Item 8-Appendix 1

West Dunbartonshire Council · 27 March 2024
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WEST DUNBARTONSHIRE COUNCIL
Report by Planning, Building Standards and Environmental Health Manager
Planning Committee: 17th January 2024
DC23/149/FUL: Erection of 128 residential homes, associated roads,
infrastructure and open space on existing brownfield site,
Residential Development Site, Abbotsford Road, Clydebank
by Miller Homes.
1. REASON FOR REPORT
1.1 The planning application is a national development as set out in the Schedule
to the Town and Country Planning (Hierarchy of Developments) (Scotland)
Regulations 2009 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 considered by the Planning
Committee before being determined by the Council. 
2. RECOMMENDATION
2.1 That the Planning Committee hears the applicant and those who have made
representations and refers the application to full Council for determination with
a preliminary recommendation, based on the information considered to date,
that it be approved, subject to the conditions in Section 9 below. 
3. DEVELOPMENT DETAILS
3.1 The application site is located within the town centre of Clydebank, on the site
of the former Playdrome Leisure Centre and car park, and extends to
approximately 3.56 hectares in size. The site’s northern boundary adjoins the
Forth and Clyde Canal which is a scheduled monument. To the east is Argyll
Road and to the south is Chalmers Street with the elevated Helensburgh to
Glasgow railway line beyond. To the west of the site is Abbotsford Road and
the rear of commercial units associated with Alexander Street. The surrounding
uses are predominantly community and retail based, with residential properties
located opposite of Argyll Road. 
3.2 The Playdrome Leisure Centre closed in 2017 and following the opening of a
new Leisure Centre on Queens Quay. Works to demolish the building and clear
the site were completed in early 2022. The majority of the application site now
lays vacant with a mix of hardstanding, hardcore areas that are starting to green
following demolition as well as existing amenity planting throughout the site as
well as around the boundary. The application site also incorporates Abbotsford
Road which remains open together with a car park located to the west of
Abbotsford Road. These spaces are currently used by visitors to facilities
nearby including the Clyde Shopping Centre. 
APPENDIX 1

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The turning area adjacent to the existing Clydebank Waterfront Parish Church
which is accessed via Abbotsford Road is also included in the development site. 
3.3  Planning permission is sought for the construction of one hundred and twenty
eight houses and associated works. The development comprises of a range of
dwelling sizes including fourteen, two bedroomed properties, one hundred and
thirteen three bedroom properties and one, four bedroom property. These are
mixed across the site between semi-detached and terraced properties. There
are eight different house types across the mostly flat site which would be a mix
of two and three storey in height. External materials are proposed to comprise
of grey concrete roof tiles, facing bricks together with dark grey uPVC windows
and doors. Each property will feature adjacent parking either within street bays
or parking courts as well as private garden areas. Rear gardens will be defined
by 1800mm high timber slatted fences as well as 800mm timber dividing fue
fences. Boundary fences will also include localised sections of acoustic fencing
to a maximum height of 3 metres. The terraced blocks which spans Chalmers
Street and Argyll Road incorporated a feature corner property in order to allow
the terrace to curve around the corner. These properties will be outward facing
from the site. Along Abbotsford Road, and more briefly along Chalmers Road,
the configuration of the three storey townhouses creates a saw tooth style
arrangement due to the gable facing front elevation. The remainder of the
houses predominately have their principle elevation to the internal roads and
paths of the site. Other design features such a canopies, solar panels and
Juliette balconies are proposed on various house types. 
3.4 There is one existing vehicular access point on Chalmers Street from which it
is proposed to maintain and extend site access from. The access from
Chalmers Street, onto Abbotsford Road also serves an existing car park as well
as access to the rear of commercial properties and this access is retained as
part of the development as is access to the Church. As noted above, each
house is proposed to have its own dedicated parking space meaning one
hundred and twenty eight spaces are provided with an additional twenty two
visitor parking spaces located throughout the development. Three electric
vehicle charging points are proposed to be located within these visitor parking
spaces. Twenty eight further spaces are proposed to be created to serve the
existing properties including the adjacent Credit Union, Salvation Army and
Church of Scotland – Waterfront Parish Church buildings. Internally to the site,
four new roads are to be created as well as an internal car park. There are a
network of new footpaths proposed throughout the site with six pedestrian links
to the wider surrounding area. 
3.5 The proposal features open and amenity green space. This is principally
comprised of a large area of open space which incorporates play provision to
the north of the site and an area of open space within a linear park running
along the western boundary of the site, totalling an area in excess of 6700sqm.
Additionally, the eastern and western boundaries of the site have green strips
between the housing and the boundary which allows for much of the existing
boundary treatment to be retained. Small pockets of green space are also
proposed throughout the internal layout of the site.

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3.6 In support of the application, the applicant has submitted a range of supporting
documentation and information including a Supporting Statement, NPF4
Assessment, Response to Clyde Mission, Pre-application Consultation Report,
Design and Access Statement, Transport Statement, Travel Plan, Tree Report,
Ecological Constraints Survey, Energy Statement, Statement of Community
Benefit, Noise Impact Assessment, Factoring and Management Proposal and
3rd Party Access Statement.
4. CONSULTATIONS
4.1 West Dunbartonshire Council Roads Service have no objection to the proposal
in respect of roads and parking, other than the proposed temporary construction
access. No objections on flooding matters. 
4.2 West Dunbartonshire Council Environmental Health Service have no objections
subject to conditions relating to an updated report on contaminated land, further
associated contaminated land conditions, an updated Noise Impact
Assessment, construction noise, hours of work, piling, dust control, air quality,
lighting and waste. 
4.3 West Dunbartonshire Council Biodiversity Officer has no objections to the
proposed development. 
4.4 West Dunbartonshire Council Dept. Of Education and Cultural Services have
no objections to the proposed development based on the capacity and current
roll numbers for high schools and primary schools within the area. 
4.5 Historic Environment Scotland have no objections to the proposed development
but note the need for Scheduled Monument Consent in relation to works located
within the scheduled area of the Forth and Clyde Canal. 
4.6  Glasgow Airport no objections but note that the use of a crane will require
consultation with the airport. 
4.7  Scottish Canals have no objections to the proposed development. 
4.8 The Coal Authority have no objections to the proposed development further to
the submitted letter confirming that the thick coal seam outcrop is not expected
to bisect this site, specifically owing to a fault. 
4.9 Scottish Water, Scottish Power, Scottish Environmental Protection Agency
(SEPA), Strathclyde Partnership for Transport (SPT) and West of Scotland
Archaeology Service have no objections to the proposed development. 
5. REPRESENTATIONS 
5.1 Three representations have been received in connection with the proposed
development which includes objection submitted on behalf of Marie McNair
MSP, the Clydebank Co-operative Society and one member of the public.

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The full details are contained within the planning file and are available for public
viewing. However, the points raised can be summarised as follows: 
• The proposal will have a significant negative impact to the local area.
• This application will virtually erode the car parking spaces that remain. 
• The proposed development fails to meet the West Dunbartonshire Council
parking standards.
• There will be a loss of 192 spaces including 5 accessible spaces which
service local shops and businesses at the Clydebank Shopping Centre. 
• Local businesses which will be impacted are against this proposal as are
those who use this car park and visit Clydebank Shopping Centre for social
activities and essential shopping.
• There will be more limited entry for those who depend on travelling by car
to Clydebank Shopping Centre where business and employment are
already being hit by online and city traders.
• An approval would have an adverse impact on the economic welfare, not
only to Clydebank Shopping Centre, but to the community of Clydebank. 
• The removal of the car parking will seriously undermine active travel, as this
facility is used by the public who commute from Clydebank train station for
work and leisure. 
5.2 The matters raised above are considered and addressed in Sections 6 and 7
below. 
6. ASSESSMENT AGAINST THE DEVELOPMENT PLAN 
National Planning Policy Framework 4
6.1 Eighteen National Developments have been identified within NPF4. These are
significant developments of national importance that will help deliver the spatial
strategy. NPF4 highlights that National Development status does not grant
planning permission and all relevant consents are required. Clyde Mission is a
national development focused on the Clyde and an area up to 500 metres from
the river edge. One of the aims is to repurpose and reinvigorate brownfield land
and support local living. The site lies partly within the Clyde Mission area and
the proposed development will revitalise a vacant brownfield site within the town
centre and Clyde Mission area. 
6.2 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. 
6.3  Policy 3 requires development proposals to contribute to the enhancement of
biodiversity. The policy goes on to set out the requirement for proposals for
national and major development to demonstrate that it will conserve, restore
and enhance biodiversity.

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Policy 7 addresses the historic environment and supports development
affecting scheduled monuments where direct impacts on the scheduled
monument are avoided, and significant adverse impacts on the integrity of the
setting of a scheduled monument are avoided. 
6.4 As the site has been previously developed, Policy 9 addressing brownfield,
vacant and derelict land applies. Development proposals that will result in the
sustainable reuse of brownfield land including vacant and derelict land and
buildings, whether permanent or temporary, will be supported. 
6.5 Policy 13 supports proposals to improve, enhance or provide active travel
infrastructure, public transport infrastructure or multi-modal hubs. This includes
proposals for electric vehicle charging infrastructure. 
6.6 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. Consideration will be given to existing settlement pattern, and
the level and quality of interconnectivity of the proposed development with the
surrounding area, including local access to affordable and accessible housing
options, ability to age in place and housing diversity. 
6.7 Policy 16 relates to quality homes. Part (b) requires development proposals that
include 50 or more homes to be accompanied by a statement of Community
benefit. Part (c) supports proposals for new homes that improve choice, this
includes a range of size of homes. Part (f) states that development proposals
for new homes on land not allocated for housing in the Local Development Plan
will only be supported in limited circumstances where: the proposal is supported
by an agreed timescale for build-out; the proposal is otherwise consistent with
the plan spatial strategy and other relevant policies including local living and 20
minute neighbourhoods; and either delivery of sites is happening earlier than
identified in the deliverable housing land pipeline, the proposal is consistent
with policy on rural homes, is for smaller scale opportunities within an existing
development or the proposal is for the delivery of less than 50 affordable homes
as part of a local authority supported affordable housing plan. 
6.8 Green infrastructure is considered through Policy 20. Proposals incorporating
new or enhanced blue and/or green infrastructure will be supported. Where
appropriate, this will be an integral element of the design that responds to local
circumstances 
6.9  Policy 21 relates to play, recreation and sport and requires development
proposals that are likely to be occupied or used by children and young people
to be incorporate well designed, good quality provision for play at an appropriate
scale. New streets should be inclusive and enable children and young people
to play in the neighbourhood. New play provision will as far incorporate a range
of requirements including being accessible.

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6.10  Policy 22 - 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. Policy 23 does not
support proposals which are likely to raise unacceptable noise issues. The
agent of change principle applies to noise sensitive development. Policy 24
supports proposals that incorporate appropriate, universal, and future-proofed
digital infrastructure. 
6.11 Policy 27 - City, town, local and commercial centres part (e) relates to town
centre living. Development proposals for residential development within
city/town centres will be supported, including new build residential
development. 
6.12 The proposed development lies partly within the Clyde Mission area where the
redevelopment of underused brownfield sites is supported. Following a policy
assessment, it is concluded that the detail of the proposal is supported by NPF4
and is assessed fully in Section 7 below. 
West Dunbartonshire Adopted Local Plan 2010 
6.13  Policy UR1 encourages the redevelopment and re-use of underused, vacant
and/or derelict land and buildings for appropriate uses such as housing. Policy
RD1 give preference to residential development on brownfield sites within the
urban area rather than on greenfield land. 
6.14 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 H5 safeguards and where possible enhances the
character and amenity of existing residential area. 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. 
6.15 The site is listed in Schedule RET4 – Retail Development Opportunities.
RET4(2) is identified as being an opportunity for the erection of a Class 1
superstore of 8000sqm. These opportunity sites will be supported by the
Council for retail development subject to conformity with the provisions of Policy
RET 2 and other Local Plan policies. 
6.16 Policy RET5 seeks to improve the environment of the town centre of Clydebank
in partnership with other agencies. Applications for non-retail uses within the
designated town centres, will be favourably considered where they contribute
to the vitality and viability of the town centre and do not conflict with other Local
Plan policies. 
6.17  Policy BE 5 relates to Scheduled Ancient Monuments and other Archaeological
Sites. As the Forth and Clyde Canal is scheduled monument this policy applies.
Policy R4 – Forth and Clyde Canal also applies. Part A of this policy states
there will be a general presumption against development which is not
compatible with the objective of protecting and improving the recreational and
navigational amenity of the canal.

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Part C encourages recreational and sporting activities adjacent to the canal.
Part D relates to footpaths on the offside and Part F seeks to orientate
development towards and integrate with the canal. Policy BE2 seeks to ensure
that the setting of any listed building is not adversely affected. 
6.18 Policy R2 specifies the open space provision required for all developments.
Assessment of open space requirements has been undertaken against the
more updated “The Green Network and Green Infrastructure Guidance -
November 2022 as set out in Section 7 below. 
6.19  Policy T1 and T4 requires sites to be integrated with sustainable travel. Policy
E1 relates to the Council’s biodiversity duty and Policy E5 requires new
development proposals to consider impacts on trees and incorporate suitable
tree planting. Policies F1 and F2 aim to ensure that new development is not at
risk from, and does not increase the risk of flooding, and has suitable SUDS
drainage infrastructure. Policy DC7 supports the inclusion of on-site micro-
renewable technologies. 
6.20  As the site is identified within the adopted Local Plan as a retail development
opportunity, the proposed residential development is contrary to the Plan.
Following a full assessment of the application proposal, it is considered that the
material considerations are such that a departure from the adopted Local Plan
can be justified. This assessment is set out 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 The Clydebank Town Centre Development Strategy supports a range of
development including: 
• Maintaining the Clyde Shopping Centre as an attractive retail core while
allowing a greater mix of uses throughout the Town Centre; 
• Developing a stronger evening economy, leisure opportunities and greater
residential development within and around the Town Centre; 
• Transforming the area around the Forth and Clyde Canal as a focal point
and multi-functional area for recreation which connects people again with
the Canal; and
• Development of the former Playdrome site.

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7.3 Clydebank Policy 3 encourages a mix of uses on the Playdrome site that deliver
high quality place-making and design standards. Development proposals
should align with the site briefs and Clydebank Can Guidance. 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. 
7.4 Clydebank Proposal 1, Co-operative Building relates to proposal for the Co-
operative Building but also its setting and character for proposals in the
surrounding area due to its Category B listing. 
7.5 Policy CP1 seeks to ensure that housing is of a high quality, adaptable and is
designed to be suitable for a mix of occupants. It indicates 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). Policy CP2 requires the integration and consideration of green
infrastructure from the outset of the design process through to its maintenance
and stewardship of the resource. 
7.6 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. 
7.7  Other Town Centre areas (non-core town centre) are covered in Policy SC3.
Proposals for non-retail uses, including housing will be supported in these areas
where the development encourages visits to the Town Centre and are
appropriate to the Town Centre’s role and function. 
7.8  As the proposal area is within the scheduled area for the Forth and Clyde Canal,
applies. Policy BE1 states that where development would adversely affect a
scheduled monument or the integrity of the setting of a scheduled monument,
permission will only be granted where there are exceptional circumstances.
Policy FCC1 also relates to the canal and seeks to enhance this green network
asset. Development that would have an adverse impact on the canal or its
setting will not be permitted. 
7.9 Policies GI2 and GI4 relate to green infrastructure. Policy GI2 requires new
development to meet with the open space standards set out within the policy.
Where a development has difficulty providing these standards on site, or where
a relaxation of the standards can be justified, developers will require to accord
with Policy GI4 and provide a contribution towards the types of projects outlined
within the policy and detailed in the Green Network and Green Infrastructure
Planning Guidance. GI4 sets out the requirements for Developer Contributions.
Policy CP2 requires the integration and consideration of green infrastructure
from the outset of the design process through to its maintenance and
stewardship of the resource.

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7.10 Policies ENV1, ENV4, and ENV6 are all similar to the ecology and tree, water
environment and flooding policies of the adopted Local Plan. Policy ENV8
requires developments to address air quality, lighting and noise as part of the
planning process, whilst policy ENV9 requires all potentially contaminated sites
to be remediated where necessary to ensure that the site is suitable for the
intended use. 
7.11 Policy CON1 requires that significant travel generating uses are designed to
encourage sustainable transport. CON3 encourages improvements to core
paths, natural routes and access and Policy CON4 sets out a need for all
developments to install sufficient broadband provisions. 
7.12 RE4 encourages micro-generation within or associated with individual
properties and Policy RE5 relates to low and zero carbon buildings and states
that new buildings should conform to the sustainability standards. 
7.13 It is considered that the development proposal being assessed complies with
the relevant policies and development strategy as addressed below. 
Creating Places Guidance and Green Network and Green Infrastructure
Guidance
7.14 The Creating Places 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
development proposals. The proposal has been informed by a comprehensive
pre-application process as encourage by the Guidance. This has resulted in a
development proposal that achieves a high quality design that responds to the
local context and accords with the approach set out in the Creating Places
Guidance. 
7.15 The Green Network and Green Infrastructure Guidance - November 2022
seeks to ensure that the proposal also integrates landscaping and green
infrastructure as part of the setting of the new development and open space
created. This will include a focus on biodiversity enhancement. The on-site
provision follows the above Guidance in respect of residential development
proposals. The open space also integrates with the wider green network
adjacent inclusive of pathway connections and accords with the above
Guidance. 
Clydebank Town Centre Development Framework 2021
7.16 This document provides a framework for Clydebank town centre to deliver the
social and cultural ambitions of the community. The document identifies that
what is needed now, amongst other things, is residential development within
the town centre. The Playdrome site itself is shown as a residential site within
the Priority Phase 1 within this document. Also identified within the vision for
Clydebank Town Centre is the reconnection of the new “centre” with the canal,
the river and transport infrastructure to create a new public “heart” for the town.
One of the key concepts of this is a new linear park connecting the town centre
to Queens Quay and the Forth & Clyde Canal which is brought forward as part
of this application.

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Whilst the Framework sets out a development mix of flatted blocks together
with family housing, the proposal being considered does not include flats nor
does it incorporate some ground floor active uses to key edges and corners of
the site as identified in the Framework as a potential approach, overall, the
development is supported by the Framework. 
Principle of Development
7.17 The site is a brownfield site within the town centre of Clydebank. It is not
specifically identified in either the adopted Local Plan (LP) or the proposed
Local Development Plan 2 (LDP2) as a residential development opportunity.
Whilst not identified as a residential development opportunity, the sustainable
re-use of brownfield land is supported through Policy 9 of NPF4. Policy 16
requires development proposals for 50 or more homes to be supported by a
Statement of Community Benefit and this has been provided by the applicant.
The Statement demonstrates that the proposal meets local housing
requirements, enhances local infrastructure and improves the residential
amenity of the surrounding area and brings residential development back into
the town centre. Policy 16 also supports development proposals for new homes
on land not allocated for housing where they are supported by an agreed
timescale for build-out, that the proposal is otherwise consistent with the plan
spatial strategy and other relevant policies including local living and 20 minute
neighbourhoods. However Policy 16 also requires housing on allocated sites to
either be delivery of sites earlier than identified in the plan, consistent with policy
on rural homes, for smaller scale opportunities, or for less than 50 affordable
homes as part of a local authority supported affordable housing plan. This
proposal does not fit into any of these categories however it should be
acknowledged that the aspirations for the site have changed since both the
adopted Local Plan and proposed Local Development Plan 2 were written.
West Dunbartonshire Council’s 2021 Clydebank Town Centre Development
Framework identifies the former Playdrome site as a site primarily for residential
development and is supported by Policy 15 encouraging local living. 
7.18 The site now also sits within the Clyde Mission Area. The Clyde Mission is
focused on the River Clyde and the riverside from South Lanarkshire in the east
to Inverclyde and Argyll and Bute in the west and focusing on an area up to
around 500 metres from the river edge. Clyde Mission is an ambitious
redevelopment programme being taken forward. It is a collective, cross-sector
effort and partnership working will help bring forward assets and sites that are
ready for redevelopment to sustain a range of uses. Mixed use, including
residential and redevelopment of brownfield land is within the designation and
classes of development contributing to Clyde Mission. In further assessing the
application proposal, it is also noted that this site was first taken to market by
this Council in 2009. Given the location of the site within the town centre, the
primary focus was to regenerate the site for commercial/retail uses. However,
due to a shift in market trends, the site is no longer attractive for such uses.
Having attempted to dispose of the site for nine years for commercial uses, it is
clear that the site being brought forward for residential uses is the only, current
viable development option which also meets the ambitions of Clydebank
Development Framework and NPF4.

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7.19 The proposal to redevelop underused and vacant land is also supported by
Policy UR1 of the Local Plan together with Policy RD1 which sets out a
preference for residential development on brownfield sites. Policy H2 of
proposed LDP2 supports new housing development on sites in Schedules 2
and 3, this Policy does not preclude the development of other sites where
appropriate. 
7.20  Policy 27 of NPF4 further supports the development of housing on this site. The
site is identified as being part of the Town Centre in the adopted Local Plan.
Part (e) of Policy 27 supports development proposals for residential
development within town centres including new build residential development.
Within the LDP2, Policy SC3 supports housing where the development
encourages visits to the town centre and are appropriate to the Town Centre’s
role and function. The role and function of town centres in general has changed
in recent times with a reduction in the floorspace required. A housing
development retains people within the town centre, extending its hours of use
and increasing its role and vibrancy. The Clydebank Town Centre Development
strategy further supports the position of bringing residential development into
the town centre by encouraging allowing greater mix of uses throughout the
town centre and also identifies the Playdrome site as a site for development.
Policy 15 of NPF4 supports development proposals that will contribute to local
living including, where relevant, 20 minute neighbourhoods. The provision of
new residential properties within an accessible town centre area inclusive of
nearby transport links contributes to local living in accordance with the policy.  
7.21 Overall, the application site is identified as a retail development opportunity
within the adopted Local Plan and not specifically as a residential development
opportunity within proposed Local Development Plan 2. Whilst the development
does not meet the criteria of Policy 16 of NPF4 more weight should be attached
to other NPF4 policies regarding local living, town centre living and the use of
brownfield sites. Therefore, the principle of the development of housing on this
brownfield site, situated within the town centre of Clydebank and within the
Clyde Mission area can be supported. A departure from the development plan
can therefore be justified in this instance for the reasons outlined above. 
Site Layout, Design and Appearance
7.22 New residential layouts require to be well designed, take cognisance of the
setting into which they are introduced and provide a high quality environment
of well-designed buildings in a setting of gardens and open space whilst
recognising the impact on existing neighbouring properties. The site is located
within the defined town centre, however, residential areas lie to the east and to
the south beyond the railway. To the south, on Whitecrook Street (which has
its rear gardens bounding Argyll Road) there are three storey terraced tenement
flats and to the south are a mix of two storey, terraced houses as well as four
storey blocks of flats although these are blocked from view by the railway line.
The proposed development follows the overall theme and pattern of
development by emulating the terraced pattern in the locality whilst providing a
wider range of housing types in the housing sizes. It is considered that the
density of development is compatible with the character and amenity of the
wider adjacent residential area and appropriate for a town centre location.

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7.23 It is recognised that the layout requires to be designed to respond to the
constraints of the site, including surrounding roads, commercial properties and
the adjacent canal which is a scheduled monument. A large sewer is also
located under the northern part of the site fronting the canal. There is one
existing vehicular access point which will remain as is with a main loop road
extending from this through the new development with further streets spurring
off. Pedestrian links are, however, strengthened with multiple pedestrian links
to and from the site from Argyll Road as well as a pathway connecting the canal
tow path, through the open space and into the site. Whilst the sewer precludes
the development of buildings fronting the canal, the development takes the
opportunity to locate an area of open space and landscaping next to the canal
tow path providing an attractive Canal frontage with pedestrian links to the
development and Argyle Road ensuring this area is active. This approach, also
reduces any impact upon the Canal as a scheduled monument. Separation is
gained between the residential and commercial properties by the inclusion of a
linear park. This also provides a green linkage and pedestrian route through
what was once a very impenetrable site linking the Canal and Church to the
railway station before connecting to Titan Boulevard via Hume Street. The
creation of a linear park is a key aspect of the Clydebank Town Centre
Development Framework. 
7.24 Considering design, the proposed buildings are two and three storeys in height
with a variety of different house types which will assist in creating visual interest
within the development. The proposed houses will be of a modern design and
it is considered that this approach will enhance and contribute positively to the
aesthetic of the area. The houses will also feature solar panels incorporated
into the roof covers. Whilst the Clydebank Town Centre Development
Framework sets out a development mix of flatted blocks together with family
housing, the proposal being considered does not include flats. However, the
use of three storey buildings to reinforce the edges of the development and
maximise density on this town centre site responds to the overall approach set
out in the Development Framework. It is therefore considered that the proposed
layout has responded to, and made the most of the site and its surrounding
environments and what is proposed successfully integrates into the wider area.
The built ratio of each plot accords with the requirements of the Council’s
Creating Places Guidance (2022) and this ensures a suitable level of garden
ground and associated private amenity space is provided for new residents. 
7.25 Turning to the proposed materials, the new houses will be finished externally in
facing brick and a concrete tile roof. The facing brick details submitted by the
applicant comprise of two clay bricks, one in a red tone and one in a buff tone
with an industrial appearance. The use of clay bricks provides a high quality
visual appearance and this material is a positive addition to the wider
development. The use of such a material is in accordance with the established
approach taken on other sites where the use of high quality materials has been
proposed to ensure the best possible development. The use of appropriate
conditions will ensure the acceptable bricks are used as well an appropriate
mortar colour.

Page 13

The development has been subject of extensive pre application discussions
with the Placemaking Co-ordinator and Planning Officers to ensure it provides
a high quality development in terms of layout, design and materials which
responds to the town centre location. 
7.26 In further considering the appearance of the new development, it is
acknowledged that street furniture can have an adverse visual impact and dilute
the quality of the appearance of the development if not carefully considered. It
is therefore appropriate to attach a condition requiring full details of the siting
and position of items such as telecommunications cabinets and grit bins. 
7.27 Overall, it is considered that the proposal will create a well-designed and
integrated development which will address the six qualities of successful places
by having a distinctive identity, forming safe streets, having quality green
infrastructure, using high quality materials and being sustainable, all complying
with policies GD1, DS1 and CP1 of the adopted and proposed Plans alongside
the Residential Development Design Guidance. 
Impact on the Forth and Clyde Canal
7.28 The site lies adjacent to the Forth and Clyde Canal which is a scheduled
monument. The length of the monument is approximately 3 miles (5 km) and
runs from the western edge of Old Kilpatrick (on the west) to a point 600m west
of the bascule bridge at Linnvale (on the east). The monument includes the
entire length in water together with the banks on either side together with the
tow path running along the side. It is a superlative example of Georgian civil
engineering. It was the first of Scotland's great inland waterways to be
constructed (between 1768 and 1790). Policy 7 of NPF4 relates to scheduled
monuments and supports development that where direct impacts on scheduled
monuments are avoided and significant adverse impacts on the integrity of the
setting are avoided. The Canal has much activity surrounding it and this
residential development will only enhance this activity. Policy FCC1 of proposed
LPD2 and Policy R4 of the Local Plan relate to the Forth and Clyde Canal itself.
These policies seek to enhance the green network asset and also encourage
recreational activities adjacent to the canal. The play park element of the
proposal is adjacent to the Canal which is supported by these policies. Scottish
Canals in their consultation response noted that vibro-piling is proposed and
that this would require further details. Also details of any public realm lighting in
areas adjacent to the Canal are requested as well as litter bins. The
requirement for Third Party Works approval is also noted and that access to the
Canal should be maintained at all time. It is considered that these points can
be addressed by condition. Historic Environment Scotland have no objections
to the proposal but note the requirement for Scheduled Monument Consent.
West of Scotland Archaeology Service have noted that no archaeological
issues arise and no conditions are required. 
Residential Amenity
7.29 In assessing the amenity of both existing residents within the town centre the
site has been cleared of development in the recent past although what was
there previously was not a residential development.

Page 14

Whilst the new development will introduce new houses in proximity to existing
residential properties where it was previously a leisure centre, the scale and
massing of the previous building was significant and the new houses will likely
have a lesser impact. It is acknowledged that the new buildings will, however,
extend across a larger area of the site than the leisure centre. The row of
tenement flats which has their rear gardens facing onto Argyll Road is three
storeys in height, with the majority of the proposed development being two
storey in height with some three storey properties. It is further considered that
there is no adverse impact on daylight or sunlight to the nearest houses will
occur due to the separation distances proposed. Window to window
relationships within the development itself are also acceptable. The inclusion of
a play park within the vicinity will be a positive addition to residential amenity as
will the addition of further pedestrian links through the site. The development
will undoubtedly bring additional activity to the area, the occupation of new
dwellings is not expected to cause any noise or activity beyond that typically
found in a town centre area. 
7.30 Whilst it is accepted that any construction site will produce an element of short
term noise and disruption, the Council’s Environmental Health Service highlight
the requirement that the construction of the development is undertaken in a way
that ensures that adjacent residential amenity is not adversely affected. A range
of conditions are recommended and it is considered appropriate to attach these.
These include restricting construction working hours to 8am to 6pm Monday to
Friday and 8am to 1pm on Saturdays. Conditions relating to piling and dust
control are also recommended. 
7.31 In further assessing the amenity of the residents of the new houses proposed
there are a number surrounding noise sources due to the sites central location
within the existing settlement of Clydebank. In order to address the impact
created from the surrounding noise sources, including the adjacent Argyll Road,
acoustic fences are proposed for some properties. In a limited number of
properties these acoustic fences reach a height of 3 metres. The majority of
acoustic fences proposed are 2.5 metres in height. In support of the application,
a Noise Impact Assessment (NIA) was submitted. The Council’s Environmental
Health Service has commented that the NIA makes assumptions throughout
the document. As such conditions will be required relating to
validation/verification of the mitigation measures proposed. This would consist
of a report being submitted detailing the various specifications of acoustic
glazing, ventilation, and construction elements being installed in each of the
properties in line with the colour coded drawings that form part of the NIA. Whilst
further details are required, it is overall concluded that there are no significant
concerns regarding noise that would make the development unacceptable. As
such conditions are recommended in relation to an updated NIA to be
submitted.

Page 15

Traffic, parking and road safety
7.32 The applicant has submitted a Transport Statement in support of the proposal.
Whilst, the Transport Statement notes that one hundred and twenty seven
houses are proposed and that all are terraced, the proposal as submitted is for
one hundred and twenty eight houses in a mix of terraced and semi-detached.
These minor variations do not impact on the ability to assess the proposal. 
7.33 The development site incorporates an existing area of public parking located to
the west of Abbotsford Road. This area comprises some one hundred and
ninety two spaces, including five accessible spaces, used presently by visitors
to neighbouring facilities. These parking spaces currently serve a number of
uses, including overspill from the adjacent shopping centre, in particular the Co-
op building, the Credit Union building immediately adjacent and the Waterfront
Church to the north. A degree of staff parking for the shops and businesses is
also likely. It is also possible that a certain amount of park-and-ride activity may
take place in this area. Parking surveys were carried out by the applicant on a
number of days at a variety of times in order to assess the level of parking within
the area. It was concluded there is more than sufficient free parking available
in neighbouring commercial parking area to accommodate the diversion of
existing parking on the development site, should it be displaced by the
proposed residential development.  
7.34 In terms of parking within the residential development proposed, one hundred
and twenty eight private vehicle spaces are provided, on-street for the one
hundred and twenty eight properties. In addition there are twenty two general
visitor bays including nine disabled bays. Twenty eight further spaces are
proposed to be created to serve the existing properties including the adjacent
Credit Union building. Three electric vehicle charging points are proposed to be
located within visitor parking spaces. 
7.35 In assessing traffic generated by the new development, it is important to
acknowledge that any trip generation must be offset against the former
development use of the site. The Transport Statement states that it would be
the case that traffic was generated by the previous Leisure Centre use during
the weekday morning and evening commuting peak hours when a residential
development would also be expected to generate its peak travel activity. Thus
the figures would in practice be higher than any net new travel on the local
transport network as a result of the proposed residential development. This is
considered within the Transport Statement as being readily capable of being
accommodated by the existing transport network in and around the site. Given
that the predicted residential development trip generation would, in practice, be
reduced due to the effect of the previous leisure centre trips being removed
from the local road network, it is considered that the traffic and travel impact of
the proposed residential development would be accommodated on the local
travel networks.

Page 16

7.36 The Council’s Roads Service has considered the application proposal and has
no objections in regard to the site access being served by the existing access
from Abbotsford Road as road widths and geometry are all acceptable. Parking
levels provided are concluded to be below the prescribed parking standards
however due to the close proximity to local transport provision and good active
travel links are considered to be acceptable. It is however noted that the
application details suggests the creation of a temporary access from Argyll
Road for the construction phase of the development. The Roads Service would
refuse this request unless evidence is provided to show that safe access/egress
cannot be maintained from Abbotsford Road. As such it is recommended that
any granting of permission attach a condition relating to the submission of a site
management scheme for construction traffic. 
7.37 Concerns regarding the removal of parking, the impact that the removal of
parking will have on the surrounding area and the proposals perceived failure
to meet the West Dunbartonshire Council parking standards are raised in the
objections submitted. The Council’s Roads Service note that the parking
standards adopted by the Council follow the guidance provided in the National
Roads Development Guidelines. Whilst the Guidelines do provide some
expected parking provision levels, they also highlight that these can be adapted
to suit proposed developments which are located in central locations. In main
urban areas where a development is serviced by good active travel and public
transport links with access to healthcare, education, food shopping and
employment these parking levels can be reduced. The former Playdrome site
is centrally located within Clydebank with short walking distances to Chalmers
Street Bus services and Clydebank Train Station. Chalmers Street and the
surrounding area is serviced by 22 different bus services providing access
across Clydebank, into Glasgow and east to Dumbarton. The site is also located
adjacent to the NCN7 route providing an off road cycling route to both
Dumbarton and Glasgow, as well as access onto other parts of the road
network. West College Scotland is located in close proximity to the site as is
Whitecrook and Cunnard Primary School providing access to education.
Additionally Clydebank Shopping Centre, Clydebank Health Centre and the
Golden Jubilee Hospital are also within a short walk or transport ride of the
development site, all of which provides the opportunity to reduce the parking
provision which would be normally required in a more residential suburban
environment. 
7.38  In regards to the reduced parking provision for those wishing to use the
shopping centre and local transport whilst the proposal will remove 192 public
parking spaces there is existing capacity within the public car park on
Coldstream Road to accommodate required parking levels. Parking survey
evidence provided in the Transport Statement, albeit only surveyed over two
week day periods and one Saturday period, highlights that the existing parking
within Coldstream Road is underutilised and has the capacity to cope with the
additional demands.

Page 17

7.39 In support of the application the applicant has submitted an Access Statement
which addresses vehicular and pedestrian access arrangement that have a
direct effect on the existing operators/users/businesses who solely make use
of Abbotsford Road. The statement covers the measures that have been agreed
with each of the existing users to ensure that their access is preserved both
during the construction period and beyond. The Salvation Army, The Dalmuir
Credit Union, the Clydebank Shopping Centre, The Clydebank Co-Operative
and the Church of Scotland – Waterfront Parish Church are all outlined within
the statement as having had access rights created as well as additional parking
spaces in some cases. 
7.40  As such it is considered that the removal of existing parking in order to make
way for the new residential development will not have a significant adverse
impact as there are alternative vehicle parking areas within the vicinity as well
as good public transport links and the Council’s Roads Service offer no
objection to the proposal on this basis. The addition of one hundred and twenty
eight homes into the town centre will increase footfall and vitality which in turn
will have a positive impact to the local area and an economical boost to local
businesses and other community uses. 
Sustainable Transport
7.41  The site is located within the heart of Clydebank. The further point in the north
of the site is approximately 315m from the bus stops on Chalmers Street. These
existing stops, at the time of the Transport Statement, served 22 different bus
services. In addition, the entrance to Clydebank Railway Station, also on
Chalmers Street, is approximately 360m from the furthest point in the north of
the site. The development site benefits from a wide range of pedestrian
facilities, including traffic signal controlled crossing of Argyll Road to the east
and Chalmers Street to the south. Cycling is catered for in the form of National
Cycling Route 7 which runs east – west along the Forth and Clyde Canal,
turning south from the Canal adjacent to Argyll Road and continues east into
Glasgow and west to Dumbarton and beyond. To the east of Argyll Road, Route
7 becomes Route 754 and follows the Canal east with connections to other
routes to Glasgow City Centre before continuing east towards Edinburgh. It is
therefore concluded that the combination of a regular train service, high
frequency bus services, dedicated off road cycle routes and a well-established
pedestrian network ensure that the site is highly accessible in terms of access
to sustainable transport. The site is also located within the heart of the town
centre with a wide range of facilities within walking distance. In addition, the
applicant has provided a travel information pack which encourages reduced
dependency on the private car by highlighting the location of local amenities,
public transport services and active travel routes to be provided to the residents
of the new houses. It is recommended that the provision of this travel plan is
conditioned.

Page 18

Trees, landscaping and open space
7.42 A variety of trees exist within the site. These are in the form of boundary planting
and amenity planting within what was the car park of the leisure center. They
are not protected by a Tree Protection Order and formed part of the soft
landscaping scheme for the leisure centre that previously occupied the site. It
is accepted that trees internal to the site are required to be removed in order to
accommodate the new development. It is not considered that they are
significant specimens and new tree planting is provided (one hundred and six
new trees proposed) as part of the new development. The existing tree planting
around the boundary of the site will be retained as part of the new development. 
7.43 The landscaping strategy includes a variety of plants, flowers and trees to
encourage wildlife and biodiversity to the site. In terms of hard landscaping
areas, variety is also proposed with a mix of materials. New tree planting is also
proposed throughout the development. The Council’s Biodiversity Officer offers
no objection to the approach to the proposed landscaping. The overall
approach to planting is considered appropriate and the implementation and
maintenance can be addressed by condition. 
7.44 In respect of open space within the proposed development, this is principally
comprised of a large area of open space which includes play equipment to the
north of the site and a linear park to the west of the site. There is also green
space between the houses and the boundary of the site as well as pockets of
green space throughout the development. In terms of the requirements of Policy
GI2 of proposed Local Development Plan 2 together with the Our Green
Network guidance, the required greenspace for the number of bedrooms
provided within the overall development of this site is 9363sqm. The
greenspace for this site provided exceeds this required number and therefore
the level of green space provided by the development is acceptable. 
7.45 As noted, there is a proposed play park to be included within the green space
at the north of the site, between the housing development and the Forth and
Clyde Canal. The inclusion of a play park is in accordance with the aims of
Policy 21 of NPF4 which requires development proposal that are likely to be
occupied or used by children to incorporate well designed, good quality
provision for play at an appropriate scale. However, no details of the play
equipment which is to be installed has been provided. A condition requiring this
detail to be provided would ensure that the range of requirements of Policy 21,
including inclusivity are met. 
7.46 Overall, there is no unacceptable impact on existing open space and the quality
and range of open spaces will all contribute to the overall success of the
transformation of this vacant site. 
Flooding and drainage
7.47 Parts of the site are identified as having a medium flood risk for surface water.
The Council’s Roads Service noted that the development of the site would
address the existing surface water flood risk. SEPA have no objections to the
proposal.

Page 19

In terms of drainage, SuDS is incorporated into the development to address
surface water, with attenuation proposed within an area to the south west of the
site. Whilst details of the overall approach is provided, this is not supported by
detailed calculations to allow it to be concluded that the design capacity is
appropriate. Overland flow pathways are also not provided and it cannot be
concluded that any run-off in extreme events will not impact on either the
existing or proposed residential properties. However, there is no suggestion
that a suitable system cannot be provided and final details can therefore be
addressed by condition. 
Ecology
7.48 There are no environmental designations covering any part of the site however
the Inner Clyde which is designated as an area of SPA, SSSI, Ramsar and
RSPB reserve is found approximately 0.5km south of the site. The Ecological
Constraints Survey does however conclude that due to the distance from the
site there will be no impacts upon the Inner Clyde designations. The survey
report does not highlight any protected species of concern. Whilst the area may
provide suitable habitat for foraging otter and water vole, no field signs of either
were found. A pre-construction survey for otters is however recommended as
part of the survey report. Due to the high mobility of wildlife and to re-establish
the ecological baseline, if the proposed works are not commenced within 12
months of the report it is recommended that the project ecologist should be
contacted to determine the requirement for repeat ecological surveys. This
should also be conditioned. The report also highlights the timing of the works
to take account of nesting bird season and this is recommended to be
conditioned for any granting of permission. Further recommendations are
contained within the preliminary ecological appraisal including Tool Box Talks
for contractors, tree and vegetation removal to be avoided outwith the bird
nesting season, pollution prevention measures in relation to the canal, removal
of non-native species, avoidance of injury, obstruction and disturbance of
mammal species, sensitive lighting designs to avoid affecting foraging or
commuting bats, and biodiversity enhancement measures. This will be
addressed by condition. The Council’s Biodiversity Officer also offers no
concerns in respect of the proposal in respect of ecological impact or the
findings of the ecological appraisal. 
Other Technical Matters 
7.49 A ground investigation report has been submitted in support of the proposal
however the Council’s Environmental Health Service have noted that the site
investigation is incomplete. As such contaminated land conditions should be
added to any granting of planning permission. Other recommended conditions
from Environmental Health relate to air quality and lighting. Scottish Water offer
no objection noting current capacity within the existing network. 
7.50 The site includes within it, Core Path 119 which is the tow path which runs
alongside the canal. Whilst no works are being done which would involve the
Core Path being diverted, a condition is recommended to ensure that the Core
Path is not obstructed during construction.

Page 20

7.51 The Council’s Education and Cultural Services offered no objections. Figures
provided show three hundred and eighty nine spaces currently available within
the two high schools within the catchment area for the site. Five hundred and
eighty seven spaces are also currently available within the three primary
schools for the area as well as a possible further three hundred and forty eight
spaces within one other primary school which could possibly lie within the
catchment area of the site dependant on the postcode it is allocated. 
Pre-application Consultation
7.52 The proposal constitutes “national” development under the Town and Country
Planning Hierarchy of Developments (Scotland) Regulations 2009, and
therefore statutory pre-application consultation is required prior to the
submission of the planning application. The applicant submitted the Proposal
of Application Notice (reference PAN22/002) in February of 2022. At this time
the Covid emergency legislation was still in place. Two public meetings were
held, one virtually on the 4th of April 2022 and one in person at Waterfront Parish
Church on 3rd of May 2022. The applicant also created a micro-webpage in
order to raise awareness of the proposal. Approximately 25 people attended
the face to face event. During the pre-application consultation process the main
points raised by interested parties related to parking provision and its loss,
access to and from the development, access rights and the developments
integration with surrounding businesses and organisations. 
Place and Design Panel 
7.53 The design proposal was reviewed by the Council’s Place and Design Panel in
July 2022. The general design principles that underpin the scheme including a
legible street pattern, back to back gardens and clear pedestrian routes were
welcomed by the Panel. Whilst the proposal does move away from the specific
layout and typology within the development framework, the layout, the Panel
considered that it arguably delivers a more permeable development which
helps to promote pedestrian movement through the town centre. The provision
of outward facing areas of landscape, play and public realm were welcomed as
was the introduction of townhouses. Their location at key edges of the site was
acknowledged, and suggested that further detail sections may support the
continued refinement of their placement. The panel welcomed the applicants
desire to introduce different roof types, especially those seen on the
townhouses, where the introduction of a saw tooth profile helped to break up
the massing of the development as a whole. The discussion focussed on more
detailed elements of the proposal that should be refined further in its
development. The comments of the panel were taken into account in concluding
the final design. 
Elected Members Briefing
7.54 Following the Place and Design Panel, an Elected Members Briefing was held
on 9th August 2022. This briefing provided Members with details of the proposed
residential development on the site and the main issues that would require to
be addressed in the planning application submission.

Page 21

Members were afforded the opportunity to highlight any issues which they
considered the forthcoming application submission required to consider or
address and this included housing mix, emergency access, linkages to adjacent
facilities, access to the public open space and factoring arrangements, parking
provision, EV charging and managing construction traffic. 
8. CONCLUSION 
8.1 The site is within the defined town centre and whilst not an allocated site for
housing National Planning Framework 4 encourages vitality and viability of town
centres through town centre living. Subject to the appropriate use of conditions,
the proposed development is acceptable. The layout and design of the
development has been developed to ensure that it integrates with the existing
form as well as creating a high quality development which enhances the local
area whilst also taking into consideration the constraints of the site. The
development will provide much needed housing in a central town centre
location with good connections to the surrounding area and wider green
network. 
8.2 The proposal will result in a high quality residential development. It is
acknowledged that whilst contrary to specific aspects of the Development Plan
in respect of the retail development opportunity allocation in the adopted Local
Plan, the aspirations for the site have evolved since this Plan was prepared.
The Clydebank Town Centre Development Framework 2021 identifies the need
for residential development within the town centre with the Playdrome site itself
is shown as a residential site within the Priority Phase 1. The proposed
development will deliver this priority. The proposal is not an allocated residential
development opportunity in the Local Development Plan and thus does not fully
accord with the requirements of Policy 16 of NPF4. However, considering NPF4
as a whole, the proposal is considered to be in accordance with the spatial aims
most notably in respect of Clyde Mission, redeveloping brownfield sites,
contributing to town centre living and 20 minute neighbourhoods. 
8.3 The proposed redevelopment of this prominent brownfield site within the town
centre site with one hundred and twenty eight new dwellings in a mix of two,
three and four bedroom homes is welcomed. The proposal will result in a high
quality and permeable development creating positive relationships with
adjacent streets and spaces. The proposed development will also bring
residents into the town centre, supporting the economy of the town centre and
adjacent community uses. 
9. CONDITIONS 
1. Prior to the commencement of development on site, exact details, specifications
and samples of all proposed external materials to be used within the development
site shall be submitted to and approved in writing by the Planning Authority. For
the avoidance of doubt, all facing bricks to be used shall be good quality clay bricks.
Thereafter, unless otherwise first agreed in writing with the Planning Authority, the
development shall be completed in strict accordance with the approved material
details and palette.

Page 22

2. Further to Condition 1 above, prior to the approved brickwork associated with any
house being constructed on site, a sample panel of the brickwork shall be
constructed on site in order for it and the associated mortar to be reviewed,
inspected and approved in writing by the Planning Authority. Thereafter, unless
otherwise first agreed in writing with the Planning Authority, the development shall
be completed in strict accordance with the approved brick details. 
3. Prior to the commencement of development on site, full details of the
timescale/phasing for the build-out of the development shall be submitted to and
approved in writing by the Planning Authority. Works shall then proceed as
approved unless an alternative timescale is first agreed in writing by the Planning
Authority. 
4. Prior to the commencement of development on site, full details of all hard surfaces
shall be submitted for the further written approval of the Planning Authority. The
development shall thereafter be proceed in accordance with the approved details. 
5. Prior to commencement of development on site, a 'Play Equipment Strategy' for
the site shall be submitted to and approved in writing by the Planning Authority.
This shall include (but not be limited to) the following: 
• Details and specifications of forms of play equipment and structures to be
provided within the site. 
• Provide full details regarding the maintenance arrangements for all play
equipment and associated features within the site. 
• Provide timescales for implementation of the play equipment. 
Thereafter, the approved play equipment strategy and all associated features
and specifications shall be installed within the development in accordance with
the strategy unless otherwise first agreed in writing by the Planning Authority
and maintained in accordance with the approved details for the lifetime of the
development. 
6. Notwithstanding the approved plans, all recommendations within the Ecological
Constraints Survey dated 23th August 2022 shall be followed. This shall include all
required further survey work identified as being required for otters. Further survey
work undertaken shall be submitted to and approved in writing by the Planning
Authority prior to the commencement of development on site and implemented as
approved. 
7. Notwithstanding the approved plans and condition 6 above, and prior to the
commencement of development on site, the recommendations in paragraph 4.2.12
of the  Ecological Constraints Survey dated 23th August 2022, in respect of re-
establishing the ecological baseline shall be followed and the approach to this
submitted to and approved in writing by the Planning Authority.

Page 23

8. Notwithstanding the approved plans and condition 6 above, and prior to the
commencement of development on site, a further submission which demonstrates
an understanding on how the proposal enhances biodiversity beyond the current
baseline including any adjustments to the approved landscaping proposals
together with the implementation details on site shall be submitted to and approved
in writing by the Planning Authority. All measures shall then be implemented as
approved. 
9. Prior to commencement of development on site, a full planting schedule shall be
submitted for the further written approval of the Planning Authority. Thereafter, the
approved hard and soft landscaping and all associated approved planting details
shall be implemented within a timescale to be agreed with the Planning Authority
prior to the commencement of works on site. 
10. Any trees, shrubs or areas of grass which die, are removed, damaged or become
diseased within five years of completion of the landscaping shall be replaced within
the following year with others of a similar size and species. 
11. Prior to commencement of development on site, a site management scheme for
construction traffic, shall be submitted to, and approved in writing by the Planning
Authority and thereafter shall be implemented in accordance with the approved
scheme. For the avoidance of doubt, construction access shall only be taken via
Abbotsford Road and at no time will any vehicular access be taken to or from Argyll
Road, unless otherwise agreed in writing with the Planning Authority. 
12. That prior to each house hereby permitted being occupied, all new roads and
footways leading to it shall be surfaced to a sealed base course. 
13. That within 4 weeks of the last of the houses hereby permitted being completed,
all roads and footways within the application site shall be completed to a final
wearing course. 
14. Prior to the occupation of any house, the on-street parking provision associated to
that house shall be completed and be available for use by residents of the
associated house. The on-street parking provision shall then remain unobstructed
and available for use by residents of the associated house at all times thereafter. 
15. The additional parking provided on Abbotsford Road, as identified on drawing
ARC/SITE001 Rev Q – Site Layout shall be constructed and made available for
use prior to the removal of the existing parking area. 
16. That prior to the commencement of development on site, full details of the
proposed drainage regime inclusive of calculations and overland flow details shall
be submitted to and approved in writing by the Planning Authority. The drainage
regime shall then be implemented and maintained thereafter. For the avoidance of
doubt, the drainage regime shall be implemented commensurately with the
construction of the houses it serves. 
17. That all surface water shall be intercepted within the site both during construction
and on completion of the development and full details of measures to ensure that

Page 24

surface water run-off is contained within the site shall be submitted to and approved
in writing by the Planning Authority prior to the commencement of development on
site. The measures shall be implemented and maintained as approved.
18. The approved car charging points/units/ducting and associated infrastructure shall
be installed in accordance with the approved details in a timescale agreed by the
Planning Authority and maintained at all times thereafter.
19. Prior to the occupation of the first house within the site, the developer shall install
the necessary infrastructure to enable the full development and all associated
properties to be connected to the existing fibre optic network, where available in
West Dunbartonshire, and in accordance with the relevant telecommunications
provider’s standards.
20. Prior to the commencement of development on site, details of any street furniture
inclusive of grit bins and telecommunications cabinets as well as lighting and bins
adjacent to the canal, shall be submitted to and approved in writing by the Planning
Authority and within a timescale agreed with the Planning Authority.
21. The Residential Travel Plan as approved as part of this application shall be
provided on occupation of each dwelling to new residents.
22. No development (other than investigative works) shall commence on site until such
time as a revised report on the nature and extent of any contamination of the site
has been submitted to and approved in writing by the Planning Authority. The
report shall be prepared by a suitably qualified person and shall include the
following:
a) A detailed site investigation identifying the extent, scale and nature of
contamination on the site (irrespective of whether this contamination originates
on the site)
b) An assessment of the potential risks (where applicable) to:
• human health
• property (existing and proposed), including buildings, crops, livestock, pets,
woodland and service lines and pipes
• groundwater and surface waters
• ecological systems
• archaeological sites and ancient monuments
c) An appraisal of remedial options, including a detailed remediation strategy
based on the preferred option.
23. No development (other than works) shall commence on site until such time as a
detailed remediation scheme for the site has been submitted to and approved in
writing by the Planning Authority. The scheme shall be prepared by a suitably
qualified person and shall detail the measures necessary to bring the site to a
condition suitable for the intended use by removing unacceptable risks to human
health, buildings and other property, and the natural and historical environment.

Page 25

The scheme shall include details of all works to be undertaken, the remediation
objectives and criteria, a timetable of works and/or details of the phasing of works
relative to the rest of the development, and site management procedures. The
scheme shall ensure that upon completion of the remediation works the site will
not qualify as contaminated land under Environmental Protection Act 1990 Part IIA
in relation to the intended use of the land after remediation.
24. The approved remediation scheme shall be carried out in accordance with its terms
prior to the commencement of development other than that required to carry out
remediation, unless otherwise agreed in writing by the Planning Authority. The
Planning Authority shall be notified in writing of the intended commencement of
remediation works not less than 14 days before these works commence on site.
Upon completion of the remediation works and prior to the site being occupied, a
verification report which demonstrates the effectiveness of the completed
remediation works shall be submitted to and approved in writing by the Planning
Authority.
25. The presence of any previously unencountered 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.
26. If the remediation plan requires it then a monitoring and maintenance scheme
(including the monitoring of the long-term effectiveness of the proposed
remediation) shall be submitted to and approved by the Planning Authority. Any
actions/measures ongoing shall be implemented within an agreed timescale with
the Planning Authority. Following completion of the actions/measures identified in
the approved remediation scheme a further report which demonstrates the
effectiveness of the monitoring and maintenance measures shall be submitted to
and approved by the Planning Authority.
27. 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 validation report containing details of the
source of the material and associated test results to demonstrate its suitability for
use.
28. Prior to commencement of development on site, an updated noise assessment
shall be submitted to, and approved in writing by the Planning Authority, to
determine the impact of noise on the proposed development. The noise impact

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assessment and any recommendations in respect of mitigation measures shall be
implemented as agreed prior to the development being brought into use and where
appropriate shall be retained in accordance with approved details. The noise
assessment shall include an assessment of aircraft noise taking into account the
structure of the roof design as a possible pathway for noise transmission. 
29. Prior to occupation of any house, the applicant shall have a third party independent
verifier submit a verification report which shall provide verification of the installed
noise mitigation measures demonstrating that the projections as detailed within the
approved noise impact assessment are reliable and meet with the relevant
conditions. 
30. Prior to the commencement of development on site, a noise control method
statement for the construction period shall be submitted to and approved in writing
by the Planning Authority. This statement shall identify likely sources of noise
(including specific noisy operations and items of plant/machinery), the anticipated
duration of any particularly noisy phases of the construction works, and details of
the proposed means of limiting the impact of these noise-sensitive properties. The
construction works shall thereafter be carried out in accordance with the approved
method statement unless otherwise approved in writing by the Planning Authority. 
31. During the period of construction, all works and ancillary operations which are
audible at the site boundary (or at such other place(s) as may first be agreed in
writing with the Planning Authority), shall be carried out between the following
hours unless otherwise first agreed  in writing by the Planning Authority: 
• Mondays to Fridays:   0800 – 1800
• Saturdays:     0800 – 1300
• Sundays and public holidays:  No Working 
32. No commercial vehicle making deliveries to or collecting material from the
development during construction shall enter or leave the site before 0800 or after
1800, unless otherwise first agreed in writing by the Planning Authority.   
33. No piling works shall be carried out until a method statement has been submitted
to and approved in writing by the Planning Authority. This statement shall include
an assessment of the impact of the piling on surrounding properties, taking into
account the guidance contained in BS 6472: 1984 ‘Evaluation of Human Response
to Vibration in Buildings’. It shall detail any procedures which are proposed to
minimise the impact of noise and vibration on the occupants of surrounding
properties. This statement shall be prepared by a suitably qualified person, and the
piling works shall thereafter be carried out in accordance with the approved method
statement. 
34. Prior to the commencement of development on site a scheme for the control and
mitigation of dust shall be 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 and impact of such dust. The approved scheme shall thereafter be
implemented fully prior to any of the identified dust generating activities

Page 27

commencing on site and shall be maintained thereafter, unless otherwise first
agreed by the Planning Authority. 
35. Prior to the commencement of development on site, an air quality impact
assessment shall be submitted to and approved by the Planning Authority. The
report should use a method based on the principles set out in the Environmental
Protection UK document Development Control: Planning for Air Quality (2010
Update), Scottish Government publication “Local Air Quality Management
Technical Guidance LAQM.TG(09)”, and “Delivering Cleaner Air for Scotland -
Guidance from Environmental Protection Scotland and the Royal Town Planning
Institute Scotland, January 2017”. The recommendations of the assessment shall
be implemented prior to the development commencing on site or within a timescale
agreed by the Planning Authority. 
36.  Prior to the commencement of development on site, details (including specific
luminaire and lamp type; beam control; wattage; the use of reflectors; baffles;
louvers; cowling; lux contours/distribution diagrams and columns types/colours) of
the lights /floodlights have been submitted to and approved in writing by the
Planning Authority. The floodlights shall then be implemented in accordance with
the approved details and shall be maintained in this condition. Any subsequent
changes to their position or specification shall be subject to the prior written
approval of the Planning Authority. 
The applicant should also take cognisance of the nearby commercial premises and
any associated floodlights. The potential for obtrusive light affecting the properties
must be assessed and appropriate mitigation measures put in place to negate any
nuisance from any lights on the commercial premises. 
37.  Prior to the commencement of development on site, details for the storage and the
collection of waste arising from the development shall be submitted to and
approved in writing by the Planning Authority. The agreed details shall be in place
prior the occupation of the first house within the site and thereafter maintained for
the lifetime of the development. 
38. That at all times, during the construction of the development, vehicular and
pedestrian access shall remain available via Abbotsford Road, or any other
equivalent access road, to all existing properties which were, at the time of granting
planning permission, accessed via Abbotsford Road.

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Pamela Clifford 
Planning, Building Standards and Environmental Health Manager 
Date: 17th January 2024 
Person to Contact: Pamela Clifford, Planning, Building Standards and
Environmental Health Manager 
Pamela.Clifford@west-dunbarton.gov.uk 
James McColl, Development Management Team
Leader
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) 
8. Green Network and Green Infrastructure
Guidance (2022) 
9.  Clydebank Town Centre Development Framework
2021   
Wards affected: Ward 6 (Clydebank Waterfront)

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¯
Reproduced by permission of Ordnance Survey on behalf of HMSO. (C) Crown copyright and database right 05/03/2024.
All rights reserved. West Dunbartonshire OS Licence Number 100020790.
Scale: 1:2,500@A405/03/2024
DC23/149/FUL - Location PlanWest Dunbartonshire
Council
16 Church Street
Dumbarton
G82 1QL