendix 9.3 Noise Prediction Methodology - Report 4 December 2024 SLR Technical Appendix 9.4 Cumulative Wind Farm Assumptions - Report 4 December 2024 SLR Technical Appendix 9.5 Noise Limit Derivation - 4 December 2024 SLR Technical Appendix 9.6 Noise Mitigation Strategies - 4 December 2024 Reason: In the interests of the amenity of the surrounding area. 5. The cumulative day time noise (7am to 11pm) from the wind turbines shall not exceed a noise level of 40dB LA90 (10 min) or background LA90 (10 min) +5dB, whichever is the greater, at the boundary of the curtilage of any noise sensitive premises at all times at wind speeds of up to 12 metres per second at 10m height as measured within the site. This is based on the cumulative projections contained within the supporting Noise Impact Assessment (NIA). The following supporting tables shall be adhered to:- a) Table 9.17: Predicted Operational Noise Levels; Proposed Development (dB LA90) - Target criteria as modified by (b) below. b) Table 9.17 shall be modified by Table 9.30: Predicted Operational Noise Levels including Mitigation; Scenario 3; Daytime (dB LA90) – required mitigation to (a) to comply with available headroom identified within (c) below. c) To comply with Table 9.23: Margin to RNB Noise Limits for Scenario 3; Daytime (dB LA90) Reason: In the interests of the amenity of the surrounding area. 6. The cumulative night time noise (11pm to 7am) from the wind turbines shall not exceed a noise level of 43dB LA90 (10 min) or background LA90 (10 min) +5dB, whichever is the greater, at the boundary of the curtilage of any noise sensitive premises at all times at wind speeds of up to 12 metres per second at 10m height as measured within the site. This is based on the cumulative projections contained within the supporting Noise Impact Assessment. 57
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The following supporting tables shall be adhered to:- a) Table 9.17: Predicted Operational Noise Levels; Proposed Development (dB LA90) - Target criteria as modified by (b) below. b) Table 9.17 shall be modified by Table 9.29: Predicted Operational Noise Levels including Mitigation; Scenario 3; Night (dB LA90) - required mitigation to (a) to comply with available headroom identified within (c) below. c) To comply with Table 9.22: Margin to RNB Noise Limits for Scenario 3; Night (dB LA90) Reason: In the interests of the amenity of the surrounding area. 7. On installation of the selected turbines, the applicant shall undertake a noise assessment to demonstrate compliance with condition 5 and 6 above. This shall be in keeping with the principles set out in the document “The Assessment and rating of Noise from Wind Farms (ETSU-R-97)”. In addition, cognisance shall be given to relevant Institute of Acoustics guidance. The results of the measurement including any required mitigation shall be submitted to the Planning Authority for their consideration and approval. Reason: To allow the Planning Authority to consider these matters in detail. 8. Where the tonal noise emitted by the development exceeds the threshold of audibility by between 2dB and 6.5dB or greater, then the acceptable noise specified in condition 5 shall be reduced by the penalty level identified within section 28 of 'The Assessment and Rating of Noise from Wind Farms- ETSU-R-97. (See Figure below). The definition of audibility for the purposes of this condition shall be as described in ETSU-R-97. The penalty shall only apply at properties where the tonal noise is measured and shall only relate to the wind speeds at which the tonal noise occurs at. Reason: In the interests of the amenity of the surrounding area. 9. At the reasonable request of the Planning Authority and following a complaint to it relating to noise emissions arising from the operation of the wind farm, the wind farm operator shall appoint an independent noise consultant, whose appointment shall require to be approved by the Planning Authority, to measure the level of noise emission from the wind farm at the property to which the complaint related. The measurement and calculation of noise levels shall be undertaken in accordance with ETSU-R-97 having regard to paragraphs 1 to 3 and 5 to 11 inclusive of the schedules on Pages 95 to 97 inclusive, and Supplementary Guidance. 58
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The Planning Authority shall inform the wind farm operator whether the noise giving rise to the complaint contains or is likely to contain a tonal component or an amplitude modulation. Where an assessment of any noise impact is, in the opinion of the Planning Authority acting reasonably, found to be in breach of the noise limits the developer shall carry out mitigation measures to remediate the breach so caused. Details of any such mitigation measures required are to be submitted to the Planning Authority for prior approval. Within 21 days of a written request by the local Planning Authority, following a complaint to it from a resident alleging noise disturbance at the dwelling at which they reside and where Excess Amplitude Modulation (AM) is considered by the local Planning Authority to be present in the noise immissions at the complainant's property, the wind farm operator shall submit a scheme, for the approval of the local Planning Authority, providing for the further investigation and, as necessary, control of Excess AM. The scheme shall be based on best available techniques and shall be implemented as approved. Reason: To allow for the Council to properly consider any potential noise complaints. 10. The utilisation of either borrow pits or blasting shall be agreed with the Planning Authority prior to their implementation. This will require the appropriate method statements and will be subject to the approval of the Planning Authority. Reason: To allow the Planning Authority to consider these matters in detail. 11. That prior to the erection of the first turbine, a Wind Farm Shadow Flicker Protocol shall be submitted to and approved in writing by the Planning Authority. This shall set out the protocol to be followed should a shadow flicker complaint be received from a receptor within the study area and potential mitigation measures. These mitigation measures may include the provision of internal or external screening at the property of the complainant (subject to formal agreement with the resident), or programming of the turbines to minimise impacts. Operation of the proposed development would be undertaken in accordance with the Wind Farm Shadow Flicker Protocol. At the reasonable request of the Planning Authority and following notification of alleged shadow flicker, the operator shall engage the services of a competent consultant to review the mitigation programme. Where shadow flicker has occurred, the operator shall make any reasonable adjustment to prevent further occurrence. Reason: In the interests of the amenity of the surrounding area. 12. The applicant shall ensure that audible construction activities shall be limited to, Monday to Friday 8.00am to 7.00pm, Saturday 8.00am to 1.00pm and Sunday – No audible activity. No audible activity shall take place during local and national bank holidays - without the prior written approval of the Planning Authority. Under exceptional conditions the above time restrictions may be further varied subject to written agreement with the council as Planning Authority. All works will be carried out in accordance with the current BS5228:2009, ‘Noise control on construction and open sites. Reason: In the interests of the amenity of the surrounding area. 59
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13. (1) No development shall commence unless and until a site-specific scheme
("Borrow Pit Scheme") for the working and outline restoration of the borrow pits
forming part of the development has been submitted to and approved in writing by
the Planning Authority in consultation with SEPA. The scheme shall include (but
shall not necessarily be limited to):-
(a) A detailed working method statement based on site survey information and
ground investigations;
(b) Details of the handling of any overburden (including peat and any other carbon
rich soils, soil and rock);
(c) Drainage and water management, including measures to prevent surrounding
areas of peatland, water dependent sensitive habitats and Ground Water Dependent
Terrestrial Ecosystems (GWDTE) from drying out; and
(d) A programme of implementation of the works described in the scheme.
(2) The scheme approved under part (1) shall thereafter be implemented in full,
provided the terms of Condition 13 are satisfied.
(3) No works associated with the reinstatement and restoration of the borrow pits
shall be undertaken until a detailed borrow pit restoration scheme (taking account of
the outline restoration scheme) providing full details, including timetable, of the
reinstatement, restoration and aftercare of the borrow pits, including topographic
surveys of pre-construction profiles and details of topographical surveys to be
undertaken on the restored borrow pit profiles, has been submitted to and approved
in writing by the Planning Authority. For the avoidance of doubt, the borrow pit
restoration scheme requires to be submitted to the Planning Authority for
consideration within 6 months of the end of the construction period.
(4) The detailed borrow pit restoration scheme approved under part (3), above, shall
be implemented in full within six months of the date of approval of the scheme,
unless otherwise agreed in writing with the Planning Authority.
Reason: To ensure that borrow pit operations are carried out in a manner that
minimises impact on the environment, and in the interests of visual amenity of the
area.
14. (1) No blasting shall take place until a scheme to address site blasting has been
submitted to and has received the written approval of the Planning Authority. The
scheme shall detail (but shall not necessarily be limited to) the following elements:
(a) Blasting monitoring locations;
(b) Type of monitoring equipment to be used;
(c) Frequency of monitoring;
(d) The methods employed to minimise the effects of over pressure arising from the
blasting, having regard to blast design, methods of initiation and the weather
conditions prevailing at the time;
(e) Limits on air overpressure at specified properties; and
(f) Submission of blasting records to the Planning Authority upon its request.
(2) The scheme approved under part (1), above, shall be implemented in full unless
otherwise agreed in writing by the Planning Authority.
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(3) No blasting shall take place except between 10am – 12pm and 2pm – 4pm on Mondays to Fridays inclusive and 10am – 12pm on Saturdays. No blasting shall take place on Sundays or on local and national public holidays. Reason: In the interests of safety and residential amenity. 15. Prior to commencing works on site the applicant shall submit, for written approval of the Council as Planning and Roads Authority, a detailed design of the proposed A71 site access formed generally in accordance with drawing Planning Application Figure 11 with a minimum 7.3m wide industrial standard access, appropriate radii with a bituminous surface finish over the first 15 metres measured from the nearside channel line of the public road with security gates set back the same distance. The design shall include details of visibility splays, road markings, drainage, signage, swept paths and measures adjacent to the public road boundary for removable barrier to prevent routine access post construction. Reason: To allow the Planning Authority to consider these matters in detail. 16. That a Stage 2 Road Safety Audit, together with the Designer’s Response, shall be submitted in support of the proposed site access works referred to in condition 15 above all for the written approval of the Council as Planning and Roads Authority, and that the audit brief and reports be prepared in accordance with the Design Manual for Roads and Bridges (GG119). Reason: To allow the Planning Authority to consider these matters in detail. 17. That once approved, the site access works shall be constructed in accordance with the agreed drawings and specification and completed prior to commencement of the internal windfarm works and, thereafter, the site access shall be maintained for the life of the windfarm hereby approved all to the satisfaction of the Council as Planning and Roads Authority. Reason: In the interests of road traffic safety. 18. Prior to commencement of internal site works, a visibility splay of 4.5 metres by 160 metres in both directions, measured from the nearside road channel line, shall be provided onto the A71 and everything exceeding 1.05 metres in height above the road channel level shall be removed from the visibility envelope and thereafter nothing exceeding 1.05 metres in height shall be planted, placed or erected within these sight lines. Reason: In the interests of road traffic safety. 19. That the site access shall be constructed in such a way as to prevent any surface water or deleterious material from running onto or entering the public road and be maintained by the applicant, as such, for the lifetime of the development hereby approved. Reason: In the interest of road traffic safety. 20. That a minimum of six months prior to abnormal loads being moved, the applicant shall submit, for the written approval of the Council, an Abnormal Load Route Assessment for delivery of specialist components and lifting equipment which shall include details of any modifications required to the Council’s local road network. 61
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Reason: To allow the Council to consider these matters in detail. 21. That a minimum of six months prior to movement of abnormal loads to site the applicant shall submit, for the written approval of the Council, reports covering Principal Inspections and Bridge Assessments all undertaken in accordance with the Design Manual for Roads and Bridges for all Council owned roads structures over which the abnormal loads and lifting equipment will travel and any structures that support the public road. The Bridge Assessments shall include for the action of all proposed abnormal loads and lifting equipment associated with the construction of the development. Reason: To allow the Council to consider these matters in detail. 22. Prior to movement of any abnormal loads to site using the Council’s road network, the applicant shall lodge a Bridge Bond with the Council, the value of which is to be agreed with the Council. Reason: To ensure that funding is available to cover any required remedial works to the Council’s road network. 23. Prior to works commencing on site the applicant shall submit a Construction Phase Traffic Management Plan (CPTMP) for the written approval of the Council as Planning and Roads Authority. The plan shall include details of the following:- a. Routing for all HGVs, timber extraction and abnormal load deliveries using the new A71 Bellmouth access for windfarm and substation works unless otherwise agreed in writing. b. Measures to ensure that the specified routes are adhered to by all operatives and suppliers, including monitoring procedures. c. Details of all temporary construction direction signage. d. Provisions for emergency vehicle access. e. Wheel washing arrangements to prevent detritus being deposited on the public road. f. On-site car parking for construction vehicles as no parking permitted on the public road. g. Delivery and laydown space and turning area to ensure all vehicles enter and exit site in a forward gear. h. Stipulation that no construction traffic shall be permitted to use Ardochrig Road. i. Public relations strategy to inform relevant communities of the programme of abnormal load movements. j. Identification of a nominated person to whom any road safety issues can be referred. Reason: To allow the Council to consider these matters in detail. 24. That once approved, all construction works shall be undertaken in accordance with the approved Construction Phase Traffic Management Plan unless otherwise agreed in writing with the Council as Planning and Roads Authority. Reason: In the interests of road traffic safety. 25. That prior to works commencing on site the applicant shall submit, for the written approval of the Council as Planning and Roads Authority, proposals for permanent and temporary traffic signage, including relocation of existing brown tourist traffic signs, all in accordance with the Traffic Sign Manuals and The Traffic Signs 62
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Regulations and General Directions. The submission shall be accompanied by written agreement from Transport Scotland Roads Delivery Standards Branch for any non- prescribed signs. Reason: To allow the Council to consider these matters in detail. 26. That prior to works commencing on site the applicant shall submit, for the written approval of the Council as Planning and Roads Authority, surface water drainage proposals to ensure no surface water discharges onto the public road. Reason: In the interests of road traffic safety. 27. That prior to works commencing on site the applicant shall undertake a roads dilapidation survey for the A71 for 50 metres either side of the proposed site access. Interim and final surveys shall be undertaken as directed by the Council as Roads Authority. Each inspection shall be recorded in a report to include photographs, plans and descriptions of road conditions and that this information shall be submitted to the Council for record purposes within 7 days of the survey being undertaken. Reason: To allow the Council to establish the condition of the road network prior to the development commencing. 28. That the applicant shall be responsible for repairing damage identified through the dilapidation surveys that are attributable to their operations and undertake all necessary repairs within timescales stipulated by the Council as Roads Authority. Reason: To ensure the proper repair of any damage to the road network arising as a result of the proposed development. 29. (1) No construction or decommissioning of any wind turbines, or deployment of any construction equipment or temporary structures of 15 metres or more in height (above ground level) shall take place until a construction aviation lighting scheme has been submitted to and approved in writing by the Planning Authority in consultation with the CAA and the MOD. The construction aviation lighting scheme shall include (but shall not necessarily be limited to) the following details:- (a) any construction equipment and temporary structures with a total height of 15 metres or greater (above ground level) that will be deployed during the construction or decommissioning periods, and (b) specific details, including nature of lighting (visible or infrared), the performance specification of the lighting, design, dimensions and make and model of the lighting units to be fitted to any such structures specified under part (1) (a) and where on these structures the proposed aviation safety lighting is to be fitted. (2) Thereafter the lighting approved under part (1) shall be installed on the relevant construction equipment and temporary structures and must be displayed and maintained in an effective condition for the duration of any such equipment and structures on site until their removal from site. Reason: To maintain military aviation safety. 30. (1) No wind turbine shall be erected until an Aviation Lighting Scheme has been submitted to and approved in writing by the Planning Authority, in consultation with the Civil Aviation Authority and the MOD. This scheme must detail any mitigation and operating protocols necessary and to be implemented to reduce visual impacts 63
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from the lighting, as set out within the submitted EIA Report, including but not necessarily limited to intensity reduction in good visibility, directional angle intensity reduction, and reduction in required lighting where the design and layout of the wind farm allows for this. The scheme shall also include full performance specification and details of the design, dimensions, make and model of all aviation lighting units proposed, including any infrared and visible lighting units and their positioning on the wind turbines. (2) No later than the third anniversary of the date electricity is first exported to the grid from any wind turbine forming part of the development and every three years thereafter for the operational lifetime of the development, the Company shall submit a review of the Aviation Lighting Scheme to the Planning Authority. Each review shall include:- (a) An assessment of options available for the reduction of: the numbers of visible lights installed on turbines, and/or the time period when lights are visible, and/or the intensity of the visible lighting; (b) An assessment of the potential for the installation of an Aircraft Detection Lighting System (“ADLS”), including a statement setting out the current and anticipated regulatory environment in relation to ADLS, and (c) An assessment of whether it is technically feasible, through the regulatory framework to install an ADLS at the development. (3) The review shall, where applicable in light of the findings in respect of the matters detailed under part (2), propose amendments to the Aviation Lighting Scheme. Specifically regarding ADLS, if a review assesses that it is technically feasible to install ADLS, such review shall also include the Company’s proposals for the installation of ADLS together with a proposed timetable for installation. Any proposed amendment shall evidence compliance with the then current aviation lighting requirements of the Civil Aviation Authority and Ministry of Defence. (4) Any proposed amendments to the Aviation Lighting Scheme resulting from the review under part (2) must be submitted to and receive the written approval of the Planning Authority, in consultation with the Civil Aviation Authority and the Ministry of Defence and shall thereafter be implemented in accordance with the approved details, including timetable. (5) The Development shall be operated in accordance with the approved Aviation Lighting Scheme, or any such amended scheme as may be approved under part (4), unless otherwise approved in advance in writing by the Planning Authority in consultation with the Civil Aviation Authority and the Ministry of Defence, and shall be maintained in an effective condition throughout the operational lifetime of the Development. Reason: In the interest of aviation safety and visual amenity. 31. (1) The development shall cease to generate electricity by no later than the date falling 40 years from the Deemed Commissioning Date and the development shall be decommissioned and the site restored to its former condition or such other condition as agreed by the Planning Authority thereafter and aftercare carried out. The total period for the decommissioning and restoration of the site in accordance with this condition shall not exceed three years in duration, with the exception of three years of aftercare required by the Decommissioning, Restoration and Aftercare plan approved under Condition 31(2). 64
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(2) No later than 12 months prior to decommissioning of the development or the expiration of the 40 year period of operation (whichever is the earlier), a detailed Decommissioning, Restoration and Aftercare Plan shall be submitted to the Planning Authority for their written approval, in consultation with Transport Scotland. The detailed Decommissioning, Restoration and Aftercare Plan shall provide updated and detailed proposals, in accordance with relevant guidance at that time, for the removal of the development, the treatment of ground surfaces and site restoration to return the site to its former condition or such other condition as agreed by the Planning Authority, the management and timing of works and environmental management provisions which shall include (but shall not necessarily be limited to) the following:- (a) a site waste management plan (dealing with all aspects of waste produced during the decommissioning, restoration and aftercare phases and including details of measures to be taken to minimise waste associated with the development and promote the recycling of materials and infrastructure components); (b) details of the formation of any required decommissioning construction compound, welfare facilities, any areas of hardstanding, turning areas, internal access tracks, car parking, material stockpiles, oil storage, lighting columns, and any construction compound boundary fencing; (c) a dust management plan; (d) details of measures to be taken to prevent loose or deleterious material being deposited on the local road network including wheel cleaning and lorry sheeting facilities, and measures to clean the site entrances and the adjacent local road network; (e) a pollution prevention and control method statement, including arrangements for the storage and management of oil and fuel on the site; (f) details of measures for the storage and management of soils and peat; (g) a surface water and groundwater management and treatment plan, including details of the separation of clean and dirty water drains, and restoration of any BESS firewater runoff containment system and settlement lagoons; (h) details of measures for sewage disposal and treatment; (i) details of any temporary site lighting; (j) a traffic management plan; (k) details of any watercourse crossing removal or reduction; (l) details of the three years of aftercare to be undertaken on site post restoration works; (m) a timetable for the decommissioning, restoration and aftercare works, and (n) a species protection plan based on surveys for protected species (including birds, bats and reptiles) and water quality and fish population monitoring measures. 65
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(3) The development shall be decommissioned, the site restored and aftercare carried out thereafter in accordance with the detailed Decommissioning, Restoration and Aftercare Plan approved under part (2). Reason: To ensure the satisfactory decommissioning of the development and restoration of the site and aftercare in a suitable and environmentally acceptable manner in the interests of safety, amenity and environmental protection. 32. (1) No development shall commence unless and until the applicant has delivered signed bond(s) or other financial guarantee(s) to the Planning Authority, and the Planning Authority has provided written confirmation that the bond(s) or other financial guarantee(s) have been approved. The details of the respective bond(s) or other financial guarantee(s) require to be acceptable to the Planning Authority and shall cover the costs of all decommissioning, restoration and aftercare of the site as required by condition of this consent. Should the Planning Authority require the input of external independent expert advice (such independent person to be appointed by the Planning Authority) in assessing the sufficiency of the bond or other financial guarantee, the applicant shall pay the duly substantiated costs incurred by the Planning Authority in obtaining such advice. (2) The applicant shall ensure that an approved bond or other financial guarantee is maintained prior to the commencement of development until the date of completion of all decommissioning, restoration and aftercare obligations required by Condition 31 of this consent. (3) The adequacy of the approved bond or other financial guarantee shall be subject to review at five-yearly intervals, or such other intervals as agreed by the Planning Authority, from receipt of the approved bond(s) or other financial guarantee(s), to be paid for by the applicant and conducted by a suitably qualified independent person (such independent person to be appointed by the Planning Authority) who has relevant experience in such matters. The findings of such reviews will be provided to the applicant and the Planning Authority, by the independent person, within 14 days of the review taking place. Any revisions to the bond(s) or other financial guarantee(s) recommended by the review and agreed in writing by the Planning Authority, in favour of and in terms acceptable to the Planning Authority, shall be made within 28 days of receiving said written agreement from the Planning Authority and documentary evidence shall be provided to the Planning Authority to that effect. Reason: To ensure there are sufficient funds available for the full costs of decommissioning, restoration and aftercare should the Planning Authority require to undertake this work, and to ensure the effective implementation of the decommissioning, restoration and aftercare plan in a suitable and environmentally acceptable manner. 33. No development shall take place within the development site as outlined in red on the approved plans until the developer has secured the implementation of a programme of archaeological works in accordance with a scheme of written investigation which has been submitted by the applicant, agreed with the West of Scotland Archaeological Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority, in discussion with the West of Scotland Archaeological Service. 66
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Reason: To ensure that any unrecorded archaeological remains within the site are properly investigated and recorded. 34. Within four months of the commencement of the development, the applicant shall submit to the Council, for their written approval as Planning Authority, details of the proposed landscape associated with the development. These details shall include, but not be limited to, details of the number, species and size of the plants to be used as part of these landscaping works, and the proposed phasing of the works. Reason: To allow the Council to consider these matters in detail. 35. A minimum 50 metre buffer shall be provided around all water bodies within the site boundary except for those within the vicinity of any new watercourse crossing. Reason: In order to suitably protect those water courses which run through the site. 36. Any new watercourse crossings shall be in the form of oversized bottomless arched culverts or traditional style bridges. Reason: In order to suitably protect those water courses which run through the site. 37. Prior to any development commencing on site, a finalised Peat Management plan (including full details of the proposed peat storage locations and means of storage) shall be provided to the Council for their written approval. Reason: To ensure that the peat reserves within the site are properly protected. 38. (1) No above ground works shall commence until a Primary Radar Mitigation Scheme has been submitted to and approved in writing by the Scottish Ministers following consultation with the Operator. (2) No blades shall be fitted to any turbine until the technical mitigation measures set out in the approved Primary Radar Mitigation Scheme have been implemented in accordance with its terms and the development shall thereafter be operated fully in accordance with such an approved Primary Radar Mitigation Scheme. For the purpose of this condition:- "Operator" means NATS (En Route) plc, incorporated under the Companies Act (4129273) whose registered office is 4000 Parkway, Whiteley, Fareham, Hants P015 7FL or such other organisation licensed from time to time under sections 5 and 6 of the Transport Act 2000 to provide air traffic services to the relevant managed area (within the meaning of section 40 of that Act). "Primary Radar Mitigation Scheme" or “Scheme” means a detailed scheme agreed with the Operator which sets out the measures to be taken to avoid at all times the impact of the development on the primary surveillance radar infrastructure and air traffic management operations of the Operator. Reason: To secure mitigation of impacts on the aerodrome navigations systems and radar station and to safeguard radar and air traffic interests. 39. (1) All wind turbines, buildings, masts, areas of hardstanding, associated infrastructure and tracks shall be constructed in the locations shown on the approved plans. 67
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Any such micro-siting is subject to the following restrictions unless otherwise approved in advance in writing by the Planning Authority:- (a) no wind turbine, building, mast or hardstanding shall be moved more than 50 metres from the approved position (b) no access track shall be moved more than 50 metres from the approved position (c) no micro-siting shall take place with the result that infrastructure (excluding floating tracks or hardstanding) has a greater overall impact on peat than the original location (2) no later than six months after the Date of First Commissioning, an updated site layout plan showing the final position of all wind turbines, buildings, masts, areas of hardstanding, tracks and associated infrastructure forming part of the development shall be submitted to the Planning Authority. Reason: To control environmental impacts while taking account of local ground conditions. 40. That prior to any development starting on site a report providing the details of an assessment of the proposed grid connection on private water supplies and any mitigation that is required shall be submitted for the written approval of the Council. Reason: In order to protect private water supplies in the area. 12. Reason for Decision 12.1. The proposal complies with the provisions of Policies 1, 2, 3, 4, 7, 11, 22 and 29 of National Planning Framework 4 (2023), and Policies 1, 2, 4, 5, 14, 15, 16 and 18 of the adopted South Lanarkshire Local Development Plan 2 and would have no significant adverse impact on landscape character and amenity, public safety and the local environment. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 5 May 2026 Background Papers Further information relating to the application can be found online:- https://publicaccess.southlanarkshire.gov.uk/online- applications/applicationDetails.do?activeTab=documents&keyVal=SOALISOPHDK00 Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 68
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Report Agenda Item Report to: Planning Committee Date of Meeting: 12 May 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/24/1420 Proposal: Erection and operation of wind farm consisting of 5 turbines with a maximum height to blade tip of 200m, with associated infrastructure and access Site Address: Land at Hawkwood Hill, B743 Kype Highway, Strathaven Applicant: Wilson Renewables IV LLP Agent: TNEI Service Ltd Ward: 5 Avondale and Stonehouse Application Type: Full Planning Permission Advert Type: East Kilbride News 11/12/2024 and 25/3/2026 Edinburgh Gazette 13/12/2024 and 24/3/2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant planning permission subject to the conditions attached to this report Legal Agreement: A Section 75 Agreement will be required, covering the following matters: 1: Community Contribution Payments Direction to Scottish Ministers N/A 6 71
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee under the South Lanarkshire Council Scheme of Delegation as it has received more than 5 objections. 2. Site Description 2.1. The application site is located to the south and eastern sides of Hawkwood Hill, within an area of open moorland, and is situated approximately 9.1 km to the north of Muirkirk, 6.1 km south-west of Strathaven and approximately 1.2 km east of Dungavel. The site covers an area of approximately 224.2 ha. 2.2. The site and surrounding area comprise a series of broadly rounded hills encompassing upland grassland and marshland. Generally, the ground elevation along the northern site boundary ranges between 375m Above Ordnance Datum (AOD) and 325m AOD; and between 332m and 426m AOD along the southern site boundary. 2.3. An existing access track branches off the B743 public highway in the far western portion of the site adjacent to Burnside Farm. Several watercourses drain away from the site, including the Feeshie and Dykes Burns. Another small watercourse crosses the main access track into the site in a north-south alignment, approximately 750m east of the B743 public highway. 2.4. There are no residential properties located within the site, however, Burnside Farm lies adjacent to the portion of the site boundary which includes the proposed site access track. This property is located approximately 1.73 km northwest of the closest proposed turbine, T2. Several other residential properties lie between the northern/northeastern site boundary and the B743 public highway. The site is bordered by open moorland with commercial forestry further to the east, south and west. Dungavel Hill Wind Farm is also situated immediately to the southwest of the site. 2.5. The landscape of the surrounding locale is broadly informed by several operational wind energy developments. They include the Dungavel Hill Wind Farm which is situated immediately to the southwest of the site, Kype Muir Wind Farm which is situated approximately 1.1 km east of the site, and Auchrobert Wind Farm situated approximately 3.5 km east of the site. 2.6. There are no statutory designated sites within the site, however, the Muirkirk and North Lowther Uplands Special Protection Area (SPA) and the Muirkirk Uplands Site of Special Scientific Interest (SSSI) are located south of the site, with the closest point situated approximately 2.4 km southeast of the site boundary, and 2.68 km from the closest proposed turbine, T4. 3. Description of Proposed Development 3.1. The planning application seeks detailed consent for a wind farm made up of 5 turbines (each with a generating capacity of up to 6.6 MW) and associated infrastructure. Four of the proposed turbines would have a maximum height to blade tip of 200m, with the final turbine having a maximum height to blade tip of 180m. 3.2. The proposed development would also include the following associated infrastructure:- Turbine foundations, hardstanding component laydown areas and permanent crane hardstanding Temporary construction compound and parking 72
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A network of onsite access tracks including a watercourse crossing, lay-bys, passing places and turning heads for use during construction An onsite borrow pit search area measuring 200m x 150m located immediately south of proposed turbine T2 A substation control compound Security measures including CCTV and perimeter fencing for the substation control compound The proposed wind farm would have an operational lifespan of 30 years. 3.3. The abnormal loads will exit the M74(T) at Junction 8 onto the B743 to the south of Strathaven. Abnormal load vehicles will continue on the B743 for approximately 7.4 km before turning left onto an access track leading to the main area of the site. Other construction traffic will primarily approach from either the east along the A71 or from the west along the A71 before heading south on the B743. 3.4. One site access is proposed in the west of the site which utilises an existing access associated with Burnside Farm, located adjacent to the western portion of the site boundary. All vehicles accessing the proposed development, such as HGVs and Abnormal Loads, would travel along Muirkirk Road (the B743) and turn southeast onto the main site access track. The existing access track would be upgraded including the widening of the bellmouth at the site entrance. An internal network of access tracks leading out to the individual turbines would be formed within the site. 3.5. The proposed windfarm would be connected to a collector substation situated within the boundary of the consented Bankend Rig III Wind Farm which the applicant also owns. The cable route will follow the B743 south from the western edge of the site and enter the Bankend Rig site on the northern side. The cable route would be around 6 km long and be contained within the verges or the carriageway of the B743. 4. Relevant Planning History 4.1. The proposed development was the subject of formal Pre-Application Consultation, progressed under the terms of Proposal of Application reference P/23/0002/PAN. 5. Supporting Information 5.1. The applicants have submitted several supporting documents with the application as set out below:- Environmental Impact Assessment (EIA) Report and addendum (Appropriate Assessment of the proposed grid connection) Design and Access Statement Planning Statement Pre-Application Consultation (PAC) Report 6. Consultations 6.1. Roads Development Management – no objection subject to conditions in relation to the submission of a stage 2 Road Safety Audit, sightlines, construction details of the site access, the submission of an Abnormal Load Route Assessment, a Bridge Assessment and a Construction Phase Traffic Management Plan and the carrying out of a road dilapidation survey. A section 96 agreement will be required to cover unreasonable damage to the public road. Response: Noted. Appropriately worded conditions can be found in section 11 of the report. The need for a section 96 agreement would be addressed separately by the Roads, Transportation and Fleet Services. 73
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6.2. Environmental Services – no objection subject to conditions relating to noise, blasting and shadow flicker. Response: Noted. Appropriately worded conditions can be found at section 11 of the report. 6.3. Health and Safety Executive – no objection to the proposed development. Response: Noted. 6.4. Scottish Power Energy Networks - no objection to the proposed development. Response: Noted. 6.5. Sandford and Upper Avon Community Council – objects to the proposed development on grounds relating to cumulative impact, landscape impact and impact on local residents. Response: The points raised are assessed within Section 10 of this report. 6.6. NATS – no objection to the proposed development, noting that required mitigation measures have been agreed with the applicant. Response: Noted. A suspensive condition requiring the mitigation to be in place before the windfarm is operational is included in section 11 of the report. 6.7. West of Scotland Archaeological Service (WoSAS) – no response. Response: Whilst no response from WoSAS has been received, the standard archaeological investigation condition is included in section 11 of the report. 6.8. Arqiva – no objection to the proposed development. Response: Noted. 6.9. MOD – no objection. Response: Noted. 6.10. Transport Scotland - no objection subject to conditions. Response: Noted. 6.11. Glasgow Airport - no objection to the proposed development, noting that required mitigation measures have been agreed with the applicant. Response: Noted. A suspensive condition requiring the mitigation to be in place before the windfarm is operational is included in section 11 of the report. 6.12. Prestwick Airport – no objection subject to conditions. Response: Noted. Appropriately worded conditions can be found at section 11 of the report. 6.13. Edinburgh Airport – no objection to the proposed development. Response: Noted. 6.14. Historic Environment Scotland - no objection to the proposed development. Response: Noted. 6.15. Scottish Water - no objection to the proposed development. Response: Noted. 6.16. Strathaven Airfield – have submitted a holding objection to the proposed development on the grounds of aviation safety while awaiting detailed mapping to be provided. 74
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Response: This matter is addressed in section 10 of the report. 6.17. Nature Scot - There are natural heritage interests of international importance close to the site, but these will not be affected by the proposal. Response: Noted. 7. Representations 7.1. At the time of writing, a total of 135 representations have been submitted in respect of the proposed development, 83 of which note an objection to the proposed development with the remining 52 being in support of the proposed development. Further publicity was carried out following the submission of the addendum to the EIA and no further representations have been received in response. 7.2. The matters raised within the letters of objection are as follows:- Adverse cumulative impact Shadow flicker Adverse impact associated with aviation lighting Health and safety concerns Noise impact Adverse ecological impacts Adverse impacts on property values Impact on local road network 7.3. These matters are considered in the assessment below. These letters are available on the planning portal. 8. Development Plan 8.1. National Planning Framework 4 National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 4 - Natural places Policy 7 - Historic assets and places Policy 11 - Energy Policy 22 - Flood risk and water management Policy 29 - Rural development 8.2. 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):- 75
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SLLDP2 Volume 1 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking Policy 14 - Natural and Historic Environment Policy 15 - Travel and Transport Policy 16 - Water Environment and Flooding Policy 18 - Renewable Energy 9. Guidance 9.1. South Lanarkshire Council (SLC) Supporting Planning Guidance Renewable Energy (January 2021) 10. Assessment and Discussion 10.1. Principle of development National Planning Framework 4 (NPF4) sets out the long-term vision for the development of Scotland through the National Spatial Strategy. NPF4 aims to meet and contribute to Scotland’s climate ambition which will require a rapid transformation across all sectors of the economy and society. The Scottish Government’s Onshore Wind Policy Statement sets a target for installed onshore wind generation of 20GW by 2030. 10.2. NPF4 Policies 1 Tackling the Climate and Nature Crises and 2 Climate Mitigation and Adaptation seek to encourage, promote, and facilitate development that addresses the global climate emergency and nature crisis, and which minimises emissions and adapts to the current and future impacts of climate change. Policy 2 ‘Climate Change’ of the SLLDP2 states that proposals for new development must, where possible, seek to minimise and mitigate against the effects of climate change. The proposals in this case are for a renewable energy development and, therefore, intrinsically support minimising the effects of climate change through greener energy generation. 10.3. It is, therefore, considered that the principle of the development accords with Policies 1 and 2 of NPF4 and SLLDP2 Policy 2. 10.4. Policy 11 – Energy of NPF4 states that development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. This includes energy generation through wind farm development, solar arrays and energy storage (such as battery storage). Detailed criteria that should be considered when designing projects includes:- 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 10.5. When considering these impacts, significant weight is to be placed on the contribution the proposal makes to renewable energy generation targets and on greenhouse gas emissions reduction targets. 76
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10.6. The proposed development would provide an additional 33MW of annual renewable energy into the energy grid and in so doing would assist both Scotland and the UK to move closer to achieving their national and international carbon reduction targets, including the Scottish Ministers target to more than double Scotland’s onshore wind energy capacity from 9.6GW (current installed capacity) to 20GW by 2030. 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 future energy demand, including windfarms. The development plan also provides support for all form of renewable energy infrastructure. 10.9. As the site lies within the Rural Area, Policy 29 – Rural Development in NPF4 is relevant. It states that development proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy will be supported. Appropriate uses include essential infrastructure. In turn, this is defined in NPF4 as including all forms of renewable, low-carbon and zero emission technologies for electricity generation and distribution and transmission electricity grid networks and primary sub stations. The general principle of this proposal is therefore acceptable when assessed against national policy on rural development. 10.10. Policy 4 Green Belt and Rural Area in SLLDP2 states that support will not be given for development proposals within the countryside, unless they relate to uses which require a countryside location. Policy 4 recognises that there are specific circumstances where proposals may require to be located within a rural area if it can be demonstrated that there is an established need for the proposed development. Policy GBRA2 - Business Proposals within Green Belt and Rural Area lists renewable energy as an appropriate use in the rural area subject to it conforming to SLLDP2 Policy 18: Renewable Energy. 10.11. As such, subject to consideration against Policy 18, the proposed development conforms with the requirements of Policy 4. 10.12. Policy 18: Renewable Energy of the SLLDP2 states applications for renewable energy infrastructure developments will be supported subject to an assessment against the relevant criteria and requirements set out in the Assessment Checklist for Renewable Energy Proposals contained within SLLDP2 Volume 2. 10.13. SLLDP2 Volume 2 Policy RE1 Renewable Energy supports Policy 18 and states that as well as the Checklist, renewable energy proposals should also consider the considerations, criteria and guidance contained within the Supporting Planning Guidance on Renewable Energy, Landscape Capacity Study for Wind Energy (2019 as amended) and other relevant policies in SLLDP2. Part of the Checklist includes an 77
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assessment of the criteria also referenced in NPF4 Policy 11, as well as SLLDP2 Policies 5 and 14 and their associated SLLDP2 Volume 2 Policies. 10.14. Together, NPF4 Policy 11 and SLLDP2 Policy 18 set out the criteria that are required to be addressed when determining applications of this scale and nature. A summary of the assessment of the proposals against these various matters is set out below. 10.15. Landscape and visual impact including capacity and cumulative development. The Council’s landscape technical studies provide a comprehensive baseline for the assessment of wind farm and wind turbine proposals in South Lanarkshire. In the first instance, it is noted that the site falls within an area which the 2016 Landscape Capacity Study identifies as having medium potential to accommodate turbines with a height of up to 250m. Consequently, it is considered that the proposed development would not generally conflict with this aspect of the study. 10.16. A Landscape and Visual Impact Assessment (LVIA) forms part of the EIA submitted with the application. The site is within the Plateau Moorlands – Glasgow and Clyde Valley Landscape Character Type (LCT) the key characteristics of which include a large-scale landform, extensive windfarm development and a distinctive upland character formed by the plateau landform and moorland vegetation. This LCT has generally a low value in landscape terms and does not form part of a designated landscape. The land use pattern that has emerged is largely man-made comprising of commercial forestry, windfarms and extensive moorland. The combination of the value of the landscape and its susceptibility to the proposals results in a low sensitivity rating to windfarm development of the scale proposed. 10.17. The LVIA highlights that large areas of commercial coniferous plantation forestry near the proposed development and elsewhere within the study area will help to modify the predicted theoretical visibility of the development, this being particularly evident in areas located away from the immediate vicinity of the site. 10.18. The proposed development is predicted to result in direct, localised effects on landscape resources within the wider area surrounding the site. However, any likely significant environmental effects attributable to the proposed development would be experienced within the context of a transitional landscape in which other large-scale man-made influences are present, including the existing wind farm developments at Dungavel and Kype Muir. The presence of other large scale man-made structures such as electricity power lines, would also notably reduce the potential likelihood of significant effects over the wider study area. 10.19. Whilst it is acknowledged that the proposed development will present itself as a new manmade feature within the landscape, it has to be accepted that the development will be seen within the context of a large number of existing turbines which are present in the surrounding area, these existing turbines exerting a strong visual influence over the established landscape character of the area. Although higher than the existing turbines which lie closest to the site, the contribution of the proposals to any cumulative effects would be modest taking account of the number of turbines. Overall significant cumulative landscape and visual effects would be confined to some localised views and to viewpoints in close proximity of the site. Such localised cumulative landscape and visual effects are considered to be acceptable. 78
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10.20. Impacts on communities and individual dwellings, including visual impact, residential amenity, noise and shadow flicker There are several residential properties within the vicinity of the site which will be impacted visually by the proposed development. A Residential Visual Amenity Assessment (RVAA) has been submitted which considers the potential effects of the proposals on all properties within 2.0 km from the proposed wind turbine locations. It predicts that no properties would reach the standard thresholds for concluding whether residential visual amenity would be exceeded. Overall, it is considered that the proposals would not adversely impact upon residential visual amenity to a significant and unacceptable degree. 10.21. In terms of potential noise impact, the consultation response which has been received from Environmental Services offers no objection to the proposed development subject to conditions covering noise. Subject to the imposition of these conditions it is considered that sufficient control will exist to ensure that no nuisance issues will arise in respect of noise. 10.22. With regards to shadow flicker, the assessment thereof was scoped out of the EIA as all the proposed turbines sit at a distance from any existing residential properties beyond which shadow flicker would occur. 10.23. Effect on the natural heritage and protected species NPF4 Policy 3 – Biodiversity requires development proposals to contribute towards the enhancement of biodiversity and should also integrate nature-based solutions, where possible. The EIA shows that protected species would not be affected by the proposals. An Outline Habitat Management Plan has been submitted which shows the positive biodiversity improvements that would be provided as part of the proposed development. The agreement of the HMP by planning condition will ensure that a suitable level of positive biodiversity improvement is provided. 10.24. NPF4 Policy 4: Natural Places seeks to ensure that natural assets are protected, restored and enhanced. The site is not located within a designated nature conservation area. The EIA shows that the proposed development would not have a significant effect on any existing or proposed European site (Special Area of Conservation or Special Protection Areas) nor would it have any significant effects on any Sites of Special Scientific Interest or National Nature Reserves. 10.25. NPF4 Policy 5: Soils aims to protect carbon-rich soils, restore peatlands and minimise disturbance to soils from development. An Outline Peat Management Plan (PMP) details how the location, positioning and orientation of the infrastructure of the proposed development avoids deep peat as far as possible. Where this is not possible, the Outline PMP identifies how impacts on peat will be minimised and mitigated, for example through the proposed use of floating roads, floating hardstanding’s and piling of infrastructure. The submitted Outline PMP will be updated with information obtained during detailed ground investigations to be undertaken and in accordance with the final detailed design. A condition requiring a finalised PMP to be submitted and approved prior to the commencement of development is included in section 11 of the report. 10.26. Impact on the historic environment The intent of NPF4 Policy 7 is to protect and enhance the historic environment assets and places, and to enable positive change as a catalyst for the regeneration of places. A cultural heritage assessment establishes that the proposals would not have any significant adverse effects on the historical environment, including Scheduled 79
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Monuments, Conservation Areas, Gardens and Designed Landscapes or Historic Battlefields. 10.27. Whilst WoSAS has not provided a response in the application, it is noted that Historic Environment Scotland has not objected to the proposed development. As such, in line with standard practice for developments of this type, a condition can be attached to any permission granted in respect of this application to secure the implementation of a programme of archaeological works in accordance with a written scheme of investigations. 10.28. Impacts on tourism and recreation As is noted above, it is acknowledged that the proposed development does have the potential to impact upon those views experienced by walkers using various paths within the vicinity of the site. Whilst this is accepted, given the localised nature of these impacts, it is not considered that they are of sufficient significance to justify the potential refusal of the application. 10.29. Impacts on aviation and defence interests including seismology recording In their consultation responses NATS, the MoD, Glasgow Prestwick Airport, Glasgow Airport and Edinburgh Airport have offered no objection to the proposed development. 10.30. Strathaven Airfield have objected to the application on the grounds of the cumulative impact of windfarm development in the area on aviation safety. In response it is noted that no evidence for this claim has been submitted by the airfield. CAA are a statutory consultee only on proposals that may affect the site of, or in the neighbourhood of, an aerodrome or a technical site. Strathaven Airfield does not fall within any of these categories. However, as noted above, none of the statutory consultees have raised any concerns about the impact of the proposals on aviation safety. In addition the airfield is located 5km north of the application site which is significantly in excess of the minimum recommended distances in Guidance produced by the CAA that a windfarm should be from an airfield in terms of generating turbulence for aircraft. 10.31. Impact on road safety Following detailed discussions, the Council’s roads service has confirmed that they have no objection to the proposed development subject to conditions which should be imposed if planning permission is granted. 10.32. Grid connection A recent judgement made by the Court of Session in respect of a proposal for a windfarm in the Scottish Borders found that the windfarm and the associated grid connection should be treated as a single project for the purposes of the Environmental Impact Assessment required rather than as separate entities. As the EIA had not given consideration to the environmental effects of the grid connection, the Court found there had been an error in law and therefore the decision to grant consent in this case quashed. 10.33. Following discussion with the applicant, an Appropriate Assessment to supplement the Environmental Impact Assessment report submitted with the application has been provided. This document states that the proposed windfarm would connect to a collector substation situated within the boundary of the consented Bankend Rig III Wind Farm which the applicant also owns. The cable route will follow the B743 south from the western edge of the site and enter the Bankend Rig site on the northern side. The cable route would be around 6 km long and contained within the verges or the carriageway of the B743. As the exact alignment is not known as yet, the assessment makes provision for inclusion of a 50m wide micro-siting buffer. 80
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10.34. The addendum highlights that there are no ecological designations within or adjacent to the intended cable route. There are four instances along the intended route where the B743 crosses a watercourse via a bridge or other fortified means. In these locations, an alternative means of laying the cable will be required. At this stage, the means by which the water crossing would be achieved has not been determined and, as such, it is not possible to fully determine the specific effects of the cable route on these four water crossing points. 10.35. During the construction of the cable route, traffic using the B743 might be subject to delays or diversions. Any potential impacts would be short term and restricted to the construction period only. Once the cable is in place, there are not likely to be any ongoing effects throughout the operational period of the proposed wind farm, other than the potential of intermittent maintenance works. 10.36. As the cable route will be located either below or immediately adjacent to the carriageway of the B743, there is considered to be a low likelihood that any previously undiscovered heritage assets would be buried below ground level. Whilst the micro- siting buffer currently extends over a small section of peatland, it is not considered that the works proposed present significant effects on this resource. 10.37. Conclusion In conclusion, a full assessment of the proposals against the development plan (consisting of both NPF4 and South Lanarkshire Local Development Plan 2) has been carried out. NPF4 Policy 1 directs decision makers to give significant weight to the global emergency crisis. Furthermore, Policy 11 states that proposals for renewable energy that contribute to renewable energy generation targets should be supported. However, this is not intended to introduce a blanket approach of granting planning permission for all renewable energy proposals but rather they should be directed to the right locations based on their scale and impact. Developers are required through their submissions to show how a range of criteria set out in Policy 11 and Policy 18 in SLLDP2, have been addressed through the project design and mitigation process. 10.38. In this instance, following a detailed assessment, it is considered that the proposed development can, subject to conditions, be suitably justified against the relevant provisions of the development plan and, as such, it is recommended that planning permission be granted in respect of this application. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant full planning permission subject to the attached conditions and the conclusion of a Legal Agreement The legal agreement shall cover the payment of community contributions. If the legal agreement is not agreed within six months of the decision of the Committee, the Planning Authority reserve the right to return to Committee to seek refusal of the application. Conditions 1. (1) The Development shall be commenced no later than 5 years from the date of this consent. 81
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(2) Written confirmation of the intended date of Commencement of Development shall be provided to the Planning Authority no later than one calendar month prior to the Commencement of Development. Reason: To comply with Section 58 of the Town and Country Planning (Scotland) Act 1997. 2. (1) This consent is granted for a temporary period comprising:- (a) a maximum operational period of 40 years from the date that electricity is exported from the final wind turbine of the development to the electricity grid network (“Final Commissioning Date”), or 40 years from the date falling twelve months from the date electricity from any wind turbine, solar panel or battery unit is first exported to the electricity grid network (“First Commissioning Date”), whichever is the sooner. That sooner date is the “Deemed Commissioning Date” for the purposes of this consent; (b) a period for the decommissioning and restoration of the site which shall not exceed three years in duration, and (c) a three-year period of aftercare thereafter. (2) Written confirmation of the First Commissioning Date and of the Final Commissioning Date shall be provided to the Planning Authority no later than one calendar month after the occurrence of that date Reason: To enable the Planning Authority and Scottish Ministers to calculate the date of expiry of the consent, reflecting the fact this is a time limited permission, in line with the provisions of Section 41(1)(b) of the Town and Country Planning (Scotland) Act 1997. 3. None of the turbines hereby approved shall stand at a height of more than 1,900 ft above sea level. Reason: In the interests of aviation safety. 4. The cumulative day time noise (7am to 11pm) from the wind turbines shall not exceed a noise level of 40dB LA90 (10 min) or background LA90 (10 min) +5dB, whichever is the greater, at the boundary of the curtilage of any noise sensitive premises at all times at wind speeds of up to 12 metres per second at 10m height as measured within the site. This is based on the cumulative projections contained within the supporting Noise Impact Assessment (NIA). Reason: In the interests of the amenity of the surrounding area. 5. The cumulative night time noise (11pm to 7am) from the wind turbines shall not exceed a noise level of 43dB LA90 (10 min) or background LA90 (10 min) +5dB, whichever is the greater, at the boundary of the curtilage of any noise sensitive premises at all times at wind speeds of up to 12 metres per second at 10m height as measured within the site. This is based on the cumulative projections contained within the supporting Noise Impact Assessment. Reason: In the interests of the amenity of the surrounding area. 82
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6. On installation of the selected turbines, the applicant shall undertake a noise assessment to demonstrate compliance with conditions 4 and 5 above. This shall be in keeping with the principles set out in the document “The Assessment and rating of Noise from Wind Farms (ETSU-R-97)”. In addition, cognisance shall be given to relevant Institute of Acoustics (IOA) guidance. The results of the measurement including any required mitigation shall be submitted to the Planning Authority for their consideration and approval. Reason: To allow the Planning Authority to consider these matters in detail. 7. Where the tonal noise emitted by the development exceeds the threshold of audibility by between 2dB and 6.5dB or greater, then the acceptable noise specified in condition 4 shall be reduced by the penalty level identified within section 28 of 'The Assessment and Rating of Noise from Wind Farms- ETSU-R-97. (See Figure below). The definition of audibility for the purposes of this condition shall be as described in ETSU-R-97. The penalty shall only apply at properties where the tonal noise is measured and shall only relate to the wind speeds at which the tonal noise occurs at. Reason: In the interests of the amenity of the surrounding area. 8. At the reasonable request of the Planning Authority and following a complaint to it relating to noise emissions arising from the operation of the wind farm, the wind farm operator shall appoint an independent noise consultant, whose appointment shall require to be approved by the Planning Authority, to measure the level of noise emission from the wind farm at the property to which the complaint related. The measurement and calculation of noise levels shall be undertaken in accordance with ETSU-R-97 having regard to paragraphs 1 to 3 and 5 to 11 inclusive of the schedules on Pages 95 to 97 inclusive, and Supplementary Guidance Notes to the Planning Obligation pages 99 to 109 inclusive, of ETSU-R-97. The Planning Authority shall inform the wind farm operator whether the noise giving rise to the complaint contains or is likely to contain a tonal component or an amplitude modulation. Where an assessment of any noise impact is, in the opinion of the Planning Authority acting reasonably, found to be in breach of the noise limits the developer shall carry out mitigation measures to remediate the breach so caused. Details of any such mitigation measures required are to be submitted to the Planning Authority for prior approval. Within 21 days of a written request by the local Planning Authority, following a complaint to it from a resident alleging noise disturbance at the dwelling at which they reside and where Excess Amplitude Modulation (AM) is considered by the local Planning Authority to be present in the noise emissions at the complainant's property, the wind farm operator shall submit a scheme, for the approval of the local planning authority, providing for the further investigation and, as necessary, control of Excess 83
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AM. The scheme shall be based on best available techniques and shall be
implemented as approved.
Reason: To allow for the Council to properly consider any potential noise complaints.
9. The utilisation of either borrow pits or blasting shall be agreed with the Planning
Authority prior to their implementation. This will require the appropriate method
statements and will be subject to the approval of the Planning Authority.
Reason: To allow the Planning Authority to consider these matters in detail.
10. That prior to the erection of the first turbine, a Wind Farm Shadow Flicker Protocol
shall be submitted to and approved in writing by the local Planning Authority.
This shall set out the protocol to be followed should a shadow flicker complaint be
received from a receptor within the study area and potential mitigation measures.
These mitigation measures may include the provision of internal or external
screening at the property of the complainant (subject to formal agreement with the
resident), or programming of the turbines to minimise impacts. Operation of the
proposed development would be undertaken in accordance with the Wind Farm
Shadow Flicker Protocol.
At the reasonable request of the Planning Authority and following notification of
alleged shadow flicker, the operator shall engage the services of a competent
consultant to review the mitigation programme. Where shadow flicker has occurred,
the operator shall make any reasonable adjustment to prevent further occurrence.
Reason: In the interests of the amenity of the surrounding area.
11. In the event of the candidate turbine as proposed within the Noise Impact Assessment
not being used, details of the selected turbines shall be submitted to the Planning
Authority. Any variation from the submitted Noise Impact Assessment criteria shall be
agreed with the Planning Authority with support evidence as required.
Reason: In the interests of the amenity of the surrounding area and to allow the
Planning Authority to consider these matters in detail.
12. The applicant shall ensure that audible construction activities shall be limited to,
Monday to Friday 8.00am to 7.00pm, Saturday 8.00am to 1.00pm and Sunday – No
audible activity. No audible activity shall take place during local and national bank
holidays - without the prior written approval of the Planning Authority.
Under exceptional conditions the above time restrictions may be further varied subject
to written agreement with the Council as Planning Authority.
All works will be carried out in accordance with the current BS5228:2009, ‘Noise
control on construction and open sites.
Reason: In the interests of the amenity of the surrounding area.
13. (1) No development shall commence unless and until a site-specific scheme ("Borrow
Pit Scheme") for the working and outline restoration of the borrow pits forming part of
the development has been submitted to and approved in writing by the Planning
Authority. The scheme shall include (but shall not necessarily be limited to):-
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(a) A detailed working method statement based on site survey information and ground investigations; (b) Details of the handling of any overburden (including peat and any other carbon rich soils, soil and rock); (c) Drainage and water management, including measures to prevent surrounding areas of peatland, water dependent sensitive habitats and Ground Water Dependent Terrestrial Ecosystems (GWDTE) from drying out; and (d) A programme of implementation of the works described in the scheme. (2) The scheme approved under part (1) shall thereafter be implemented in full, provided the terms of Condition 13 are satisfied. (3) No works associated with the reinstatement and restoration of the borrow pits shall be undertaken until a detailed borrow pit restoration scheme (taking account of the outline restoration scheme) providing full details, including timetable, of the reinstatement, restoration and aftercare of the borrow pits, including topographic surveys of pre-construction profiles and details of topographical surveys to be undertaken on the restored borrow pit profiles, has been submitted to and approved in writing by the Planning Authority. For the avoidance of doubt, the borrow pit restoration scheme requires to be submitted to the Planning Authority for consideration within 6 months of the end of the construction period. (4) The detailed borrow pit restoration scheme approved under part (3), above, shall be implemented in full within six months of the date of approval of the scheme, unless otherwise agreed in writing with the Planning Authority. Reason: To ensure that borrow pit operations are carried out in a manner that minimises impact on the environment, and in the interests of visual amenity of the area. 14. (1) No blasting shall take place until a scheme to address site blasting has been submitted to and has received the written approval of the Planning Authority. The scheme shall detail (but shall not necessarily be limited to) the following elements:- (a) Blasting monitoring locations; (b) Type of monitoring equipment to be used; (c) Frequency of monitoring; (d) The methods employed to minimise the effects of over pressure arising from the blasting, having regard to blast design, methods of initiation and the weather conditions prevailing at the time; (e) Limits on air overpressure at specified properties; and (f) Submission of blasting records to the Planning Authority upon its request. (2) The scheme approved under part (1), above, shall be implemented in full unless otherwise agreed in writing by the Planning Authority. (3) No blasting shall take place except between 10am – 12pm and 2pm – 4pm on Mondays to Fridays inclusive and 10am – 12pm on Saturdays. No blasting shall take place on Sundays or on local and national public holidays. Reason: In the interests of safety and residential amenity. 85
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15. That the applicant shall submit a Stage 2 Road Safety Audit and Designer’s Response in respect of those works referred to above associated with formation of the proposed site access onto the B743. The audit shall be undertaken in accordance with the Design Manual for Roads and Bridges and thereafter, any agreed measures shall be implemented on site to the satisfaction of the Council as Roads Authority. Reason: To allow the Planning Authority to consider these matters in detail. 16. That once approved the site access works shall be constructed in accordance with the agreed drawings and specification and completed prior to commencement of the internal windfarm works and thereafter the site access shall be maintained for the life of the windfarm hereby approved all to the satisfaction of the Council as Planning and Roads Authority. Reason: In the interests of road traffic safety. 17. That prior to work commencing on site the applicant shall submit, for the written approval of the Council as Roads Authority, detailed drainage proposals to prevent surface water being discharged onto the B743 together with details for existing culvert upgrades and additional culverting of the existing ditch covering proposed hardstandings extents. The approved details shall be implemented on site in accordance with the approved details and to the satisfaction of the Council as Roads Authority before any other construction activity use this access Reason: In the interest of road traffic safety. 18. That at least six months prior to delivery of first abnormal load the developer shall undertake an Abnormal Load Route Assessment (ALRA), including test run, and submit a report describing the ALRA outcomes with recommendations all for the written approval of the Council as Planning and Roads Authority. The recommendations of the ALRA shall be implemented in accordance with a programme to be approved by the Council as Planning and Roads Authority prior to delivery of the first abnormal load. Reason: To allow the Council to consider these matters in detail. 19. That notwithstanding condition 7 above and no later than 12 months of the date of the consent hereby granted, or other timescale to be agreed with the Council, an assessment of the impact (on bridges and structures on the A71 and B743) of the abnormal loads associated with the delivery of the abnormal components to be used shall be submitted for the consideration and written approval of the Council. The assessment shall be undertaken in accordance with the Design Manual for Roads and Bridges using a maximum utilisation factor for all structural components not exceed 95%, after accounting for all relevant condition factors, partial safety factors, and load combinations, for all Council owned roads structures over which the abnormal loads and lifting equipment will travel and any structures that support the public road; and shall include all proposed abnormal loads and lifting equipment associated with the construction of the development. All bridge assessments shall be undertaken such that a maximum utilisation factor for all structural components does not exceed 95%, after accounting for all relevant condition factors, partial safety factors, and load combinations. Thereafter the delivery of abnormal loads along the A71 and B743 shall be carried out in accordance with the approved scheme. 86
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Reason: To allow the Council to consider these matters in detail. 20. Prior to movement of any abnormal loads to site using the Council’s road network, the applicant shall lodge a Bridge Bond with the Council the value of which is to be agreed with the Council. Reason: To ensure that funding is available to cover any required remedial works to the Council’s road network. 21. Prior to works commencing on site the applicant shall submit a Construction Phase Traffic Management Plan (CPTMP) for the written approval of the Council as Planning and Roads Authority. The Plan shall include details of the following:- a) details of the number and type of vehicles by type and month and main work stage to be used during the construction phase including formation of access b) plan to show the intended transportation route to/from M74 motorway. c) measures to ensure that the specified route is adhered to, including monitoring procedures and deployment of fixed traffic monitoring equipment on both B743 approaches and on the site access. d) updated swept path analysis for the longest delivery vehicles and the total weights and individual axle loads of any abnormal loads (if relevant), any temporary signage, and provisions for the reinstatement of or repair of road surfaces, verges or roadside features, by the operator, damaged by construction traffic. e) where swept path analysis identifies off-site overrun areas required affecting the public road then the details of this shall be submitted a minimum of 4-months before such loads are proposed to be moved. f) all temporary works including relocation of signs, advanced warning signing details, guardrails, bollards, street furniture and all temporary measures. g) details of the construction compound including staff car parking and turning area such that no construction or delivery vehicles shall park on the B743 and that all construction vehicles can enter and exit the site in a forward gear. h) details of proposed signage during the delivery and construction period. i) provisions for emergency vehicle access. j) emergency contact and nominated person for reporting of any road safety issues. k) road cleaning systems to prevent mud/debris being deposited on the B743. l) public relations strategy to inform the relevant communities of the programme of abnormal load deliveries. That once approved all construction works shall be undertaken in accordance with the approved Construction Phase Traffic Management Plan unless otherwise agreed in writing with the Council as Planning and Roads Authority. Reason: To allow the Council to consider these matters in detail. 22. That a visibility splay of 2.4metres by 160metres (north) and 2.4metres by 215metres (south) shall be provided prior to formation of internal site access tracks; that the visibility splays be free of obstructions exceeding 1.050metres in height measured relative to the adjacent road channel level of the B743 and that these visibility splay requirements be maintained for the operational life of the windfarm and its decommissioning. Reason: In the interests of road traffic safety. 87
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23. That prior to works commencing on site the applicant shall submit, for the written approval of the Council as Roads Authority, detailed proposals for the site entrance including a 7.3metre wide access, minimum 10.5metre radii to suit swept paths and bituminous surface finish for the first 15.0metres measured from the nearside B743 road channel line, with first 2.0metres constructed to adoptable standards. Site security gates shall be located a minimum of 15.0metres back from the nearside road channel line and open inwards or be a sliding gate arrangement. The works shall include full width carriageway resurfacing of the B743 over the extent of the bellmouth plus 5.0metres both directions.. Reason: To allow the Council to consider these matters in detail. 24. That prior to work commencing on site the applicant shall submit, for the written approval of the Council as Roads Authority, swept path analysis for the site entrance onto the B743 to demonstrate requirement for localised carriageway widening to accommodate two-way HGV movements entering and exiting the site without vehicles crossing the road centreline Reason: In the interests of road traffic safety. 25. (1) No construction or decommissioning of any wind turbines, or deployment of any construction equipment or temporary structures of 15m or more in height (above ground level) shall take place until a construction aviation lighting scheme has been submitted to and approved in writing by the Planning Authority in consultation with the CAA and the MOD. The construction aviation lighting scheme shall include (but shall not necessarily be limited to) the following details:- (a) any construction equipment and temporary structures with a total height of 15 metres or greater (above ground level) that will be deployed during the construction or decommissioning periods, and (b) specific details, including nature of lighting (visible or infrared), the performance specification of the lighting, design, dimensions and make and model of the lighting units to be fitted to any such structures specified under part (1)(a) and where on these structures the proposed aviation safety lighting is to be fitted. (2) Thereafter the lighting approved under part (1) shall be installed on the relevant construction equipment and temporary structures and must be displayed and maintained in an effective condition for the duration of any such equipment and structures on site until their removal from site. Reason: To maintain military aviation safety. 26. The applicant must notify the MOD, at least 14 days prior to the commencement of the works, in writing of the following information:- a) the date of the commencement of the erection of wind turbine generators b) the maximum height of any construction equipment to be used in the erection of the wind turbines c) the date any wind turbine generators are brought into use d) the latitude and longitude and maximum heights of each wind turbine generator, and any anemometer mast(s) The MOD must be notified of any changes to the information supplied in accordance with these requirements and of the completion of the construction of the development. 88
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Reason: To maintain aviation safety. 27. (1) The Development shall cease to generate electricity by no later than the date falling 40 years from the Deemed Commissioning Date and the Development shall be decommissioned and the site restored to its former condition or such other condition as agreed by the Planning Authority thereafter and aftercare carried out. The total period for the decommissioning and restoration of the site in accordance with this condition shall not exceed three years in duration, with the exception of three years of aftercare required by the Decommissioning, Restoration and Aftercare plan approved under Condition 31(2). (2) No later than 12 months prior to decommissioning of the Development or the expiration of the 40 year period of operation (whichever is the earlier), a detailed Decommissioning, Restoration and Aftercare Plan shall be submitted to the Planning Authority for its written approval, in consultation with Transport Scotland. The detailed Decommissioning, Restoration and Aftercare Plan shall provide updated and detailed proposals, in accordance with relevant guidance at that time, for the removal of the Development, the treatment of ground surfaces and site restoration to return the site to its former condition or such other condition as agreed by the Planning Authority, the management and timing of works and environmental management provisions which shall include (but shall not necessarily be limited to) the following:- (a) a site waste management plan (dealing with all aspects of waste produced during the decommissioning, restoration and aftercare phases and including details of measures to be taken to minimise waste associated with the Development and promote the recycling of materials and infrastructure components); (b) details of the formation of any required decommissioning construction compound, welfare facilities, any areas of hardstanding, turning areas, internal access tracks, car parking, material stockpiles, oil storage, lighting columns, and any construction compound boundary fencing; (c) a dust management plan; (d) details of measures to be taken to prevent loose or deleterious material being deposited on the local road network including wheel cleaning and lorry sheeting facilities, and measures to clean the site entrances and the adjacent local road network; (e) a pollution prevention and control method statement, including arrangements for the storage and management of oil and fuel on the site; (f) details of measures for the storage and management of soils and peat; (g) a surface water and groundwater management and treatment plan, including details of the separation of clean and dirty water drains, and restoration of any BESS firewater runoff containment system and settlement lagoons; (h) details of measures for sewage disposal and treatment; (i) details of any temporary site lighting; (j) a traffic management plan; (k) details of any watercourse crossing removal or reduction; 89
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(l) details of the three years of aftercare to be undertaken on site post restoration works; (m) a timetable for the decommissioning, restoration and aftercare works, and (n) a species protection plan based on surveys for protected species (including birds, bats and reptiles) and water quality and fish population monitoring measures. (3) The Development shall be decommissioned, the site restored and aftercare carried out thereafter in accordance with the detailed Decommissioning, Restoration and Aftercare Plan approved under part (2). Reason: To ensure the satisfactory decommissioning of the Development and restoration of the site and aftercare in a suitable and environmentally acceptable manner in the interests of safety, amenity and environmental protection. 28. (1) No development shall commence unless and until the applicant has delivered signed bond(s) or other financial guarantee(s) to the Planning Authority, and the Planning Authority has provided written confirmation that the bond(s) or other financial guarantee(s) have been approved. The details of the respective bond(s) or other financial guarantee(s) require to be acceptable to the Planning Authority and shall cover the costs of all decommissioning, restoration and aftercare of the site as required by condition of this consent. Should the Planning Authority require the input of external independent expert advice (such independent person to be appointed by the Planning Authority) in assessing the sufficiency of the bond or other financial guarantee, the applicant shall pay the duly substantiated costs incurred by the Planning Authority in obtaining such advice. (2) The applicant shall ensure that an approved bond or other financial guarantee is maintained prior to the commencement of development until the date of completion of all decommissioning, restoration and aftercare obligations as required by Conditions. (3) The adequacy of the approved bond or other financial guarantee shall be subject to review at five-yearly intervals, or such other intervals as agreed by the Planning Authority, from receipt of the approved bond(s) or other financial guarantee(s), to be paid for by the applicant and conducted by a suitably qualified independent person (such independent person to be appointed by the Planning Authority) who has relevant experience in such matters. The findings of such reviews will be provided to the applicant and the Planning Authority, by the independent person, within 14 days of the review taking place. Any revisions to the bond(s) or other financial guarantee(s) recommended by the review and agreed in writing by the Planning Authority, in favour of and in terms acceptable to the Planning Authority, shall be made within 28 days of receiving said written agreement from the Planning Authority and documentary evidence shall be provided to the Planning Authority to that effect. Reason: To ensure there are sufficient funds available for the full costs of decommissioning, restoration and aftercare should the Planning Authority require to undertake this work, and to ensure the effective implementation of the decommissioning, restoration and aftercare plan in a suitable and environmentally acceptable manner. 29. 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 90
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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. 30. Within four months of the commencement of the development, the applicant shall submit to the Council, for their written approval as Planning Authority, details of the proposed landscape associated with the development. These details shall include, but not be limited to, details of the number, species and size of the plants to be used as part of these landscaping works, and the proposed phasing of the works. Reason: To allow the Council to consider these matters in detail. 31. A minimum 50 metre buffer shall be provided around any water bodies within the site boundary except for those within the vicinity of any new watercourse crossing. Reason: In order to suitably protect those water courses which run through the site. 32. Any new watercourse crossings shall be in the form of oversized bottomless arched culverts or traditional style bridges. Reason: In order to suitably protect those water courses which run through the site. 33. Prior to any development commencing on site, full details of any peat storage locations and means of storage shall be provided to the Council for their written approval. Reason: To ensure that the peat reserves within the site are properly protected. 34. (1) No above ground works shall commence until a Primary Radar Mitigation Scheme agreed with the Operator has been submitted to and approved in writing by the Planning Authority in order to avoid the impact of the development on the Primary Radars of the Operator located at Lowther Hill, Glasgow Terma, and Cumbernauld and associated air traffic management operations. (2) No blades shall be fitted to any turbine until the technical mitigation measures set out in the approved Primary Radar Mitigation Scheme have been implemented in accordance with its terms and the development shall thereafter be operated fully in accordance with such an approved Primary Radar Mitigation Scheme. For the purpose of this condition:- "Operator" means NATS (En Route) plc, incorporated under the Companies Act (4129273) whose registered office is 4000 Parkway, Whiteley, Fareham, Hants P015 7FL or such other organisation licensed from time to time under sections 5 and 6 of the Transport Act 2000 to provide air traffic services to the relevant managed area (within the meaning of section 40 of that Act). "Primary Radar Mitigation Scheme" or “Scheme” means a detailed scheme agreed with the Operator which sets out the measures to be taken to avoid at all times the impact of the development on the primary surveillance radar infrastructure and air traffic management operations of the Operator. 91
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Reason: To secure mitigation of impacts on the aerodrome navigations systems and radar station and to safeguard radar and air traffic interests. 35. (1) All wind turbines, buildings, masts, areas of hardstanding, associated infrastructure and tracks shall be constructed in the locations shown on the approved plans. Any such micro-siting is subject to the following restrictions unless otherwise approved in advance in writing by the Planning Authority:- (a) no wind turbine, building, mast or hardstanding shall be moved more than 50 metres from the approved position (b) no access track shall be moved more than 50 metres from the approved position (c) no micro-siting shall take place with the result that infrastructure (excluding floating tracks or hardstanding) has a greater overall impact on peat than the original location (2) no later than six months after the Date of First Commissioning, an updated site layout plan showing the final position of all wind turbines, buildings, masts, areas of hardstanding, tracks and associated infrastructure forming part of the development shall be submitted to the Planning Authority. Reason: To control environmental impacts while taking account of local ground conditions. 36. (1) No wind turbine shall be erected until an Aviation Lighting Scheme has been submitted to and approved in writing by the Planning Authority, in consultation with the Civil Aviation Authority and the MOD. This scheme must detail any mitigation and operating protocols necessary to be implemented to reduce visual impacts from the lighting, as set out within the submitted EIA Report, including but not necessarily limited to intensity reduction in good visibility, directional angle intensity reduction, and reduction in required lighting where the design and layout of the wind farm allows for this. The scheme shall also include full performance specification and details of the design, dimensions, make and model of all aviation lighting units proposed, including any infrared and visible lighting units and their positioning on the wind turbines. (2) No later than the third anniversary of the date electricity is first exported to the grid from any wind turbine forming part of the development and every three years thereafter for the operational lifetime of the development, the Company shall submit a review of the Aviation Lighting Scheme to the Planning Authority. Each review shall include:- (a) An assessment of options available for the reduction of: the numbers of visible lights installed on turbines, and/or the time period when lights are visible, and/or the intensity of the visible lighting; (b) An assessment of the potential for the installation of an Aircraft Detection Lighting System (“ADLS”), including a statement setting out the current and anticipated regulatory environment in relation to ADLS, and (c) An assessment of whether it is technically feasible, through the regulatory framework to install an ADLS at the development. (3) The review shall, where applicable in light of the findings in respect of the matters detailed under part (2), propose amendments to the Aviation Lighting Scheme. Specifically regarding ADLS, if a review assesses that it is technically feasible to install ADLS, such review shall also include the Company’s proposals for the installation of ADLS together with a proposed timetable for installation. Any 92
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proposed amendment shall evidence compliance with the then current aviation lighting requirements of the Civil Aviation Authority and Ministry of Defence. (4) Any proposed amendments to the Aviation Lighting Scheme resulting from the review under part (2) must be submitted to and receive the written approval of the Planning Authority, in consultation with the Civil Aviation Authority and the Ministry of Defence and shall thereafter be implemented in accordance with the approved details, including timetable. (5) The Development shall be operated in accordance with the approved Aviation Lighting Scheme, or any such amended scheme as may be approved under part (4), unless otherwise approved in advance in writing by the Planning Authority in consultation with the Civil Aviation Authority and the Ministry of Defence, and shall be maintained in an effective condition throughout the operational lifetime of the Development. Reason: In the interest of aviation safety and visual amenity. 37. Prior to any work commencing on site the applicant shall undertake a roads dilapidation survey of the B743 for 50 metres in both directions from the proposed site access and that the survey be undertaken in conjunction with the Council as Roads Authority with separate interim and final surveys undertaken at frequency as directed by the Roads Authority. Each inspection shall be recorded in a report to include photographs, plans and a description of road condition, and be submitted for record purposes within timescales determined by the Council. The applicant shall be responsible for repairing damage attributable to their operations and undertake all necessary repairs within timescales stipulated by the Council. Reason: In the interests of road safety. 12. Reason for Decision 12.1. The proposal complies with the provisions of Policies 1, 2, 3, 4, 7, 11, 22 and 29 of National Planning Framework 4 (2023), and Policies 1, 2, 4, 5, 14, 15, 16 and 18 of the adopted South Lanarkshire Local Development Plan 2 and would have no significant adverse impact on landscape character and amenity, public safety and the local environment. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 5 May 2026 Background Papers Further information relating to the application can be found online:- P/24/1420 | Erection and operation of wind farm consisting of 5 turbines with a maximum height to blade tip of 200 metres with associated infrastructure and access (Environmental Impact Assessment) | Hawkwood Wind Farm Kype Highway Strathaven 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. 93
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Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 94
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Report Agenda Item Report to: Planning Committee Date of Meeting: 12 May 2025 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1301 Proposal: Use of agricultural field for equestrian stables and grazing Site Address: Land 125M ESE of Knowehead Farm Blackburnmill Highway Strathaven ML10 6RP Applicant: Mr Darren Bavaird Agent: N/A Ward: 05 Avondale and Stonehouse Application Type: Full Planning Permission Advert Type: Non-notification of neighbours: East Kilbride News, 14 January 2026 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 7 97
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee as the Head of Planning and Regulatory Services, in consultation with the Chair of the Planning Committee, has determined it raises policy issues meriting consideration by the Planning Committee. 2. Site Description 2.1. The application site is located within the designated green belt, approximately 60 metres East of Knowehead Farm, Blackburnmill Highway, Strathaven. The application site is within an agricultural field which gradually slopes down in a southerly direction and is bound to the east and south by mature trees and shrubs and a hedgerow and fence along the northern boundary of Blackburnmill Highway. 2.2. Residential properties are located to the south and east of the site with Knowehead farm located to the west. There is an existing field gate access to the east of the site off Blackburnmill Highway, which is outwith the site boundary and is not part of this proposal. The applicant proposes a new access approximately 40 metres west of the existing field access. 3. Description of Proposed Development 3.1. The application seeks approval for the use of part of an existing agricultural field for an equestrian stable and grazing business. The site extends to 0.94 hectares and occupies part of the existing agricultural field. No details of how the site would be bound within the existing field have been submitted. 3.2. The existing horse shelters are of a basic construction containing three timber sides, open fronts and a corrugated roof. The new access would be off Blackburnmill Highway. The applicant advises in the supporting planning statement that the individual fields are leased to private horse owners who are responsible for the care of their own horses. Whilst the equestrian proposals have already commenced on site the use is currently unauthorised and the access has not yet been formed. 4. Relevant Planning History 4.1. Planning application P/24/1185 for the erection of single storey dwellinghouse and relocation of existing stables was submitted to South Lanarkshire Council in September 2024. This application was refused at the Planning Committee and the subsequent appeal to the DPEA (Ref PPA-380-2133 and AP/25/0020) was dismissed on 2 October 2024. The applicant was advised that the equestrian business at this location was unauthorised and Planning Enforcement Case ENP/25/0035 was opened to investigate this planning breach. The current application has been submitted by the applicant in relation to the unauthorised equestrian business at this location and to obtain permission for a new road access into the site. 4.2. The applicant previously submitted a planning application for the erection of a dwelling associated with existing equestrian business in 2023 (P/23/0647) which was refused due to the lack of justification for a new dwellinghouse at this green belt location. Planning application P/21/1892 for the erection of an agricultural worker's dwellinghouse was also submitted by the applicant in October 2021. This application was returned prior to validation as the requested information was not received. 4.3. The plans submitted identify an area containing the gardens of two residential dwellings approved in planning application EK/14/0084 to achieve the required sight lines for the proposed access. It is noted from the plans submitted and at the site visit, that these recently completed dwellings have not been constructed in accordance with 98
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the approved plans or conditions. A separate Planning Enforcement Case P/26/0090 has been opened to investigate this breach. 5. Supporting Information 5.1. In addition to the submitted planning drawings, the following supporting information was provided with the application:- Planning statement, October 2025 Land ownership agreement, October 2025 6. Consultations 6.1. Roads Development Management – Objects to the proposal as there is not sufficient visibility at the proposed junction/access. Response: Noted. Roads, Transportation and Fleet Services objected to the previous application P/24/1185 for a dwellinghouse at this location. The applicant was advised of the required visibility splays prior to submitting this application. Following a detailed assessment of the proposal submitted, Roads, Transportation and Fleet Services objected to the proposal. A visibility splay of 2.5 metres x 215 metres is required at the access and control over the land within the visibility splays is required. 6.2. Environmental Services – No objection to the proposal. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, no valid representations have been received. 8. Development Plan 8.1. Under Section 25 of the Town and Country Planning (Scotland) Act 1997, all applications must be determined in accordance with the development plan unless material considerations indicate otherwise. 8.2. National Planning Framework 4 (2023) National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 – Biodiversity Policy 6 – Forestry, woodland and trees Policy 8 - Green belts Policy 14 - Design, quality and place Policy 16 - Quality homes 8.3. South Lanarkshire Local Development Plan 2 (SLLDP2) (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking 99
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SLLDP2 Volume 2 Policies Policy GBRA1 - Rural Design and Development Policy GBRA3 – New Equestrian Businesses Policy DM15 - Water Supply Policy NHE13 – Forestry and Woodland Policy NHE20 - Biodiversity 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Introduction Full planning permission is sought for the change of use of an agricultural field for an equestrian stables and grazing business. The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development, its layout, siting and design, and an assessment of technical matters. The relevant policies set out above will be assessed in turn alongside any relevant material considerations. 10.2. Principle of Development In terms of the principle of the development, as the site is located within the designated green belt, NPF4 Policy 8 - Green Belts applies. This policy sets out the types of development that would be supported in the green belt which includes:- development associated with agriculture, woodlands, and forestry accommodation for an essential worker horticulture outdoor recreation, play and sport, leisure and tourism uses flood risk management proposals essential infrastructure or new cemetery provision mineral operations and renewable energy intensification of established uses, including extensions to an existing building where that is ancillary to the main use the reuse, rehabilitation and conversion of historic environment assets one-for-one replacements of existing permanent homes Developments in these categories are also required to demonstrate a specific locational need, that would not undermine the purpose of the green belt and would require to be compatible with the surrounding established countryside and landscape character. 10.3. The planning statement from the applicant in support of the application advises that the site is leased to private horse owners and those caring for end-of-life horses. The category above which could apply would be outdoor recreation, however, the recreational element of the proposal does not appear to be the principal function of the business in terms of Policy 8 of NPF4. 10.4. SLLDP2 Policy 4 - Green Belt and Rural Area would also be relevant to this proposal. This states that the purpose of the green belt is to; direct development to the most appropriate locations and support regeneration, protect and enhance the character, landscape setting and identity of the settlement, and protect and provide access to open space. Development which does not require to locate in the countryside will be expected to be accommodated within the settlements identified on the proposals map. 100
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10.5. The type of business proposed would normally require a green belt or rural setting for horse grazing and accommodation. As such, whilst the general principle of such a use in this location may draw some policy support, the specific proposal in this case has led Roads, Transportation and Fleet Services to object to the proposal. 10.6. The applicant submitted a plan identifying the extent of the visibility splay required and an agreement from landowners within the visibility splays. The works involved to achieve the visibility splays at this location would require extensive engineering works and removal of existing trees and works to hedgerows, beyond the boundary of the site and which would significantly alter the local character and landscape setting, contrary to Policy 4 of the South Lanarkshire Development Plan 2. 10.7. Policy GBRA3 – New Equestrian Businesses Within the Green Belt and Rural Area advises that proposals relating to the formation of equestrian businesses should meet the following criteria:- Demonstrate sufficient land is available for current and future needs of the business. There is sufficient parking provision for clients and staff and onsite parking for trailers and horseboxes. Site access should be suitable for large vehicles (horse boxes, delivery lorries). Arrangements for equestrian waste/storage/disposal and location and lighting for outdoor arenas should not adversely affect neighbouring occupiers or the environment. All equestrian development proposals shall require to submit a five-year business plan. The location, siting and design of the proposed development shall meet existing rural design policy and guidance as set out in Policy GBRA1 and in supporting planning guidance. 10.8. The proposal does not include any parking provision, does not have a suitable access and a five-year business plan was not submitted. No details of waste/storage/disposal were submitted with the application. Environmental Services were consulted in relation to the proposal and did not object or make any comment in relation to waste storage or collection. Given the above, the development is not considered to comply with Policy GBRA3. 10.9. Climate Change Policy 1 - Tackling the climate and nature crises and Policy 2 - Climate mitigation and adaptation of the NPF4, and Policy 2 - Climate Change of the 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 scale of the proposal is not considered to have any significant implications in terms of Policies 1 and 2 of the NPF4 or with Policy 2 of the SLLDP2. 10.10. Layout, Siting and Design In terms of the design of the proposal, the relevant policies of NPF4 to be considered are Policies 14 – Design, quality and place and 16 – Quality homes. These policies require development proposals to be designed to improve the quality of an area and supports proposals where they are consistent with the six qualities of successful places; healthy, pleasant, connected, distinctive, sustainable, and adaptable. SLLDP2 Policies 5 - Development Management and Placemaking and GBRA1 – Rural Design and Development state that development proposals should take account of and be integrated within the local context, respect the existing landform and local landscape 101
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character and setting, provide suitable access and parking and must not have an unacceptable significant adverse impact on the amenity of any nearby residential properties. 10.11. The proposed site plan and access details submitted, identifies the extent of the visibility splays required, which includes the rear gardens of two residential properties which were approved in planning application EK/14/0084 (it was noted at the site visit that the properties had not been constructed in accordance with the approved plans and a separate planning enforcement case has been opened to investigate this breach). At present, the amenity and privacy of the rear private gardens is protected by a raised landscape strip planted with numerous trees and a hedgerow. 10.12. To achieve the visibility at the entrance to the equestrian site, the trees would require felling and the protective landscape bund reduced in height, directly behind the residential properties. An area of 2,700 square metres would require clearing to achieve the visibility splays which would then require constant maintenance to ensure any regrowth did not exceed 1.05 metres in height in perpetuity. The applicant has advised there is an agreement in place with the owners of the land to carry out this work. However, the impact of this extensive clearing would have a significant detrimental impact on the character and environmental quality of the adjacent homes. 10.13. The supporting planning statement advises that no new buildings are proposed, however, the horse shelters at the site require assessment in terms of design and location within the green belt setting. The structures, while of basic construction, are of a typical design and scale consistent with the rural location, are not visually prominent and not considered to have a significant negative impact on the green belt setting. 10.14. The proposal would not provide a suitable access or parking. The landscape clearing to provide the required visibility splays would have a significant detrimental impact on the existing landform and character and would also have a significant negative impact on adjacent residential amenity. It is therefore considered that the proposal is contrary to Policies 14 and 16 of NPF4 and Policies 5 and GBRA1 of the SLLDP2. Biodiversity, Forestry, Woodland and Trees 10.15. Policy 3 – Biodiversity and Policy 6 – Forestry, woodland and trees of NPF4 and Policies NHE13 – Forestry and Woodland and Policy NHE20 – Biodiversity of the SLLDP2, collectively seek to protect, conserve, restore and enhance biodiversity and to protect and expand forests, woodland, trees and hedgerows. 10.16. The change of use of part of the agricultural field for the equestrian business, is not considered to have a significant detrimental impact on biodiversity or trees at this location. However, the extensive works which would be required to achieve a suitable access would have a significant detrimental impact on the local biodiversity, the felling of numerous trees and the reduction of the existing hedgerow. The loss of biodiversity and trees in order to form an access is not considered justified or proportionate in relation to the scale of the proposal. The proposal is therefore considered contrary to Policies 3 and 6 of the NPF4 and Policies NHE13 and NHE20 of the SLLDP2. Technical Matters 10.17. DM15 of the SLLDP2 seeks to ensure appropriate supply of water services. No details of water supply have been submitted. The applicant has stated on the application form that no connection is required. 102
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10.18. Conclusion Equestrian businesses generally require access to grazing land and shelters and as such are more suited to rural locations. However, a safe access to such sites is required for larger vehicles including horse boxes and delivery vehicles. The existing field access at this location does not provide an acceptable access and the proposed access would require extensive engineering works and the clearing of 2,700 square metres of trees and vegetation to achieve a safe access. The works required are outwith the application site boundary and would have a significant detrimental impact on the existing landscape form, local character, biodiversity and trees at this location along with an unacceptable detrimental impact on the amenity of the existing residential properties to the east of the site. As such, the proposal would not comply with the relevant policies of the development plan (NPF4 and SLLDP2) and it is 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 is contrary to Policy 4 - Green Belt and Rural Area of the South Lanarkshire Local Development Plan 2 (2021) as the works required to facilitate a safe access for the proposal would not protect and enhance the character and landscape setting at this location. 02. The proposal is contrary to Policy GBRA3 – New Equestrian Businesses Within the Green Belt and Rural Area of the South Lanarkshire Local Development Plan 2 (2021) as the proposal does not include any parking provision, does not have a suitable access and a five-year business plan was not submitted. 03. The proposal is contrary to Policy 14 – Design, quality and place of the National Planning Framework 4 (2023) as the extensive clearing work required to provide a safe access would not improve the quality of the area. 04. The proposal is contrary to 16 – Quality homes of the National Planning Framework 4 (2023) as the development would have a significant detrimental impact on the character and environmental quality of the adjacent residential properties. 05. The proposal is contrary to Policy 5 - Development Management and Placemaking and GBRA1 - Rural Design and Development of the South Lanarkshire Local Development Plan 2 (2021) as the proposal would not provide a suitable access or parking, has an adverse impact on nearby residential properties and would have a significant detrimental impact on the existing landform and character. 06. The proposal would be contrary to Policies 3 and 6 of the National Planning Framework 4 (2023) and Policies NHE13 and NHE20 of the South Lanarkshire Local Development Plan 2 (2021) as the extensive loss of biodiversity and trees in order to form an access is not considered justified at this location. 103
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Kevin Carr Executive Director (Community and Enterprise Resources) Date: 5 May 2026 Background Papers Further information relating to the application can be found online:- P/25/1301 | Use of agricultural field for equestrian stables and grazing (Retrospective) | Land 125M ESE Of Knowehead Farm Blackburnmill Highway Strathaven ML10 6RP Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 104
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Report Agenda Item Report to: Planning Committee Date of Meeting: 12 May 2025 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1323 Proposal: Erection of dwellinghouse with access and associated works Site Address: Land 25M NNE of Inver Cottage Carmunnock Road Clarkston South Lanarkshire Applicant: Mrs Lorna Mackay Agent: N/A Ward: 09 East Kilbride West Application Type: Full Planning Permission Advert: East Kilbride News, 10 December 2025 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 8 107
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee as the Head of Planning and Regulatory Services, in consultation with the Chair of the Planning Committee, has determined it raises policy issues meriting consideration by the Planning Committee. 2. Site Description 2.1. The application site is located within the grounds of the existing residential dwelling of Inver Cottage within the settlement boundary of Kittochside. The site is located to the north of Inver Cottage and extends to 1,073 square metres. Access to the proposed dwelling would be from the existing access to Inver Cottage which would be shared by both the existing and proposed dwellings. 2.2. The site is bound to the north by Carmunnock Road, to the west by a small watercourse with the residential garden of 1A Kittochside Cottage beyond, to the south by Inver Cottage and to the east by the existing access and residential property of Lime Tree Cottage. 2.3. The site is divided into two levels (east to west) with a stone wall retaining the level differences of approximately 1 metre. The garden of the existing property of Inver Cottage extends into the surrounding green belt. No new development is proposed within the green belt. 3. Description of Proposed Development 3.1. The proposed five-bedroom dwelling would be one and a half story at the front and two story at the rear. The front of the property would measure approximately 7 metres in height at the front and 8 metres in height at the rear. The ground floor would contain a living/dining room, kitchen, utility, study/store, W.C, lounge/gym, boot room and two bedrooms. 3.2. The upper floor would contain a bathroom and a further three bedrooms. The master bedroom on the upper floor at the rear of the property would contain a full-length gallery window with a door to access a balcony at first floor level. 4. Relevant Planning History 4.1. Planning application P/24/0897 for the erection of side and rear extensions, formation of rear dormer window and raised patio with associated works (amendment to P/22/0605) at the existing property of Inver Cottage was approved on 24 September 2024. It was noted at the site visit that the works to this property had commenced. 5. Supporting Information 5.1. The applicant submitted a Design and Access Statement in support of the application. 6 Consultations 6.1. Roads Development Management – No objection to the proposal, subject to the inclusions of conditions relating to parking spaces, EV charging point and driveway surfacing. Response: Noted. Three parking spaces have been identified in the plans submitted. Should the Planning Committee be minded to approve the application, the suggested conditions can be attached to the decision notice. 6.2. Environmental Services – No objection to the proposal. Requested the inclusion of advisory information relating to construction noise and septic tank. Response: Noted. 108
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6.3. Scottish Gas Networks – No objection to the proposal. The SGN’s high pressure transmission gas pipeline near this address will not be affected by this development. Response: Noted. 6.4. West of Scotland Archaeology Services WoSAS – Advised that the implementation of an archaeological watching brief is required. Response: Noted. 6.5. Roads Flood Risk Management – Confirmed that the site lies within the flood extents of the adjacent watercourse and is in a flood risk area. A Flood Risk Assessment to demonstrate that the proposal aligns with the flood avoidance principles of National Planning Framework 4 is required. Response: No flood risk information to justify the proposal has been provided with the application. Assessment against the relevant policies is contained within Section 10 of this report. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, one valid representation was received in support of the proposal. 7.2. The reason for support are as follows:- the proposal reflects the rural character and makes effective use of an underutilised site aligns with South Lanarkshire Planning Policy sensitive infill development This letter is 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 (2023) National Planning Framework 4 (NPF4) is Scotland’s national spatial strategy and supports the planning and delivery of sustainable places, liveable places, and productive places. National Planning Framework 4 Policies Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 7 - Historic assets and places 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:- 109
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SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 3 - General Urban Areas and Settlements Policy 5 - Development Management and Placemaking Policy 14 - Natural and Historic Development Policy 16 - Water Environment and Flooding SLLDP2 Volume 2 Policies Policy DM1 - New Development Design Policy DM3 - Subdivision of Garden Ground Policy DM15 - Water Supply Policy DM16 - Foul Drainage/Sewerage Provision Policy SDCC2 - Flood Risk Policy NHE2 - Archaeological Sites and Monuments Policy NHE12 - Water Environment and Biodiversity 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Introduction Full planning permission is sought for the erection of a dwellinghouse, access and the associated works at a site within the grounds of Inver Cottage, Carmunnock Road, Kittochside. The main issues to be addressed in the determination of this application include the acceptability in principle of the proposed development, its layout, siting and design, and an assessment of technical matters. The relevant policies set out above will be assessed in turn alongside any relevant material considerations. 10.2. Principle of Development Policy 16 - Quality homes of NPF4 intends to provide quality homes and sets out that development proposals for new homes on sites not allocated for housing in the local development plan (LDP) will only be supported in limited circumstances. Three criteria must be met although the first, for an agreed build out time, is not proportionate to the development of a single house. The second requires consistency with the development plans and other policies and the third requires one of four situations to be applicable. In the case of a non-rural single house the only applicable situation could be that the proposal is for smaller scale opportunities within an existing settlement boundary. 10.3. Policy 3 - General Urban Areas and Settlements of the SLLDP2 relates to all development within settlement areas. It does not specifically allocate sites for housing, although the principle of residential development is generally acceptable. The proposal for a residential dwelling within the settlement boundary is not considered contentious in relation to Policy 3 of the SLLDP2. 10.4. Policy DM3 – Subdivision of Garden Ground of the SLLDP2 advises that the development of a new house (or houses) within the curtilage of an existing house will only be considered where it can be demonstrated that the proposal complies with the following criteria:- The proposed house(s) is of a scale, massing, design and material sympathetic to the character and pattern of development in the area. 110
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The proposed house plot(s) and that remaining to the existing house are comparable with those nearby in terms of size, shape, and amenity and accords with the established pattern of development in the surrounding area. The proposed house(s) should have a proper road frontage of comparable size and form to surrounding curtilages. The proposed vehicular access is of an adequate standard and will not have adverse implications for traffic safety or adversely affect the amenity of adjacent properties. The garden space allocated to the proposed house(s) and that remaining for the existing house should be sufficient for the recreational and amenity needs of the occupants. The proposed development will not cause an unacceptable reduction in privacy to existing houses and will, itself, enjoy a level of privacy comparable with surrounding dwellings. The proposed development will not overshadow adjacent properties to a degree which results in a significant loss of amenity for residents or is significantly adversely affected by overshadowing. All existing features such as trees, hedges, walls, fences and buildings that contribute to the character of the area should be retained. Adequate parking for both the proposed and existing house must be provided within the site and must not be harmful to the established character and amenity of the area. The proposal must not jeopardise or be prejudicial to any future development proposals in the vicinity. 10.5. The proposed dwelling does not have a rear garden. The proposed side garden projects into land within the building lines of the ‘donor’ house and would overlook habitable rooms within the existing property. The proposed soft landscaping along the boundary, shown in the Design and Access Statement, is not considered to address this concern. 10.6. Removing the garden area behind the existing property would significantly reduce the amenity space for the new dwelling, which would not be comparable with the established surrounding pattern of development or be sufficient for the recreational or amenity needs of the occupants. The rear balcony is located approximately 3 metres from the boundary of the garden of the neighbouring property to the west of the site, entirely overlooking the neighbouring garden and borrowing amenity from the adjacent private garden rather than providing its own within the application site. In addition, the scale and design of the property is considered over dominant in relation to the scale of the donor house at the site. 10.7. Given the above, the proposal would have a significant detrimental impact on neighbouring privacy and amenity, does not reflect the established pattern of development, appears cramped and visually obtrusive and is contrary to Policy 3 - Subdivision of Garden Ground of the SLLDP2. 10.8. Climate Change Policy 1 - Tackling the climate and nature crises and Policy 2 - Climate mitigation and adaptation of the NPF4, and Policy 2 - Climate Change of the 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 scale and location of the proposal is not considered to have any significant implications in terms of Policies 1 and 2 of the NPF4 or with Policy 2 of the SLLDP2. 111
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10.9. Layout, Siting and Design In terms of the design of the proposal, the relevant policy of NPF4 to be considered is Policy 14 – Design, quality and place. This policy requires development proposals to be designed to improve the quality of an area and supports proposals where they are consistent with the six qualities of successful places; healthy, pleasant, connected, distinctive, sustainable, and adaptable. SLLDP2 Policies 5 - Development Management and Placemaking and Policy DM1 – New Development Design, states that development shall not have an unacceptable significant adverse impact on the amenity of any nearby residential properties in terms of overshadowing, overlooking or loss of privacy. 10.10. The proposal is not considered to improve the quality of the area or reflect the six qualities of successful places and would have a significant detrimental impact on adjacent residential amenity. It is therefore considered that the proposal is contrary to Policy 14 of the NPF4 and Policies 5 and DM1 of the SLLDP2. 10.11. Policy 15, Local Living and 20-minute neighbourhoods of the NPF4 aims to create neighbourhoods that can meet the daily needs of the population. The application site is located in a semi-rural location, 130 metres north of East Kilbride. The site is located a 550 metre walk to Stewartfield Way where local bus services can be accessed and 1,500 metres from local services, an approximate 15 to 22 minute walk. The proposal is not considered to raise significant concerns relating to the aims of Policy 15 of the NPF4. 10.12. Historical Assets – Archaeology In relation to Policy 7 - Historic assets and places of the NPF4, Policy 7 - Historic assets and places and Policy NHE2 - Archaeological Sites and Monuments of the SLLDP2, West of Scotland Archaeology Service have advised that the site is located within an archeologically sensitive area and that an Archaeological Watching Brief would be required for any development work at the site. Flood Risk and Water Management. 10.13. Policy 22 - Flood risk and water management of the NPF4, Policy 16 – Water Environment and Flooding and Policy SDCC2 - Flood risk of the SLLDP2 seek to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. The SEPA flood risk maps identify the area on the western part of the application site, adjacent to the small watercourse, as an area of flood risk. 10.14. The submission of a flood risk assessment and any required mitigation measures for the proposed development is required to establish if the proposal complies with the relevant policies referred to above. As no such information has been submitted, it is not possible to justify the site in terms of flood risk and the proposal fails to meet the requirements of Policy 22 - Flood risk and water management of the NPF4, Policy 16 – Water Environment and Flooding and Policy SDCC2 - Flood risk of the SLLDP2. 10.15. Policy NHE12 - Water Environment and Biodiversity of the SLLDP2 advises that new development proposals should be designed to minimise impact on the water environment. The application form states that the proposal contains provisions for sustainable drainage of surface water. There are no SUD’s details shown in the submitted plans. The proposal is therefore also contrary to Policy NHE12 - Water Environment and Biodiversity of the SLLDP2. 112
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10.16. Technical Matters In terms of Policies DM15 - Water Supply and Policy DM16 - Foul Drainage/Sewerage Provision of the SLLDP2, the applicant has advised that the foul water will be taken to a new septic tank within the site and that the new property would connect to the existing water supply at the site. 10.17. Conclusion The proposed dwelling would be located within the settlement boundary of Kittochside, where the principle of residential development is generally considered acceptable. Policy DM3 – Subdivision of Garden Ground of the SLLDP2 sets out the criteria which specifically relates to this type of development proposal. The proposal is not considered to comply with Policy DM3, in terms of layout, scale and impact on neighbouring residential amenity. The proposal is also considered contrary to Policies 14 and 22 of the NPF4 and Policies 5, 16, DM1, SDCC2 and NHE12, of the SLLDP2. As such, the proposal would not comply with the relevant policies of the adopted development plan 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 is contrary to Policy DM3 - Subdivision of Garden Ground of the South Lanarkshire Local Development Plan 2 (2021) as the proposed dwelling would have a significant detrimental impact on neighbouring privacy and amenity, does not reflect the established pattern of development, appears cramped and visually obtrusive. 02. The proposal is contrary to Policy 22 - Flood risk and water management of National Planning Framework 4 (2023) and Policies 16 – Water Environment and Flooding and SDCC2 - Flood risk of South Lanarkshire Local Development Plan 2 (2021) as the proposed site lies in a flood risk area and the proposed development would increase the vulnerability of the site to flooding. 03. The proposal is contrary to Policy 14 – Design, quality and place of the National Planning Framework 4 (2023) as the proposed dwelling would not improve the quality of the area and would be detrimental to the amenity of the surrounding area. 04. The proposal is contrary to Policy 5 - Development Management and Placemaking and Policy DM1 - New Development Design of the South Lanarkshire Local Development Plan 2 (2021) as the proposal would have a significant detrimental impact on adjacent residential buildings in terms of layout, scale, design and amenity and have an unacceptable significant impact on overlooking and loss of privacy to adjacent dwellings. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 5 May 2026 113
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Background Papers Further information relating to the application can be found online:- P/25/1323 | Erection of dwellinghouse with access and associated works | Land 25M NNE Of Inver Cottage Carmunnock Road Clarkston Glasgow Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 114
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Report Agenda Item Report to: Planning Committee Date of Meeting: 12 May 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/25/1513 Proposal: Development of Community Growth Area, comprising housing, neighbourhood centre, community facilities, access roads, open space and landscaping (Application under Section 42 of the Act to vary conditions 2 and 3 of HM/10/0052 to allow for the submission of further applications) Site Address: Land to the South and West of Hamilton At Strathaven Road, Meikle Earnock Road and Highstonehall Road Hamilton ML3 8QR Applicant: Cala Management Ltd Agent: Pegasus Group Ward: 18 - Hamilton West and Earnock Application Type: Section 42 Advert Date: Hamilton Advertiser - 12 March 2026 Development Plan Compliance: Yes Departures: N/A Recommendation: Grant subject to conditions Legal Agreement: Section 75 attached to original planning permission in principle for the site (Reference HM/10/0052) Direction to Scottish Ministers No 9 117
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1. Reason for Report 1.1. The Scheme of Delegation requires that all major applications are determined by the Planning Committee. 2. Site Description 2.1. The application site extends to approximately 171ha and relates to the designated Hamilton Community Growth Area (CGA) within the adopted South Lanarkshire Local Development Plan 2. 3. Description of Proposed Development 3.1. This proposal relates to a Section 42 application which seeks to vary conditions 2 and 3 of permission HM/10/0052 to allow for the submission of further approval of matters specified in conditions applications. 3.2. This will allow for further applications to be submitted to the Planning Service for various matters including house type, number of units, size, the position of the dwellings within the site and similar scenarios. 3.3. Planning permission in principle HM/10/0052 was granted on 11 May 2017 for the ‘Development of Community Growth Area, comprising housing, neighbourhood centre, community facilities, access roads, open space and landscaping (Planning Permission in Principle).’ 3.4. Condition 2 of this consent is as follows:- ‘Prior to the commencement of development on site, a further application(s) for the approval of the matters specified in this condition must be submitted to and approved by the Council as Planning Authority. These matters are as follows:- (a) the layout of the site, including all roads, footways, parking areas and open spaces; (b) the siting, design and external appearance of all building(s) and any other structures, including plans and elevations showing their dimensions and type and colour of external materials; (c) detailed cross-sections of existing and proposed ground levels, details of underbuilding and finished floor levels in relation to a fixed datum, preferably ordnance datum; (d) the means of access to the site; (e) the design and location of all boundary treatments including walls and fences; (f) the design and location of all retaining walls; (g) a Landscaping Plan; (h) the means of drainage and sewage disposal; (i) details of the phasing of development (covering all relevant aspects of development detailed in (a) above). Following approval, the development shall be implemented in accordance with the approved scheme, or as otherwise agreed; (j) an updated Bio-diversity Plan; and (k) an Access Plan.’ 3.5. Condition 3 of consent HM/10/0052 states that:- ‘The application(s) for approval of these further matters must be made to the Council as Planning Authority before whichever is the latest of the following:- 118
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(a) expiry of 10 years from when permission in principle was granted (b) expiry of 6 months from date when an earlier application for approval was refused (c) expiry of 6 months from date on which an appeal against the refusal was dismissed Approval of the further specified matters can be made for:- (i) different matters; and (ii) different parts of the development at different times. Only one application for approval of matters specified in conditions can be made after 10 years from the grant of planning permission in principle. 4. Relevant Planning History 4.1. The planning history relating to this site is as follows:- HM/10/0052 - Development of Community Growth Area, comprising housing, neighbourhood centre, community facilities, access roads, open space and landscaping (Planning Permission in Principle) (approved 11 May 2017) 5. Supporting Information 5.1. In support of the planning application, the following has been submitted:- letter from the agent in support of the application 6. Consultations 6.1. There were no consultations undertaken in relation to the application. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, 42 objections have been received. The issues raised are summarised as follows:- Design and Amenity Issues There has already been significant house building in this area There will be a loss of green belt and visual amenity Brownfield and vacant land should be developed instead The new dwellings will alter the established character of the area This proposal will put additional pressure on greenspace in the area Overdevelopment of the area with houses Impact on the Natural Environment The development will result in a loss of greenspace The proposal will adversely impact on wildlife The proposal will impact on existing woodland and protected species The development will reduce our enjoyment of the area and impact dog walkers Roads Related Matters The proposal will result in increased traffic and congestion in the area Concern regarding previous traffic modelling undertaken Other Matters There has not been clear and accountable consultation in relation to this application, including issues with the neighbour notification process No Environmental Impact Assessment (EIA) screening opinion has been submitted 119
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The agent has submitted a Section 42 application to avoid the pre-application consultation (PAC) process Insufficient details of the proposal have been provided The development will result in noise, vibration and structural cracks to my property The plans are sub-standard The proposal does not include a robust Flood Risk Assessment There are unresolved drainage and sewage issues in the Community Growth Area The proposal is contrary to NPF4 There has been an increase in vermin displacement in the area and this will get worse 7.2. 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 sets out spatial principles, regional priorities, national developments and national planning policy. The relevant policies are:- National Planning Framework 4 Policies Policy 1 - Tackling the Climate and Nature Crises Policy 2 - Climate Mitigation and Adaptation Policy 14 - Design, Quality and Place Policy 15 - Local Living and 20 Minute Neighbourhoods Policy 16 - Quality Homes 8.3. South Lanarkshire Local Development Plan 2 For the purposes of determining planning applications the Council will assess proposals against the policies contained within the adopted South Lanarkshire Local Development Plan 2 (SLLDP2). In this regard the application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 and 2 Policies Policy 1 - Spatial Strategy Policy 2 - Climate Change Policy 5 - Development Management and Placemaking Policy 11 - Housing 9. Guidance 9.1. None. 10. Assessment and Discussion 10.1. The determining issues in the consideration of this application are its compliance with national policy, local development plan policy and its impact on infrastructure issues. 120
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10.2. Principle of Development The application site is designated as being a Community Growth Area (CGA) for Hamilton under the terms of Policy 1 of the adopted Local Development Plan. The development of the community growth areas throughout South Lanarkshire is identified as a spatial strategy priority of the adopted Local Development Plan. In addition, Policies 1 and 2 of the adopted Local Development Plan and NPF4 encourage sustainable economic growth and regeneration, a move towards a low carbon economy, the protection of the natural and historic environment and mitigation against the impacts of climate change. The proposed Section 42 application relating to the submission of further applications raises no issues within the context of Policies 1 and 2 of NPF4 and the Local Development Plan. This proposal would have the effect of creating a new permission and the development of this site for residential purposes remains acceptable and complies with the relevant policies of the development plan. 10.3. The land within the designated Hamilton CGA is predominantly allocated for a residential use and Policy 16 of NPF4 seeks to encourage, promote and facilitate the delivery of more high quality, affordable and sustainable homes in the right locations. In addition, the site is affected by Policy 11 of the adopted Local Development Plan which requires that a range of house sizes and types are provided to facilitate a greater choice, to ensure the needs of the local community are met. Subsequently, it is considered that the Section 42 application will allow for a further diversity of accommodation type and size, in a sustainable location. Therefore, the proposal accords with the provisions of Policy 16 of NPF4 and Policy 11 of the adopted Local Development Plan. 10.4. Layout and Siting Policies 14 and 15 of NPF4 relate to 20 minute neighbourhoods and liveable places. Policy 14 sets out that all development should be designed to improve the quality of an area and be consistent with the six qualities of a successful place: healthy, pleasant, connected, distinctive, sustainable and adaptable. Policy 15 establishes that development proposals should contribute to local living and 20 minute neighbourhoods. 10.5. The site is considered to be reasonably well connected (the transport infrastructure will be further improved as more of the Hamiton CGA is developed in future) and is situated within a sustainable location, which will contribute to minimising emissions. It is considered that the proposal will reinforce the intent of Policies 14 and 15 of NPF4. 10.6. Policy 5 of the adopted Local Development Plan generally requires new development to have due regard to the layout, form, design and local context of the area, and to promote quality and sustainability in its design. The detailed design issues relating to future sites will be addressed in further planning application submissions, however, the proposal raises no issues within the context of Policy 5 of the adopted Local Development Plan. 10.7. With regards to the other matters raised in the representations, the neighbour notification and advertisement of the application was correctly undertaken and communicated to interested parties. In addition, as the application relates to a Section 42 submission, procedurally the agent has submitted all the correct information. The other matters raised such as the lack of supporting information and assessments are not relevant to the current submission but would require to be submitted as part of any future applications to the Planning Service for the approval of matters specified in conditions. The site is now more urban in nature and there are extant permissions for much of it. The principle of residential development on the site is considered to be 121
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acceptable and in compliance with the development plan. Amending the relevant planning conditions which has included the renumbering, deletion and updating of conditions will provide a degree of flexibility for developers to bring forward plans for the undeveloped areas within the Hamilton CGA. The existing Section 75 legal agreement will remain in effect. 10.8. Conclusion In conclusion, the Hamilton Community Growth Area is long established under the provisions of consent HM/10/0052. The proposal does not seek to extend or alter the development site boundary but instead seeks to future proof the designated area to allow for greater flexibility with regards to the submission of future applications for the approval of matters specified in conditions. This will facilitate the further delivery of high quality residential accommodation and associated infrastructure in Hamilton. The principle of residential development on this site remains acceptable and in compliance with the development plan. Overall, it is considered that the amended conditions comply with the provisions of the relevant policies within National Planning Framework 4 and the South Lanarkshire Local Development Plan. It is therefore recommended that the application be granted subject to the conditions listed. 11. Recommendation and Conditions 11.1. The Committee is asked to agree the following recommendation:- Grant planning permission in principle subject to conditions:- Conditions 01. Details of the specified matters listed below shall be submitted for consideration by the Planning Authority and 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. Further application(s) for the approval of the matters specified in this condition may be submitted to and approved by the Planning Authority following the commencement of development, however, the works shall be carried out in complete accordance with the details approved. Specified matters:- (a) Full details of the layout, siting, design, external appearance and finishing materials of the proposed development including driveway, waste bin uplift area, vehicle parking and turning area; (b) Full details of the proposed means of access to the development including visibility splays and vehicle lay-by at the junction with the public road; (c) A landscaping scheme for the development including details of the existing landscape features and vegetation to be retained; the locations of new trees, shrubs, hedges and grassed areas; a schedule of plants including species, plant sizes and proposed numbers and density; the layout, design and materials of all hard landscaping works including walls, fences and gates; and a programme for the completion and subsequent maintenance of the proposed landscaping; (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) Full details of the proposed means of disposal of foul and surface water from the development; 122
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(f) A Flood Risk Assessment; (g) Phasing plan including details of landscaping, play provision, infrastructure provision, access and public transport provision; (h) A Bus Service Strategy; (i) An Outdoor Access Plan for the development detailing the provision of walking, cycling and horse riding; (j) Biodiversity surveys; (k) A scheme for the provision of equipped play area(s); (l) A comprehensive site investigation carried out to the appropriate Phase level. If the Phase 1 investigation indicates any potential pollution linkages, a Conceptual Site Model must be formulated and these linkages must be subjected to risk assessment and if a Phase 2 investigation is required, then a risk assessment of all relevant pollution linkages using site specific assessment criteria will require to be submitted; (m) A scheme to control and minimise the emission of pollutants from and attributable to the development; (n) A scheme for controlling emissions from vehicles used in connection with the development; and (o) A programme of archaeological works. 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. The development to which this permission in principle relates shall be begun no later than the expiration of five years from the date of this permission. For the avoidance of doubt this does not preclude further application(s) being made for the same matters, on the same part of the site that previous applications have been submitted, either before or following the commencement of the development. Reason: To comply with Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). 03. That notwithstanding the terms of condition 1 above the future development of the site hereby approved in principle shall accord with the matters set out within the ‘Hamilton West Consortium Masterplan Report’ (31 December 2009)’ (approved under the terms of HM/10/0052) to the satisfaction of the Council as Planning Authority. Reason: To ensure the implementation of a satisfactory scheme of development. 04. That the further application(s) required by condition 1 above shall be accompanied by a detailed Design Statement which shall set out the design principles, justify the design solution and show how the proposal responds to the wider context of the area as well as the characteristics of the site and shall demonstrate the extent to which the proposed development conforms with the guidance set down within the Master Plan. Reason: These details have not yet been submitted. 123
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05. That the further application(s) required by condition 1 above shall include the detailed design of all roads and transportation infrastructure improvements identified in the Transport Assessment (approved under the terms of HM/10/0052), or in subsequent discussions with, and required by the Council as Roads Authority (and Transport Scotland as Trunk Roads Authority) shall be agreed with the Planning Authority. Reason: In the interests of traffic and public safety. 06. That unless otherwise agreed, the design and layout of the roundabouts and internal spine roads throughout the site should be in accordance with the 'Design Manual for Roads and Bridges' and the Council's current 'Guidelines for Development Roads,' including the 'Interim Guidance' of January 2011, and subject to more detailed discussion and agreement with Roads, Transportation and Fleet Services prior to submission of a Roads Construction Consent application. All other roads within the development should be designed taking cognisance of the Scottish Government's "Designing Streets" policy. Reason: In the interests of traffic and public safety. 12. Reason for Decision 12.1. The variation to Conditions 2 and 3 of consent HM/10/0052 are considered to be acceptable to allow for the submission of further applications within the site. The proposal raises no significant adverse amenity, environmental or infrastructure issues and complies with Policies 1, 2, 14, 15 and 16 of the National Planning Framework 4 and raises no issues within the context of Policies 1, 2, 5 and 11 of the adopted South Lanarkshire Local Development Plan 2. There are no other material considerations which would justify the refusal of the application. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 5 May 2026 Background Papers Further information relating to the application can be found online:- P/25/1513|Development of Community Growth Area, comprising housing, neighbourhood centre, community facilities, access roads, open space and landscaping (Application under Section 42 of the Act to vary condition 2 and 3 of HM/10/0052 to allow for the submission of further applications) Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 124
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Report Agenda Item Report to: Planning Committee Date of Meeting: 12 May 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0029 Proposal: Erection of two dwellinghouses, the formation of two new vehicular accesses and associated works Site Address: Land at Stoneside of Dripps Farm Cartside Highway Thorntonhall G74 5AP Applicant: Carnbroe Estates Limited Agent: Planning Services UK Ward: 09 East Kilbride West Application Type: Full Planning Permission Advert: East Kilbride News 19 February 2026 Development Plan Compliance: No Departures: Yes Recommendation: Refuse Legal Agreement: N/A Direction to Scottish Ministers N/A 10 127
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1. Reason for Report 1.1. This application is required to be determined by the Planning Committee as the Head of Planning and Regulatory Services, in consultation with the Chair of the Planning Committee, has determined it raises policy issues meriting consideration by the Planning Committee. 2. Site Description 2.1. The application site is non-contiguous and is split into two areas of land on opposite sides of the access road to Stoneside of Dripps Farm, at its junction with Cartside Highway, approximately 1.6km south-west of Thorntonhall. 2.2. There are two existing houses on the east side of the access road, close to the road junction, behind a recently installed gate across the access road. The space between the existing houses and the public road would form part of the application site, for the proposed eastern plot, with the other part of the site mirroring this position on the opposite side of the access road (the proposed western plot). Both sections of the site are flat and form part of agricultural fields, with gated accesses to those fields at the road junction. 2.3. With the exception of those two existing houses, the surrounding land uses are predominantly agricultural, with Stoneside of Dripps Farm itself to the south. It is also noted that there is currently a commercial/agricultural vehicle sales and maintenance business located south of the site, next to Stoneside of Dripps Farm. 2.4. This is also mentioned in the Supporting Statement. This has been refused planning permission and an appeal to the Scottish Government's Planning and Environmental Appeals Division has recently been dismissed (P/24/1049 and PPA-380-2122). As such, notwithstanding a successful appeal on a point of law, this use is unauthorised. 3. Description of Proposed Development 3.1. The proposal involves the erection of two single storey dwellinghouses. Both plots would take access from the existing farm access road, set back from the junction but before the recently installed access gate, with the field accesses being removed. 3.2. The proposed house on the eastern plot would be positioned along the building line established by the two existing properties, with a wide driveway running along the side of the proposed house and parking within the rear garden area. The proposed house would be single storey in height with a hipped roof, and it comprise of 3 bedrooms, a living room, and a kitchen/dining room. Bay windows are proposed to the front elevation, serving the living room and master bedroom, and the house is proposed to be finished in render with a slate roof. 3.3. The proposed house on the western plot would be served by a driveway and parking spaces to the side and rear of the property. The proposed house design would match that of the other plot. 3.4. The applicant has advised that these houses are intended to serve as accommodation for agricultural workers. 4. Relevant Planning History 4.1. There have been a number of recent planning applications submitted for Stoneside of Dripps Farm itself, including the planning refusals for the retrospective change of use of agricultural land to form an agricultural vehicle, plant and machinery sales yard, and the erection of two sheds (P/21/2155 and P/24/1049), and an approval for the erection of 7 new agricultural sheds in March 2024 (P/23/0789). Consent was also approved 128
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in January 2023 for the part-change of use and conversion of one of the existing agricultural buildings at the farm to form a new dwellinghouse (P/21/2133). 4.2. More specifically, planning consent was refused at the Planning Committee meeting of 20 May 2025 for a very similar application at this same site for the erection of two houses (P/24/1300). A subsequent appeal to the Planning and Environmental Appeal Division of the Scottish Government was dismissed (PPA-380-2131). This application has been submitted in response to this refusal and appeal dismissal, with amended house designs and some additional supporting information to seek to address the issues that prompted the previous refusal. 5. Supporting Information 5.1. In addition to the submitted planning drawings, the applicant has provided supporting information with the application:- Planning Statement, Planning Services UK, January 2026 Planning Justification Report, Morningside Rural Consultants Ltd, January 2026 Letter from National Farmers Union Scotland, October 2025 Supplementary Statement – Agricultural Workers, Planning Services UK, January 2026 Supplementary Statement – Sustainable Transport, Planning Services UK, January 2026 5.2. Much of the supporting information was either prepared for, or as a result of, the unsuccessful appeal proceedings (PPA-380-2131) following the previous Committee refusal of P/24/1300. The applicant has confirmed that there are currently 4 dwellings at this site and advise that, to manage this farm and 3 others in the region, 8 employees are required (they are arguing that all 8 would require to live on site with their families for livestock protection reasons). 5.3. Satisfactory information to explain why those additional 4 employees need to live at this location (the 3 other farms all have accommodation associated with them, with one farm being 11 miles from the application site) or why the 4 additional staff could not commute from the wider Glasgow conurbation given the green belt location, has not been provided. The letter from the NFU stresses their general view that there is a need for accommodation on livestock sites for animal welfare reasons, however, it does not make any reference to the fact that there are already 4 existing dwellings at Stoneside of Dripps. 5.4. The 4 farms referenced to demonstrate the wider agricultural business are:- Stoneside of Dripps Farm – Total of 4 dwellings on site, all occupied by the applicant or their employees Cartside Farm – Total of 5 dwellings on site – Farm steading demolished and 5 houses erected (P/18/1127) Northside of Dripps Farm – Farm steading demolished and 3 houses erected (EK/18/0042) Westfield Farm, Strathaven – Total of 14 dwellings on site after Steading demolished 2009 5.5. There is therefore a total of 26 houses already associated with the 4 farms that the applicant advises have an essential on-site worker labour requirement of 8 workers. On 3 of those farms, the farmhouse/steading has been demolished and rebuilt as new for-sale housing in the green belt. 129
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6. Consultations 6.1. Roads Development Management – have raised no objections to the proposal, subject to conditions on parking spaces, EV charging, and visibility splays being imposed, and the removal of the existing gated field accesses. Response: Noted. These matters could be addressed on the decision notice if the application was to be approved. 6.2. Environmental Services – have raised no objections to the proposal subject to conditions regarding dust management and construction noise, and the inclusion of relevant advisory notes. Response: Noted. These matters could be addressed on the decision notice if the application was to be approved. 6.3. Scottish Water – have advised that there is water supply capacity in the area, and potentially capacity for wastewater infrastructure. Response: Noted. 7. Representations 7.1. Following the statutory period of neighbour notification and advertisement, no valid 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 15 - Local living and 20 minute neighbourhoods Policy 16 - Quality homes Policy 17 - Rural homes 8.3. South Lanarkshire Local Development Plan 2 (SLLDP2) (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 4 - Green Belt and Rural Area Policy 5 - Development Management and Placemaking SLLDP2 Volume 2 Policies Policy GBRA1 - Rural Design and Development Policy GBRA8 - Development of Gap Sites Policy GBRA9 - Consolidation of Existing Building Groups 130
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Policy GBRA10 – Accommodation Associated with an Existing or Proposed Rural Business Policy DM1 - New Development Design 9. Guidance 9.1. None applicable. 10. Assessment and Discussion 10.1. Full planning permission is sought for the erection of two single storey detached dwellinghouses and the formation of two vehicular accesses on land at Stoneside of Dripps Farm, Thorntonhall. 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 As the site is located within the designated green belt, NPF4 Policy 8 - Green Belts applies. This policy sets out the types of development that would be supported in the green belt which includes:- development associated with agriculture, woodlands, and forestry; accommodation for an essential worker; horticulture; outdoor recreation, play and sport, leisure and tourism uses; flood risk management proposals; essential infrastructure or new cemetery provision; mineral operations and renewable energy; intensification of established uses, including extensions to an existing building where that is ancillary to the main use; the reuse, rehabilitation and conversion of historic environment assets; or one-for-one replacements of existing permanent homes. Developments in these categories are also required to demonstrate a specific locational need, that would not undermine the purpose of the green belt and would require to be compatible with the surrounding established countryside and landscape character. Developments need to be designed to ensure they are of an appropriate scale and appearance that minimises visual impact and there will be no significant long-term impacts on the environmental quality of the green belt. 10.3. In addition to the above, 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. Development which does not require to locate in the countryside will be expected to be accommodated within the settlements identified on the proposals map. Isolated and sporadic development will not be supported. 10.4. The SLLDP2 also contains specific policies for types of residential development within the green belt and rural area. This includes policies which relate to the development of gap sites and the consolidation of existing building groups which this proposal can be assessed against. Reference is also given in the supporting information to the essential need for housing associated with the nearby farm at Stoneside of Dripps, and the other farms of the Carnbroe Estates group. 131
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10.5. SLLDP2 Policy GBRA8 – Development of Gap Sites supports the erection of new houses on clearly identifiable gap sites subject to compliance with a set criteria. This includes that the building group shall form a clearly identifiable nucleus with strong visual cohesion and that the site shall be bounded on at least two sides by habitable houses or other buildings. The site shall be no more than needed to form a maximum of two house plots of a size in keeping with the curtilage and frontage of the existing group. Exceptionally, in the rural area, the layout of a group of buildings may allow for the infill of a small area up to a natural boundary or physical feature. Ribbon development is not permitted, or coalescence with another building group, and the new dwelling(s) shall be of a comparable scale to existing properties. 10.6. SLLDP2 Policy GBRA9 – Consolidation of Existing Building Groups supports new houses within existing building groups where a set criteria is complied with. This includes, that the scale and siting of the new development shall respect that of the existing group. That the proposal shall not result in ribbon development or coalescence of the group with another. That the development shall not significantly adversely affect the landscape character or setting of an area, and that comparable private amenity space shall be provided. 10.7. With regards to the stated essential requirement for additional accommodation for farm workers, SLLDP2 Policy GBRA10 sets out the circumstances where a dwelling or temporary accommodation may be considered in association with a rural business. This includes, first considering if conversion of an existing building is an option, demonstrating that the accommodation is essential for the successful management of the business, demonstrating that the business is on a sound financial basis, and the submission of a 5-year business plan. 10.8. Other policies relevant to the consideration of the principle of the development include NPF4 Policy 15 - Local living and 20-minute neighbourhoods, which 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. It is noted that the site’s location is such that a private car is likely to be required for most, if not all journeys given the limited nearby facilities and sustainable transport options. NPF4 Policy 17 sets out the circumstances where rural housing will be supported including on sites allocated for housing, on brownfield land where a return to a natural state has not happened, making use of redundant buildings, where it is required for essential workers or retiring farm workers, where it is the subdivision of an existing house, or where it reinstates a former house. 10.9. It is considered that the proposal would not comply with NPF4 Policy 8, 15 or 17 or with SLLDP2 Policies 4, GBRA8, GBRA9 or GBRA10 and that it would represent an unjustified loss of green belt land. In this respect, in terms of the principle of the development, new housing is not generally supported in the green belt by the development plan unless it is on an identified site, or unless there is a specific locational justification provided for it. The applicant has sought to justify these houses on the basis that they are essential for the operation of the agricultural business, however, it is considered that insufficient justification has been provided. 10.10. In this respect, it is acknowledged and accepted that farms often require a degree of on-site living for security and animal welfare purposes. It is further noted that supporting information has been provided to suggest that there is a labour requirement for 8 workers. However, this labour requirement appears to relate to all four farms within the group, rather than specifically to Stoneside of Dripps Farm. This includes one some considerable distance away near Strathaven. It is further noted that 132
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supporting information suggests that three houses on this farm (at Stoneside of Dripps Farm, or in the existing houses adjacent to the application site) are occupied by farm workers (or will be once renovation work concludes), with the owner of the farm also residing here. As such, Stoneside of Dripps Farm benefits from at least four staff members within close proximity who could monitor security and attend to urgent animal welfare situations. This would appear to be sufficient to cover the immediate out-of-hours needs of the farm, and whilst it may be desirable for all staff members to live on site, it cannot be considered as essential. 10.11. Information has not been provided in relation to existing accommodation serving the other three farms that form part of the applicants group, but if farm security is a concern, it seems reasonable that not all staff members would seek to be grouped together at one site. It is also noted that the farm labour report was submitted alongside the appeal against the previous refusal at this site, and it was taken into consideration by the Reporter, but it did not lead to the refusal of consent being overturned. 10.12. In addition, whilst this farm labour report has been provided, the applicants have not demonstrated the sound financial basis of the business through the submission of a 5-year business plan as required by Policy GBRA10. It is noted that the scale of works on the farm appear to have changed significantly in the past few years with a number of new sheds being constructed, together with the operation of other businesses including an agricultural vehicle, plant and machinery sales yard which has been refused consent twice (P/21/2155 and P/24/1049) and is currently subject to an Enforcement Notice Appeal (ENA-380-2036). 10.13. As such, insufficient information has been provided to demonstrate that additional dwellings are essential to the operation of the farm. There are a number of nearby settlements, beyond those considered in the supporting information, which could offer a range of accommodation choices and prices. The nature of rural employment does often require some private commuting, given the challenges of providing sustainable public transport to rural areas, but the distance from nearby settlements is not unreasonable. It would also not be unreasonable for staff members living on-site to pick up commuting staff members from either of the nearby train stations (Thorntonhall or Hairmyres), or from nearby bus stops to cover the final distance between public transport links and the site, if needed, and this would open up an even larger area within a reasonable commute of the site. In view of the above, the proposal would not fully comply with any of the criteria in NPF4 Policy 8 and it does not justify its green belt or countryside location. 10.14. In addition, there are existing buildings neighbouring the site, but it is not considered that this limited number of structures could be considered as a ‘building group’, and they do not form a clearly identifiable nucleus with strong visual cohesion given their limited numbers and the overall setting. The proposal would double the size of this ‘group’ and spread it to the opposite side of the access road without justification. In addition, the site could not be considered as a gap site under SLLDP2 Policy GBRA8 given its split position on either side of the road. The western plot would have no potential for justification under this policy, whilst the eastern plot fails to comply given the sites position in the green belt and lack of an adjacent building that could be referenced to form a gap. Development of a gap site up to a physical or natural boundary alone can generally only be justified under the current development plan outwith the green belt, in the wider rural area only. The proposal has not appropriately justified its place in the green belt, and it would not represent sustainable development in terms of NPF4 Policy 15. 133
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10.15. 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 allocated for housing, such as this, can be considered where it is consistent with the policy on rural homes. It has been established above that this proposal is not consistent with the policy on rural homes or green belt development and, as such, the proposal is directly contrary to this policy. 10.16. 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. 10.17. Whilst the proposed houses would be required to meet energy efficiency targets to meet building regulations, the proposal would represent the unjustified development of two new houses in the green belt on a site which would require most, if not all journeys to be undertaken by private cars. In addition, the formation of the house plots, driveways, a safe visibility splay, and construction access would likely require the removal of a significant section of hedge which would have an impact upon local biodiversity due to this habitat loss. 10.18. 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 Policies GBRA1 and DM1 together seek 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. 10.19. The overall size, scale and design of the proposed dwellinghouses are generally in keeping with the wider character of their rural setting, however, the house plots themselves are significantly larger in size than the adjacent existing properties. The proposed houses have been reduced in size from the previous application; however the plots are the same size for procedural reasons, and they do not respect or reflect the layout of the area. The proposals are also likely to lead to a loss of existing mature hedgerows to form safe visibility splays. Overall, the proposal does not fully comply with SLLDP2 Policies 5, GBRA1 and DM1 or with NPF4 Policy 14. 10.20. Technical and Other Matters As noted in section 4 of this report, permission was previously refused at the Planning Committee meeting of 20 May 2025 for a similar application at this same site for the erection of two houses (P/24/1300), with a subsequent appeal to the Planning and Environmental Appeal Division of the Scottish Government dismissed. 10.21. The reasons for refusal for application P/24/1300 are therefore a material consideration in the assessment of this application for a very similar development at the same site. These reasons are listed below, with a note of how they relate to this application:- 134
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01. The proposal would be contrary to Policy 8 - Green Belts of National Planning Framework 4, as no appropriate justification has been provided for the proposal and the dwellings do not need to be situated in the green belt. Note: This application similarly fails to provide appropriate justification that these dwellings need to be located within the green belt. Additional information has been provided to seek to justify these houses for operational purposes, but there are already a number of dwellings at this farm providing on-site security and staffing. 02. The proposal would be contrary to Policy 16 - Quality Homes of National Planning Framework 4 as it does not constitute the delivery of high-quality homes in the right locations as set out in the policy criteria. Note: This application is similarly contrary to NPF4 Policies 17 – Rural homes and 8 – Green Belts, and therefore it is also directly contrary to NPF4 Policy 16 as it cannot be considered as the right location for new homes. 03. The proposal would be contrary to Policy 17 - Rural homes of National Planning Framework 4, the proposed location does not meet any of the criteria to be considered a sustainable rural home in the right location and, as such, cannot be supported. Note: This proposal similarly fails to meet any of the criteria to be considered as a sustainable rural home in the right location. Whilst NPF4 Policy 17 does allow for new rural homes where there is an essential need for workers to live at their place of work, the proposal fails to demonstrate this. There are already a number of houses at this farm providing on-site security and staffing and it has not been demonstrated that there is an essential need for additional on-site houses. 04. The proposal would be contrary to Policy 4 - Green Belt and the Rural Area of South Lanarkshire Local Development Plan 2 as no appropriate justification has been provided for the proposal and the dwellings do not need to be situated in the green belt. Note: This application similarly fails to provide appropriate justification that these dwellings need to be located within the green belt. Additional information has been provided to seek to justify these houses for operational purposes, but there are already a number of dwellings at this farm providing on-site security and staffing. 05. The proposal is contrary to Policy 5 Development Management and Placemaking and Policy DM1 New Development Design of SLLDP2 as the proposed dwellings are not of a scale or layout that would reflect the local character or amenity of the existing adjacent dwellings. Note: The revised scale of the proposed dwellings is more in keeping with the wider character of the rural setting, however, the proposed house plots are not of a size or layout that would reflect or respect the existing adjacent dwellings. 06. The proposal would be contrary to Policy GBRA8 - Development of Gap Sites of the South Lanarkshire Local Development Plan 2, as the application site does not qualify as a gap site in terms of policy GBRA8, particularly given its green belt location. 135
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Note: The proposed development shares the same boundaries as the previous application for procedural reasons and, as such, it similarly does not qualify as a gap site in terms of SLLDP2 Policy GBRA8. 07. The proposal would be contrary to Policy GBRA9 - Consolation of Existing Building Groups of the South Lanarkshire Local Development Plan 2, as the application site does not qualify as a 'building group' in terms of policy GBRA9 and as the proposal would not reflect and respect the cohesiveness, spacing and scale of the existing houses. Note: The proposed development shares the same boundaries as the previous application for procedural reasons and there has been no material change to the adjacent buildings since the previous application. As such, it similarly does not qualify as a 'building group' in terms of SLLDP2 Policy GBRA9. 10.22. In summary, the reasons for refusal of planning application P/24/1300 have not been appropriately addressed by the applicant as part of this application, and the reasons why this application does not comply with development plan policy are very similar to that of the previous application. For the reasons set out above, in section 10 of this report, the revised house types, plot layouts, and additional information provided does not change the conclusion that the proposal does not justify its green belt location and is contrary to the development plan. 10.23. Given the above, it is considered that the proposed dwellinghouses have not been appropriately justified in terms of their position within the designated green belt and that the proposal would represent an unjustified loss of green belt land. In addition, the unjustified dwellings would encourage more private car journeys due to their green belt setting, and there would be an adverse impact upon biodiversity from the development of this site. Finally, there are concerns regarding the size and layout of the proposed house plots in terms of their relationship with adjacent buildings and the wider impact upon the amenity of the area. Following a detailed assessment, it is considered that the proposal does not comply with the relevant policies of the development plan (NPF4 and SLLDP2) and that there are no material considerations which would justify granting consent contrary to the development plan. The refusal of planning consent is therefore recommended. 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 National Planning Framework 4, as no appropriate justification has been provided for the proposal and the dwelling does not need to be situated in the green belt. 02. The proposal would be contrary to Policy 16 - Quality Homes of National Planning Framework 4 as it does not constitute the delivery of high-quality homes in the right locations as set out in the policy criteria. 03. The proposal would be contrary to Policy 17 - Rural homes of National Planning Framework 4, as the proposed location does not meet any of the criteria to be considered a sustainable rural home in the right location and, as such, cannot be supported. The proposal fails to adequately demonstrate that there is an essential need for additional workers to live permanently at their place of work. 136
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04. The proposal would be contrary to Policy 4 - Green Belt and the Rural Area of South Lanarkshire Local Development Plan 2 as no appropriate justification has been provided for the proposal and the dwelling does not need to be situated in the green belt. 05. The proposal is contrary to Policy 5 Development Management and Placemaking and Policy DM1 New Development Design of SLLDP2 as the proposed house plots are not of a size or layout that would reflect or respect the existing adjacent dwellings. 06. The proposal would be contrary to Policy GBRA8 - Development of Gap Sites of the South Lanarkshire Local Development Plan 2, as the application site does not qualify as a gap site in terms of policy GBRA8, particularly given its green belt location. 07. The proposal would be contrary to Policy GBRA9 - Consolation of Existing Building Groups of the South Lanarkshire Local Development Plan 2, as the application site does not qualify as a 'building group' in terms of policy GBRA9 and as the proposal would not reflect and respect the cohesiveness, spacing and scale of the existing houses. 08. The proposal would be contrary to Policy GBRA10 - Accommodation Associated with an Existing or Proposed Rural Business of the South Lanarkshire Local Development Plan 2, as the proposal fails to adequately demonstrate that there is an essential need for additional workers to live on site to successfully manage the business and insufficient information has been provided with regards to the long term financial basis of the business. Kevin Carr Executive Director (Community and Enterprise Resources) Date: 5 May 2026 Background Papers Further information relating to the application can be found online: P/26/0029 | Erection of two dwellinghouses, the formation of two new vehicular accesses and associated works | Land At Stoneside Of Dripps Farm Cartside Highway Thorntonhall G74 5AP Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 137
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Report Agenda Item Report to: Planning Committee Date of Meeting: 12 May 2026 Report by: Executive Director (Community and Enterprise Resources) Reference no: P/26/0229 Proposal: Residential development of 18 flatted dwellings in a 3-storey building, access arrangements, parking, landscaping and associated works Site Address: Site of Former Lindsay House 37 Kittoch Street East Kilbride Applicant: South Lanarkshire Council Agent: MAST Architects Ward: 08 East Kilbride Central North Application Type: Full Planning Permission Advert: East Kilbride News 17 March 2026 Development Plan Compliance: Yes Departures: No Recommendation: Grant subject to conditions Legal Agreement: N/A Direction to Scottish Ministers N/A 11 139
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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 a vacant area of land located within the East Kilbride Village Conservation Area and local centre. It is bound by Kittoch Street to the north, West Mains Road to the west, Montgomery Place to the east and by a public car park to the south. The surrounding land uses are mixed, as is commonplace in local centres, with a number of businesses and residential properties close to the site. 2.2. The site was formally home to Lindsay House, which has now been demolished, leaving a vacant site. Whilst most of the site is relatively level, the western edge does drop fairly sharply as West Mains Road is at a lower level than most of the site. In addition, Kittoch Street drops in elevation towards its junction with West Mains Road. The result of this is that the site is relatively prominent, sitting higher than the adjacent roads and access via Kittoch Street requires utilising an existing set of steps or a ramp. Montgomery Place, to the east of the site, leads to an existing public car park to the south of the site, together with a number of private parking areas and premises. 3. Description of Proposed Development 3.1. The proposal is for the erection of a three-storey building which would be finished with a hipped pitched roof. The proposed building would be arranged with an L-shaped footprint which would front onto Kittoch Street and West Mains Road. On the main Kittoch Street elevation, a central glazed access would provide the main access to the flats, via the retained and refurbished external steps and ramp. 3.2. The proposed building would be finished principally in a roughcast render, with natural walling on the ground floor, and smooth feature render around a number of the windows. This contrasts with the modern glazed feature entrance, which would continue up the building providing natural light into each level of the communal hallway. Solar PV panels are proposed for the less prominent sections of the roof. 3.3. The proposed social housing development would consist of twelve 2-bedroom flats and six 1-bedroom flats. A lift would provide access to all floors, allowing for a wider range of future tenants. A garden/amenity space would be provided to the rear of the building, together with a bin storage area and an enclosure concealing the required sprinkler tank. 3.4. Within the garden, clothes drying areas and cycle storage is proposed to be provided, with 6 new accessible parking bays formed, together with 5 standard parking bays (4 of them formed from the conversion of an existing small bus parking bay, within the existing car park). EV charging is also proposed to be provided, together with new landscaping to the prominent north and west of the site, adjacent to West Mains Road and Kittoch Street. 4. Relevant Planning History 4.1. The application site was formally home to Lindsay House, a two and three-storey building which served as a homeless unit, providing safe temporary accommodation to service users. This was in-use prior to the formation of South Lanarkshire Council in 1996, and in 1998 planning consent was granted for a refurbishment of the building (EK/98/0209). Following a review of temporary accommodation needs, the unit closed 140
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in November 2023 and the building was vacated. Consent was granted for the demolition of the building in 2024 (P/24/0914). 4.2. A planning application for a residential development of 16 flatted dwellings within a 4- storey building was submitted in July 2025 (P/25/0876). This application was withdrawn prior to its determination as the applicant decided to review the size, scale, height, design, and overall appearance of the proposed development, following the receipt of a number of objections to the original proposal. The result of that design review is the design and layout proposed in the current application. 5. Supporting Information 5.1. In addition to the submitted planning drawings, the applicant has provided supporting information with the application:- Design and Access Statement, January 2026 Statement on Energy, Carbon Futures, 23 December 2025 Preliminary Ecological Appraisal, Wild Surveys, 22 January 2026 Tree Survey, Simon Stuart/CCG Scotland, November 2025 Arboricultural Statement and Technical Guidance, Simon Stuart/CCG Scotland, February 2026 6. Consultations 6.1. Roads Development Management – have offered no objections to the proposal subject to conditions. They have also noted that, given the available transport links in the area, the parking arrangements and numbers are acceptable. Response: Noted. 6.2. Environmental Services – have raised no objections to the proposal subject to conditions regarding noise, dust management and control, and the inclusion of relevant advisory notes. Response: Noted. These matters can be addressed through conditions on the decision notice, as appropriate 6.3. Scottish Water – have advised that there is sufficient water supply and wastewater capacity in the area. Response: Noted. 6.4. West of Scotland Archaeology Service (WoSAS) – have assessed the site and consider that due to at least two phases of construction and demolition during the 20th and 21st centuries, the potential for the proposed development to encounter significant in situ archaeological material is not high enough to warrant a programme of archaeological work. 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 the lack of car parking for the development and reports of existing parking issues in the area. Concerns that the public car park is already well used and too busy to accommodate this development Concerns that this development will add to traffic congestion, particularly with regards to increased noise and pollution via the existing access to Montgomery Place 141
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Concerns about the scale of development in relation to the Conservation Area Concerns regarding a loss of light and overshadowing from the 3-storey building Concerns regarding overlooking and a loss of privacy Concerns regarding the layout and design, including fencing, which is not considered to meet the requirements of the Conservation Area Concerns regarding the disruption, business, and health impacts of construction activity The following issue was also raised but is not considered to be a material planning consideration and will not be considered in this assessment:- Concerns that the development may increase loitering in the area 7.2. 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 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 Policy 27 - City, town, local and commercial centres 8.3. South Lanarkshire Local Development Plan 2 (SLLDP2) (2021) The application site and associated proposals are affected by the following policies contained in the SLLDP2:- SLLDP2 Volume 1 Policies Policy 2 - Climate Change Policy 3 - General Urban Areas and Settlements Policy 5 - Development Management and Placemaking Policy 9 - Network of Centres and Retailing Policy 14 - Natural and Historic Environment Policy 15 - Travel and Transport Policy 16 - Water Environment and Flooding 142
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SLLDP2 Volume 2 Policies Policy DM1 - New Development Design Policy NHE6 - Conservation Areas 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. 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. 10.3. More specifically, the site is located within a designated local centre. NPF27 supports development proposals that enhance and improve the vitality and viability of city, town and local centres. Development proposals for residential development will be supported including new builds, the re-use of vacant buildings and the conversion of upper floors of properties. Proposals for ground floor residential use will be supported in specific circumstances, where ‘dead frontages’ are avoided, and consideration should be given to the amenity impact of city or town centre living. 10.4. SLLDP Policy 9 sets out the Council’s approach to supporting a network of strategic, town and local centres to provide retail and other local services to communities. Within local centres, any proposals for changes of use will be assessed with regards to the provision of an appropriate mix of uses that will meet the local economic and social need. 10.5. It is considered that the use of this site for a residential development is generally acceptable in principle. The local centre contains a mix of uses, and this development would not result in any loss of retail or commercial space within the area. Residential development at this location would not be out of character and there would be an acceptable level of residential amenity for future residents. Given the setting and height above Kittoch Street, the use of the ground floor for residential purposes is considered to be acceptable in this location. 10.6. The application site is also located within the designated East Kilbride Village Conservation Area. NPF4 Policy 7 supports development proposals in or affecting Conservation Areas only where the character and appearance of the area and its setting is preserved or enhanced. Relevant considerations include; the architectural and historic character of the area, existing density, build form and layout, as well as context and siting, quality of design and materials. Natural or built features that contribute to the character of the area should be retained. 143
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10.7. SLLDP2 Policies 14 and NHE6 collectively set out the Council’s views on development within or affecting Conservation Areas. Development or demolition shall preserve or enhance the character of the area as a whole, and the design, materials, scale, and siting of any development shall be appropriate to the character of the Conservation Area and its setting. Trees which have high amenity value shall be preserved. 10.8. The proposal would be a replacement for the former Linday House, a two and three storey building of a comparatively contemporary design compared to the more traditional buildings which contribute to the character of the East Kilbride Village Conservation Area. Within the wider Conservation Area, it is noted that there are other more modern three-storey flats located further along Kittoch Street, and that the area does have a mix of architectural styles and designs. 10.9. It is considered that the scale and form is not out of character for the area, and that the design and choice of materials are reflective of other nearby developments. At three stories, it is of a similar height to the former building on the site and other nearby blocks of flats, and it would not dominate adjacent buildings or be more visually prominent within the Conservation Area than the former Lindsay House. A more detailed assessment of the design and impact upon the character of the area is noted below, but it is considered that the proposal would not adversely impact upon the character of the Conservation Area. 10.10. Following the demolition of the redundant Lindsay House, the site is currently vacant. NPF4 Policy 9 supports the sustainable reuse of brownfield land including vacant and derelict land and buildings. In determining whether the reuse is sustainable, the biodiversity value of brownfield land which has naturalised should be considered. 10.11. In this instance, the building has fairly recently been demolished and the vacant site is not considered to offer significant biodiversity value. As such, the reuse of this site is considered to be sustainable and it would be a positive for the area to bring it back into an appropriate use. 10.12. 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 residential development on land not specifically allocated for housing within established settlements 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, within a designated local centre where there is a mix of residential and commercial development. 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. 10.13. 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 proposed flats would have lift access to each floor and disabled parking spaces, and they would improve the availability and types of Council housing in this area, to accommodate a wider range of people and families. 10.14. 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, given its setting within a local centre, reducing the need to travel long distances to meet everyday needs. 144
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10.15. Overall the principle of the development is considered to comply with NPF4 Policies 7, 15, 16 and 27 and with SLLDP2 Policies 3, 9, 14 and NHE6. 10.16. 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. 10.17. It is considered that the proposal will have no significant adverse impact upon the local environment, wider climate, or upon biodiversity. In this respect, the application site is currently vacant and provides a poor habitat for wildlife, although the surrounding landscaping and trees provide opportunities for birds to nest. The development of this site will involve the loss of some landscaping, but conditions can be imposed to ensure that suitable replacement landscaping is provided, with the resulting development improving the current situation in terms of biodiversity. 10.18. In addition, the location is considered to be sustainably sited in terms of its proximity to local services, with transport matters considered in detail below. The proposed new building will be required to meet current Building Standards in terms of energy efficiency, and solar PV panels are proposed to help meet the electricity needs. The proposal is considered to comply with NPF4 Policies 1, 2 and 3 and with SLLDP2 Policy 2. 10.19. Layout, Siting and Design In terms of the more detailed design, SLLDP2 Policy 5 - Development Management and Placemaking - seeks to ensure proposals take account of the principles of sustainable development, avoid significant adverse impact on the local area and include suitable access. SLLDP2 Policy DM1 seeks to ensure proposals promote quality and sustainability in design, layout and enhance or make a positive contribution to the surrounding area. NPF4 Policy 14 – Design, Quality and Place supports proposals that are consistent with the six qualities of successful places. 10.20. The proposed development is of a size, scale and design that is reflective of other blocks of flats in the local area, and it would not appear out of character. In addition, the height is similar to that of the former Lindsay House at this site. The proposed development would not result in significant overshadowing or loss of light to neighbouring residents or buildings, and there would be no significant privacy issues. The proposed external finishing materials are considered to be acceptable, and the proposed solar PV panels would not be visually prominent within the wider Conservation Area. 10.21. With regards to the layout, the proposal provides sufficient amenity space for residents, together with incorporating an appropriate bin store and space for cycle storage. The number of parking spaces and marked disabled spaces is considered to be acceptable, given the location of the site in the local centre, close to the train station and other public transport links, and given that this development would be managed by the Council’s Housing Service, who could ensure that prospective tenants were aware of the parking situation. EV charging is also proposed to be installed to support electric car use. 145
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10.22. Finally, whilst some limited landscaping would be lost to accommodate the development, the proposal does incorporate replacement planting and tree protection for the retained trees. These matters can be controlled by conditions as appropriate. Overall, the proposal is considered to comply with NPF4 Policy 14 and with SLLDP2 Policies 5 and DM1. 10.23. NPF4 Policy 13 supports development proposals where transport requirements have been considered in line with the sustainable travel and investment hierarchies, and where they provide links to modes of public transport as well as safe access to active transport infrastructure, including cycling networks and walking routes. The policy seeks to avoid new development for significant travel generating uses which would increase reliance on the private car. Development proposals which are ambitious in terms of low/no car parking will be supported, particularly in urban locations that are well served by sustainable transport modes. 10.24. SLLDP2 Policies 15 and SDCC4 similarly require developments to promote opportunities for travel by sustainable modes, and new developments that result in a significant increase in traffic and pedestrian movements should be located in areas accessible by walking, cycling and public transport. 10.25. The proposal is located within a designated local centre with a range of local shops and services within easy walking or cycling distance of the site, within the village or town centre. In addition, there are various bus routes near to the site and East Kilbride Railway Station is located approximately 120 metres to the north-west of the site. The proposal also incorporates a number of parking spaces, in particular new disabled parking spaces as well as EV charging and cycle storage. Overall, the proposal is considered to be compliant with NPF4 Policy 13 and with SLLDP2 Policies 15 and SDCC4. 10.26. 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. 10.27. 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 existing public surface water system. This would take the form of a rain garden for managing run-off water from the roof and road, together with porous paving blocks on the closest parking bays to the proposed building. The proposed SUDS scheme is considered to be acceptable in terms of NPF4 Policy 22 and SLLDP2 Policies 16 and SDCC3. 10.28. In reference to other matters raised in the representations, noise and disruption as a result of construction activity is commonplace to any construction project and is regulated and managed by other relevant legislation and standards. 146
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10.29. Conclusion Given the above, it is considered that the redevelopment of this vacant site to provide a residential development of 18 flats will have no significant adverse impact upon the amenity of neighbouring residents, upon the overall character and visual amenity of the Conservation Area, upon the function of the local centre, 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. Reason: To comply with Section 58(1) of the Town and Country Planning (Scotland) Act 1997 (as amended). 02. That, unless otherwise agreed in writing with the Council as Planning Authority, the type and distribution of external finishes shall be as shown on the approved elevation plans and in the Design and Access Statement (January 2026). Reason: To ensure the development is satisfactory in appearance and to maintain the visual quality of the area. 03. That, unless otherwise agreed in writing, before any of the flatted dwellings hereby approved are completed or occupied, the boundary treatments as shown on the approved drawings shall be installed 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. 04. The landscaping scheme as shown on drawings CCG KSEK 101.26 SL-01 and CCG KSEK 101.26 SL-02, 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. Reason: In the interests of the visual amenity of the area. 05. That the recommendations of the Arboricultural Statement and Technical Guidance for Kittoch Street (February 2026) including appropriate tree and root protection measures shall be fully implemented prior to the start of any construction works on site, and that appropriate tree and root protection measures will be retained on site at all times during construction works. Reason: To ensure that the impact of construction works on nearby trees and landscaping is mitigated in the interests of biodiversity, amenity and the local environment. 147
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06. That the recommendations contained within sections 5 and 6 of the Preliminary Ecological Appraisal (22 January 2026) including the specified pre-construction surveys shall be fully implemented prior to the start of any construction works on site, and that all works on site will comply with the recommendations of this report. Reason: To ensure that the impact of this development upon local wildlife and biodiversity is appropriate understood, managed and mitigated. 07. 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 the development shall not be completed or occupied until the surface drainage works as detailed in drawing J5776-SK041, or any replacement surface water drainage proposal agreed in writing, have been completed. 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. 08. 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. 09. 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, together with a dust management and monitoring scheme. No changes to the approved scheme shall take place unless agreed in writing by the Council as Planning Authority and the scheme shall thereafter be implemented as approved by the Council as Planning Authority. Reason: To ensure that dust is appropriately controlled during construction works to mitigate its potential impact upon the surrounding area. 10. That before the development hereby approved is completed or any of the flatted dwellings occupied, all of the parking spaces shown on the approved site plan shall be laid out and constructed to the satisfaction of the Council as Planning Authority. Reason: To ensure the provision of adequate parking facilities. 11. Unless otherwise agreed in writing, prior to the commencement of works on site, details of the proposed residents cycle store shall be provided to the Council as Planning Authority for written approval, and the approved cycle store shall thereafter be provided on site prior to the occupation of any of the flatted dwellings hereby approved. Reason: To ensure the provision of appropriate cycle storage facilities. 148
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12. That before the development is completed or brought into use, the surface of the first 2m of the of the parking bays (6 No disabled bays and 1 No EVC parking bay), as measured from the edge of the carriageway, shall be so trapped and finished in hardstanding, or a suitable alternative finish approved in writing by the Council as Planning Authority, as to prevent any surface water or deleterious material from running onto or entering the road. Reason: In the interests of traffic safety and to prevent deleterious material entering the road. 13. That before the development hereby approved is completed or brought into use, the public footways at this site shall be constructed, with appropriate pedestrian drop kerbs provided and constructed at the junction of Kittoch Street and Montgomery Place. Reason: In the interests of public safety. 14. That, unless otherwise agreed in writing, before the development hereby approved is completed or any of the flatted dwellings occupied, EV charging points as shown on the approved site plan shall be provided to the satisfaction of the Council as Planning Authority. Reason: To ensure the provision of EV charging facilities. 15. 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. The location and layout of the delivery area and turning area to ensure that all construction delivery vehicles can enter and exit in a forward gear. Reason: To ensure that construction traffic and activity does not adversely impact upon road safety. 12. Reason for Decision 12.1. The proposal would have no significant adverse impact on amenity, the character of the Conservation Area, the function of the local centre, public safety, or the local environment that would merit refusal of the application and it generally complies with the provisions of Policies 1, 2, 3, 7, 9, 13, 14, 15, 16, 22 and 27 of the National Planning Framework 4 and with Policies 2, 3, 5, 9, 14, 15, 16, NHE6, SDCC3, SDCC4 and DM1 of the adopted South Lanarkshire Local Development Plan 2 (2021). Kevin Carr Executive Director (Community and Enterprise Resources) Date: 5 May 2026 149
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Background Papers Further information relating to the application can be found online:- P/26/0229 | Residential development of 18 flatted dwellings in a 3-storey building, access arrangements, parking, landscaping and associated works | Site Of Former Lindsay House 37 Kittoch Street East Kilbride Corporate Considerations The report raises no impacts or risks in terms of equalities or financial implications. Any implications in terms of climate change, sustainability or the environment will have been considered above in terms of the relevant national and local policies. Contact for Further Information If you would like to inspect the background papers or want further information, please contact:- E-mail: planning@southlanarkshire.gov.uk 150
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