Item 3 - Elected Members Briefing - Development of former Playdrome site
West Dunbartonshire Council · 9 August 2022
Back to Planning Pre-Application Consultation — 9 August 2022 and its agenda
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ITEM 3 WEST DUNBARTONSHIRE COUNCIL Residential development consisting of 127 new dwellings, car parking, Suds attenuation and Landscaping and Park area, Site of former Playdrome site 2 Abbotsford Road, Clydebank G81 1PA Elected Members Pre-Application Briefing Meeting: 9th August 2022 ___________________________________________________________________ 1. Purpose The purpose of this briefing note is to advise Members of pre-application consultation taking place regarding the redevelopment of the former Playdrome site Clydebank. This briefing is also to give members an opportunity to highlight any issues which they consider any future planning application ought to address. The merits of the proposals are not being considered, and no decisions will be made at this stage. The agreed procedures and protocol for Elected Member involvement at the pre-application stage are attached as appendices. 2. Background The site was recently marketed by the Council and a preferred developer has been selected – Miller Homes. Regular pre-application meetings between the developer and the Planning Service have taken place and the proposal was recently presented to the Place and Design Panel. The developer has taken onboard recommendations of the Place and Design Panel and this has influenced the current layout. 3. Site description The site is located in Clydebank Town Centre and is on the site of the former Playdrome leisure centre and car park at Argyll Road which was demolished in October 2021. It is approximately 3.46 hectares of brownfield land. The site is bounded to the north by the Forth and Clyde Canal, Argyll Road to the east, Chalmers Street to the south and Abbotsford Church, Clydebank Credit Union and the rear of properties on Sylvania Way South to the west. 4. Development Details A total of 127 houses are proposed which are either semi-detached units, terraced units or town houses. There are 126 three bedroom homes and 1 four bedroom corner feature house proposed. Of the 3 bedroom houses, 20 of these will be townhouses which will be 3 storey in height. The remaining units will be 2 storey in height. Access to the development will be taken from a single access point on Chalmers Street although an emergency access and footway link will be provided off Argyll Road. The design and layout of the development has evolved from a series of meetings with Planning Officers, the Placemaking Co-ordinator and the recommendations of the Place and Design Panel. The layout is provided in a grid pattern with the house units to the
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East, South and West boundaries being outward facing with rear gardens internal to the site. A large linear park is created along the Western boundary which separates the existing commercial development from the new residential development. The linear park will provide open space, landscaping and play facilities which can be used by residents and the general public. It will also accommodate a Sustainable Drainage System facility within this area. The northern area of open space will be provided for residents and the public. Footpath linkages and bench seating will be strategically located along the length of the linear park. 5. Planning Policies In the Adopted Local Plan the site is allocated as a Retail Development Opportunity under Policy RET 4(2) with support given for the development of a superstore opportunity within Clydebank town centre. In Local Development Plan 2 Proposed Plan, the strategy for Clydebank is to develop a stronger evening economy, leisure opportunities and greater residential development within and around the Town Centre. Transforming the area of Forth and Clyde Canal as a focal point and multi-functional area for recreation with a mix of uses is supported on the site with specific reference to support retail units that integrate with and provide a strong frontage and relationship with the Canal. Under Clydebank Policy 3 on the Playdrome site development proposals for retail units that integrate with and provide a strong frontage and relationship with the Canal in accordance with Policies WD1 and FCC1 will be supported. Policy CP3 requires a masterplanned approach to the site to ensure it is developed comprehensively and in accordance with the Clydebank Town Centre Development Framework. The recently approved Clydebank Development Framework reflects retail becoming a less dominant use within the town centre and a predominately residential future for the former Playdrome site. It proposes a mixture of residential, leisure and commercial uses that can create positive places and linkages highlighting the importance of creating a positive relationship with the canal as well as opportunities to enhance the north south connections through the site. 6. Main Issues The redevelopment of the site for residential development with associated public open space is supported in principle by the framework of planning policy. The main issues requiring to be addressed as part of the planning application include the following: Placemaking –. The layout, design and materials of the residential development should be of very high quality so that it provides a positive recognisable town centre neighbourhood. It should provide a catalyst for other development in the town centre, along the Canal and supports the long term town centre regeneration of Clydebank and future proposals of Clydebank Development Framework.
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Connection with adjacent town centre uses and the Canal - Having the Canal on the northern part of the site presents a distinctive opportunity and maintaining visual and physical connections to the canal should be an important objective for the development. Consideration needs to be given to ensure that the new development connects to the Forth and Clyde Canal and it supports and is compatible with other town centre uses. Sustainable Design – The development should use modern sustainability construction methods in its design and materials. Proposals should aim for high levels of energy efficiency with a fabric first approach. A sustainable palette of quality materials and colours should be selected to fit this town centre location. Natural environment – Consideration should be given to adding further biodiversity and natural elements. The provision of quality open space for residents and the wider public to provide health and wellbeing benefits is to be encouraged and provides a greening corridor in the town centre. Existing trees on the site are being retained and integrated into the development and form part of open space areas. Accessibility and parking – The site is highly accessible with good connections to the surrounding area including the existing footpath network, the nearby bus station and the train station. Priority should be given to walking to ensure optimum convenience for pedestrians providing a pleasant, well lit inclusive development. The new development should encourage use of more sustainable modes of transport such as walking and cycling with the provision of car parking minimised. Visitor parking should be provided for adjacent uses. Community and Economic Benefits -The wider community and economic benefits it brings to the local area in terms of providing new quality homes for sale, quality open space, creating jobs and providing wider health and wellbeing outcomes needs considered. Technical Matters – The development should ensure that any issues regarding ground works, flooding and sustainable drainage matters are fully addressed in terms of the design of the proposals. 7. Next Steps All Elected Members are invited to attend a presentation on the proposals by members of the design team, and to participate in a subsequent discussion. Following this pre-application meeting, the applicant intends to prepare their planning application for submission and address any comments received during this meeting. On receipt of any such application it would be advertised in the press, weekly list and the Council website to allow the public to view the plans and make representation. The application would then be presented to Planning Committee for consideration and determination in due course. Pamela Clifford Planning, Building Standards and Environmental Health Manager Date: 1st August 2022 Person to Contact: Pamela Clifford, Planning & Building Standards Manager,
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email: Pamela.Clifford@west-dunbarton.gov.uk Appendices: Location plan Background Papers: None Wards Affected: Ward 6 - Clydebank Waterfront