Item 08 - Planning Application DC24-108-PPP
West Dunbartonshire Council · 17 June 2026
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WEST DUNBARTONSHIRE COUNCIL Report by Planning, Building Standards and Environmental Health Manager Council: 17th June 2026 _____________________________________________________________ DC24/108/PPP: Erection of residential-led (Class 8, Class 9 and sui generis) mixed use development including Class 1A (Retail), Class 3 (Restaurants and cafes), sui generis hot food takeaways/public houses, Class 4 (Office), Class 10 (Non-residential institutions) and Class 11 (Leisure) with associated outdoor space and public realm works, access, landscaping, parking and infrastructure at Artizan Centre, College Way, Dumbarton by West Dunbartonshire Council. 1. REASON FOR REPORT 1.1 This report relates to a planning application for a national development as the application site sits within the Clyde Mission area as set out in National Planning Framework 4. Under the terms of the approved Scheme of Delegation, it therefore requires to be determined by Full Council. 2 RECOMMENDATION 2.1 That the Council approve the application subject to the conditions set out in Section 9 of the report at Appendix 1. 2.2 Note that should the Council determine to approve the application, subject to conditions, the application will require to be notified to the Scottish Ministers under The Town and Country Planning (Notification of Applications) (Scotland) Direction 2009 as SEPA have objected in principle to the development. Any granting of permission by the Planning Authority would also require Notification under The Town and Country Planning (Notification of Applications) (10 or more homes on non-allocated land) (Scotland) Direction 2025. 3 BACKGROUND 3.1 The application site is located primarily on land occupied by The Artizan Shopping Centre and extends to approximately 2.8 ha. The site is bound by High Street to the south, Risk Street to the west, car parks and Dumbarton Bowling Club to the north and St Mary’s Way to the east. A small portion of the south of the development site is located within the Dumbarton Town Centre Conservation Area boundary, including the buildings fronting High Street and the whole of the site is located within the Dumbarton Town Centre. 3.2 The Council successfully gained Levelling Up Funding (now known as the Local Regeneration Fund) as part of the Connecting Dumbarton project that also included the adjacent Glencairn House project. At the time of submission, and therefore reflected in the plans and drawings, College Way was lined with retail Page 1 ITEM 8
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units which formed part of the wider Artizan Shopping Centre (which is an open air centre rather than being enclosed), albeit the majority of these units were vacant. Since the submission of the application, a number of these units have been demolished with these parts of the site currently comprising vacant land. These demolition works do not alone require planning permission. “Phase 1” of the wider redevelopment of the site which comprises works to the existing building to be retained inclusive of façade improvements to existing shopfronts together with initial landscaping and associated infrastructure was separately granted full planning permission under application DC24/081/FUL in November 2024. These works have commenced. 3.3 This application is for Planning Permission in Principle for a mixed-use development set out in a masterplan that seeks to redevelop the site and partially repurpose the existing assets where possible, as set out in Sections 3.5 and 3.6 of the Committee Report at Appendix 1. The masterplan proposes to create a new, high-quality, permeable public realm and is intended to contain the following uses: • Residential • Retail (at ground floor and key corners) • Leisure/Food and Beverage • Healthcare Facility. 4 MAIN ISSUES 4.1 A copy of the report presented to the Planning Committee is provided in Appendix 1. Sections 6 and 7 of that report set out the planning policies and other material considerations relevant to the application. The report concludes that the development, despite an objection in principle from SEPA, draws strong support from many Development Plan policies and falls within the Clyde Mission National Development. The proposal will bring significant benefits to the town centre in redeveloping underuse and vacant brownfield land whilst fully acknowledging the concerns set out in SEPA’s objection. As SEPA are in agreement with the applicants data and that all parties agree and understand the technical data that underpins the flood risk, the report sets out that considering the development plan as a whole and that as the flood risk arises from coastal flooding, which can be forecast in advance, and that mitigation measures can be designed into the development it can be considered to be overall acceptable, despite being contrary to NPF4 Policy 22. 4.2 As set out in section 4.1 SEPA have objected in principle, but have removed their objection relating the understanding of flood risk, whilst section 4.2 sets out that Council as Flood Authority have not objected to the development, subject to conditions. A full assessment of flood matters is set out in sections 7.40 – 7.52 of the Committee Report. In terms of other consultees, no objections were received from the Council’s Roads Service, Environmental Health, HES, West of Scotland Archaeological Service, Scottish Water or the council’s Biodiversity Officer. 1 public representation in support of the application was received, and this is noted in section 5 of the report. Page 2
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4.3 Taking all matters into account, with the exception of Policy 22, it is considered that the proposals, with conditions, accord with the provisions of NPF4, and the adopted West Dunbartonshire Local Plan and proposed West Dunbartonshire Local Development Plan 2. 4.4 At the pre-determination hearing at Planning Committee a representative from the applicants agents, Savils and the Flood Consultant, Kaya, were heard in respect of the application. No other party opted to take part in the hearing. Planning committee discussed concerns with officers regarding the archaeological potential of the site and how this was to be manged. Officers confirmed that the archaeological potential of the site is known and a written scheme of investigation is required by condition 13 prior to any works taking place. The condition further requires that the scheme of investigation, once agreed, is carried out in full. 4.5 After discussion the Planning Committee recommended that the application be referred to the full Council for determination, expressing the provisional view that the application should be approved with the conditions indicated within Section 9 of the Planning Committee Report (Appendix 1). 5. People Implications 5.1 There are no personnel issues. 6. Financial and Procurement Implications 6.1 There are no financial or procurement implications. 7. Risk Analysis 7.1 No risks have been identified. 8. Equalities Impact Assessment (EIA) 8.1 There is no equalities impact. 9. Environmental Sustainability 9.1 A Strategic Environmental Assessment is not required. 10. Consultation 10.1 Publicity and consultation have been carried out in line with the requirements of the planning regulations. 1 representation from a member of the public has been received in support of the proposals and consultations received from West Dunbartonshire Council Roads Service, West Dunbartonshire Council Roads Service (Flooding), West Dunbartonshire Council Environmental Health, West Dunbartonshire Council Biodiversity officer, Historic Environment Scotland, Scottish Water, West of Scotland Archaeological Service and SEPA. These are summarised in Section 4 and 5 of the Planning Committee report (Appendix 1). Page 3
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11. Strategic Assessment 11.1 The proposed development complies with the strategic priorities of the Council in particular: • Our Communities Resilient and Thriving • Our Environment A Greener Future • Our Economy Strong and Flourishing Michael Mulgrew Planning, Building Standards and Environmental Health Manager Date: 17th June 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 Appendices: Appendix 1 - Planning Committee Report: 3rd June – DC24/108/PPP Background Papers: None Wards Affected: Ward 3 (Dumbarton) Page 4