Item 5a - Planning Application DC25.012.FUL
West Dunbartonshire Council · 5 November 2025
Back to Planning Committee — 5 November 2025 and its agenda
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WEST DUNBARTONSHIRE COUNCIL Report by Planning, Building Standards and Environmental Health Manager Planning Committee: 5th November 2025 DC25/012/FUL: Construction of a new full-size 3G synthetic pitch including drainage, floodlighting & fencing at Argyll Park, Argyle Street, Alexandria by West Dunbartonshire Council. 1. REASON FOR REPORT 1.1 The application has been subject to a substantial body of objection. Under the terms of the approved Scheme of Delegation, it therefore requires to be determined by the Planning Committee. 2. RECOMMENDATION 2.1 Grant planning permission subject to the conditions set out in Section 9 below. 3. DEVELOPMENT DETAILS 3.1 The application relates to a site within Argyll Park which is located on Argyle Street in Alexandria. Argyll Park has a range of existing sports facilities including tennis courts, grass football pitches, a synthetic pitch, a bowling club, a changing pavilion and a play park. The application site itself is known as “pitch 1” and is located between the car park which is accessed from Heather Avenue and the existing synthetic pitch which was granted planning permission in 2015. 3.2 The proposed works include: The replacement of the existing grass pitch with a full-size 3G synthetic pitch measuring 97m by 56m with a 1.5m hardstanding spectator area. The erection of a 6-column LED floodlighting system measuring 15m in height. Drainage works. The erection of perimeter fencing measuring 3m in height and extending to 5m in heigh behind the goal ends. The erection of 3m high, solid acoustic fencing at goal ends. 3.3 The proposed hours of use contained within the Design and Access Statement are Monday to Sunday, 8am until 10pm. ITEM 5a
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4. CONSULTATIONS 4.1 West Dunbartonshire Council Roads Service No objections subject to conditions relating to mechanical road brush to be provided; no deliveries during the period of construction between 8.30am and 9.00am and 2.30pm and 3.30pm due to proximity to a school; and banksmen to be used for deliveries for ingress and egress. 4.2 West Dunbartonshire Council Environmental Health Service No objections subject to conditions relating to the hours of operation of the facility including the flood lighting, the acoustic fence, construction hours, vehicle delivery times during construction, contaminated land and dust. 4.3 West Dunbartonshire Council Roads Service (Flooding) No objections 5. REPRESENTATIONS 5.1 Six objections were received to the application. The detail of each objection is available for public viewing in the electronic planning file for the application. The concerns raised in the objections can be summarised as follows: Parking There is a parking issue, particularly when there are tournaments on. Flood Lighting The floodlight pitch is in operation until 10pm. The floodlights may shine into homes. Noise Balls hitting the fence is annoying. There is an existing 3G pitch with floodlights and associated noise, shouting, swearing and general anti-social behaviour. Another pitch would double the noise and anti-social behaviour. Other Concerns Queries relating to the number of trees to be felled Views will be of a fence rather than a park The park should be maintained for all rather than for footballers People are using the pitch without permission and children are there without supervision. 5.2 The points and concerns raised in the objections are considered in Section 7 below.
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6. ASSESSMENT AGAINST THE DEVELOPMENT PLAN National Planning Framework 4 (NPF4) 6.1 Policy 1 aims to tackle the climate and nature crises by requiring that significant weight be given to these issues when considering all development proposals. Policy 2 relates to the climate in the form of climate mitigation and adaptation, while Policy 3 seeks to protect biodiversity, reverse biodiversity loss, and deliver positive effects from development and strengthen nature networks. Overall, the proposal provides an improved sports facility, within a park which provides extensive sports and play facilities and as such is considered a sustainable location. No biodiversity matters arise. It is considered that the nature and scale of development proposal would have a neutral effect in respect of Policies 1, 2 and 3. 6.2 Policy 14 aims to promote and facilitate well designed development that makes successful places by taking a design-led approach and applying the place principle. Criterion (d) states that proposals which are detrimental to the amenity of the surrounding area or inconsistent with the six qualities of successful places will not be supported. Policy 15 relates to local living and 20-minute neighbourhoods and supports local access to sport and recreation facilities. The proposal complies with the above policies as the proposal will contribute towards local living without significant adverse effects on local amenity, this issue is discussed in detail in Section 7 below. 6.3 Policy 21 aims to encourage, promote and facilitate spaces and opportunities for play, recreation and sport. The proposal is for the enhancement of an existing sports facility and as such in in line with the aims of the policy. 6.4 Policy 23 aims to protect people and places from environmental harm and encourage, promote and facilitate development that improves health and wellbeing. Criterion (a) supports development proposals that will have positive effects on health, including proposals that incorporate opportunities for exercise. Criterion (e) advises that development proposals which are likely to raise unacceptable noise issues will not be supported. The proposal is considered acceptable with reference to this policy as, a sports facility will be provided, and no unacceptable noise issues are predicted to be created. This issue is discussed further in Section 7 below. 6.5 Having assessed the proposal with reference to NPF4, it is considered that the proposal accords with the policies, subject to conditions. West Dunbartonshire Adopted Local Plan 2010 6.6 Policy GD1 seeks to ensure that all new development enhances the Plan area and environmental quality in general through an emphasis on high quality design. Proposals are required to meet a number of criteria, including the need to be appropriate to the local area in terms of land use and layout and design; be energy efficient and meet the roads, parking and access requirements of the Council. It is considered that the development is appropriate for the location and in addition no objections from consultees have been received. This issue is discussed further in Section 7 below.
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6.7 The character and amenity of existing residential areas, identified on the Proposals Map, will be safeguarded and where possible enhanced in accordance with Policy H5. This includes proposals needing to reflect the character of the surrounding area in terms of scale, density, design and materials; the need to retain trees; and the requirement to avoid over development which would have an adverse effect on local amenity, access and parking or would be out of scale with surrounding buildings. As discussed below, it is considered that the development is appropriate for the location and in addition no objections from consultees have been received. 6.8 Policy E 1 relates the Council’s biodiversity duty. No biodiversity matters arise. 6.9 The site is located with an area identified as open space and as such, Policy R1 applies. Policy R1 states that developments on existing sports pitches shall not be redeveloped except in certain circumstances. This includes where the playing field which would be lost as a result of the proposed development would be replaced by a new playing field of comparable or greater benefit for sport and in a location which is convenient for its users or the upgrading of an existing playing field to provide a better quality facility, either within the same site or at another location which is convenient for its users and which maintains or improves the overall playing capacity in the area. Policy R3 relates to the enhancement of open space and sports facilities and supports the upgrade recreation facilities as and when resources allow. The proposal is for the existing pitch to be replaced with a synthetic, all-weather pitch with lighting which will increase the times which the facility can be used. As such the proposal is considered to be in accordance with the policies. 6.10 Policy F2 requires the drainage of development proposals to satisfy the principles of Sustainable Urban Drainage Systems (SUDS) and comply with the guidance in the “Sustainable Urban Drainage Systems (SUDS) Design Manual for Scotland and Northern Ireland” published by the Sustainable Urban Drainage Scottish Working Party. The proposal includes drainage and is considered to be acceptable. 6.11 Having assessed the proposal with reference to the adopted Local Plan, it is considered that the proposal accords with the policies, subject to conditions. 7. ASSESSMENT AGAINST MATERIAL CONSIDERATIONS West Dunbartonshire Local Plan (LDP2) Proposed Plan 7.1 On 15 March 2023, the Planning Committee took a decision that the Council would not adopt Local Development Plan 2. The Proposed Local Development Plan 2 (LDP2), incorporating the recommended modifications of the Examination Report received on 22 April 2020, which were accepted by the Planning Committee of 19 August 2020, remains the Council’s most up to date spatial strategy and is therefore afforded significant weight in the assessment and determination of planning applications, subject to compatibility with NPF4. The Scottish Ministers’ Direction relating to the adoption of LDP2, dated 18 December 2020, is also a material consideration.
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7.2 Policy CP1 requires new development to take a design-led approach to creating sustainable places, which put the needs of people first and demonstrates the six qualities of successful places. The proposal is considered to appropriately located and designed and as such is in accordance with the policy. 7.3 Policy H4 aims to protect, preserve and enhance the residential character and amenity of existing residential areas, including a presumption against the establishment of non-residential uses within, or in close proximity of residential areas, which would potentially be detrimental to local amenity, or which would cause unacceptable disturbance to local residents. Further to the detailed assessment set out below, it is considered that the proposal will not have a significant adverse effects on amenity. The proposal therefore complies with the above Policy. 7.4 Policy GI1 states that playing fields and sports pitches should not be developed upon apart from in certain circumstances. This includes where a new or upgraded playing field of comparable or greater benefit for sport is provided in a location which is convenient for its users and which maintains or improves the overall playing field capacity in the area. The new facility is to be provided on the site of the existing facility and as such is considered to be in accordance with the policy. 7.5 Policy ENV8 relates to light and noise. All development proposals shall incorporate design measures which minimise or reduce light pollution. All new development must also ensure that significant adverse noise impacts on surrounding properties and uses are avoided. Conditions are proposed which ensure the proposal is in accordance with the policy. 7.6 Having assessed the proposal with reference to the proposed Local Development Plan 2, it is considered that the proposal accords with the policies, subject to conditions. Principle of Development 7.7 The application site is located in an existing park with various other sports facilities surrounding. The area is identified in both the adopted Local Plan and the proposed Local Development Plan 2 as an area of open space. The proposal is to upgrade the existing sports facility from a grass pitch to a 3G synthetic pitch with associated fencing and floodlighting. The proposal to upgrade the sports facility maintains the open space and upgrades the existing sports provision. As such the proposal is in accordance with the policies relating to sports facilities and open space and is in principle acceptable in this location. Design, Appearance and Visual Amenity 7.8 The proposal is of a standard design for sports facilities of this type with the existing, adjacent synthetic pitch also having fencing and floodlights. The fencing around the existing pitch is 5m in height with 15m high floodlights. The current proposal includes fencing of differing heights and designs. At the goal ends there will be 5m high twin wire fencing as well as a 3m high, solid acoustic fence located just behind this. To the sides of the pitch, it is proposed to have 3m high twin wire fencing. Whilst the addition of a 3m high solid fence will have a visual impact on the park, it is considered that on balance the proposal is acceptable.
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This is due to the requirement of the acoustic fence in relation to noise and neighbouring properties. The 15m high floodlights will not be out of place within the park due to the existing floodlights being of the same height. Overall, it is considered that the design and appearance of the sports facility is acceptable within the park. Roads and parking 7.9 In considering the impact upon roads, traffic flow, parking and general road safety, the application site is situated within an existing park. There are a number of bus stops on Argyle Street, Govan Drive, North Main Street, Heather Avenue and Colquhoun Drive, with a number of bus routes serving the area. Balloch Train Station is an approximate 12-minute walk away also. There is an adjacent car park accessed from Heather Avenue. The assessment of roads and parking matters is principally guided by the consultation response from the Council’s Roads Service. The Council’s Roads Service provided no objection to the proposal subject to conditions to address a variety of matters during the construction phase of the development. These relate to a mechanical road brush being provided; no deliveries between 8.30am and 9.00am and 2.30pm and 3.30pm due to proximity to a school; and banksmen being used for delivery access and egress. No concerns have been raised in regard to traffic and parking issues and no conditions are recommended by Roads in respect of the operation of the completed development. As such, the proposal is not considered to have an adverse impact upon the traffic and parking of the town centre area. It is recommended that the granting of any permission includes conditions relating to delivery times during construction and the use banksmen. Residential Amenity 7.10 The proposal has residential properties located to the north on Argyle Street as well as to the south on Heather Avenue. It is accepted that any development project will generate an element of noise and activity during construction, and this cannot be a determining factor in the assessment of the application. However, subject to the conditions recommended by Environmental Health, including those in respect of construction hours and dust control, a suitable level of residential amenity will be maintained during the construction phase. Between the proposed facility and Argyle Street are other sports pitches and courts and between the residential properties on Heather Avenue and the proposal is a line of trees and a road. Whilst it is accepted that the proposed upgrade has the potential to cause noise, the noise impact assessment has concluded that subject to the installation of an acoustic fence no unacceptable noise disturbance will be created. The Council’s Environmental Health Service were consulted on the application and have no objections to the proposal subject to conditions. As such it is recommended that any granting of permission should include a condition to ensure the acoustic barrier is erected and maintained for the lifetime of the development. In addition, a condition is recommended in order to limit the times when the facility can be operated in order to protect residential amenity. There are conflicting details provided within the Noise Impact Assessment (NIA) and the Design Statement as to the proposed operational hours. Environmental Health have recommended that the hours proposed within the NIA be conditioned in order to protect residential amenity.
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7.11 The proposal also includes floodlights, and a Lighting Impact Report has been provided. Further to the consultation response from Environmental Health, it is recommended that any granting of permission also limit the hours in which floodlights can operate to be in line with the hours of operation for the facility in order to protect the neighbouring residential amenity from unacceptable impacts from light. Subject to condition, it is considered that the proposal would not have a significant adverse effect on residential amenity. Other Matters raised by Consultees 7.12 The Council’s Environmental Health Service were consulted on the application and had no objections to the proposal subject to conditions. Conditions relating to the hours of operation, the acoustic fence, construction hours, dust and vehicle delivery times are discussed above. The further conditions relate to contaminated land. As such it is recommended that any granting of permission should include such condition in order to protect public health and to ensure that the site is suitable for its intended use. Other Matters raised in representations 7.13 It has been queried how many trees are to be felled for the construction of the sports facility. The existing trees are shown as being retained on the General Arrangement Plan. A condition is recommended to ensure that the trees are protected during the construction phase of the development. 7.14 With respect to the outstanding issues raised in the representations and not already assessed above, views being altered has been highlighted. Private individuals do not have a right to a view and as such this is not a material consideration for the planning application. 7.15 Whilst 3G pitches can be used for a variety of sports including football, rugby, lacrosse and American football, the pitch proposed is arranged for football and 7v7 football. An objector has stated that the park should be maintained for all rather than footballers. There is a range of sports facilities available at Argyll Park and the policies do not limit facilities in accordance with the type of sport to be played. 7.16 Finally, concerns have been raised regarding the pitch being used without permission, users gaining access via climbing fences and children accessing the facility without supervision. Such matters cannot be controlled by the planning system and as such are not a consideration of the planning application. 8. CONCLUSION 8.1 Overall, the proposal for a full size, 3G pitch will provide opportunities for sport to be played during times of the year when inclement weather would deem the natural grass surface unplayable or dangerous. The application site is located within an existing park which is designated an open space within both the adopted Local Plan and Proposed Local Development Plan 2. The upgrade of the existing grass pitch to a synthetic pitch with associated fencing, drainage and floodlighting is supported in principle in such an area. Whilst the objections received are acknowledged, there are no material planning considerations that suggest that planning permission should be refused.
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Following consideration of the proposal and informed by the consultation responses from the Council’s Environmental Health Service and Roads Service, it is concluded that, subject to the conditions below, the proposal is in accordance with policies set out in National Planning Framework 4, the adopted Local Plan and proposed Local Development Plan 2. 9. CONDITIONS 1. Prior to the commencement of any works on site, full details of tree protection measures for all trees within or adjacent to the application site shall be submitted to and approved in writing by the Planning Authority. The approved measures shall be erected in accordance with British Standards Recommendations for trees in Relation to Construction, currently BS 5837:2012, to the satisfaction of the Planning Authority and not removed during the course of all works in both implementing the development hereby permitted and during the removal works. Reason: To ensure the retention of and avoidance of damage to trees during development and site reinstatement works. 2. Unless otherwise agreed in writing by the Planning Authority, the opening hours for the sports facility and the use of the associated floodlighting system approved by this application shall be as set out within the Adnitt Acoustics Scotland, First Issue Noise Impact Assessment (dated 29 August 2024): Mondays to Fridays: 0900-2200 Saturdays and Sundays: 0900-2100 Notwithstanding the above hours, all external lighting luminaries shall be turned off when the sports facility is not in use. Reason: To ensure that the development does not adversely affect the amenity of neighbouring properties by creating excessive noise. 3. Prior to commencement of the use, the acoustic barrier as detailed on plans “100 – General Arrangement” and “301 – Fencing Detail” shall be erected. The fence shall have a minimum mass of 10kg/m2 which can be certified for the lifetime of the barrier. The fence shall thereafter be maintained for the lifetime of the development to the satisfaction of the Planning Authority. Reason: To ensure that the development does not adversely affect the amenity of neighbouring properties by creating excessive noise. 4. During the period of construction, all works and ancillary operations (including deliveries) which are audible at the site boundary, shall be carried out between the following hours unless otherwise approved in writing by the Planning Authority: Mondays to Fridays: 0800-1800 Saturday: 0800-1300 Sundays and public holidays: No working
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Reason: To ensure that the development does not adversely affect the amenity of neighbouring properties by creating excessive noise and disturbance at unsocial hours. 5. Unless otherwise agreed in writing, during the period of construction, no commercial vehicle making deliveries to or collecting material from the development shall enter or leave the site: Before 08:00 Between 08:30 and 09:00 Between 14:30 and 16:30 or after 18:00. A banksman shall be used during the access and egress of all delivery vehicles, service vehicles and any other vehicles calling at the site. Reason: To minimise noise and disturbance to nearby residents at unsocial hours and due to the proximity to a school. 6. The presence of any previously unexpected contamination that becomes evident during the development of the site shall be reported to the Planning Authority in writing within one week, and work on the site shall cease. At this stage, if requested by the Planning Authority, an appropriate investigation and risk assessment shall be undertaken and a remediation strategy shall be submitted to and approved by the Planning Authority prior to the recommencement of site works. The approved details shall be implemented as approved. Reason: To protect public health and to ensure that the site is suitable for its intended use. 7. If there is a requirement to either re-use site won material or to import material then the assessment criteria and sampling frequency that would adequately demonstrate its suitability for use shall be submitted to and approved by the Planning Authority prior to any material being re-used or imported. In addition to this and in accordance with BS3882:2015 and BS8601:2013, material to be used in the top 300mm shall also be free from metals, plastic, wood, glass, tarmac, paper and odours. On completion of the works and at a time and or phasing agreed by the Planning Authority, the developer shall submit a verification report containing details of the source of the material and appropriate test results to demonstrate its suitability for use. Reason: To protect public health and to ensure that the site is suitable for its intended use. 8. Unless otherwise approved in writing by the Planning Authority, no development shall commence on site until such time as a scheme for the control and mitigation of dust has been submitted to and approved in writing by the Planning Authority. The scheme shall identify likely sources of dust arising from the development or its construction, and shall identify measures to prevent or limit the occurrence
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and impact of such dust. The approved scheme shall thereafter be implemented fully prior to any of the identified dust generating activities commencing on site and shall be maintained thereafter, unless otherwise approved by the Planning Authority. Reason: To minimise the occurrence of dust, in the interests of the amenity of the area. Michael Mulgrew Planning, Building Standards and Environmental Health Manager Date: 5th November 2025 Person to Contact: Michael Mulgrew, Planning, Building Standards and Environmental Health Manager Email: Michael.Mulgrew@west-dunbarton.gov.uk James McColl, Development Management Team Leader Email: James.McColl@west-dunbarton.gov.uk Appendix: Location Plan Background Papers: 1. Application forms and plans 2. Representations 3. Consultation responses 4. National Planning Framework 4 5. West Dunbartonshire Local Plan 2010 6. Proposed West Dunbartonshire Local Development Plan 2 2020, as amended Wards affected: Ward 1 (Lomond)