Item 5b - DC25.103.FUL
West Dunbartonshire Council · 5 November 2025
Back to Planning Committee — 5 November 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
WEST DUNBARTONSHIRE COUNCIL Report by Planning, Building Standards and Environmental Health Manager Planning Committee: 5th November 2025 DC25/103/FUL: Removal of conservatory and replace with single storey extension at 37 Islay Drive, Old Kilpatrick, G60 5EP by Ms Fiona Hennebry 1. REASON FOR REPORT 1.1 Under the Council’s approved Scheme of Delegation, as this application has been made on behalf of an elected member of the Council, it therefore requires to be determined by the Planning Committee. 2. RECOMMENDATION 2.1 That the Committee grants planning permission subject to the condition set out in Section 9 of the report. 3. DEVELOPMENT DETAILS 3.1 The application site is located in the Western Isles Estate, Old Kilpatrick. The property is an end-terrace dwellinghouse on Islay Drive. The side elevation of the property overlooks Islay Drive, while the rear curtilage overlooks a residential parking court and the rear curtilages of properties of Jura Gardens to the east. Parking is formed of two spaces in the aforementioned parking court, located immediately to the east of the site. 3.2 The rear curtilage of the application property extends to approximately 91.6sqm in footprint. Currently on the site there is an existing rear extension in the form of a conservatory of 14.75sqm in footprint, a garden room of 10sqm in footprint, a garden shed of 2.5sqm in footprint and a waste bin storage area. The rear of the plot is overlooked from the rear elevations of the adjacent properties which form a part of the terrace, and from the rear elevations of the aforementioned properties in Jura Gardens. 3.3 The proposed dwellinghouse is modern in appearance and in line with the remainder of the surrounding streetscape and the wider estate. No. 37 is orientated onto the roundabout which provides access to two separate parts of Islay Drive. The side elevation has limited features, with a single side window (serving the upstairs bathroom) overlooking two turning heads and a parking area which serves odd nos. 15-27 Islay Drive. The current rear curtilage development is visible to an extent from that area and from the parking court that serves the application property due to the gradient of the area; the rear curtilage of no. 37 can also be observed from the upper floor of the adjacent terrace. Some management of the visual impact of the current arrangement is achieved with the existing fence, estimated to be 1.8m in height, which screens the rear and side curtilage of no. 37. The adjacent properties in the terrace also feature a selection of householder development, typically in the form of garden sheds. ITEM 5b
Page 2
3.4 Planning permission is sought for removal of the conservatory and construction of a new single story wraparound side and rear extension The proposed extension would provide a replacement dining/sitting room, an additional third bedroom and a shower room with toilet. The existing ground floor lounge and kitchen, as well as the entirety of the upper floor layout would remain unchanged. 3.5 The proposed development would measure 31.6sqm in an L-shaped footprint. Its length would be 5.5m, 2m of which would overlap with the side elevation of the host property, while 3.5m of that dimension would form new rear projection. There would be 2.9m of side projection and the overall width of the proposal would measure 7.1m. These dimensions would be set against host width of 4.7m and host length of 9.9m (including existing vestibule to the front). In terms of vertical dimensions, the total height would be 4.35m, while the eaves height would measure 2.75m. This would be set against the overall height of the host property of 7.9m and its eaves height of 5.15m. 3.6 The roof would be pitched, with the ridgeline parallel to that of the host property. In terms of the elevation features, the side elevations would be left blank, while the rear elevation would feature a set of French doors to the left when facing that elevation, and a triple hopper window to the right. 3.7 No changes to parking spaces or boundary treatment are proposed. The bin storage would be moved within the rear curtilage from its current position to one near the existing garden shed in the side curtilage. Whilst reference was originally made in the application to the removal of the garden shed to the rear of the garden, it has since been clarified with the applicant that this shed has already been removed and replaced with a new garden room in the same position. This garden room will be retained following the construction of the new extension. 4. CONSULTATIONS 4.1 West Dunbartonshire Council Environmental Health Service The proposed development site is a previously contaminated site which was subject to remediation during the original construction. Therefore, considerable care requires to be taken when carrying out foundation and associated works and a related planning condition relating to unexpected contamination is attached. 5. REPRESENTATIONS 5.1 None submitted. 6. ASSESSMENT AGAINST THE DEVELOPMENT PLAN National Planning Policy 4 6.1 Policy 1 relates to tackling the climate and nature crises and states that when considering all development proposals significant weight will be given to the global climate and nature crises. Policy 2 also relates to the climate in the form of climate mitigation and adaptation and states development proposals will be sited and designed to minimise lifecycle greenhouse gas emissions as far as possible and development proposals will be sited and designed to adapt to current and future risks from climate change. Subject to condition, the proposal would have a neutral impact in respect of Policies 1 and 2.
Page 3
6.2 Development proposals will be designed to improve the quality of an area whether in urban or rural locations and regardless of scale as per Policy 14. There is no conflict with this Policy. Policy 16 relates to quality homes. Part (g) states that householder development proposals will be supported where they do not have a detrimental impact on the character or environmental quality of the home and the surrounding area in terms of size, design and materials; and do not have a detrimental effect on the neighbouring properties in terms of physical impact, overshadowing or overlooking. Part (h) states that householder development proposals that provide adaptations in response to risks from a changing climate, or relating to people with health conditions that lead to particular accommodation needs will be supported. This proposal is for a small-scale householder development which will provide an adaptation required due to health condition of a person who resides at the property and is therefore supported under this Policy. 6.3 Policy 22 which relates to flood risk and water management states that proposals will not increase the risk of surface water flooding to others, or itself be at risk; manage all rain and surface water through sustainable urban drainage systems (SUDS) and seek to minimise the area of impermeable surface. The proposal is not within an area shown at risk of flooding on the SPEA flood maps and as such there is no conflict with the policy. 6.4 The proposed development is supported by all policies of NPF4 and is assessed fully in Section 7 below. West Dunbartonshire Adopted Local Plan 2010 6.5 Policy H4 sets out standards expected of residential development, requiring high quality design in the range of house types and sizes and in terms of form, layout and materials. Policy GD1 seeks to ensure that all new development is of a high quality of design and respects the character and amenity of the area. No concerns arise in respect of the relevant matters. 6.6 The proposal overall complies with the policies of the adopted local plan and is assessed fully in Section 7 below. 7. ASSESSMENT AGAINST MATERIAL CONSIDERATIONS West Dunbartonshire Local Development 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. 7.2 Policy CP1 seeks to ensure that all new development will be expected to contribute towards creating successful places by having regard to the six qualities of a successful place (distinctive, adaptable, resource efficient, easy to get to/move around, safe and pleasant, and welcoming). The proposal offers no conflict with the six qualities of successful places and the position in respect of open space provision is assessed in detail below.
Page 4
7.3 Policy H4 relates to residential amenity. The policy states that the Council will protect, preserve and enhance the residential character and amenity of existing residential areas at all times. No residential amenity concerns arise. 7.4 It is considered that overall and subject to condition, the application proposal being assessed complies with the relevant policies above. Principle of Development 7.5 The site is an existing residential property within a well-established residential area. Policy 16 supports householder development proposals that do not have a detrimental impact on the character or environmental quality of the home and the surrounding area in terms of size, design and materials, and do not have a detrimental effect on the neighbouring properties in terms of physical impact, overshadowing or overlooking. Moreover, the policy supports householder developments that provide adaptations relating to people with health conditions that lead to particular accommodation needs. 7.6 Overall, the principle of the development of the wraparound extension is supported on this site and it rests to consider whether there are any material planning considerations or site constraints which suggest that the proposal would not be acceptable. Site Layout, Design and Appearance 7.7 The proposal, while of greater footprint than the currently present rear conservatory, is considered to be proportionate to the host and effectively utilising the available curtilage. The planned design aligns with the style of the established property and would utilise materials and finishes which would be reflective of the host. The proposal is also clearly subordinate to the host property. The height and scale of the development will have a visual impact on the streetscape, however, in the current context and existing boundary treatments, it is not considered that this impact will introduce a negative impact on neighbouring amenity or placemaking. 7.8 The visual impact of the proposal would be acceptable. While the new extension will introduce a side projection aspect, to be visible from the street level, this impact would be managed with screening afforded by the existing boundary treatment and the existing garden shed. The rear projection would be akin to that of the current conservatory. While the existing householder development in the form of the garden room in the rearmost part of the curtilage would be retained, it is not considered that overdevelopment of the plot would occur. Moreover, the to-be-retained garden room would provide some degree of screening for the proposed rear extension. Overall, the resulting development would be typical for residential areas, would not have excessive impact in relation to visual amenity and would not constitute overdevelopment. Residential Amenity 7.9 Given that the proposal replaces a conservatory which currently offers views in all directions but west and that the proposal would only offer fenestration within its rear elevation, it is not considered that it would cause a negative impact on the neighbouring properties in relation to overlooking or privacy. Given the location and dimensions of the proposed extension, there is also no concern in relation to overshadowing impact. While the available curtilage is highly developed, the proposed extension can be accommodated within it. The proposal would increase the number of bedrooms at the property from two to three.
Page 5
However, given the property is served by two parking spaces within the existing communal car park and this aligns with the parking standards applied in West Dunbartonshire, there would be no implication on parking provision. Overall, the proposal would not lead to overdevelopment in terms of the developed curtilage. The proposal would also not impact negatively on bin storage or impact on boundary treatment. Site Contamination 7.10 The Council’s Environmental Health Service was consulted due to the history of the site, understood to be used in the past as a part of a fuel terminal. The proposed development site is a previously contaminated site. The site has been remediated and this included the capping of certain areas with variable levels of clean fill. In addition, any grossly contaminated soil was removed. However, it is possible that some contamination may still be present. Therefore, considerable care requires to be taken when carrying out foundation and associated works and a related planning condition is attached. Flooding and Drainage 7.11 Policy 22 of NPF4 sets out to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. The proposal is not within an area shown at risk of flooding on the SEPA flood maps and as such is in accordance with the policy. 8. CONCLUSION 8.1 The application site forms an existing residential property within a well-established residential area, with an existing rear extension in the form of a conservatory. Subject to the imposition of a condition relating to unexpected contamination, the proposed development is acceptable. The layout and design of the development ensures that it integrates well with the existing streetscape. While the massing and footprint of the proposal are greater than those of the extension it would replace, the planned extension remains subordinate and proportionate to the host property. It is not considered that the proposed development gives rise to negative impacts on residential amenity. 8.2 Overall, subject to the condition below, the proposal is considered to be acceptable with reference to NPF4, the adopted Local Plan and proposed Local Development Plan 2, and no other material considerations indicate otherwise. 9. CONDITIONS 1) The presence of any 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 scheme 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 fit for its intended use.
Page 6
Michael Mulgrew Planning, Building Standards and Environmental Health Manager Date: 5th November 2025 Person to Contact: Michael Mulgrew, Planning & Building Standards 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. Consultation responses 3. National Planning Framework 4 4. West Dunbartonshire Local Plan 2010 5. Proposed West Dunbartonshire Local Development Plan 2 2020, as amended Wards affected: Ward 6 (Clydebank Waterfront)