Item 5a - DC25.175.FUL - Construction of a spectator stand and relocation of ballstop fencing at Holm Park Glasgow Road Clydebank
West Dunbartonshire Council · 11 February 2026
Back to Planning Committee — 11 February 2026 and its agenda
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WEST DUNBARTONSHIRE COUNCIL Report by Planning, Building Standards and Environmental Health Manager Planning Committee: 11th February 2026 DC25/175/FUL: The construction of a spectator stand and relocation of ballstop fencing at Holm Park, Glasgow Road, Clydebank, G81 1YA by Clydebank Football Club 1. REASON FOR REPORT 1.1 The planning application is subject to an objection from a statutory consultee. Under the terms of the approved Scheme of Delegation, it therefore requires to be determined by the Planning Committee. 2. RECOMMENDATION 2.1 Refuse planning permission for the reason set out in Section 9 of the report. 3. DEVELOPMENT DETAILS 3.1 The site sits within Holm Park which is a football ground located in Clydebank sited at the corner of Glasgow Road and Dock Street. The grounds are home to both Clydebank Football Club and Yoker Athletic Football Club and used seven days a week by a range of users (football teams). Holm Park is bounded to the north by Glasgow Road, Dock Street to the east, Cart Street to the south and commercial units to the west. Beyond the industrial units to the east, is the Exolum Storage Ltd site at Rothesay Dock. 3.2 This application site itself is located to the rear of the western goal end which is currently grassed. The planning application proposes the construction of a spectator stand and relocation of ballstop fencing to accommodate the proposed stand. The proposed stand measures approximately 4.1m in height at its highest point, 34.4m in length and 2.9m in width. The ballstop fence proposed is located to the rear of the stand and is proposed to be 5m and height and span 40m. The stand provides 150 seats which will increase the stadium capacity from 1260 to 1410. Proposed materials are noted as black plastisol coasted profile metal sheeting for the roof and walls for the stand and white powder coated metal for the pitch side fencing to match existing. 4. CONSULTATIONS West Dunbartonshire Council Roads Service 4.1 Based on the further information provided and written confirmation that an agreement is now in place for the use of the car park at Aurora House in Clydebank to support parking for Holm Park, no objections. West Dunbartonshire Council Roads Service (Flooding) 4.2 No objections ITEM 5a
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West Dunbartonshire Council Environmental Health 4.3 No objection subject to conditions relating to hours of work, unexpected contamination and importation/reuse of soil and waste. Health and Safety Executive (HSE) 4.4 HSE's advice is that there are sufficient reasons on safety grounds, for advising against the granting of planning permission in this case. This is because the proposal would result in a material increase in members of the public being present outdoors in the inner consultation zone of the fuel storage site. It is the policy of the Land Use Planning team to advise against a planning application for new development if it would result in members of the public being introduced into an area outdoors in an inner consultation zone, unless they would only be present in small numbers, for a short time and usually well dispersed (such as at dog walking fields and areas of golf courses not including the club house). 5. REPRESENTATIONS 5.1 Twenty-three representations in support were received from those within both the Clydebank and further afield. The full details are contained within the planning file and are available for public viewing. However, the key points in support can be summarised as follows: Full support for the application. The stand should happen as soon as possible. This is inspirational for young local footballers, especially the ones in the football academy. The club gives a great heart to the town. The proposal will help Clydebank getting the bronze licence required to continue climbing up the Scottish football pyramid. The proposal will support Clydebank FC, Yoker Athletic and many associated community groups, from children’s to youth to women’s and amateur football teams who use the facility. WDC should do everything to keep this thriving club moving forward. The proposal is vital for the long-term sustainability of Clydebank FC and others who use the grounds. The covered seating is required by the elderly and families. The proposal will provide an improved matchday experience for all users of the facility. The proposal will bring more fans from the local community to support local team. There will be an economic benefit to Clydebank and its businesses. The fan base support local businesses across the town throughout home matches by purchases before and after matches and travel firms for away matches. The proposal will attract more visitors. The points in support are considered in the appraisal in the Section 7 below. 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
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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. Policy 3’s intent is to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. Subject to a variety of matters being addressed by condition, the proposal would have a neutral impact in respect of Policies 1, 2 and 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. Policy 15 relates to local living and 20-minute neighbourhoods. Development proposal will contribute to local living including, where relevant, 20-minute neighbourhoods. The proposal also relates to an existing facility and as such accords with the existing settlement pattern. The proposal provides improved sport facilities and as such contributes to the 20 minute neighbourhood. There is thus no conflict with these Policies. 6.3 Policy 21 relates to play recreation and sport. Part (g) states that development proposals that include new or enhanced sport facilities will provide effective management and maintenance plans covering the funding arrangements for their long- term delivery and upkeep, and the party or parties responsible for these. Subject to conditions, there is no conflict with this policy. 6.4 Policy 23 relates to Health and safety. Part (g) states that development proposals within the vicinity of a major accident hazard site (because of the presence of toxic, highly reactive, explosive or inflammable substances) will consider the associated risks and potential impacts of the proposal and the major accident hazard site/pipeline of being located in proximity to one another. The site is within proximity of the Exolum Storage Ltd site at Rothesay Dock and HSE have advised against the granting of planning permission. The proposal cannot be considered to be supported by this policy which is further assessed in Section 7 below. West Dunbartonshire Adopted Local Plan 2010 6.5 Design and layout considerations are set out in Policy GD1 which outlines that all new developments are expected to be of high-quality design and to respect the character and amenity of the area in which it is located. Proposals are required to be considered against a list of development control criteria. No concerns arise in respect of this policy. 6.6 T4 requires development sites to be well integrated into walking, cycling and public transport routes. Significant new development is to be accessible to public transport networks and developer contributions will be required where such development is shown to impact on public transport infrastructure. Whilst the proposal increases capacity at the grounds, it is not considered a significant development and as such no concerns are raised regarding access to public transport. 6.7 Policy E1 states that the Council in exercising its planning function will further the conservation of biodiversity. The area is identified as open space on the proposal map and as such policy R1 relating to the retention of open space applies. This policy states existing sports pitches shall not be redeveloped except for in certain circumstances. This includes where the proposed development is ancillary to the principle use of the site as a sports pitch. Policy R3 relates to the enhancement of open space and sports facilities and encourages the development of commercial sports facilities throughout the Plan area subject to the normal planning considerations under Policy GD1. The proposal is in accordance with the policies outlined above as the pitch is retained and the supporting facilities improved.
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6.8 Policy DC 5 relates to Notification Zones and states that the Council will seek advice from the Health and Safety Executive when considering the appropriateness of development within the consultation distances of certain installations including the Kaneb Terminals at Rothesay Dock, Clydebank. The HSE have recommended the refusal of the planning application by ‘advising against’ the development. This 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. 7.3 Policy GI1 safeguards open space and outdoor sports facilities and stats that sports pitches should not be development upon except in certain circumstances including where the proposed development is ancillary to the principal use of the site as a playing field or involves a minor part of the playing field which would not affect its use and potential for sport and training. The proposal is not on the pitch directly and is a supporting facility for the ground overall, as such the proposal is in accordance with the policy. 7.4 Policy ENV1 is similar to the ecology policy of the adopted Local Plan. The proposal would have a neutral impact in respect of this policy. Policies ENV8 relates to Air, Light and Noise Pollution and Policy ENV9 Contaminated Land. Policy CON1 requires development proposals to accord with the National Roads Development Guidelines and be in alignment with the provisions of the Regional and Local Transport Strategies. Developments which do not meet these requirements will not be acceptable unless sufficient justification has been provided to demonstrate why a departure from these strategies is required. Subject to conditions, the proposal raises no issues in relation to these policies. 7.5 The matters relevant to the assessment against the above policies are addressed in detail below. There is no policy within proposed Local Development Plan 2 that addresses development proposals within the vicinity of a major accident hazard site. In the absence of such a policy, it is concluded that the proposal is in accordance with policies of the proposed Local Development Plan 2. Creating Places Guidance and Green Network and Green Infrastructure Guidance 7.6 The Creating Places Supplementary Guidance – November 2022 seeks to achieve high quality development with a design led approach based on a thorough appraisal of the site and an analysis of its context and sets out that this is expected for all
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development proposals and it is considered this is achieved. Subject to conditions, no conflicts are expected to arise with the guidance. Principle of Development 7.7 The proposed site sits within the existing grounds of Holm Park and is designated within both the adopted Local Plan (LP) and proposed Local Development Plan 2 (LDP2) as open space. The proposal to improve the facilities at the existing football ground with the creation of an additional stand with seating is in accordance with Policy 15 of NPF4, polices R1 and R3 of the LP and GI1 of the proposed LDP2 which relate to open space and sports provisions. 7.8 The site also sits within the inner consultation zone for the Exolum Storage Ltd site at Rothesay Dock and as such the Health and Safety Executive were consulted. The consultation response was an “advise against” and as such is an objection to the proposal. This is because the new stand would result in a material increase in members of the public being present outdoors in the inner consultation zone of the fuel storage site. Whilst major hazard sites are subject to the requirements of the Health and Safety at Work etc. Act 1974, which specifically includes provisions for the protection of the public, the possibility remains that a major accident could occur at the installation and that this could have serious consequences for people in the vicinity. Although the likelihood of a major accident occurring is small, the HSE consider it prudent for planning purposes to consider the risks to people in the vicinity of the hazardous installation. Where hazardous substances consent has been granted (by the Hazardous Substances Authority), then the maximum quantity of hazardous substance that is permitted to be on site is used as the basis of HSE's assessment. HSE's advice is that there are sufficient reasons on safety grounds, for advising against the granting of planning permission in this case. 7.9 Policy DC5 of the adopted Local Plan requires a consultation to be undertaken with HSE where required but offers no further planning policy position should a significant risk be identified. Policy 23 part (g) of NPF4 requires that development proposals within the vicinity of a major accident hazard site (because of the presence of toxic, highly reactive, explosive or inflammable substances) will consider the associated risks and potential impacts of the proposal and the major accident hazard site/pipeline of being located in proximity to one another. Having fully considered the associated risks as required by Policy 23 and informed by HSE’s advise against recommendation, it is considered that a significant risk would arise from the development. The proposal is therefore not supported with reference to Policy 23 of NPF4. 7.10 It is therefore considered that whilst there is support for the improvement of sports facilities, the risk associated with bringing additional, stationary members of the public into the inner consultation zone for the fuel storage site cannot be supported by the adopted West Dunbartonshire Local Plan or National Planning Framework 4. Design, Appearance and Visual Amenity 7.11 In terms of the design, the stand is a simple, but standard design. The surrounding area is designated and occupied by business and industry and as such the design and materials are in keeping. A five metre, white ballstop fence is also proposed to be located to the rear of the stand. Whilst a height of five metres is a significant fence, due to its location behind the stand and between the football club and an industrial unit it is not considered that the fence would have an unacceptable impact upon the visual amenity of the area. As such, the proposal is considered acceptable in regard to its design, appearance and visual amenity.
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Traffic, parking and sustainable transport 7.12 The Roads Service were consulted on the application and initially responded with a request for further information. The applicant was requested to demonstrate where attendees will be able to park, provide details of any agreements in place with third parties in relation to parking and to confirm both the current and proposed spectator capacity of Holm Park. In response the applicant provided a statement as well as stating that there are facilities for disabled parking within the car park and that ambulant spectators may arrive on foot, by bus or train and motorists are able to use the Farmfoods overflow car park or unrestricted on street parking in the vicinity of the stadium. The Roads Service responded to this information stating that there is now an agreement is now in place for the use of the car park at Aurora House in Clydebank to support parking for Holm Park and that subject to a condition relating to written confirmation of the parking agreements the Roads Service have no objection to the proposal. Ecology, biodiversity and protected species 7.13 The site currently comprises a small, grassed embankment within a mixed and heavily developed area. No concerns arise in respect of ecology and biodiversity. The Inner Clyde Special Protection Area (SPA) classified for its overwintering Redshank is over 1200 metres from the application site, significantly beyond the distance that necessitates a consultation with NatureScot. No concerns therefore arise in this respect. The approach to biodiversity enhancement will require to be set out within the detail of the development and this requirement can be addressed by condition. Matters raised in representation 7.14 Matters raised in the representations were all in support. Supporters of the application wish for the proposal to take place as soon as possible and note the positive impact the proposal would have for both the club and its facilities but also for the wider community of Clydebank. It is acknowledged that the proposal will have a positive impact for Holm Park, however it is not considered that this outweighs the risk in regard to the inner consultation zone for the fuel storage site as set out in sections 7.8 to 7.10 above. 8. CONCLUSION 8.1 The proposal site is located within an area that is designated in both the adopted and proposed plans as an area of open space. The improvement of open space and sports facilities is supported in National Planning Framework 4 through Policy 15 relating to 20 minute neighbourhoods as well as policies R1 and R3 relating to the retention and enhancement of open space as well as policy GI1 of the proposed Local Development Plan 2. 8.2 The proposal is however also located within the inner consultation zone for the fuel storage site located at Rothesay Dock and the Health and Safety Executive have objected to the proposal. This is due to the proposal for the stand resulting in a material increase in members of the public being present outdoors in the inner consultation zone of the fuel storage site. The proposal therefore poses a potential safety risk for those using the proposed stand due to the proximity of a major accident hazard site. Accordingly, the proposal is not supported by Policy 23 g) of National Planning Framework 4 together with Policy DC5 of the West Dunbartonshire Local Plan. 8.3 Whilst the improvement of sporting facilities is supported and this specific development would be of notable benefit to the clubs using the football park, this is not outweighed by the significant safety concerns raised by the Health and Safety Executive. As such it is recommended that planning permission be refused.
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9. REASONS FOR REFUSAL 1. The proposal would result in a material increase in members of the public being present outdoors in the inner consultation zone of the fuel storage site. The proposal therefore poses a safety risk for those using the proposed stand. Accordingly, the proposal is not supported by Policy 23 g) of National Planning Framework 4 or DC5 of the West Dunbartonshire Local plan. Michael Mulgrew Planning, Building Standards and Environmental Health Manager Date: 11th February 2026 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. Representations 4. National Planning Framework 4 5. West Dunbartonshire Local Plan 2010 6. Proposed West Dunbartonshire Local Development Plan 2 2020, as amended 7. Creating Places Guidance (2022) Wards affected: Ward 6 (Clydebank Waterfront)