Application No: 18/00463/PPP

Proposed Development: Revision of Mixed Use Development Approved under Planning Permission Ref: 01/00758/OUT Comprising Residential Areas, Educational/Community Facilities, Business and Employment Uses, Open Space including Town Park, Hotels, a New Town Centre including Retail, Leisure, Business and Housing with associated Transport Infrastructure

` Site Address: Site Off New Craig Road Motherwell

Date Registered: 26th March 2018

Applicant: Ravenscraig Limited per Wilson Bowden Ltd Forest Business Park Bardon Hill Leicestershire LE67 1UB

Agent: Ryden 130 St Vincent Street Glasgow G2 5HF

Application Level: National Application

Contrary to Development Plan: No

Ward: 19 Motherwell South East and Ravenscraig Kenneth Duffy, Agnes Magowan, Alan Valentine, Nathan Wilson,

Representations: 4 letter(s) of representation received.

Recommendation: Approve subject to conditions and legal agreement Reasoned Justification: The proposed residential led mixed use development masterplan complies with the relevant policies of the Development Plan and associated supplementary planning guidance. In terms of its scale, design and ambition it is considered that the development would integrate satisfactorily with the surrounding area and not result in a significant adverse impact on established residential amenity or environmental designations. The applicant’s ambitions for the redevelopment of the Ravenscraig site accord with the Council’s wider ambition for Growth for North Lanarkshire and will be a key driver in the North Lanarkshire economy over the next 25 years. Legal Agreement If minded to grant, planning permission should not be issued until the developer has entered into a S75 Agreement with the Council to secure financial contributions towards education provision and the provision of bus services. The agreement will also confirm the applicant’s role in facilitating the matter of revocation (see below). Revocation of Planning Permission If minded to grant, the Council shall seek to revoke planning permission 01/00758/OUT and any amendments, modifications and variations to that planning permission. This would be restricted to the area contained within the boundaries of planning application 18/00463/PPP and would exclude any development already carried out, or which is in the course of being carried out, under the permissions being revoked.

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Planning Application: 18/00463/PPP Name (of applicant): Ravenscraig Limited Site Address: Site Off New Craig Road Motherwell North Lanarkshire Development: Revision of Mixed Use Development Approved under Planning Permission Ref: 01/00758/OUT Comprising Residential Areas, Educational/Community Facilities, Business and Employment Uses, Open Space including Town Park, Hotels, a New Town Centre including Retail, Leisure, Business and Housing with associated Transport Infrastructure

Length of Permission and Further Application

Direction:

North Lanarkshire Council directs that subsections (2)(a)(i) and (3) of section 59 of the Town and Country Planning (Scotland) Act 1997 apply as respects planning application reference 18/00463/PPP with the substitution for the period of 3 years referred to in each of those subsections, by the period of 20 years.

The following applies:

The length of the permission: That in accordance with the provisions of Section 59 of the Town and Country

Planning (Scotland) Act 1997 as amended by the Planning etc (Scotland) Act 2006 but otherwise directed as

above; the development hereby permitted shall be started, either within twenty years of the date of this

permission, or within two years of the date on which the last of the matters specified by condition are approved,

whichever is the later.

Further application: That in accordance with the provisions of Section 59 of the Town and Country Planning

(Scotland) Act 1997 as amended by the Planning etc (Scotland) Act 2006 but otherwise directed as above; within

twenty years of the date of this permission, applications for approval of all the matters, specified in Condition 1

of this permission shall be made to the Planning Authority.

Please refer to Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended) for full details.

Conditions:- General 1. That before development of each phase of work starts, further planning application(s) for Approval of

Matters Specified in Conditions shall be submitted to the Planning Authority in respect of the following matters:- (a) The siting, design and external appearance of all buildings and other structures; (b) The means of access to the site (c) The layout of the site including all roads, footways, and parking areas; (d) The provision of equipped play areas; (e) The provision of public open space (f) The details of, and timetable for, the hard and soft landscaping of the site; (g) Details of management and, maintenance of the areas identified in (d),(e) and (f) above; (h) The design and location of all boundary walls and fences; (i) The phasing of the development for that phase (details of which shall be presented within the context

of the wider phasing plan - see condition 3 below); (j) The provision of drainage works; (k) The disposal of sewage; (l) Details of existing trees, shrubs and hedgerows to be retained, and (m) Details of existing and proposed site levels

Reason: To enable the Planning Authority to consider these aspects in detail

2. That, except for those matters specified in conditions, the details contained in the Ravenscraig Masterplan Report (Rev E) shall be taken as indicative only, and that no detail shown or described in that document is specifically permitted by this consent. For the avoidance of doubt the site shall be developed taking account of the requirements of the Preferred Masterplan Framework Diagrams 1-10 (Section C) in particular diagram 8 Development Density and Mixed Use.

Reason: In order to confirm the terms of this permission in accordance with submitted details.

3. That unless otherwise agreed in writing with the Planning Authority in advance, the development shall proceed in accordance with the Phasing Strategy detailed in the Ravenscraig Masterplan Report (Rev E) Section E: Capacities and Phasing page 92-106 submitted as part of the planning application and hereby approved.

Reason: To ensure that the development proceeds in an appropriate phased manner, and that the necessary elements of the development are provided at the appropriate stages.

4. That the site shall be developed at all times in accordance with the terms of the development parameters plan, submitted as part of the Ravenscraig Masterplan Report (Rev E). In particular, the development shall accord with the Development Parameters Plan in terms of land uses, density of development, maximum heights AOD and non-residential floorspace as specified in the Plan. Reason: To ensure the development proceeds in accordance with the parameters used as the basis for the original Environmental Impact Assessment.

5. That, prior to the submission of any MSC applications for any part of the site, a detailed Area Planning Brief (APB) shall be submitted to and approved by the Planning Authority for that part of the site. These documents should be produced using the principles set out in the Ravenscraig Masterplan (Rev E). Each APB shall seek to define the following:- - The specific uses proposed, - Quantity of each use proposed - Concept design of key spaces and frontages - Placemaking concepts - Landscape concepts and quality - Streetscape concepts and quality - The scale and nature of open space and play provision within each residential development area - Action Plans addressing Walking, Cycling and Public Transport. (Each Action Plan shall include

detailed phasing plans linking new strategic links/routes with phases of the development, including the identification of any at grade signalised crossing points to ensure the safe passage of pedestrians and cyclists.)

- An Air Quality Assessment

Subsequent MSC applications for development within each APB area shall accord with the terms of the

Area Planning Brief.

Reason: To ensure a consistent and high quality of development throughout the site.

Ground Conditions

6. Applications for Matters Specified by Condition shall be accompanied by a comprehensive site investigation report. The investigation must be carried out in accordance with current best practice advice, such as BS 10175: 'The Investigation of Potentially Contaminated Sites' or CLR 11. The report must include a site specific risk assessment of all relevant pollution linkages. Depending on the results of the investigation, a detailed Remediation Strategy may be required. Reason: To establish whether or not site decontamination is required in the interests of the amenity and

wellbeing of future residents.

7. Applications for Matters Specified by Condition for each part of the site shall require intrusive site investigations for mine entries and shallow coal workings to determine the extent of historic coal mining on site which will allow any required remediation measures to be identified. The report shall include any gas monitoring undertaken, a layout plan which identifies appropriate zones of influence for the recorded mine entries on site and the definition of ‘no build’ zones, a scheme of treatment for the recorded mine entries for approval and a scheme of remedial works for the shallow coal workings for approval. A report detailing these investigations and remediation measures if necessary shall be submitted for the written approval of the Planning Authority in consultation with the Coal Authority. Once approved the mitigation works identified shall thereafter be carried out prior to the commencement of development on site. Reason: To ensure that the development takes account of historic mine works.

8. That any remediation works identified by the site investigation required in terms of Condition 7, shall be carried out to the satisfaction of the Planning Authority. Before the development is brought into use, a verification report in accordance with best practice such as BS 10175 - The Investigation of Potentially Contaminated Sites in CLR11’ shall be submitted to the Planning Authority confirming that any remediation works have been carried out in accordance with the terms of the Remediation Strategy.

Reason: To ensure that the site is free of contamination in the interests of the amenity and wellbeing of

future users of the site.

9. Applications for Matters Specified by Condition for each part of the site shall be accompanied by a risk assessment in respect of the likelihood of contaminants entering the water environment’ and at what concentration. Reason: To determine the likelihood of pollution of controlled waters (in terms of Part II A of the

Environmental Protection Act 1990) arising from the development, and to identify whether or not remedial

action may be required.

Noise, Vibration, Air Quality and Light

10. Applications for Matters Specified by Condition for residential developments shall be accompanied by an updated detailed Noise Impact Assessment Report. The recommendations for mitigation shall be incorporated into the proposed developments.

Reason: To safeguard the amenity of future residents and the local area.

11. There shall be no development on residential area C1 until such times as the noise from the BOC Plant to the north east of the site on Chapelknowe Road (B7029) can be mitigated following consultation and agreement with the Planning Authority.

Reason: To safeguard the amenity of future residents and the local area.

12. Applications for Matters Specified by Condition for non-residential developments shall be accompanied by a scheme of external lighting or a written statement to explain why external lighting is not required or required at a certain phase of the development. For the avoidance of doubt, all external lighting shall be designed so as not to give rise to unacceptable impacts on the amenity of the surrounding area or local ecology. Reason: To safeguard the visual amenity of the area and in the interests of protecting nature conservation interests.

Flooding & Drainage

13. Notwithstanding the generalities of condition 1 (j) above, all detailed applications, unless otherwise agreed in writing with the Planning Authority, shall be accompanied by full details of the proposed surface water drainage scheme shall be submitted to the said Authority. For the avoidance of doubt the drainage scheme must comply with the principles of Sustainable Urban Drainage Systems (SUDS) in terms of the relevant CIRIA Manual and other advice published by the Scottish Environment Protection Agency (SEPA).

Reason: To ensure that the drainage scheme complies with best SUDS practice to protect adjacent

watercourses and groundwater, and in the interests of the amenity and wellbeing of existing and future

users adjacent to and within the development site respectively.

14. Notwithstanding the terms of conditions 1 (j) above, an updated Flood Risk Assessment shall be submitted to and approved in writing by the Planning Authority, with all detailed applications. For the avoidance of doubt, the amended Flood Risk Assessment must take account of Scottish Planning Policy (SPP) and Planning Advice Note 69 (PAN 69): Planning and Building Standards Advice on Flooding. In addition the excess permitted discharge flows to the South Calder Water previously adopted as 1 in 5 year “Greenfield” should be reduced to the preferred standard requirement of 1 in 2 year “Greenfield” for all outfalls. Each MSC application is to include a narrative to explain how SUDS complies with Drainage Masterplan.

Reason: In order that the Planning Authority might be satisfied that the proposed development will not give

rise to flooding within the application site and will not increase the flood risk elsewhere.

15. Notwithstanding the terms of condition 1 (j) above, all MSC applications shall demonstrate that the recommendations in the Environmental Statement with respect to the protection of watercourse and existing culverts at the site, including the establishment of ‘no building’ buffer zones around watercourse, are complied with and integrated in the detailed design of the development.

Reason: To ensure the protection of watercourses within the site.

16. Notwithstanding the terms of condition 1 (j) above, all detailed MSC applications shall include full design details, reasoned justifications and suitable mitigation measures (as required) in relation to any proposed works within and in the vicinity of any watercourse for the written approval of the Planning Authority. Any such works shall be carried out in accordance with approved method statements in consultation with SEPA. For the avoidance of doubt, method statements should demonstrate compliance with CAR requirements and SEPA’s Pollution and Prevention Guide notes. Furthermore, proposals for culverting of watercourses shall not be permitted unless it is demonstrated that such works are reasonably justified and would not have any unacceptable adverse impacts on watercourse and their banks, to the satisfaction of the Planning Authority and SEPA.

Reason: To enable the Planning Authority to consider these aspects in detail, to safeguard the amenity of

the area and to ensure that the proposed mitigation measures comply with SEPA guidance.

17. Construction Method Statements (CMSs) shall be submitted with all detailed MSC applications and the approved CMSs shall thereafter be adhered to for the duration of the works. The CMSs shall address potential impacts of all construction works on the surrounding environment and local populations, and shall include a Site Construction Environmental Management Plan and measures to control, and protect where appropriate;

Noise Impact; Dust Impact; Light Impact; Air Quality; Odour; Construction Traffic; Ecology, Protected

Species and Designated Sites; and Public Access.

Reason: To safeguard the amenity of the local environment and nearby communities.

Transportation & Access

Travel Plans

18. Prior to the occupation of the 50th housing unit or the occupation of the first employment/industrial unit a Ravenscraig Travel Plan Coordinator (RTPC) will be appointed, and the role retained for a period of at least 30 years. The RTPC will fulfil the duties set out in the Ravenscraig Travel Plan Framework (RTPF) and to ensure that travel planning activities within the Masterplan area are undertaken in a coordinated and effective manner. Reason – To ensure that travel planning activities within the Masterplan area are undertaken in a coordinated and effective manner.

19. As part of the submission of each MSC application, a site / organisation specific Travel Plan shall be submitted for approval. Each Travel Plan shall address the same issues as, and be consistent with the aims and objectives of the Ravenscraig Travel Plan Framework (RTPF) developed as part of the Transport Assessment, and may be produced by or on behalf of a number of units acting jointly. The impact of the Travel Plan should be monitored and reported to the Planning Authority along with proposals to mitigate any failures in achieving targets which may arise.

Reason – to ensure measures are in place to maximise the use of sustainable transport measures

Strategic Road infrastructure

20. That not-withstanding the fact that the permission is in principle only, all roads and associated works serving the proposed development shall be designed and constructed in accordance with the Design Manual for Roads and Bridges or Designing Streets or the standards adopted in North Lanarkshire at the time of the submission of the MSC application. Reason – to ensure that infrastructure is designed in accordance with the latest guidance and standards.

21. That before the occupation of the 251st housing unit, or occupation of 9,060sqm of commercial floorspace (whichever is sooner and not including the already consented units on plots A2 and A3), the following improvement works shall be constructed:

Improvements at the Shields Road / Windmillhill Street / Craigneuk Street / Orbiston Street roundabout, comprising the widening of approaches. These improvements to be based upon Drawing B2316000-A9 included within the Transport Assessment. Full details of these works shall be agreed in advance by the Planning Authority.

Reason – to ensure that suitable roads infrastructure is in place to mitigate future phases of development

22. That before the occupation of the 457th housing unit or occupation or 16,258sqm of commercial floorspace (whichever is sooner and not including the already consented units on plots A2 and A3), the following improvement works shall be constructed:

Improvements at the Craigneuk Street / Robberhall Road / Vesuvius Drive roundabout, comprising signalisation and the widening of approaches. These improvements to be based upon Drawing B2316000-A10 included within the Transport Assessment. Full details of these works shall be agreed in advance by the Planning Authority.

Reason – to ensure that suitable roads infrastructure is in place to mitigate future phases of development

23. That before the commencement of works relating to plots TC1 and TC 4, or the occupation of the 660th housing unit or occupation of more than 23,502 sqm of commercial floorspace or 12,700sqm of leisure floorspace (whichever is sooner, and not including the already consented units on plots A2 and A3) the following improvement works shall be constructed:

Completion of the West-Coast Mainline (WCML) dual-carriageway link road between Robberhall Road and Windmillhill Street, and provision of new signalised gyratory at the Airbles Road / Windmillhill Street junction. These improvements to be based upon Drawing B2316000-A8 included within the Transport Assessment. Full details of these works shall be agreed in advance by the Planning Authority.

Reason – to ensure that suitable roads infrastructure is in place to mitigate future phases of development

24. That before occupation of the 2066th housing unit or occupation of 57,790sqm of commercial floorspace (whichever is sooner) the following improvement works shall be constructed:

Improvements to the A723 / Airbles Road signalised junction, based upon Drawing B2316000-A2 included within the Transport Assessment. Full details of these works shall be agreed in advance by the Planning Authority.

Reason – to ensure that suitable roads infrastructure is in place to mitigate future phases of development

25. That before occupation of the 2066th housing unit or occupation of 98,292sqm of commercial floorspace (whichever is sooner) the following improvement works shall be constructed:

Improvements to the A723 / Airbles Road between the junction of Hamilton Road/ Airbles Road and the east of Airbles Farm Road be constructed to dual carriageway standard. Full details of these works shall be agreed in advance by the Planning Authority.

Reason: In the interests of road safety to minimise vehicle conflict at the junctions of Airbles Road/ Greenacres, Airbles Road/ Airbles Farm Road and Airbles/ Tinkers Lane

26. That notwithstanding the requirements of condition 1 above, the reconfiguration of Robberhall Road

between the RSF and New College Lanarkshire to provide a “high street with priority given to pedestrians over the through movement of traffic must be completed in advance of the development of sites TC 2, 5 and 6. Reason: to ensure that suitable roads infrastructure is in place to mitigate future phases of development.

Local Road Network

27. That notwithstanding the fact that the permission is in principle only, all new roads within the site shall be designed in accordance with the standards adopted in North Lanarkshire. Such roads and junctions will have adequate capacity at the agreed design year of 2045, within acceptable limits recognised by the Transport Research Laboratory’s standard traffic computer programmes, to the satisfaction of the roads authority. SYSTRA to confirm the design year. Reason: To ensure that the junction and link capacities on the proposed roads within the site are satisfactory

Parking

28. As part of the submission of each MSC application, suitable on and off-street parking for each group of users shall be provided in accordance with the standards adopted in North Lanarkshire. Where variations to standards are proposed, these should be agreed with NLC. Reason: To ensure the provision of adequate vehicle parking.

29. Prior to completion of each phase of the development there shall be provided within the site cycle storage facilities in accordance with the standards adopted in North Lanarkshire.

Reason: To ensure the provision of adequate cycle parking.

Electric Vehicles

30. Applications for Matters Specified by Condition for each part of the site shall be accompanied by a statement on how the development will provide the infrastructure and apparatus to provide electric vehicle charging points for the development as required by the National and Local standards at the time the application is submitted.

Reason – To ensure the provision of adequate charging points for electric vehicles.

Public Transport Services and Infrastructure

31. To ensure adequate public transport services and infrastructure, therefore reducing dependency upon the private car and contributing to the mode share targets contained within the Transport Assessment, the applicant is required to provide funding to Strathclyde Passenger Transport (SPT) for the introduction of a circular bus service between the site and Motherwell Railway Station as set out in Jacobs Bus Contributions Study Paper of 4th of April 2019. The programme for the introduction of the bus service is to be agreed in liaison with SPT for an early introduction of the bus service with financial support from the applicant for a period of nine years from the introduction of the service.

Reason: to ensure adequate provision of public transport measures and reduce the dependency upon the private vehicle.

32. Prior to occupation of any of the town centre elements (Sites TC2 / TC5 / TC6 as set out in the Transportation Assessment) a town-centre bus interchange will be constructed on Robberhall Road and will be in operation. Reason – To ensure that public transport options to and from the town centre are available from the outset.

33. That, notwithstanding the generalities of this permission, the bus interchange to be provided on Robberhall Road (as set out in Section B, p52 and 58) shall include bus stops, bus parking bays, shelters for passengers, public transport information and convenient pedestrian access to the town centre. Reason: - To define the nature of interchange required, in the interests of providing effective public transport facilities.

Bus Only Road Links

34. That notwithstanding the fact that this permission is in principle only, the proposed road link from the south-eastern part of the site into Glencairn Avenue, shall be for the purpose of bus, pedestrian and cycle access only, and that appropriate measures to control the use of that access shall be submitted to and approved by the Planning Authority before any works begin in relation to the road network east of the Wishaw Deviation. Reason: - To restrict the use of a proposed access, and to ensure that appropriate measures are provided to control its use.

35. That notwithstanding the fact that this permission is in principle only, the proposed road link from the western part of the site from the employment zone onto Albert Street/Coursington Road, shall be for the purpose of bus, pedestrian and cycle access only, and that appropriate measures to control the use of that access shall be submitted to and approved by the Planning Authority before any works begin in relation to the road network west of the employment/industrial access road. Reason: - To restrict the use of a proposed access, and to ensure that appropriate measures are provided to control its use.

Residential Development

36. That, notwithstanding the generalities of this consent, no more than 3,500 dwellings shall be constructed within the site. Reason: In accordance with submitted plans and supporting documents, and to ensure that the scale of the residential development accords with the provision of community and other facilities on site.

37. That no more than 2,000 dwellings shall be occupied until at least 20 hectares (in total) of land in the Employment Area and Town Centre area, as shown on the Development Parameters Plan, is prepared for industrial or business development (Classes, 4, 5 and 6 of the Town and Country Planning (Use Classes) (Scotland) Order 1997, to the satisfaction of the Planning Authority. Reason: To ensure that employment land is developed in conjunction with the provision of residential areas.

38. That, within any defined area approved for residential use, a minimum of 10% of the proposed dwellings will be provided exclusively for affordable/social/rented/special needs housing, unless otherwise agreed in writing with the Planning Authority. The Area Planning Briefs (APB’s), required under terms of condition 5 above, shall take account of this requirement, and the first reserved matters application for each such defined area shall identify the general location of such housing. Reason: In order to achieve a variety of house types and tenure throughout the site.

39. That notwithstanding the generality of this permission, rear garden ground (private open space) for houses

and flats within the residential areas (with the exception of the Town Centre) shall be provided on the basis of North Lanarkshire Council’s approved ‘Minimum Space Standards: Space Around Dwellings’. Reason: In the interests of the amenity of residential properties within the development, to ensure that they have a satisfactory level of private open space within their plots.

Town Centre Development

40. That the extent of the proposed ‘Town Centre’ to be occupied for uses which fall within Class 1 (Retail) of

the Town and Country Planning (Use Classes) (Scotland) Order 1997 [Class 1 Retail] shall not exceed 30,000 sq m gross internal area of which no more than 22,296 sq m gross shall be for comparison retail and 7,432 sq m convenience.

Reason: To define the permission to ensure that the development does not have impacts on other town centres above those predicted in the Retail Impact assessment.

41. That the ‘Convenience’ retail element of the proposal shall not exceed 7,432 sq m gross internal area, and shall be provided in a retail unit no larger than 5,574 sq m gross internal area. Reason: To define the permission and to ensure that the development does not have impacts on other

existing town centres above those predicted in the RIA,

42. That notwithstanding the fact that this permission is in principle only, the Town Centre, as defined on the Development Parameters Plan, shall be developed as a multi-functional area, and shall include a range of the following uses:

i. Retail (Class 1 of the Town and Country Planning (Use Classes) (Scotland) Order 1997), developed in accordance with the requirements of conditions 47-49 of this permission.

ii. Financial and Professional Services (Class 2 of the Town and Country Planning (Use Classes) (Scotland) Order 1997),

iii. Leisure (Class 11 of the Town and Country Planning (Use Classes) (Scotland) Order 1997) iv. Food and drink Services (Class 3 of the Town and Country Planning (Use Classes) (Scotland)

Order 1997), v. Offices/Light Industry (Class 4 of the Town and Country Planning (Use Classes) (Scotland)

Order 1997), vi. Hotel (Class 7 of the Town and Country Planning (Use Classes) (Scotland) Order 1997), vii. Residential (Class 9 of the Town and Country Planning (Use Classes) (Scotland) Order 1997),

to include flatted dwellings viii. Bus Interchange ix. Community Facilities(Class 10 of the Town and Country Planning (Use Classes) (Scotland)

Order 1997), x. Open Space xi. Car Parking xii. Hot Food (sui generis) xiii. Licensed Premises (sui generis) xiv. Theatre (sui generis)

43. The Town Centre shall be developed within the area defined for that purpose on the Development Parameters Plan. Reason: To ensure the Town Centre fulfils a multi-functional role within the development.

44. That notwithstanding the fact that this permission is in principle only, no retail unit in excess of 4,000 sqm within areas TC2/ TC5 / TC6, shall commence trading until all of the following criteria have been satisfied:-

i. The submission of a ‘programme’ to be agreed for the delivery of the bus interchange when

the first retail units in the Town Centre are submitted as MSC applications, and thereafter the

bus interchange is delivered in line with the agreed programme and the bus routes to and

around/from the centre have been completed and are operational.

ii. The dual carriageway link in the south-west portion of the site, from Airbles Road, has been

completed and is operational.

Reason: To ensure that the retail operation is served by a satisfactory system of public transport, and

that the principal road entry to the site from the south is operational.

Community Facilities 45. That a serviced site extending to 2.5 hectares shall be reserved within the Carfin Residential Area (identified

as area 17 on the Development Parameters Plan) for the purposes of the construction of a Primary School Campus (with associated facilities. This site is to be made available in accordance with the timetable set out in the s75. Reason: In order to ensure that a site is available for the provision of primary Schools at the appropriate

time.

46. That a serviced site extending to 2.5 hectares shall be reserved within the Roman Road Residential Area (identified as area 3 on the Development Parameters Plan) for the purposes of the construction of a Primary School Campus (with associated facilities). This site is to be identified in detail in the APB for area 3. Reason: In order to ensure that a site is available for the provision of primary Schools at the appropriate

time.

47. That a serviced site extending to 1.5 hectares shall be reserved within the Meadowhead Residential Area (identified as area 4 on the Development Parameters Plan) for the purposes of the construction of a Primary School Campus (with associated facilities). The need for this site will be the subject of a review of education provision in the Motherwell and Wishaw area on completion of the 2000th house.

Reason: In order to ensure that a site is available for the provision of primary Schools at the appropriate

time.

48. That notwithstanding the fact that this permission is in principle only, in order to avoid a monoculture of residential uses there is a requirement for the development of mixed use community hubs (small retail, local health care etc.) at areas P1/P2 and P4/P5 as must be incorporated in the APB for the development of these areas. Reason: In order to ensure that sites are available for non-residential development within the residential areas at key activity nodes to ensure an adequate range of services/facilities to improve the amenity and wellbeing of the community.

Business/Industry 49. That no more than 67,704 sq m gross total floorspace of Class 5/6 buildings shall be occupied until a

scheme to connect the employment (Industrial/Business) access road to Albert Street/Coursington Road for use by buses, cyclists and pedestrians only has been agreed to the satisfaction of the Planning Authority (Refer to condition 41 above). The applicants are required to work with the Council to provide implementation at the first opportunity after the occupation of 67,704 sq m of Class 5/6 buildings once the land ownership and control for the link road has been resolved.

Reason: To ensure that the development will provide direct links to Motherwell Town centre for public

transport, cyclists and pedestrians.

Nature Conservation & Environmental Protection

50. That, notwithstanding the terms of condition 1 (e) above, the Area Planning Brief for areas P4 and P5 shall include full details of the Community Nature Park (identified as area 11 on the Development Parameters Plan) for the approval of the Planning Authority (in consultation with Scottish Natural Heritage), Proposals shall include positive habitat management, creation of new habitats including wetlands, new landscaping; establishment; existing features to be retained and enhanced; footpath access provision and integrated access strategy including access links within and outwith the site; viewing points and interpretation within the Community Nature Park. This area should be developed in accordance with the phasing plan referred to in condition 3 above.

Reason: In the interests of nature conservation.

51. That, notwithstanding the terms of condition 1 (e) above, the Area Planning Brief for areas E3 and P3 and

P6 (whichever is promoted first) shall include full details of proposals for the management of existing habitats within the Todhole Basin (identified as area 7 on the Parameters Plan) shall be submitted to and for the approval of the Planning authority (in consultation with Scottish Natural Heritage). Proposals shall include proposed woodland planting; wetland and riparian enhancement; integrated access; interpretation and establishment. This area should be developed in accordance with the phasing plan referred to in condition 3 above. Reason: In the interests of nature conservation and recreation.

52. Notwithstanding the terms of condition 1 (e) above, full details of the design of the relevant part of the Green

Network (see definition on page 30 of the Ravenscraig Masterplan 2018 Rev E) shall be submitted to and

approved in writing by the Planning Authority as part of the Area Planning Brief (APB) requirements. For the

avoidance of doubt, the scheme shall include the following details:

(a) details of any earth moulding and hard landscaping, boundary treatment, grass seeding and turfing;

(b) a scheme of tree and shrub planting,

(c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures

for their protection in the course of development;

(d) Pedestrian and cycle routes including specification for the material finish of all surfaces; and

(e) a detailed schedule for all landscaping works which shall provide for these works being carried out

contemporaneously with the development of the site and completed before the occupation of the

development.

Reason: To enable the Planning Authority to consider these aspects in detail

53. That the applicant is required to submit a management and maintenance scheme for the Green Network as part of the first Area Planning Brief (APB) and that this shall be submitted to, and approved in writing by the Planning Authority, and it shall include proposals for the continuing care, maintenance and protection of the Green Network.

Reason: To enable the Planning Authority to consider these aspects in detail.

54. That before development starts on any specific phase, further updated surveys by a suitably qualified person shall be submitted with all detailed applications for the approval of the Planning Authority to determine the presence of any statutorily protected species. As a result of the findings of the report, should any mitigation measures be required for the relocation of any protected species, this shall be implemented in accordance with a timetable agreed in writing with the Planning Authority in consultation with Scottish Natural Heritage before works commence on the site.

Reason: To minimise risk to protected species.

55. Each Area Planning brief (APB) is to include a habitat management plan which shall be submitted to and approved by the planning authority in consultation with Scottish Natural Heritage. No MSC applications will be determined until the habitat management plan for the APB area has been approved by the planning authority. The approved habitat management plan, amended as the case may be, shall thereafter be implemented in full, unless otherwise agreed by the planning authorities.

Reason: To minimise risk to protected species.

56. That prior to the commencement of development on site, an Ecological Clerk of works shall be appointed, with the approval of the Planning Authority, all costs associated with the appointment shall be met by the developer. The clerk of works shall oversee and advise on the resolution of ecological issues, protect on site features, habitats and species, provide on-site guidance to the operators and ensure legal compliance with respect to protected species. Reason: To minimise risk to protected species.

57. In accordance with the Energy Strategy for Ravenscraig, dated March 2018, a business case to provide a heat network system will be developed for the site. An updated Energy Strategy for the site, prepared by Ravenscraig Ltd’s heat network operator, setting out the business case, will be submitted for approval as part of the first APB process. In addition, for each APB thereafter, (including the first APB), a detailed Heat Network Feasibility Study, undertaken by Ravenscraig Ltd’s approved heat network operator, shall be submitted for approval. The detailed Feasibility Study shall be based on the approved overall Energy Strategy, and shall identify, where viable, how low carbon heat technologies / networks will be used in that phase of development. Reason: To promote a low carbon development.

58. That the developer shall afford access at all reasonable times to an archaeological contractor approved by the Planning Authority, and shall allow them to observe work in progress and record any items of interest and finds uncovered by the proposed works, and that notification of the commencement date shall be given to the archaeological contractor in writing not less than 14 days before work commences on site.

Reason: To enable an archaeological evaluation of the site to be carried out.

59. That the site of the former Wishaw House, its associated architectural features and the formal gardens located to the south of the house shall be considered as ‘archaeologically sensitive’ and shall not be developed or disturbed in the course of development elsewhere within the application site. Measures to be submitted in respect of the Community Nature Park, under the terms of condition 52 above, shall include proposals to restore aspects of the former designed gardens and to provide interpretive information for visitors. Reason: To preserve and enhance the setting of features of archaeological interest.

Background Papers: Consultation Responses: External The Coal Authority received11th of April and 21st of June 2018 Scottish Environment Protection Agency received 11th of May 2018 Scottish Natural Heritage received 30th April 2018 Scottish Power received 4th April 2018 Historic Environment Scotland received 11th of April 2018 Strathclyde Partnership for Transport received 6th of August, 19th November 2018 and 11th April 2019 Internal Protective Services (incl Pollution Control) received 15th June, 13th August and 11th of October 2018 Infrastructure Services (Geotechnical Team Leader) received 26th of June and 12th of July 2018 Greenspace Services received 5th of October 2018 Play Services received 13th of April 2018 Landscape Services received 17th of April 2018 Education Services received 9th of May 2018 Infrastructure Services (Traffic & Transportation Service) received 14th May and 6th June 2019 Contact Information: Any person wishing to inspect these documents should contact Mr Craig McIntyre at 01236 856240 Report Date: 12th June 2019

1 Structure of Report

1. Description of Site and Surrounding Area

2. Proposed Development

3. Applicants Supporting Information

4. Planning Application Site History

5. Development Plan - The National Planning Framework 3 NPF3

- Clydeplan Strategic Development Plan (CSDP) 2017

- North Lanarkshire Local Plan (2012)

6. Consultations - External Consultees

- Internal/NLC Services

7. Representations

8. Assessment - Development Plan Policy (NPF3,CSDP,NLLP)

- Leisure

- Community Facilities/Schools/Nurseries - Open Space - Transportation

- Retail

- Industrial/Business Development

- Phasing

9. Assessment of Consultation Responses and Representations

10. Other Material Considerations

11. Conclusions

REPORT 1. Description of Site and Surrounding Area 1.1 The application site: The application site is located within the established urban area to the east of

Motherwell town centre, to the south of Carfin and to/north/north west of Wishaw. It occupies an area of 376 hectares. The vast majority of the site was formerly occupied by two steelworks, the Ravenscraig steelworks and the Lanarkshire Steelworks, both of which have been demolished.

1.2 The majority of the land involved in this application is brownfield and the site accounts for some 376 hectares, equivalent to an tenth of the Clydeplan Region’s vacant and derelict land. The site does, however, retain a number of quite distinctive features which have had a major impact on the evolution of the proposals. As a result of the demolition of the Ravenscraig plant the landscape is dominated by the 3 major platforms that formed the site of the former works and stockyards. Steep embankments link these terraces.

1.3 The most significant natural feature running through the site is the South Calder Water. This forms a distinctive and dramatic ravine, known as Ravenscraig Gorge, along the eastern boundary and contains heavily wooded valley which gives way to broadleaf woodland, grassland, and scrub near the former ore stockyard area. The South Calder water crosses the site in a westerly direction although it has been culverted for about 500 metres where the former steelworks existed. The river then re-emerges at the western end of the site into the Todhole Basin, a vegetated area immediately south of the steeply wooded embankment of the former Jerviston railway line. The former Lanarkshire Works site is characterised by two bunds, created from its demolition, which are now well vegetated together with smaller platform areas where the Works previously existed.

1.4 Two railway lines cross the site. The Wishaw Deviation line crosses the site in an approximate north/south direction and forms a distinct feature in the area due to its elevated position on an embankment. Along the south western boundary of the site is the west Coast Man Line linking Glasgow and London. Although slightly elevated, trees that have been planted in the last 25 years largely screen this line.

1.5 House building has been ongoing since 2010, involving three volume builders (David Wilson Homes, Barratt Homes and Taylor Wimpey Homes) who have developed not only houses for sale but have also built units for North Lanarkshire Council and Clyde Valley Housing Association. The development of the Carfin residential area is now largely complete, delivering 548 houses. New College Lanarkshire constructed an education campus at the southwest corner of the site in 2009. A regional sports facility was completed/opened in 2010 at the southern end of the Carfin residential area and immediately north of the proposed park. The Building Research Establishment (BRE) opened an Innovation Park to the south of the SCF in 2012, where new building techniques and products can be trialled and showcased. A public house and associated hotel/lodge opened in 2015 and 2018 respectively. All of the above developments are outwith the boundary of the current planning application and relate to an existing planning consent. The only original structures remaining on the application site relating to the former steelworks are the main electricity sub-station to the north of Meadowhead Road and the Ground Water Treatment Works in the Todhole Basin.

1.6 The remaining part of the application site is the south western access corridor which links the central part of the site to the east of the West Coast Main Line with the Windmillhill Street/Airbles Road roundabout. This land lies outwith the boundaries of the former steelworks site. It contains a mix of small commercial and industrial units, storage yards and a car showroom. The area immediately adjacent to this corridor also contains a mix of commercial and industrial buildings and yards although immediately to the north is South Dalziel parish Church, a Listed Building, and to the south there is a group of residential properties fronting onto Dellburn Street.

1.7 The Surrounding Area: To the north of the site lies the adjoining village of Carfin and the residential area of Jerviston, and to the west are the Calder Park and the Coursington housing areas. However, the western boundary of the site is dominated by the Dalziell Steelworks currently operated by Liberty Steel, which remain in production. Beyond the Dalziel Steelworks is an industrial area centred on Park Street and Orbiston Street and beyond again is Motherwell Town Centre. The southern boundary of the site contains a mix of industrial/commercial uses, primarily within the Flemington Industrial estate, while to

the south east of this estate lies the mainly residential area of Craigneuk. Wishaw Golf Course is situated to the south east of the site, beyond which lie residential areas and the Town centre of Wishaw. East of the site open countryside predominates although it does contain the BOC Plant on Chapelknowe Road and beyond this the Dalziel Park housing development.

2. Proposed Development 2.1 The site of the former Ravenscraig Steelworks, which closed in 1992, covered an area of some 466

hectares. Its redevelopment is being taken forward by Ravenscraig Limited, a partnership involving Tata

Steel, Scottish Enterprise and Wilson Bowden Developments. Outline planning permission was granted

in May 2005 for a mixed use development on the site of the former Ravenscraig steelworks in

Motherwell; the proposal, which was expected to take some 20 years to develop, included:

3,500 private houses and flats/including 10% affordable housing

Up to 100,000 square metres of business floorspace

Up to 116,000 square metres of industrial floorspace

A new town centre, with up to 57,000 square metres of retail floorspace, plus ancillary leisure facilities

Major Leisure Facilities

Community Facilities, including two new schools

Parkland

Hotel

Railway Station

New roads and road improvements

2.2 Progress has been slower than anticipated, due in part to the recession of 2008 and in part to significant

changes affecting the retail and commercial sectors. To date, the site has seen the following

developments take place:-

The dual carriageway spine road from Carfin to Craigneuk

900 units,c600 houses and flats completed, and c300 under construction

New College Lanarkshire Campus

Ravenscraig Regional Sports Facility

Marston’s Family Pub/Restaurant

Hotel accommodation (40 bed) adjacent to Marston’s

Building Research Establishment Innovation Park

2.3 Changed circumstances surrounding the economy and the retail sector have meant that the nature and

scale of the development are now not considered feasible in the form originally proposed, and

Ravenscraig Limited have reviewed the consented masterplan for a mixed use development comprising

residential areas primary schools/community uses, business and employment uses, open space, a new

town centre including retail, leisure, business uses, housing and hotel, and associated transport

infrastructure. In total the area within the boundary of the application site now extends to 376 hectares.

2.4 The revised masterplan involves the following key changes to the approved masterplan:

An increase in the residential component of the masterplan with the likely total unit numbers achievable rising from around 3,500 to some 4,500 units (including the 900 units completed or under construction) on 118.7 Ha of land (an increase of 29% in units)

A reduction in the retail component of the town centre from 57,600sq m gross floorspace to something around 30,000 sq m (a reduction of 48 %);

A reduction in the non-retail commercial and leisure elements of the town centre and a consequent reduction in the total site area occupied by town centre uses, from 57Ha to 30Ha (a reduction of 52%);

The relocation and reconfiguration of the proposed town centre to provide a new ‘high street’ with the RSF to the north and New College Lanarkshire to the south;

In addition to the town centre there is also provision for small neighbourhood centres which it is envisaged will become community hubs for the new neighbourhoods. In time such community hubs are expected to provide a local shop and service outlets along with health, community and or recreational facilities.

Employment opportunities with the retention of the strategic employment site to the west of the spine road (31.4Ha) 63,798 sqm of industrial space and 11,904 sqm of roadside retail/showrooms and 19,000sqm of office space in the mixed use town centre;

The potential for the expansion of the RSF to the east to include a wider range of facilities for both dry and wet sports with both indoor and outdoor provisions plus increased car parking;

The inclusion of a major new 7 Ha Town Park immediately south of the RSF (to be delivered by NLC, planning consent granted in February 2019, with initial land remediation works to start on site in May 2019) and other additions to the green network providing green linkages across the site and to/from surrounding communities;

The removal of any specific proposals for the rail station at this time and a requirement to provide public transport links in the form of bus services to connect the site to the surrounding communities and existing train stations in particular the improved Motherwell Train Station/Transport Interchange;

The completion of the missing link in the spine road/dual carriageway from Robberhall Road to Airbles Road/Windmillhill Street via a crossing of the West Coast Main Line (WCML).

2.5 Given the scale and complexity of the proposed development it is easiest to describe the application in

terms of the key components within the mixed use development. Whilst this will aid both the description and analysis of the application it is essential that account is taken of the overall concept and the strategy which is integral within this application.

2.6 The Concept. “Forging a New Place, A New Future”, the masterplan vision for Ravenscraig seeks to

build upon the unique history of the site, its many natural assets, its relationship with surrounding communities and the successful developments completed to date, to present a framework for the organic and sustainable development of a mixed-use community growth. The vision is intended to drive forward the phased generation of the site with a high quality, mixed use, sustainable development providing homes, jobs, retail, leisure sand recreational provisions serving the existing and planned residential communities - both on site and in the surrounding area - to the benefit of North Lanarkshire.

2.7 Residential. The revised masterplan promotes a 29% increase in the residential area of the development

with the majority of this increased opportunity resulting from the contraction of the town centre area. Residential development will now occupy the whole of the upper development platform between the proposed Town Centre and the Wishaw Deviation Line. A range of development densities is proposed across the site with higher densities within and adjacent to the town centre and key road corridors with density decreasing as you move away from the main road corridors and town centre area with the lowest density being located to the east of the Wishaw Deviation Line adjacent to the more natural areas of the site. Residential areas will be designed with specific and distinct character areas to promote placemaking while being permeable and well connected to the wider road and footpath network to allow ease of access to public facilities, the town centre and the public transport network.

2.8 Employment. The main employment development sites are located in the north west of the site in 7

separate development parcels of 25-30 acre phases which act a buffer between the town centre area and the existing industrial and business activity associated with the Dalziel Plate Works/Liberty Steel Works. The previous masterplan’s consented industrial/business capacity was 116,000 sq m and this is being retained as an upper target. Industrial development layouts will depend on demand. A large single user occupier would result in consideration of more significant services diversions to create larger development plots. Ravenscraig Ltd are in discussion with local businesses on medium sized early-phase employment opportunities. The employment area includes roadside retail such as car showrooms on new dual carriageway frontage totalling 10,416 sq m on 3 circa 4 acre plots along the roadside frontage and 2.5 acre and 3.5 acre plots shown off the new roundabout. The town centre will also generate employment opportunities associated with retail and the service sector.

2.9 The Town Centre. As noted above the town centre area has been reduced by 52% and is now located

to the south and west of the Town Park on either side of Robberhall Road which over time will be reconfigured from a dual carriageway to a ‘high street’; from the RSF to the north and New College Lanarkshire to the south; to promote active street frontages, pedestrian priority and placemaking. In addition to retail uses, the town centre will also accommodate commercial services, hotel, residential, health, civic and cultural uses to create a central activity hub for the new community.

2.10 Open Space and the Natural Environment. The applicant is keen to emphasise that 120.5 Ha (32%) of the site will be retained as open space with a variety of designed and natural environments intended to set development within an accessible and biodiverse landscape setting. The most significant designed area of open space will be the Town Park located immediately south of the RSF and north of the proposed town centre, this area is intended as a focus for events, sports and passive and active leisure to create a new civic space and activity hub for the emerging community. Planning consent for the Town Park was secured in February 2019 with initial land remediation works scheduled to start on site in May 2019. Care has been taken to integrate new development with existing natural assets such as Ravenscraig Gorge, and Todhole basin with the provision of management plans which seek to encourage public access to these areas while ensuring the protection of both biodiversity and wildlife.

2.11 Transport. The delivery of a new railway station at Ravenscraig has proved extremely challenging and

while the proposed masterplan will not preclude the future provision of rail or other modes of public transport the focus is now on optimising linkages to existing railway stations surrounding the site through the provision of new bus services. The new bus services will connect the site with existing communities, centres of learning and employment. The spine road through Ravenscraig can potentially provide a key link from the M8 to the north and the M74 to the south, with the completion of the spine road between Robberhall Road and the junction of Airbles Road and Windmillhill Street to the south via a crossing of the West Coast Main Line railway. The internal road network will be designed in accordance with Designing Streets to influence driver speed while remaining appropriate to the local context. A number of major off-site road links and improvements are identified in the Transport Assessment and will be required at different phases of the development. The Ravenscraig Travel Plan Framework (RTPF) sets out the framework for a sustainable community at Ravenscraig on which future site specific travel plans can be based. The RTPF includes initiatives to promote walking, cycling and public transport, electric car charging points and journey sharing schemes to promote modal shift away from private car journeys.

2.12 Infrastructure/Services. The applicant has produced an energy strategy which proposes the generation

of heat on-site using renewable technologies and the distribution of this heat via a Heat Network. The energy strategy identifies a number of benefits of having a heat network with heat provided from electricity both generated on-site and from the decarbonised national grid as providing: improved air quality, lower Co2 emissions, reduced energy costs, the ability to tackle fuel poverty and increased community involvement in sharing energy and reducing costs. The land use implications of this is the construction of an energy centre from which a network of underground pipes will be distributed across the site to serve the different development phases.

2.13 Community Facilities. The most significant proposed community facilities; excluding the Town Park, are

the proposed education campus sites of which there are three with the potential of delivering up to five primary schools and associated nursery school provision. The first site is located within the Carfin development area to the north of the RSF, the second site is embedded in the new residential development area to the south east of the RSF and west of the deviation rail line on an activity node referred to as Johnstone Square, and the third site has yet to be determined but will (if required) be located in the southern area east of the Wishaw deviation rail line. The applicant will be providing both land and financial contributions to the development of these education facilities dependent upon the build out of the adjacent residential areas. Each education campus is designed to be both a school and a community facility offering accommodation and leisure facilities for the wider community. They are also seen as hubs of activity upon which to co locate small retail, service and health facilities to create neighbourhood community hubs. In addition to the Town Park each residential area is required to provide a level of active play equipment commensurate with the scale of the development, ranging from toddler play areas through to MUGA’s.

2.14 Development Phasing, The masterplan has been revised following a realistic and pragmatic assessment

of the opportunities to accelerate implementation of the redevelopment and potential constraints to this. The completion of the spine road with the link to Airbles Road/Windmillhill Street is critical to the implementation of the initial phase of the town centre and the strategic employment site. Current best estimates are that this link (including a crossing of the WCML) is unlikely to be deliverable until between 2025 and 2028. In light of this the focus for the period up to 2028 is to capitalise on the success of the residential development to date and to allow for its continued, organic growth, southward across the site from Carfin towards the town centre. The first phase of the town centre is also due to be completed prior to 2028. This will consist of a superstore of around 5,574 sq m gross and a major comparison retail anchor of up to 9,300 sq m gross along with other commercial, civic and community uses. The best

estimate for the completion of the redevelopment of the site is 2045. 3. Applicant’s Supporting Information

3.1 Given the complexity of the development the applicant has submitted a series of supporting documents

which it is intended will explain, assess and justify the proposals. The main illustrative document is the

Masterplan Document. This document undertakes an appraisal of the site and surrounding area and

then develops a series of concepts and components for the site, which are then developed into a

preferred option/vision for the future development of the site. The final section of the document develops

the preferred approach of masterplan for the site as described above and through the associated

Parameters Plan. The final section also includes a series of plans and sketch drawings illustrating the

potential layouts for the various parts of the site and how, in visual terms, key features may be

developed.

3.2 The applicant has provided supporting information summarised as follows:

Pre Application Consultation Report

Masterplan Document/Design & Access Statement

Planning Statement

Transport Assessment

Bus Contributions Study Document

STAG Part 1 Appraisal

Landscape Strategy

Ecological Assessment

Site Conditions Review and Contamination assessment

Earthworks and Remediation Strategy

Air Quality Assessment

Noise Assessment

Energy Strategy

Retail Impact Assessment

Economic Appraisal/Impact Assessment NB Following a screening request the Council determined that a new EIA was not required.

4. Site History

4.1 This site has been the basis of several planning applications over recent years. Clearly, the key

application is the original outline planning permission (ref 01/00758/OUT) which this permission seeks

(in part) to replace. Since that permission was granted in 2005, detailed permissions have been granted

for the following:

Several Planning permissions have been granted for various roads, drainage and other infrastructure works, including the main spine road through the site (ref nos. 02/01730/FUL, 06/00684/FUL and 06/00685/REM).

Planning Permission 15/01696/MSC was granted in 2015 for land engineering works at “Ash Hill” (at the north-west corner of the site) for the removal of waste material. This permission expires in 2022.

The application site includes the site of the “BRE” (Building Research Establishment) complex of buildings. The BRE complex is a temporary operation which will (in due course) be removed.

As a requirement of the original outline planning permission, contaminated deep groundwater is currently being monitored and remediated. This necessitated the erection of structures which were granted permission in 2014 (ref. 14/00548/MSC).

The site contains the site of the new urban park which is currently being undertaken by the Council (ref 18/01829/FUL).

4.2 At the request of the applicant, the Council confirmed in 2017 that the planning application currently

under consideration did not require to be the basis of a fresh Environmental impact Assessment report

(the original outline planning application was accompanied by an EIA).

5. Development Plan 5.1 This application site raises issues of a national, strategic and local nature and therefore must be

considered in terms of the National Planning Framework (NPF3), the Strategic Development Plan and

the Local Plan.

National Planning Framework 3 (2014)

5.2 The third National Planning Framework (NPF3) provides a long-term strategy for planning in Scotland.

It provides the spatial expression of the Governments economic strategy and its plans for delivery of

development and investment in infrastructure.

5.3 NPF3 sets out the Scottish Governments view on how it can deliver a successful, sustainable place and

the key projects that will contribute to this. The key drivers for change and priorities for investment in

infrastructure, include major cities, a number of enterprise areas and 14 “National Developments”.

Ravenscraig appears as one of the latter and, as such is seen as important to the delivery of the

Governments spatial strategy.

5.4 NPF3 identifies Ravenscraig as one of the largest areas of vacant and derelict land in Europe. It repeats

the aim of giving the project renewed impetus, encouraging redevelopment of the site for a range of

uses through a masterplanned approach. It is noted that the Scottish Government expects the outcome

to be a sustainable settlement with a new town centre, jobs, facilities and homes along with sustainable

transport connections.

Clydeplan Strategic Development Plan (2017)

5.5 The Clydeplan Strategic Development Plan (CSDP) sets out the spatial development strategy (SDS) for

the city region to 2029. The strategy supports the presumption in favour of sustainable development

leading to economic growth. Maximising the use/reuse of development land and existing infrastructure

is seen as fundamental to the success of the SDS. Ravenscraig appears as one of the four priorities

within Diagram 2 key spatial priorities of the CSDP. In line with NPF3 it is noted as a national priority

project having a strategic role in the delivery of the long term regeneration and restructuring of the

southern part of North Lanarkshire.

5.6 Due to the scale of the proposed development, it is considered that the application requires to be

assessed against Policies 1, 4, 5, 8 9, 10, 12, 14 and 17 and schedules 2 and 4, 8.9 and 10 of the

CSDP. Diagrams 10 of the CSDP Sets out how development proposals are to be assessed against the

provisions of the SDP.

North Lanarkshire Local Plan (2012)

5.7 The Development Strategy Aim of the North Lanarkshire Local Plan (NLLP) 2012 is to promote

regeneration and sustainable growth of communities. Related to this is a series of Development Strategy

Area priorities of which Ravenscraig is one. The proposals map of the NLLP shows the Ravenscraig

site allocated for a range of uses broadly in line with the 2001 masterplan and the 2005 outline planning

permission, against the following policies:

DSAP 2 Ravenscraig

HCF2 A1, the areas already approved for residential development

RTC1A, the mixed use town centre area

ED12A the part of the site approved for business and or industrial uses

EDI1 B3, the campus employment site to the west of the spine road

NBE1 A4a, the eastern edge of the site is zoned as green belt and a SINC

NBE 2, the natural areas protected from development to north and east of the site

5.8 In addition to the above specific policies the application requires to be assessed against four

development strategy policies as follows:-

DSP1- Amount of Development

DSP2- Location of Development

DSP3- Impact of Development

DSP4- Quality of Development 6. Consultations

6.1 The following consultation responses have been received:

The Coal Authority 6.2 The Coal Authority considers that the content and conclusions of the Earthworks Strategy are sufficient

for the purposes of the planning system and meet the requirements of the planning system in demonstrating that the application site is, or can be made, safe and stable for the proposed development. The Coal Authority recommends that the LPA impose a Planning Condition should planning permission be granted for the proposed development requiring these site investigation works prior to commencement of development. In the event that the site investigations confirm the need for remedial works to treat the recorded mine entries and/or areas of shallow mine workings to ensure the safety and stability of the proposed development, these should also be conditioned to be undertaken prior to commencement of the development.

Scottish Environment Protection Agency (SEPA) 6.3 SEPA raises no objection to the application. In respect to flood risk SEPA note that water quantity

aspects of surface water drainage are for the Planning Authority, and appropriate conditions would therefore be required should planning permission be granted. Comments are given in respect of necessary mitigation measures during the construction phase, waste management, the need for a Construction Site Licence and Pollution Prevention Plan and other technical requirements. SEPA welcome the inclusion of an Energy Strategy and the proposal to establish an energy centre to deliver a district heating network. In the event of planning permission being granted, conditions would be required where appropriate to ensure these aspects of the applicant’s proposals can be taken forward. SEPA recognise the scope of the masterplan and acknowledge that proposals will change and develop over time and as such they would encourage the applicant to engage with them in the development of detailed area planning briefs and site development plans.

Scottish Natural Heritage (SNH) 6.4 Scottish Natural Heritage raise no objections to the application with regards to the approach to protected

species as set out in the ecology report and the recommendations for further survey work to be

undertaken to support future detailed planning applications. SNH recognise that the revised masterplan

could offer significant opportunities for landscape and green infrastructure with the change in the

balance of land uses offering potentially greater options in place making terms. SNH advise that further

details will be required at the area planning brief stage to demonstrate that proposals for place making

and access to and enjoyment of the natural heritage as set out in the application can and will be

delivered to appropriate standards and timescales and that issues with phasing, temporary landscapes

links and overall coherence across the masterplan area can be addressed.

SNH recommend early delivery of the landscape framework and access networks to allow planting to

bed in and mitigate adverse visual impacts of a piecemeal development. Given the long build phase the

applicant is encouraged to develop temporary landscapes so as to avoid the perception of stalled

spaces and create the appearance that the masterplan being implemented. SNH underline the

importance of suitable long term maintenance and management of all landscape and open space areas

to ensure the longevity of the planned landscape frameworks, green spaces and active travel networks.

Scottish Power (SP) 6.5 SP Energy Networks raise no objections to the application, however, they advise that they have

apparatus within the vicinity of the proposals and therefore reserve the right to protect and /or deviate cable/apparatus at the applicant’s expense.

Historic Environment Scotland (HES) 6.6 Historic Environment Scotland raise no objection to the application as they have no assets within the

locus of the development site. Strathclyde Partnership for Transport (SPT) 6.7 SPT welcomed the detailed work and collaborative approach taken in the identification of bus service

provision and associated planning obligation requirements. However, having reviewed the Ravenscraig Bus Contributions Study report (Jacobs October 2018) SPT do not support its findings and conclusions on the basis that the proposed level of bus services are insufficient to promote modal shift from the private car to public transport and that the costs of providing the services have been significantly underestimated. SPT’s detailed concerns and proposed alternative bus service provision are discussed in section 9 of this report.

Internal 6.8 Infrastructure Services (Traffic & Transportation Service)

The Transport Assessment and supporting detailed traffic modelling were reviewed by SYSTRA Ltd in close dialogue with Infrastructure Services. The review focused on key elements within the TA such as the proposed Ravenscraig Transport Strategy, trip generation, trip distribution and mode share targets. Infrastructure Services were largely content with the calculated trip generation and trip distribution methodology within the TA, but requested further detail and evidence on the current and future year mode split assumptions, which determine the level of traffic that will be generated. The TA included detailed traffic modelling of various development scenarios in 2028 and 2045, to establish the road infrastructure required to mitigate different phases of the development. The review provided detailed comments related to the traffic models, identifying where clarification or amendment was required. Infrastructure Services requested further detail on assumed background traffic growth, the committed developments included in the models, and the development phasing assumptions used in each future year scenario. In particular, further evidence was requested relating to the identification of ‘trigger points’ within the traffic modelling, to identify when specific infrastructure improvements would be required. The review recommended that an interim year between 2018 and 2028 be developed to more accurately establish this. The review also recommended various documents that would need to accompany future detailed planning applications, including the production and agreement of a Walking Action Plan, Cycling Action Plan and Public Transport Action Plan.

Protective Services (incl Pollution Control) 6.9 Comments are given in respect to the noise and vibration, air quality and ground investigation sections

contained within the Environmental Statement and additional assessment submitted as part of this application. NLC Protective Services advise that they are content with the noise and vibration and air quality impacts. They recommend that planning conditions are attached to any planning permission covering the requirement for the ground investigation report and in relation to controls covering the noise levels generated within the site. However given that this application is in principle only, any future detailed application would require to be accompanied by an updated noise impact assessment to ensure that appropriate mitigation is in place.

Infrastructure Services (Geotechnical Team) 6.10 The Geotechnical Team have identified a number of issues relating to the Earthworks Strategy and

Contamination Assessment reports. They note ground instability due to mine entries and shallow mine workings, contaminated land, the presence of asbestos, the presence of slag, significant sub surface obstructions etc. all of which are associated with the former use of the site. While specific points are noted it is accepted that the points raised are addressed in the forms of mitigation identified in the submitted reports. The issues raised by the Geotechnical Team can therefore be addressed by the requirement for site specific detailed ground investigation, and geotechnical design reports which will accompany the MSC applications which can be addressed by conditions.

Infrastructure Services (Environmental Design and Engineering) 6.11 The Environmental Design and Engineering Team are primarily concerned with the hydrological issues

as set out in the Drainage Assessment Report, with a particular remit to consider potential flooding and drainage issues. While foul drainage is primarily an issue for Scottish Water, the team make a number of recommendations about the proximity of housing to sewerage apparatus and the location of pumping stations. The team note that the SUDS design methodology as set out in the 2018 Drainage Assessment meets current guidance and is supported with the exception of some specific issues relating to the peak flows discharged from the site into the South Calder Water and the need for future applications to include a narrative to explain in detail how the particular development is consistent with the ambitions set out in the Masterplan Drainage Strategy. Both of these issues can be addressed by conditions.

Greenspace Services 6.12 Greenspace Development are happy with the scope of the surveys provided and ask that all

recommendations within the survey report in relation to further survey must be taken forward. Conditions requiring appropriate protection/mitigation plans and further surveys at appropriate times should permission be granted, would suitably address the matters raised. Greenspace Development set out responses on a number of issues including designated sites, ancient woodland, protected species, biodiversity enhancements and access. While the proposals of the masterplan are broadly accepted and regarded as having the potential to support and expand greenspace within the site Greenspace have a number of concerns regarding particular development proposals which are discussed in section 9 of this report.

Play Services 6.13 Raise no objections to the proposed development. There will be a requirement for open space and

equipped play provision within each phase of residential development. The level of provision will directly relate to the number of dwellings proposed. The preference will be for equipped play provision to cover children 0-8 years to be provided for within each residential development area and an off-site financial contribution made towards recreational facilities for older age groups located within the proposed public park (identified 21 on the revised masterplan). The level of provision and financial contribution will be determined for each individual application.

Landscape Services 6.14 Landscape Services are supportive of the proposals in principle, and concur with the issues the

landscape strategy provided. The primary concerns are the establishment of a strong, consistent landscape approach to the site as a whole for the full term of the development along with a recognition of the need for Green Infrastructure and Sustainable Transport routes across the site to link with its surroundings and provide amenity for its users. Integral to the sustainable integrity of the site is the use of Green Infrastructure across the area. This will allow the complex interaction of housing, flood management, biodiversity, land use and transport to be managed within the site over the life of the development stages. It can bring multiple, secondary benefits to residents and users of the site and provide a quality environment for people with integrated green spaces, sustainable travel routes and long term water management solutions. Landscape Services have a number of concerns regarding particular development proposals which are discussed in section 9 of this report.

Education Services

6.15 Education have no objections to the application. Discussions between the developer, and the education

authority have taken place where it has been indicated to the developer that there will be a requirement

for additional schools in the area due to the volume of proposed new build housing in the area. It is

anticipated that five additional schools will be required to accommodate the anticipated pupil product

from the 4,500 proposed units. As previously indicated to the developer, it is anticipated that this would

comprise of two primary schools at the north of the site (Carfin end) through a joint campus; two primary

schools at the east end of the site (Garden Wood) in the area outlined in the NLC Local Plan as

NLMW0573M, again through a joint campus; and a fifth primary school to the south end of the site, at

the Craigneuk end. The location, funding and phasing of the education infrastructure (primary schools

and nursery schools) is considered further in section 9 of this report.

7. Representations

7.1 Four letter(s) of representation were received, three from local residents and one from the Woodland

Trust Scotland. The following provides a summary of the comments received:

(a)- The impact upon and potential loss of ancient and long-established woodland on Scottish Natural

Heritage’s Ancient Woodland Inventory (AWI) in particular Ravenscraig Plantation, an area of 1a Ancient

(of semi natural origin) woodland that runs along the Ravenscraig Gorge; and Garden Wood, an area

of 2b LEPO (Long-Established of Plantation Origin) woodland to the southeast of the site.

(b)- The need for a 50m native tree planting wide buffer area between the proposed development and

the Ravenscraig Plantation, to be planted with 50% native vegetation to mitigate impacts of noise, light

and dust and to reduce human encroachment into the woodland.

(c)- Concern that the ecology report only takes into consideration schedule 1 breeding birds. Greater

consideration needs to be given to the protection of habitats for Skylarks, Kestrels, Redwings Fieldfares,

Swift, House Martins, Swallows, Kingfisher and Dipper.

(d)- Greater care should be taken in the management and protection of the ecology of the site as there

is concern at the applicant undertaking clearance works to trees and shrub areas being undertaken

during nesting season

(e)- Further ecological surveys should be undertaken in advance of development within the site with

particular regard to owl and bat surveys.

(f) - The proposed park should be designed to be “more wild” in areas to encourage the needs of animal

and bird species.

7.2 A fifth letter of representation was received outwith the statutory notification period and therefore is not

part of the assessment process. This related to the impact of noise and disturbance from the nearby

BOC plant on the amenity of future residents on the north part of the site.

8. Planning Assessment 8.1 In accordance with Section 25 of the Town and Country Planning (Scotland) Act 1997, planning

decisions must be made in accordance with the development plan unless material considerations

indicate otherwise.

8.2 The assessment is ordered as follows:

Development Plan

- The National Planning Framework (NPF3) 2014 - Clydeplan Strategic Development Plan (CSDP) 2017 - North Lanarkshire Local Plan (NLLP) 2012

Material Considerations

- Scottish Planning Policy (SPP) - Consultations - Representations - North Lanarkshire Local Development Plan (NLDP) 2019 - ‘The Plan for North Lanarkshire’ (PFNL) 2019

National Planning Framework 3 2014 (NPF3)

8.3 The National Planning Framework 3 (NPF3) sets out the Scottish Government’s spatial development priorities for the next 20 to 30 years, including plans for development and investment in infrastructure. The national spatial strategy set out in the NPF3 shows where there are opportunities for growth and regeneration, investment in low carbon economy environmental enhancement and improved connections across the country. The spatial strategy provides a flexible framework for sustainable growth and development which reflects the varied assets of our many distinct places, including the cities networks, towns and villages, rural area and coast and islands. It is highlighted that the cities network would continue to be a focus for investment, becoming models of low carbon living, supporting growth, addressing regeneration and improving connection. It is noted that many of Scotland’s largest and vibrant towns are located close to cities. In respect to the application, the site is located in proximity to the towns of Motherwell and Wishaw, which would support growth and investment in these towns.

8.4 NPF3 goes on to set out a vision for Scotland which is based upon the planning outcomes detailed in the Scottish Government Economic Strategy which consist of: a successful, sustainable place, a low carbon place, a natural, resilient place and a connected place. The application is considered in terms of each outcome below.

8.5 A Successful Sustainable Place: The national spatial strategy sets out opportunities for Scotland’s city regions to develop as successful, sustainable places. The application site has been specifically identified in NPF3 as a sustainable place for growth in the Glasgow and the Clyde Valley city region.

8.6 Low Carbon Place: NPF3 considers that planning has a key role in delivering national targets of low carbon emissions. While the Scottish Government has set out the energy sector as the primary focus to achieve low carbon targets, it is also recognised that the low carbon sector is fast moving and will continue to be shaped by technological innovation and a changing environment. The applicant highlights that the proposal would contribute to lower carbon emissions through promoting modal shift from road to public transport in the form of the proposed bus service, thus reducing the number of private car movements. This is reinforced by the energy strategy which outlines the case for the development of an energy centre to promote a district heating network across the site. It is considered that the application is in line with this aspect of the spatial strategy.

8.7 A Natural Resilient Place: This aspect of the vision states and encourages respect to enhance and make responsible use of our natural and cultural assets. The spatial strategy highlights that natural and cultural assets in around urban areas have a key role to play in supporting sustainable growth, marinating distinctiveness and promoting quality of life. The proposed green network, strategic planting and greenspace management would support the aim of the spatial strategy to create a walkable place which links open space and wider travel networks (through connections to the wider communities of Motherwell and Wishaw) and can deliver better environments for pedestrians and cyclists.

8.8 A Connected Place: NPF3 sets out that Scotland will maintain and develop good internal and global connections, with particular regard to road and rail infrastructure improvements. In order to facilitate improved connections, spatial priorities for change highlight road improvement works from the M8/M74 motorway network to the site and the requirement for public transport improvements to promote modal shift away from private car journeys. In light of this position, it is considered that the development would support this national spatial priority.

8.9 Delivery: There are 14 national developments identified to deliver the spatial strategy, of which Ravenscraig is one. In addition it has the capacity to support other national developments such as the Central Scotland Green Network by providing enhanced greenspace for community use.

8.10 Taking all of the above into account, it is considered that the proposed development accords with the national spatial strategy set out in NPF3.

Clydeplan Strategic Development Plan 2017 (CSDP)

8.11 The CSDP sets out a long term spatial vision and development strategy to determine the geography of development in the Glasgow and the Clyde Valley region to 2036. This looks at a strategic level to support economic competitiveness and social cohesion, within a sustainable environmental approach. The Spatial Development Strategy identifies Ravenscraig as one of four key regeneration areas within the city region and as a strategic centre, strategic economic investment location and a green network strategic delivery area.

8.12 In respect to decision making, Diagram 10 of the CSDP sets out the framework for the assessment of

development proposals under four key headings: Successful Sustainable City Region, Low Carbon City Region, Natural, Resilient City Region and Connected City Region, the proposal will be assessed against each one in turn.

8.13 A Successful Sustainable City Region. Network of Strategic Centres (Policy 4, Schedule 2, Diagram 3) Policy 4 identifies a network of strategic centres and related schedule 2 identifies Ravenscraig as one such centre. Strategic centres are to be protected and enhanced as the focus for investment in commercial and community facilities and investment in their long term future is supported. Schedule 2 also sets out the role/function of each centre with Ravenscraig the key identified factors are regeneration, retail, education, leisure and employment uses. The revised Masterplan fully supports this ambition by advocating the development of a new mixed use town centre that will perform the role of a strategic centre as set out within the CSDP. The revised masterplan promotes a strategic town centre in line with development plan policy, albeit the scale and nature of the centre has changed significantly from that promoted in the 2001 masterplan. The revised masterplan proposes a mixed use town centre with 30,000sqm of retail floorspace along with commercial leisure uses, housing, civic and community facilities. It is clear that the revised town centre proposals remain of strategic significance and that they accord with the CSDP. With regards to Business and Employment (Policies 5 and 6, Schedules 3 and 4, Diagram 4) the revised masterplan still delivers a strategic business/industrial site to the west of the spine road in line with the requirements of the CSDP. While there are no longer proposals for a separate Business Quarter the mixed use nature of the town centre proposals will result in a wider range of employment opportunities across the site, the likely increase being estimated at 3,000 FTE jobs. In terms of New Homes (Policies 8 and 9, Schedules 5, 6, 7, 8, 69 and 10) the reduction in scale of the town centre has resulted in additional land at Ravenscraig now being allocated for housing development. An additional 1,000 units are now programmed for the site, bringing the overall total units on the former site (including the 1000 units built and under construction) to 4,500 units which fully accords with the development plans presumption in favour of the reuse of previously developed land for residential development. While there is no development plan requirement for affordable housing at Ravenscraig, the applicant is committed to 10% of housing units on site being within the affordable category, resulting in both the range and mix of housing opportune ties being increased which is fully compliant with the CSDP.

8.14 A Low Carbon City Region, Delivering Heat and Electricity (Policy 10).The revised masterplan incorporates an energy strategy which advocates the construction and operation of a central energy plant which can be linked to future phases of the development, this is fully compliant with policy 10 of the CSDP.

8.15 A Natural and Resilient City Region, Maximising Green Network Benefits (Policy 12, Schedule 11, diagram 7) the revised masterplan and landscape strategy demonstrate the increase in open space in the revised proposals when compared with the current masterplan. A key change is the creation of a new centrally located Town Park and associated green corridor link running north/south to the site and east/west towards Motherwell Town Centre. These new proposals compliment the high level of natural environments, woodland and open space which were identified in the current masterplan (32% of the site will remain undeveloped accessible open space) which accord fully with the CSDP.

8.16 A Connected City Region, Sustainable Transport and Active Travel (Policies 17 and 18, Schedule 13, Diagrams 8 and 9). The revised masterplan makes no provision for a new rail station as promoted in the extant outline planning permission as the statutory bodies with the responsibility for transport infrastructure (Transport Scotland and SPT) have concluded that the rail station would not prove viable (at this time), the preference being for improved public transport linkages (a circular bus service) to existing rail stations at Motherwell, Carfin and Shieldmuir. However, the land required to develop a rail

station on the Wishaw deviation line is still available and could be brought forward at a future date if required. The applicant has secured a separate planning consent for localised road improvement works along the route between the M74 and M8 motorways, which will improve vehicular accessibility to the site. It should be noted that he CSDP supports a continuous high quality orbital dual carriageway across Lanarkshire to link the M74, M8 and M80 and this is reflected in the Council’s City Deal bid which includes proposals for the missing portion of the Ravenscraig spine road including the crossing of the west coast main line railway. The revised masterplan represents an enhancement over the 2001 masterplan in relation to sustainable transport with greater attention paid to direct walking and cycling links to/from and across the site. The emphasis on active transport, improved transport infrastructure and public transport infrastructure reflects the requirements of the CSDP.

8.17 In concluding the assessment of the development of the proposal against the CSDP, the site is a sustainable location where there is a known need for the range of uses being promoted in the mixed use development and as such is fully compliant with the CSDP. North Lanarkshire Local Plan 2012 (NLLP)

8.18 The site is zoned under the following policies in the adopted North Lanarkshire Local Plan 2012:

- DSAP 2 -Ravenscraig

- HCF1 B1 -Community Facilities,

- HCF 2 A1- Sites for (Short Term) Housing Development Housing Land

HAL EDI 1B3 - Strategic locations for Business and Industry High Amenity Locations,

NBE1 A4a, the eastern edge of the site is zoned as green belt and a SINC,

NBE 2, the natural areas protected from development to north and east of the site,

Other relevant policies in the assessment of this application include:

DSP1- Amount of Development

DSP2- Location of Development

DSP3- Impact of Development

DSP4- Quality of Development

8.19 Development Strategy Area Priority 2 (DSAP 2) identifies Ravenscraig as a key regeneration priority for

the Council to promote regeneration and sustainable growth of the community. The various zonings of

the site (HCF1 B1, HCF 2 A1, HAL EDI 1B£, NBE1 A4a and NBE 2) reflect the proposed development

ambition and components of the previous masterplan and as such are no longer relevant to the current

proposal. However, the revised masterplan still includes all of the land uses covered by these zonings

but in different amounts or capacities, as such the applicant is still seeking to deliver a mixed use

development which seeks to meet the needs of the emerging community of Ravenscraig, but rather than

have retail as the key driver of change the applicant has now placed a greater emphasis on the

residential sector as the key land use which will enable a transformation of the site.

8.20 Policy DSP1 ‘Amount of Development’ is relevant, with specific reference to Criterion A Planned Land

Supplies due to the residential zoning of the site. The development is considered to be acceptable when

assessed against policy DSP1.

8.21 Policy DSP2 ‘Location of Development’ further considers the strategic approach to development

locations. Located in an area zoned for a residential led mixed use development the application is

considered to be acceptable under policy DSP2.

8.22 Policy DSP3 (Impact of Development) considers the impact of the proposed development in terms of its

requirements for additional community facilities or infrastructure which is necessary to meet future

demands on existing provisions. In this instance Education Resources have provided a mechanism for

securing the contribution to the educational estate required to serve the development. The

Transportation Assessment and associated Bus Contributions Study have highlighted the off-site road

contributions and public transport subsidies required to mitigate the impacts of the development on the

local road network and public transport services. Taking the above matters into account, it is considered

that the proposed development accords with Policy DSP3.

8.23 Policy DSP4 (Quality of Development) requires development proposals to only be permitted where high

standards of site planning and sustainable design are achieved. The applicant recognised the need to

demonstrate compliance with this policy through the production of a detailed masterplan document

which aimed to set out the design quality benchmarks which the development is seeking to deliver. To

this end the applicant engaged with Architecture and Design Scotland (A+DS) and their Design Review

Panel (DRP) early in the pre application process to ensure that the revised masterplan reflected best

practice in terms of urban and environmental design. The draft masterplan was presented to the A+DS

DRP on two occasions in December 2017 and in February 2018 at which time a panel of design industry

professionals offered their views on the scope and content of the document followed by a written report

with constructive comments as to how it could be improved to better align with best practice. The

applicant’s agents found this process to be helpful and the comments of the design review panel were

incorporated in the final version of the Masterplan dated 14th September 2018.

8.24 In terms of the local plan policy DSP4, proposals require to be assessed against a set of criteria and the

paragraphs below assess the proposal against each criteria.

a. Design Principles Including Provision for the Development and Links to Nearby Green Networks

The applicant has submitted a Design and Access Statement which provides information with respect

to the proposed site layout. While on the periphery of Motherwell, views into the site are partially filtered

by established and proposed trees, hedgerow and landscaping. There would also be a softer edge to

the development through additional landscaping. As such, and taking into account the level of

landscaping also afforded to the internal road network in particular the spine road through the site, the

layout and nature of the proposed development is considered to be acceptable. Materials can be

controlled via conditions. The density is considered acceptable. Bands of open space running west to

east along the southern boundary and the centre of the site results in visual and acoustic benefits to the

development allowing the housing to be set within a landscape setting which will mature over time and

conditions have been proposed to enable the control of landscaping and fencing within this area to

further advance passive recreational benefits and biodiversity attributes. While play facilities are shown

on the site layout plan, the detailed design and specification of these play areas can be taken forward

via conditions attached to the APB’s and future MSC applications.

b. Safe, Inclusive, Convenient and Welcoming Development

Access to the site has evolved in discussion with NLC Transportation and it is considered that the

development is accessed in an appropriate manner from the existing road network, the roundabouts at

Carfin and Craigneuk plus the proposed southern extension of the dual carriageway spine road from

Robberhall Road to the Airbles Road/Windmillhill junction via a crossing of the west coast main rail line.

A review of the consultation outcome with NLC Transportation is set out in section 10 and in planning

terms it is considered that all matters have been satisfactorily addressed, or can be controlled via

conditions. The proposed internal road layout will be designed to take account of national policy

guidance ‘Designing Streets’ in order to create a greater sense of place, and provide a nature of street

design that is more pedestrian and cyclist friendly. Overall, it is accepted that a softer nature to the

development has been achieved whilst satisfactorily meeting functional requirements, and that all areas

have a good degree of passive surveillance from the proposed housing. The above design elements

are considered to create a safe, welcoming development and in time, when landscaping within and

around the development fully matures, one with good green elements.

c. Energy Resources and Sustainable Development

The applicant has provided a statement with respect to the viability of district heating, low or zero carbon

heat networks and have concluded that such technologies are potentially viable at this location, as such

they have complied with the Scottish Government’s ‘Planning Advice on Heat’ and SEPA’s guidance on

‘Heat Networks and District Heating’. In terms of sustainable development, it is acknowledged that the

site’s inclusion for development purposes has followed the local plan process in light of housing land

supply requirements in the wider area, and strategic aims of planning policy for the Clyde Valley region.

As a site, it is also designed to link to local footpaths with a satisfactory proximity to local amenities.

d. Air Quality, Noise and Pollution Impacts

With regard to noise and air quality following consultation with NLC Protective Services and SEPA the

nature and scale of development has been demonstrated to be acceptable. NLC Protective Services

were satisfied that technical solutions promoted by the developer will resolve any potential noise

complaint issues between existing and future residents. One exception to this was the noise impact on

residential development area C1 which lies to the west of the BOC Plant on Chapelknowe Road, this

area can’t be developed until the noise source from the BOC Plant can be mitigated in agreement with

BOC. Conditions have been attached to ensure that any noise mitigation measures are suitably detailed

and completed prior to the completion of the development.

e. Drainage and Water Body Status

Both Scottish Water and SEPA have been consulted and this has raised no objections as set out in

section 6 of the report. Foul drainage is to be connected to the foul sewer and surface water drainage

intended to be dealt with by a SUDS system/Basin, with ultimate adoption by Scottish Water. Conditions

can be attached to ensure all requirements of Scottish Water, SEPA and general SUDS principles are

satisfactorily achieved. The applicant also submitted a Flood Risk Assessment with the application and

this raised no substantive issues from SEPA in respect to flooding interests. This should also guide the

final design of drainage infrastructure.

f. Impact on Local Amenity

In considering the location of the site in relation to neighbouring residential properties, it is considered

that there are no significant adverse impacts on their amenity in respect to sunlight/daylight, levels and

privacy, with adequate standards being achieved.

In light of all of the above, it is considered that the proposal is in accordance with Policy DSP4 of the

NLLP. In concluding the application’s compliance with the North Lanarkshire Local Plan, it is noted that

it complies with policies DSP 1-4.

8.25 Drawing all of the above matters together in terms of the assessment of the CSDP and NLLP, it is

considered that the proposal fully complies with the Development Plan.

8.26 Given the range of different uses proposed in the masterplan an assessment as to how the significant

land uses comply with the Development Plan is set out below under separate land use headings:-

- Residential The revised masterplan has significantly increased the amount of housing within the site, from 3500 to 4500 (including the 900 units completed and under construction). The location and distribution of the housing is roughly similar to the existing masterplan with the addition of residential development on the lower development platform to the east of Robberhall Road on land previously zoned for retail and commercial development. Residential development is mainly located to the south of Ravenscraig Gorge and to the east of Robberhall Road straddling the Wishaw Deviation rail line and extending as far east as the Ravenscraig Plantation woodland and as far south as the established community of Craigneuk.

The Masterplan articulates clear ambitions for the form, typology, tenure and density of residential development in each of the 17 development parcels with the aim of creating specific character areas which will promote a sense of place and community for Ravenscraig. The masterplan proposes a phased approach to development with residential development plots parcelled together in specific character areas with detailed capacity and design requirements being promoted through an Area Planning Brief (APB) which is required by condition. The intent of each APB is to set the quality benchmarks for each character area which may be delivered by a consortia of developers. Each developer would be required to demonstrate that their detailed housing mix and layouts reflected the requirements set out in the Masterplan and associated APB as part of the MSC planning application process.

- Leisure The masterplan recognises that in order to develop a community with a sense of place and belonging the redevelopment of Ravenscraig has to incorporate a range of leisure uses and activities to reflect the needs of the population across all demographics. The key leisure development in the revised masterplan is the proposed Town Park located immediately adjacent to the Regional Sports Facility at the centre of the Ravenscraig site. The Town Park is a 7Ha site which will be developed by North Lanarkshire Council as a new urban park and greenspace incorporating multi-generational play facilities for all ages, sports pitch for year round games use, informal fitness/running circuit, small kiosk with disabled toilet, grass community events space, active travel routes, planting and associated works. The proposal will support future residential development at Ravenscraig by creating a central park and greenspace, extending the facilities provided by the adjacent existing Regional sports facility and linking to active travel routes which connect to the adjacent communities of Carfin and Newarthill in the north and Craigneuk and Wishaw to the south. Each residential character area will provide its own active leisure facilities in the form of toddler play areas and Multi Use Games areas (MUGAS) commensurate with the capacity of the development. The residential areas will be well connected to a network of footpaths which will provide access to the leisure opportunities afforded by the natural features of the site such as Todhole Basin, Ravenscraig Gorge, Ravenscraig Plantation and Prospect Hill. While the mixed use town centre will be the main focus for commercial leisure developments the masterplan proposes a series of four mixed use nodes spread across the residential areas, where the intention is to promote mixed use development which can accommodate local leisure, community and retail uses. The leisure needs of the emerging community will also be met by the facilities provided by the 5 schools over the three sites which are located in the north south and east of the residential areas.

- Retail The planning status of Ravenscraig has gradually evolved since the closure of the steelworks, and as planning proposals have been brought forward, Ravenscraig has acquired planning status as a “new town centre” which is not only reflected in both parts of the Development Plan but also within the latest National Planning Framework. However, given that development has not yet occurred on the site and given that the Development Plan still requires consideration on the likely impacts of development to ensure that there is no detrimental impact on other centres, it is useful to consider whether the new revised Master Plan, and its related planning application, have altered any elements of the new town centre/retail floorspace proposed to the extent that there are emerging concerns that would require to be highlighted. The revised masterplan and planning application submitted in 2018 continue to propose a new town centre but at a significantly reduced scale, around 52% lower than the original outline permission at around 30,000 sqm over two phases (proposed opening 2028 and 2032 respectively). The floorspace being split 22,296 sqm comparison and 7,432 convenience. The other key difference from the original consent is the increase in convenience floorspace by around 50%, although it is noted that 1,858 sqm of this is in the form of a small supermarket (1,208) and general convenience (650 sqm) during phase 2/3 of the development.

The reduction in scale and change in the nature of the development will effectively reduce the catchment size of the new centre and will focus trade diversion (albeit at a much lower overall level given that the turnover of the new scheme is around £102.7 million, split £72.2 million comparison and £30.5 million convenience) on a smaller number of local centres. The main impacts are upon Motherwell, Wishaw and Bellshill but beyond Motherwell these are all below 10% for combined goods. Outwith North Lanarkshire there would appear to be very limited impacts which peak at 6.5% for combined goods on Hamilton Town Centre. Within North Lanarkshire the highest impact is on Motherwell at 15% for combined goods, with a slightly higher convenience goods impact at 15.7%. However, the overall impacts still remain well below those anticipated for the earlier scheme which was regarded as acceptable and eventually led to Ravenscraig being designated as a town centre in the development plan and wider NPF/SPP. In addition, during the 13 years since the original outline consent was granted positive changes have occurred in terms of new development and investment within Motherwell, Wishaw and Bellshill which should make these centres more resilient and in a better position to deal with the impacts of future retail development at Ravenscraig. Motherwell is a more robust retail location following the construction of the ASDA development while Wishaw and Bellshill have also benefitted from the addition of new Tesco superstores built in 2008 and 2009 respectively. In addition Wishaw has benefitted from significant new investment in the new £23 million Houldsworth Centre which opened in 2015. I would therefore suggest that there is no additional information contained within the RIA that would suggest that the Council would have major concerns over the likely impacts of the revised retail scheme and as such the retail element of the Masterplan is fully compliant with the Development Plan.

- Industrial/Business Development/Employment The main employment development sites are located to the north west of the site adjacent to the

Dalziel Steel works. There are seven parcels of employment land, six of which are located on either

side of a new industrial access road running north-west from the Robberhall Road roundabout, while

the seventh is located to the south of the main entrance to the site on the new link road. The seven

sites offer a total of 31.4Ha of land with the potential to create up to 75,702sqm of floorspace.

The mixed use town centre also provides an opportunity to create jobs in retail, leisure and business

development. The potential economic uplift from the opportunities provided by the new masterplan

have been estimated at 3,000 FTE jobs and value added to the North Lanarkshire economy has

been estimated at £1,591m.

- Community Facilities/Schools/Nurseries A key part of the masterplan is the provision of land for the development of education infrastructure

in the form of nursery and primary school provision. The masterplan allocates three sites for

education infrastructure development which over time can provide for the development of up to five

schools. The first school site to be developed is located within the first phase of housing

development in the north of the site and is adjacent to Prospect Hill, it comprises a 2.5Ha site which

will be developed as a joint campus primary school. The applicant has agreed to accelerate the

financial contribution to the school so it can be delivered within the next five years to meet the needs

of the existing Ravenscraig residents. The second school site is located in the south of the site on

the upper development platform immediately adjacent to the mixed use town centre, this site is

2.5Ha and will also accommodate a joint campus school development. The third site has not been

identified on the Masterplan Parameters Plan as it is dependent upon the rate of residential

development, however, if required it will be located to the east of the Wishaw deviation rail line and

have a site area of 1.5Ha.

Modern schools are not just seen as educational establishments but also as community hubs and

the new schools will be designed to offer access to leisure and recreational facilities to the adjacent

residents and wider community.

- Open Space There are two formal areas of open space within the masterplan area Prospect Hill (developed under the previous masterplan/planning consent) and the Town Park which is a key part of the proposed masterplan. In addition to these formal areas of open space a significant portion of the site 120.5 Ha or 32% of the total site area (376 Ha) is to be retained as open space to protect the natural environment (Todhole Basin, Ravenscraig Plantation etc.), with 17 Ha allocated specifically for new woodland link planting, the retention of the Community Nature Park (82 ha), and other woodland or landscaping planting (21.5 ha), results in a significant amount of new, enhanced, and safeguarded woodland fully accessible to the public in a phased manner, as the development progresses.

- Transportation In recognition and support of National and Regional transport policy the revised masterplan seeks to develop the transportation infrastructure within the site to accommodate the needs of vehicular traffic while promoting a modal shift towards public transport and away from private car journeys. As previously stated the proposed rail station can’t be progressed at this time therefore the public transport infrastructure will be focussed on a bus interchange within the town centre to serve a circular bus service which links the site to Motherwell Train Station. Discussions have taken place between the applicant the Council and Strathclyde Passenger Transport to ensure that the circular bus service is delivered as early as possible to meet the needs of existing residents and support the modal shift from private car to public transport. The road infrastructure will also be developed in particular the completion of the dual carriageway spine road through the site linking the Robberhall Road roundabout south across the West Coast Main Line railway to a reconfigured roundabout at the junction of Airbles Road and Windmillhill Street. While required to mitigate the impact of the development on the local road network this new road connection also supports the Council’s ambition for a Pan Lanarkshire Route which links the M74, M8 and M80 motorways. Robberhall Road is to be reconfigured from a dual carriageway to a High Street between the existing roundabout adjacent to the RSF and the roundabout at New College Lanarkshire to better accommodate the needs of the proposed town centre uses and give greater priority to pedestrians. An industrial access road will also be constructed to serve the employment zone in the north west of the site and this will be designed to allow for future direct public transport links through to Motherwell Town Centre helping to connect the employment area to the main line rail station and improve the sites marketability. The road design within the residential areas will be designed in accordance with Designing Streets to give priority to the place making function over the movement function as the developer realises the emphasis should be on the needs of the pedestrian over the car user. Each phase of development will also include a hierarchy of footpaths which will provide connections from the residential areas to the school sites, local amenity sites, the town centre, bus interchange, community nature park etc., these routes may be temporary at first and then formalised as each phase of the development is progressed.

- Phasing

The scale of development at Ravenscraig should not be underestimated, the Masterplan will see development progress in a phased manner with the completion of the overall vision not scheduled until 2045. The Masterplan contains a number of phasing diagrams with a 25-35 year time horizon, the key development milestones are as follows:-

2019-2023 Construction of the first school campus, the Regional Sports Facility (RSF)

Expansion (first phases), the first phase of the employment area infrastructure, (areas E1 industrial/roadside retail 7,812sqm and 1,488sqm neighbourhood retail and E2 2,148sqm industrial/roadside retail), residential development of 175 units at area P1, the opening of the Town Park and the enhancement of the existing landscape/path network to create links from Carfin and Craigneuk to the Town Park.

2023-2028 New road and crossing over the WCML, first phases of the town centre

development TC1 retail/office/leisure 28,475sqm, TC4/5 Office 25,200sqm, Housing sites P1, P2 and P7 delivering 494 units, second phase of employment infrastructure and development of E3 15,810sqm

2028-2032 E4 industrial/roadside retail development 33,480sqm, industrial/roadside/retail developments at E5 7,998sqm, E6 4,836sqm and E7 1,860sqm, town centre development with the second phase of the retail leisure and business space accessed from the new road at TC2 and TC6, TC3 hotel circa 100 rooms and retail/leisure 1,860sqm, housing sites P3,P4,P5and P6 delivering 594 units and S2 and S3 delivering 420 flatted/townhouse units plus a further 300 flats/townhouses in TC3 within the town centre, construction of RSF phase 2 expansion, construction of new road and tunnel under the Wishaw deviation line , Central Energy Centre commissioned and completion of the Central Green Link

2032-2035 Housing at S1 265 units and the delivery of the second school campus.

2035-2045 Housing at W1, W2, W3, W4 and W5 completed 1,042 units

9 Assessment of Consultation Responses and Representations

Consultation Responses

9.1 Strathclyde Passenger Transport

As a result of their holding objection to the content of the Bus Contributions Study of October 2018 a series of meetings took place between the applicant, the Council and SPT to clarify the requirement to fund public transport infrastructure links from the site to the adjacent communities and main line rail stations at Motherwell, Carfin and Shieldmuir in lieu of the development of a train station as required by the current consent. The applicant’s agents produced a series of proposals which were considered by the Council and SPT and eventually a negotiated position was reached in April 2019 which supports the provision of a circular bus route from the site to Motherwell town centre in one direction for six years and then two directions from year six, with a commitment from the applicant to provide financial contributions to the creation of the bus service for a nine year period from 2019 to 2027 at a total cost of £1,379,317 (at 2019 prices to be index linked). This requirement was deemed by NLC and SPT to be the minimum level of service required to support the applicant’s ambition for modal shift from the private car to public transport to accord with the sustainable transportation ambitions of the revised masterplan. The requirement to provide this bus service and the mechanism for its review will be incorporated in a condition and reflected in the s75 legal agreement.

9.2 Infrastructure Services (Traffic & Transportation Service) Extensive dialogue has been undertaken between Infrastructure Services, and the Applicant’s transportation consultants, Jacobs. The Applicant has provided a revised Transport Assessment and accompanying traffic modelling, including additional sensitivity tests requested by Infrastructure Services. The following previously outstanding issues were resolved through this process.

Following further analysis of public transport provision and Travel Plan commitments, NLC is content that the modal split assumptions and future year targets are reasonable,

NLC is content that the traffic modelling and analysis reasonably reflects the predicted impact of the scheme and mitigation required with the exception of the proposal that Airbles Road need not be upgraded to dual carriageway along its full length. While it has been demonstrated that predicted traffic flows do not require the existing pinch point on Airbles Road at the junction of Airbles Road and Tinkers Lane to be upgraded to dual carriageway it is considered that for road safety reasons and reasons of public perception it would be unacceptable for a new junction to be created at the junction of Hamilton Road and Airbles Road without addressing the narrowing of the road to single carriageway at the junction of Airbles Road and Tinkers Lane. The applicant is agreeable to this approach.

Whilst no interim assessment year scenario was provided, it has been possible to establish suitable ‘trigger points’ for the required infrastructure.

The following major roads infrastructure is required to support the Masterplan:

Completion of the West-Coast Mainline (WCML) dual-carriageway link road between Robberhall Road and Windmillhill Street, and provision of new signalised gyratory at the Airbles Road / Windmillhill Street junction.

Improvements at the Shields Road / Windmillhill Street / Craigneuk Street / Orbiston Street roundabout, comprising the widening of approaches.

Improvements at the Craigneuk Street / Robberhall Road / Vesuvius Drive roundabout, comprising signalisation and the widening of approaches.

Improvements at the existing A723 / Airbles Road signalised junction.

The upgrade of Airbles Road to dual carriageway along its full length. 9.3 Education Services

Based on the sites which have either completed, started build, or are anticipated to progress sooner

than others it is anticipated that the schools at the north of the site (Carfin end) will be required within

the next five years, followed by the school site at the south of the development (Craigneuk end) which

will be required in line with new build progression in this area and finally, the site at the east end of the

site will be required at some point after that.

A review of primary school catchment areas will also be required within the area. Initially this is required

to determine the zoning for the two schools at the North. However, depending on the timing of the

proposed site layout, there may be a delay in rezoning the remainder of the site as, until site layouts are

known, it is not advisable to rezone areas which may subsequently require to be redrawn to align school

catchment areas with natural or obvious boundaries.

A site has already been identified for the primary schools required at the north of the site (Carfin end).

A further two sites require to be identified for the joint campus at the south end of the area, and a single

school site at the east of the area. With regard to site size, an indicative size has already been discussed

at various stages with the developer. For the single school site (East) an indicative size of at least 1.5ha

is offered. At the south end of the site, an indicative size of at least 2.5ha is offered. The condition of

the site and how it could accommodate a school building will dictate the eventual requirements which

could not be finalised at this stage.

Land will be required within the site to accommodate the proposed schools. It is for the developer and

the council to come to an agreement on the cost of land and how this is factored into the legal agreement

reached in order to mitigate impact on education provision. It is recommended that an agreement is

reached in principle to reserve land, in accessible locations, for the purpose of accommodating school

sites in line with the site sizes offered above under “Site requirements”. It should be noted that the price

per unit for both sectors, highlighted in the sections below include only ‘build costs’ and do not include

‘land costs’. As such, any land costs incurred by the council would need to be considered and would

be in addition to the costs outlined in the section below.

A developer contribution will be required for the early years (nursery) sector, and for the primary sector.

There may be a requirement for a developer contribution for the secondary sector depending on the

impact of both this development and other developments across the south area of the local authority.

However, the impact on the secondary sector is less clear than that on the early years and primary

sectors due to the much larger areas they cover and potential windfall developments in these larger

areas which would have a significant impact on the secondary sector.

The anticipated costs at this stage, per unit are £9,630 as follows:

Early Years costs: £1,830 per unit.

Primary sector costs: £7,800 per unit.

The applicant has engaged with NLC Education Services throughout the pre and post application

process for the application and has indicated their willingness to adhere to the requirements set out by

NLC Education Services. The applicant has agreed to accelerate the financial contribution for the

development of the first school site so that the schools can be delivered within the next five years to

meet the needs of the existing Ravenscraig residents, this financial contribution was calculated on the

basis of the previous planning consent and s75 legal agreement. The masterplan clearly identifies a site

for the second joint campus school development and it is in a location and of a scale which is acceptable

to NLC Education Services. The financial contribution for this school will come from future phases of

residential development and the applicant has agreed to the £9630 per unit contribution. Following

discussion it was agreed by both parties that the site for the fifth school is highly dependent upon the

build rate and completions of the residential development and that the need for and identification of the

schools location would be subject to a review on completion of the 2000th house unit. The applicant has

agreed to transfer land in a serviceable/developable condition for the school developments to the

Council at no cost and to meet the financial contribution levels requested by NLC Education Services,

these requirements will be reflected in the s75 legal agreement.

9.4 Greenspace Services

Designation

Greenspace Services are of the view that while all five SINCs are to be retained within the current

Masterplan proposals, development will encroach into the Ravenscraig Gorge SINC.

This statement is strongly refuted by the applicant who insists that SINC 75/09A Carfin and Templehall

Plantation, not Ravenscraig Gorge, is the only SINC which would be directly affected by the proposed

development through partial loss. A protected species survey and NVC survey have been undertaken

for SINC 75/09A Carfin and Templehall Plantation specifically, see sections 3.2, 4.2, and 4.3.71 of the

submitted Ecology Report (HEL, January 2018) as well as Ecology Report Figure 4: Designated Sites:

SINCs and Ancient Woodland (HEL, January 2018) explains how these impacts can be mitigated. The

Planning Service supports the view of the applicant.

Ancient Woodland

Woodland listed on the Ancient Woodland Inventory is within the development boundary much of which is out with the proposed development site. However, a small area of woodland within the SINC is proposed for development. Greenspace Services recommend the woodland is retained and an appropriate buffer is established between the woodland and development site.

The need for buffer zones between developments and natural assets will be clarified at the Area Planning Brief (APB) stage of development in advance of the MSC applications for specific developments, and as such Greenspace Services concerns can be addressed as part of these detailed considerations.

Protected Species

Greenspace Development welcomes the greater area of greenspace within the Todhole basin SINC and the provision of additional green link/wildlife corridors in the southern and central regions of the site. They ask for confirmation that the area to the north of plot P1 is to be kept as greenspace. This will allow effective connectivity between the South Calder Water SINC and the Todhole Burn SINC and also to the greenspace to the north of these areas.

The applicant has confirmed that this area will not be developed due to the existence of the culvert for the South Calder Water and it will be retained as greenspace, and this has been accepted by the Planning Service.

The new proposals show the loss of a crescent shaped area to the north of the site. Seven habitat types were recorded within this area. The report states that the loss of these habitats given the Negligible to Low Value of these habitat types, and their limited extent relative to habitats being retained on the site, results in no significant negative ecological effect. Greenspace Development disagree with this as this would be a loss of 3.03ha of woodland, we ask that mitigation measures are provided. This could be in the form of woodland planting within other areas of greenspace within the development boundary.

With regard to the concern over the loss of 3.03 ha of woodland to the north of the site, the applicant’s

agent HEL stands by its original assessment that this is not ecologically significant, given that this would

involve recently regenerated/young birch and planted broadleaved woodland. That said, the applicant

has agreed to consider addressing any residual concern on the part of the Council with a commitment

to plant 3 ha of native woodland amongst the identified future structure planting to satisfy the NLC

Greenspace Development Team.

Greenspace Services strongly recommend that the following are considered at an early stage:

Buffer zones to any potential valuable habitat such as SINCs, woodland and wetlands. Regarding the recommendation for buffer zones to potential valuable habitat such as SINCs, woodlands and wetlands, it is recommended that such measures should be developed at the appropriate APB and / or the MSC application stages.

Best practice must be followed to ensure no adverse impact to woodland directly out with the boundary during the construction phase – British Standard 5837:2012 "Trees in relation to design, demolition and construction.”

Management Plans for all greenspaces within the development The applicant would be open to discussions with NLC to identify the appropriate means for requiring the

development of Management Plans for the identified greenspace areas. With regard to the proposed

Community Nature Park, as part of HEL's environmental clerk of works (ECoW) role they currently

provide recommendations for management actions in this area where they relate to protected/sensitive

species and habitats with input from landscape colleagues. The Planning Service is of the view that

consideration should be given to the production of an overarching management plan as part of the

associated APB for this area.

Biodiversity Enhancements

Greenspace Development strongly recommends that biodiversity enhancements are incorporated within each of the development plans. This can be in the form of:

Native species hedgerow enhancement. Consisting mostly of hawthorn, with a mix of hazel, holly, dog rose, willow and elder.

Inclusion of bird and bat boxes within the development. Greenspace Development encourages the fitting of Swift bricks into buildings. This will provide potential nesting opportunities for Swift, a priority North Lanarkshire Biodiversity Action Plan Species.

Encourage wildlife friendly planting –planting schemes should consider a variety of nectar rich plants and shrubs which flower at different times of the year to provide all year round colour and nectar.

Inclusion of habitat networks, strategic wildlife corridors throughout the development that link up over the whole site and to the wider area.

Creation of habitat areas, such as wildflower meadows and native grasslands.

The value of green roof technology is becoming more widely recognised now and should be strongly considered for the roof structure of each business unit. The applicant has demonstrated a commitment to promoting biodiversity across the site. Their agent HEL has emphasised that the habitat networks and strategic wildlife corridors have been strengthened within the latest masterplan, as shown on the Revised Masterplan Diagram, Core Roads Network, Plot Subdivision (Cooper Cromar, February 2018) drw no. SK-801 A and on the Revised Parameter Plan (Cooper Cromar, July 2018) drw no. SK-300 D. Woodland along the site’s southern boundary will now be retained and enhanced, providing linkage to the wider countryside to the east. This will also link to the new green corridor running north-south which will connect with the existing wildlife corridor that runs east to west from Todhole Basin to Ravenscraig Gorge and beyond.

Access

In respect to access, it is noted that active travel and high quality pedestrian access should be a key consideration of future detailed plans of each of the plots shown within the master plan so as to create walkable places, with well-designed streets that link open spaces and places of interest (e.g. sports facility, schools) for pedestrians and cyclists (NPF3 sec 4.15). Linkages to existing routes out with the masterplan area should also be considered. The development should help deliver the 3 strategic aims

outlined within The National Walking Strategy. It is recommended that the Council’s Access Officers are involved in any future designs of the footpath network in the proposed Green Network in order to link to nearby Core Paths and other path networks. These matters could all be addressed through planning conditions and a detailed planning application. The applicant is fully supportive of promoting access and active travel routes across the site and these will be required to be incorporated in the APB’s.

9.5 Landscape Services

NLC Landscape Services consider that the east/west infrastructure planting as shown on the Masterplan

is wholly inadequate. It should provide a strong link E/W along the route of the South Calder Water to

link the two areas visually and with a strong richly diverse habitat type. In the plans the road is not

shown running through it, and the potential expansion of the sports facility would take so much of this

away that it would not be viable as a self-sustaining landscape feature. The fact that no space has been

allowed through it for the main north south green infrastructure route also degrades its worth.

The Revised Masterplan (Rev E) of 6th of June 2019 provides clarity on what is being proposed in this

area, both the indicative vision plan on page 72 and the overall parameters plan page 108 show that

there is a significant amount and depth of east/west infrastructure planting over the South Calder Water

culvert. This area is now clearly linked to the linear north south pedestrian link which will allow

connectivity to the proposed new school campus and links to established community infrastructure (New

College Lanarkshire, Secondary schools, Carfin and Shieldmuir Rail Stations) to the north and south. In

addition to the north south pedestrian link the parameters plan also clearly shows a new vehicular access

road through this planted area from the Prospecthill roundabout south to residential areas P1 and P2.

While the proposed expansion of the RSF into this area does reduce the overall depth of planting there

is still a significant depth of planting between the roadside and the expanded RSF to act as a landscape

buffer to the development. The revised Masterplan has responded favourably to the concerns raised by

NLC Landscape Services and it is for the associated APB to ensure that the detail of this infrastructure

planting area can deliver a diverse habitat which would be beneficial to both humans and wildlife.

In terms of landscape treatment and management it would be sensible to identify areas of the site for

low cost landscape treatments for biodiversity or informal recreational purposes where the land is not to

be developed for a number of years. Landscape treatment for these areas should be looked at to

provide better visual amenity for users of the site and to also provide enhanced biodiversity and habitat

opportunities, be it on a medium term basis only. Landscape treatments could consist of species rich

grassland sowings, coppice woodland areas and pathways linking into long term routes through the site.

In response to the concerns raised by NLC Landscape Services the Revised Masterplan (Rev E) of 6 th

of June 2019 incorporates a section on temporary landscapes (see pages 88-90) which promotes a

strategy for the creation of temporary landscape treatments and features. While there is clear support

from the applicant for the benefits of temporary landscaping as a means of managing the landscape

through the various phases of development it would be for the APB’s to articulate exactly what type of

landscape treatment is to be proposed and as such the level of detail provided by the revised masterplan

responds favourably to the concerns raised by NLC Landscape Services.

The hierarchy of routes through the site should be consistent to reflect the maintenance and anticipated

usage. The status of a route may change over the course of the phased development, but will allow the

networks and habit of usage to be established whilst the secondary benefits of amenity and biodiversity

are developed. Secondary and tertiary routes can be used to link onto the primary routes across the

site.

The Ravenscraig site will be developed over a 25 year period in phases, the development of each phase

will require a network of routes to be created over time, it would be unreasonable to require the applicant

to develop a network of routes in advance of the phased development of the site. It should be noted

that the applicant has recognised the benefit and importance of temporary landscape links across the

site in the Masterplan (Rev E) Section D: Character Areas 9 & 10 – Temporary Landscape Links’ and

as such the development of these temporary landscape features will be introduced across the site as

part of each phase of development.

Representations

9.6 In response to representations, the following comments are given:

(a)- The impact upon and potential loss of ancient and long-established woodland on Scottish Natural

Heritage’s Ancient Woodland Inventory (AWI) in particular Ravenscraig Plantation, an area of 1a Ancient

(of semi natural origin) woodland that runs along the Ravenscraig Gorge; and Garden Wood, an area

of 2b LEPO (Long-Established of Plantation Origin) woodland to the southeast of the site.

The masterplan protects the Ravenscraig Plantation AWI area, which is located within the Ravenscraig Gorge to the north of the Nether Johnston Residential Site on the Revised Parameters Plan (SK-300 D). Furthermore, the proposed development in sections of Garden Wood AWI are justified as the majority of the AWI footprint shown does not actually support woodland, and the habitat which does is largely restricted to near the eastern boundary of the Meadowhead Residential Site.

However, it is accepted that there will be a loss of woodland listed on the AWI in the future development

area identified as 'Meadowhead Residential Site'. The AWI footprint in relation to the SINC 75/09A Carfin

and Templehall Plantation boundary is shown on Ecology Report Figure 4: Designated Sites: SINCs

and Ancient Woodland (HEL, January 2018). However, it is important to reiterate that the majority of the

AWI footprint shown does not actually support woodland, which is a fairly common situation as the

inventory includes areas previously supporting such habitats. Existing woodland in the AWI footprint is

largely restricted to near the Meadowhead Residential Site's eastern boundary. The eastern boundary

of the Meadowhead Residential Site is approved for housing development under current outline planning

permission 01/00758/OUT. The 19 June 2001 ES by ERM supports this consent and details the actual

terrain east of the Wishaw Deviation Line (WDL) as being divided into three zones from west to east, as

follows:

The "Former Ravenscraig Ore Stockyard between WDL and perimeter road. (this area is not within the Carfin Templehall Plantation so non contentious).

The ‘Soil Storage Area’, east of the Ore Stockyard is within the Carfin Templehall Plantation/Ancient Woodland designated area but is clearly an area where material arising from the Ravenscraig Platforming Works was tipped and mounded. It’s generally now covered in various younger whips and trees, not Ancient Woodland. This area is required for two purposes; as a key ‘borrow pit’ by AECOM for cleaner material for wider masterplan earthworks and for future residential development at Meadowhead.

To the east of the Soil Storage Area a transition is evident from the made ground to the natural contours and larger ancient trees of the woodland around the Calder Gorge."

The revised masterplan proposals for this part of the Ravenscraig site (as set out in the current PPP

application) are entirely in line with the approved OPP and Parameters Plan as tested in the original

Environmental Statement (ES). No material change has taken place since the ES was submitted and

approved and the justification for the proposed works in this area remain relevant.

In response to the list of identified impacts on ancient woodland set out by the objector, the Council

offers the following responses:

The identified indirect effects of development, as provided in bullets 2, 4, and 5 - 9 of the list, should be addressed via mitigation / compensation measures at the APB and / or the MSC application stages. It is not appropriate to address them at this stage.

As a means of compensation for AWI loss, the Council will require the applicant to provide a commitment to manage appropriately all retained woodland on the application site, particularly within the Community Nature Park, via a Management Plan. Such a plan could consider all areas of planted woodland, both as existing and as part of the Masterplan.

(b)- The need for a 50m native tree planting wide buffer area between the proposed development and

the Ravenscraig Plantation, to be planted with 50% native vegetation to mitigate impacts of noise, light

and dust and to reduce human encroachment into the woodland.

Regarding the recommendation for buffer zones to potential valuable habitat such as SINCs, woodlands

and wetlands, the Council are supportive of such buffers and have required the provision of active

buffers between new development and environmentally sensitive areas within the South Cumbernauld

Community Growth Area with a maximum buffer area of 20m not 50m as proposed. However, the design

of buffers and management plans should be developed at the appropriate Area Planning Brief and / or

the detailed (MSC) application stages not at this stage.

The applicant has noted that they would be open to discussions to identify the appropriate means for

requiring the development of Management Plans for the identified greenspace areas. With regard to the

proposed Community Nature Park, as part of HEL's ECoW role they currently provide recommendations

for management actions in this area where they relate to protected/sensitive species and habitats with

input from landscape colleagues. Consideration could be given to the production of an overarching

management plan.

(c)- Concern that the ecology report only takes into consideration schedule 1 breeding birds. Greater

consideration needs to be given to the protection of habitats for Skylarks, Kestrels, Redwings Fieldfares,

Swift, House Martins, Swallows, Kingfisher and Dipper.

The Ecology report as submitted by the applicant has been considered by NLC Greenspace Services

and SNH and has found to be both competent and comprehensive. It should be noted that conditions

will be placed on the developer that all detailed planning applications should be accompanied by

ecological surveys to ensure that all works comply with environmental guidance and best practice in

terms of protection and management of wildlife (animals and birds).

(d)- Greater care should be taken in the management and protection of the ecology of the site as there

is concern at clearance works to trees and shrub areas being undertaken during nesting season

The applicant has appointed an ecological clerk of works, they work closely with North Lanarkshire

Council, SEPA and SNH on a regular basis to ensure that any works undertaken on the site comply with

environmental guidelines. The works undertaken in March 2018 which led to the submission of this

objection had been overseen by the ecological clerk of works and did comply with best practice

guidelines with regards to works on trees during bird breeding season.

(e)- Further ecological surveys should be undertaken in advance of development within the site with

particular regard to owl and bat surveys.

As required by SNH the developer is committed to the provision of further ecological survey work to

identify and protect sensitive landscapes and protected species. Each detailed planning application will

be supported by additional survey work which will be assessed by SNH for compliance with best

practice.

(f) - The proposed park should be designed to be “more wild” in areas to encourage the needs of animal

and bird species.

The central park area (7Ha) adjacent to the Regional Sports Facility (RSF) is intended as a civic open space to act as a magnet for peoples/residents active and passive leisure needs building on the benefits of co-location with the RSF. The needs of wildlife (animals and bird species) are well catered for across the wider site in terms of the amount of greenspace which is to be retained, managed and protected in

the interests of the natural environment e.g. 32% of the total site area (375.9 ha) is allocated specifically for new woodland link planting (17 ha), the retention of the Community Nature Park (82 ha), and other woodland or landscaping planting (21.5 ha), totalling 120.5 ha of new, enhanced, and safeguarded woodland (see Revised Parameters Plan SK-300 D for confirmation of these stated areas). Finally, although submitted as a late representation, the concern relating to the impact of the BOC plant on future residents can be addressed by a suspensive planning condition which will require a further noise assessment before housing in area C1 can proceed (see condition 11 above).

10 Other Material Considerations

Scottish Planning Policy (SPP)

10.1 Scottish Planning Policy (SPP) sits alongside NPF3 and sets out national planning policies which reflect priorities for the operation of the planning system and for the development and use of land. The SPP focuses on plan-making, planning decisions and development design on the Scottish Government’s purpose of creating a more successful country, with opportunities for all of Scotland to flourish, through increasing sustainable economic growth. Throughout the SPP there is an overarching focus on sustainability and place-making which should be applied to all development and there should be a presumption in favour of development that contributes to sustainable development. Sustainable development is defined as development that meets the needs of the present without compromising the ability of future generations to meet their own needs.

10.2 Turning to policy principles within the SPP, it is stated that the planning system should support economically, environmentally and socially sustainable places by enabling development that balances the costs and benefits of a proposal over the longer term. The SPP sets out principles to guide policies and decisions and in this case the relevant principles are:

Giving due weight to net economic benefit;

Responding to economic issues, challenges and opportunities, as outlined in local economic strategies;

Making efficient use of existing capacities of land, buildings and infrastructure;

Supporting delivery of infrastructure, for example transport, education, energy, digital and water;

Supporting climate change mitigation and adaption including taking account of flood risk;

Improve health and well-being by offering opportunities for social interaction and physical activity, including sport and recreation; and

Have regard to the principles of sustainable land use;

10.3 The applicant has submitted supporting information in relation to the economic benefits in the Economic Need and Evaluation report. It is acknowledged that the proposed development would bring significant economic benefit to North Lanarkshire in view of the investment and employment opportunities detailed in paragraph 8.24 earlier in the report. With regard to utilising existing capacities of land, buildings and infrastructure and the delivery of new infrastructure, it is considered that the proposed development would through the redevelopment of a brownfield /vacant and derelict site be increasing the capacity of development within the area in a sustainable and environmentally beneficial way. Through increased public transport movements and less private car movements, the proposal would support climate change through lower carbon emissions. As discussed above, the applicant proposes a green network with pedestrian and cycle routes in order to allow community access. This element of the proposal would support improved health and well-being opportunities to local residents. In respect to sustainable land use, the proposed development would support modal shift from private car to bus thus reducing carbon emissions meanwhile also create long term employment opportunities and economic growth.

10.4 Within the SPP, there are subject policies set out under each of the planning outcomes detailed in

paragraph 10.2 above. With regard to the application, the relevant subject policies are: A Sustainable Place- Supporting Business and Employment, A Natural, Resilient Place- Maximising the Benefits of Green Infrastructure and A Connected Place- Promoting Sustainable Transport and Active Travel. Under supporting Business and Employment, it is highlighted that proposals for business, industrial and service uses should take into account surrounding sensitive uses, areas of particular natural sensitivity

or interest and local amenity, and make a positive contribution towards place making. In respect to this position, detailed assessment on the quality of the development including impacts on local amenity are discussed in paragraph 9 above. It is considered that the application supports the principles set out in each of these policy subjects in the spatial strategy.

10.5 It is considered that the proposed development would contribute to sustainable economic growth without significant adverse environmental or social impacts on the locality, as discussed earlier in this report. In light of the above, the proposed development is considered to accord with the policy principles set out in the SPP, with particular regard to the presumption in favour of sustainable development. North Lanarkshire Local Development Plan (NLLDP)

10.6 The draft North Lanarkshire Local Development Plan was published for public consultation in February

2019. The NLLDP identifies the Ravenscraig Masterplan site as a specific regeneration priority area with

the majority of the site zoned as general urban area which allows for the range of uses being promoted

in the revised masterplan to be developed, plus a small area of green belt associated with the

Ravenscraig gorge and Templehall Plantation, which will be protected and enhanced as a proposed

community nature park. The NLLDP also identifies Ravenscraig as a Strategic Town Centre with the

potential to provide for a wide and varied range of uses associated with the needs of the new community.

The revised masterplan proposals are therefore fully compliant with the Council’s stated growth

ambitions for the site as set out in the NLLDP.

North Lanarkshire Council’s ‘Plan for North Lanarkshire’

10.7 The revised masterplan proposals are fully compliant with the Council’s stated growth ambitions for North Lanarkshire as set out in the ‘Plan for North Lanarkshire’. The applicants updated socio-economic impact assessment demonstrates the positive impacts that the revised masterplan can be expected to deliver. Taking account of the investment to date, implementation of the revised masterplan can be expected to bring the total construction cost to £1,032m, an increase in the population by 12,000 and employment opportunities by an estimated 3,000 FTWE jobs. The gross value added to the North Lanarkshire economy has been estimated at £1,591m. The potential for the Ravenscraig site to contribute to the economy of North Lanarkshire and the wider area has been recognised by the Council’s City Deal bid to the £201m Pan Lanarkshire Orbital project which incorporates access improvements from the M74 to the M8 through the Ravenscraig site which will assist in its development and growth.

Planning History/Legal Agreement/Revocation

10.8 Planning history is a material consideration. Given the nature and extent of planning history at the site (summarised in section 4 above) it is considered that this adds further weight to granting planning permission for this new application.

10.9 If the Council agree to approve this application, this will result in a fresh planning permission and legal

agreement which will be in addition to those which were issued in 2005. The 2005 permission does not expire until 2025. In order to allow for clarity and to remove any potential risk that future ‘detailed’ planning applications (applications for Matters Specified by Condition) are submitted under the terms of the 2005 permission, it is recommended that this permission be revoked insofar as it relates to the current planning application site boundary (other than development already carried out, or which is in the course of being carried out, under the permissions being– see section 4 above). In normal circumstances, it would be prudent for the new planning permission only to be issued once the necessary revocation process had been successfully promoted and concluded. In this case, however, the applicant has agreed that as part of the new legal agreement, they will undertake not to object to (or claim compensation from) the proposed revocation process. To provide further reassurance and flexibility, the applicant has also offered to agree to a clause in the proposed Section 75 agreement which would prevent them (or any other interested parties) from submitting further applications on the back of the extant ‘outline’ planning permission (until such time as parts of that permission is revoked). This will allow any new planning permission to be issued once the terms of the new legal agreement has been concluded and signed, and then for the revocation process to follow. It would then be in the applicant’s interests to seek the full discharge of the requirements of the extant legal agreement and they would be free to do so under Section 75A of the Planning Act.

11 Conclusion

11.1 The proposed masterplan is considered acceptable and in accordance with the policies and guidance

set out in the development plan. There were no unresolved objections from the consultees and the issues raised by the representations raise no significant concerns in terms of potential conflict with the development plan or environmental impacts. The applicant’s ambitions for the redevelopment of the Ravenscraig site accord with the Council’s wider ambition for Growth for North Lanarkshire and will be a key driver in the North Lanarkshire economy over the next 25 years. It is therefore recommended that planning permission be granted subject to the conditions set out above and the signing of a S75 Legal Agreement and to the revocation of elements of planning permission 01/00758/OUT.